The St Leonards South Precinct (SLSP) is undergoing a significant transformation, with numerous high-rise residential buildings being constructed and more development on the way.
This type of high-rise residential construction has not been seen before in the Lane Cove Local Government Area.
The SLSP covers a net developable area of approximately 6.2 hectares. It is projected that the population of this area will increase to approximately 3,629 residents residing in about 1839 apartments.
The SLSP is bounded by Marshall Avenue to the north, Canberra Avenue to the east, Park Road to the west and River Road to the south.
The redeveloped area is expected to include:
- residential developments up to 19 storeys (in areas closest to the St Leonards station)
- residential developments up to 4-6 storeys (southern part of the precinct, around River Road and Park Road and south of Canberra Avenue)
- two community spaces within future residential buildings
- road, pedestrian and cycling links to surrounding networks
- open space network and public domain network focused on existing two new pocket parks and expanded Newlands Park
- pedestrian paths and green spines through the precinct.
Our cover photo is an artist’s impression of how the St Leonards South Precinct will look after the approved developments have been completed. As of June 2025, development consents have been issued for approximately 80% of the projected new dwellings.
Infrastructure to be Funded by Developer Contributions Plan
This population growth will increase demand for transport, stormwater, and open space infrastructure in the precinct.
This infrastructure must be funded and built by Lane Cove Council.
In 2021, to enable the council to fund this infrastructure, a Section 7.11 Developer Contributions Plan for the SLSP was developed.
The Developer Contributions Plan outlines the amounts that Lane Cove Council charges developers for constructing residential dwellings within the precinct.
The works that need funding are listed below.
The land referred to in the above table is 10 houses on Park Road St Leonards South. The masterplan for the area included a proposed park on Park Road, and Lane Cove Council has to compulsorily acquire these houses to develop the park.
Before a plan can be implemented, it must be approved by the Independent Pricing and Regulatory Tribunal (IPART)
In 2022, the Section 7.11 Developer Contributions Plan for the SLSP was approved by IPART.
IPART noted that the SLSP Development Contribution Plan should be reviewed at least every three years.
2025 Proposed Development Contributions Plan
In July 2025, the Lane Cove Council submitted its proposed 2025 Development Contributions Plan to IPART. You can read the proposal here.
On 26 August 2025, IPART reviewed and published its Draft Report, outlining its findings on the proposed plan submitted by Lane Cove Council. You can read the draft report here.
Tribunal Chair Carmel Donnelly said IPART is now seeking community and stakeholder feedback on the proposed amounts Lane Cove Council would charge developers who construct residential dwellings within the precinct.
“Developer contributions help councils fund services and amenities, like roads, parks and stormwater drainage, for areas that have been rezoned to support more housing in existing suburbs,” Ms Donnelly said.
“Our analysis of the revised St Leonards South Precinct Contributions Plan has found that the infrastructure in the plan is essential, and reasonable and community consultation has been undertaken. “
Ms Donnelly said the proposed contribution rates have increased by around 19% since the plan was last reviewed by IPART in 2021.
“This proposed increase is driven by the actual cost of land acquisition and an increase in the estimated cost of future land acquisition and works,” she said.
“However, the contribution rates are below the average of the contribution rates in other plans that IPART has recently assessed.”
IPART has made four draft recommendations in its report on the Contributions Plan, which include updating the plan to reflect land acquisition, indexation of works and land costs, and updating the works schedule.
| Type of Apartment | 2022 | Proposed 2025 |
|---|---|---|
| Studio/1 Bedroom | $20 280 | $24 150 |
| 2 Bedrooms | $28 972 | $34 500 |
| 3 Bedrooms | $44 907 | $53 474 |
Although the IPART report noted the proposed Developer Contributions funds were lower than other plans, the report included the following comment:
“We note that the council’s negotiations with developers to deliver infrastructure and land for community facilities means that the costs in the SLS CP are reduced. We also note that the SLS CP covers a small, contained area when compared with other contributions plans, we have assessed, and only covers residential development. This is different in scale and scope to other contributions plans we have reviewed, including the infill development at Frenchs Forest Town Centre and contributions plans for greenfield developments, which are usually larger in scale and span longer delivery periods. The additional infrastructure to be provided through this plan reflects the relatively smaller area and existing infrastructure in the SLS CP and this is reflected in the overall costs.”
IPART are referring to the Planning Agreements.
Local councils have two primary tools to secure funds or assets from developers: Section 7.11 contributions and Planning Agreements (also known as Voluntary Planning Agreements)
Lane Cove Council has used planning agreements to provide community facilities in St Leonards and St Leonards South. Planning Agreements are complex documents that require careful drafting and administration to ensure they effectively secure a community benefit and include necessary protections, such as defect liability clauses.
What Happens Next?
Click here if you would like to submit comments on the Draft Development Contribution Plan. Submission closes on 23 September 2025.
IPART will provide a final assessment and recommendations to the Minister for Planning and Public Spaces. The Minister, or their nominee, will advise the council on any changes it needs to make prior to adopting the plan. The council will then be entitled to charge the applicable contribution rates in the St Leonards South Precinct.
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