How Willoughby Council proposes to fund Chatswood’s infrastructure
Willoughby Council’s draft infrastructure framework identifies nearly $700 million in infrastructure needs across the council area and proposes higher developer levies, including 4% for larger housing projects in an expanded Chatswood CBD.
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Extending Victoria Avenue mall, a community hub in Chatswood and upgrades to local sporting facilities are among the projects identified in Willoughby’s proposed infrastructure framework. The central question is how to pay for them as housing and employment grow. A report for the 26 October council meeting recommends public consultation; the changes are not yet approved.
Council’s assessment forecasts 10,000 additional homes, more than 27,000 new residents and commercial space for over 3,000 additional employees across the local government area by 2041. Most of the homes are expected in Chatswood CBD and other centres, including St Leonards and Northbridge.
How the proposed levies would work
The draft would replace the current combination of per-dwelling contributions and percentage-based levies with a single levy system based on development cost. For housing development, the officer report proposes:
- Residential, mixed-use and build-to-rent projects costing more than $1 million: 4% within the proposed Chatswood CBD boundary, or 3% elsewhere in Willoughby.
- Dwelling alterations, additions or replacements costing more than $1 million: 1%.
- Development costing $200,001 to $1 million: 1%.
- Development costing $200,000 or less: no levy.
The proposed CBD levy boundary would also expand to include land west of the Pacific Highway and railway line. The report says the current boundary misses areas south of the CBD where several state-significant development applications are underway.
What infrastructure is identified?
The framework covers community facilities, transport, public areas, recreation and environmental infrastructure. Its examples include:
- Extending Victoria Avenue mall and improving public areas around Chatswood CBD.
- A universal community hub at Chatswood, alongside library and community centre upgrades.
- Investment in Chatswood Rotary War Memorial Athletics Field and other parks and sporting facilities.
- Pedestrian and cycling improvements, road intersection upgrades and major stormwater works.
These are identified infrastructure needs and project proposals, rather than a fully funded construction program. The nearly $700 million estimate covers the whole Willoughby local government area, not Chatswood alone.
Would the levies cover the cost?
Council forecasts approximately $326 million in contributions over the proposed plan’s life, or about $444 million when indexed at 3.8% a year. These are revenue forecasts that depend on development occurring.
The report describes local contributions as funding roughly half the infrastructure cost. Other sources would include grants, NSW Government and private partnerships, planning agreements with developers, and council revenue. Funding allocations to individual projects would continue through Council’s Delivery Plan process.
What happens next?
The officer recommendation for 26 October is to exhibit the draft framework, contributions plan and planning agreement guideline for at least 28 days. It proposes returning the revised documents and consultation results to Council for consideration and adoption by early 2027.
That would not, by itself, activate the higher levies. They would also require approval from the NSW Minister for Planning and Public Spaces and an amendment to the relevant planning regulation. The report does not establish an exhibition opening or closing date.
