Development Contributions Plans and Register

The Plan includes a detailed works schedule, incorporating projects for open space and recreation, community facilities, public domain, and traffic and transport infrastructure. The schedule aligns infrastructure provision with identified areas of projected growth and housing delivery across the LGA.

The works schedule provides for apportionment between existing and future demand, with projects funded on the basis of demand generated by both the existing population and projected growth. Delivery of works is aligned with Council’s Delivery Program and Operational Plan, and is linked to the implementation of adopted place plans across key growth areas within the LGA.

Section 7.11 and Section 7.12 apply to the entire Sutherland Shire local government area (LGA).  The contribution required depends on the type of development that is proposed. Council cannot impose both a Section 7.11 and Section charge on the same development.

Section 7.11 applies to any development that will result in a net residential (population) increase. This includes development that increases the number of dwellings, residential units, or subdivision that results in additional residential lots.

Section 7.12 applies to all other development with an estimated construction cost over $100,000. This includes business, industrial and commercial development, as well as some residential development – including knockdown/rebuilds and alterations and additions to single dwellings.

A Section 7.11 contribution is determined by calculating by multiplying the number of 1, 2 and 3 bedroom dwellings against the applicable contribution rate. Under the plan a concession is granted for existing dwelling development. The maximum levy that can be imposed on a dwelling with 2 or more bedrooms is $20,000, as per Direction from the Minister of Planning. The table below outlines the applicable rates for dwelling/unit types.A Section 7.12 contribution is based on the estimated cost of development. A contribution at a rate of 0.5% is required for development costing between $100,001-$200,000 and 1% for development costing over $200,000.

* At the time this plan was prepared, consent authorities could not impose a monetary contribution on a residential development that exceeded $20,000 per lot or dwelling. This restriction is due to a S.94E direction made by the Minister for Planning on 21 August 2012.

To maintain the real value of contributions and reflect changes in the costs of development, contributions and the Developer Contribution rates will be indexed in accordance with quarterly movements in the Consumer Price Index (CPI) for Sydney.  Accordingly, an outstanding contribution amount, required by a development consent, will be indexed between the date of the grant of the consent and the date on which the contribution is paid.

Section 7.11 or 7.12 contributions are not required for:

• A secondary dwelling
• Residential accommodation provided on a subsidised basis to vulnerable members of the community, where the accommodation is provided and manage by a not-for-profit for a minimum of 25 years and meets a recognised community need. The community organisation is to enter into a planning agreement with Council to formalise this exemption.
• Development subject to land use restrictions being imposed on the land under the Conveyancing Act 1919 to ensure land uses are provided in perpetuity.
  • seniors housing carried out by or on behalf of a social housing provider.
  • affordable housing carried out by or on behalf of a social housing provider, if the affordable housing component is provided in perpetuity
  • Development carried out by or on behalf of the State for purposes of emergency services facilities
  • Development undertaken by or on behalf of the Council, including but not limited to works identified in the works schedule at Appendix A of the plan

Note:* A registered community housing provider has the same meaning as in the Community Housing Providers (Adoption of National Law) Act. 2012, section 13; documentation or proof will need to be provided.

The contribution must be paid (in the case of a development authorised by a development consent) prior to the release of a construction certificate.

The contribution must be paid (in the case of a development authorised by a CDC) prior to building work commencing.

The plans apply to complying development. The Sutherland Shire Local Infrastructure Contribution Plan 2026 requires a private certifiers to impose a condition on complying development certificates requiring the applicant contribution levy to be paid in accordance with the contribution plan.