The City of Parramatta is calling for stronger planning and infrastructure safeguards as a growing pipeline of fast-tracked housing proposals places additional pressure on one of Greater Sydney’s fastest-developing communities.
A new Council-endorsed advocacy paper, Building a City Worth Living In – How the HDA is Reshaping Parramatta, examines the cumulative impact of projects progressing through the NSW Government’s Housing Delivery Authority pathway.
According to Council’s analysis, Parramatta has received more HDA applications and proposed dwellings than any other local government area in Greater Sydney—more than three times the metropolitan council average.
The paper does not oppose new housing. Instead, it argues that accelerated development must be accompanied by adequate schools, healthcare, open space, community facilities and transport infrastructure.
Almost 20,000 residents beyond planned growth
Council estimates that if the identified HDA proposals are approved and delivered, they could accommodate almost 20,000 residents above the growth already anticipated through Parramatta’s existing strategic planning.
Based on infrastructure benchmarks used in the report, that additional population could generate demand for:
- Five additional schools
- 47 additional hospital beds
- 2,495 square metres of community space
- More than 30 hectares of open space
These figures are Council projections based on the potential cumulative development pipeline. They do not mean that all projects have received final approval or that the additional population has already materialised.
City of Parramatta Lord Mayor Martin Zaiter said the city supported housing delivery but was concerned that accelerated approvals could outpace essential services.
Parramatta is already planning for around 73,000 additional homes over the next 20 years, he said, making coordinated infrastructure planning particularly important.
Concern over infrastructure contributions
The report also examines how the state-led planning pathway could affect infrastructure funding traditionally negotiated through local planning agreements.
Council estimates that declared HDA proposals could represent between $231 million and $435 million in potential planning agreement-related infrastructure contributions if equivalent arrangements are not secured through the state assessment process.
Planning agreements are commonly used to fund or deliver local facilities and infrastructure associated with major developments.
Council is therefore seeking clearer mechanisms to ensure fast-tracked projects make an appropriate contribution towards the services and public spaces required by future residents.
The estimated funding range represents a potential impact identified by Council, rather than confirmed revenue that has already been lost.
How the HDA pathway works
The NSW Government established the Housing Delivery Authority to accelerate large housing proposals and support state and national housing targets.
The HDA assesses expressions of interest and may recommend that suitable proposals proceed through a State Significant Development pathway, including projects that require concurrent rezoning.
This allows major housing developments to be assessed through a state-led process rather than relying entirely on conventional local planning pathways.
A 12-month NSW Government review of the HDA process was completed in May 2026. Changes arising from the review included clearer land-use exclusions for some strategically important locations, including the commercial core of Parramatta CBD.
However, developments elsewhere in the Parramatta local government area may still be considered through the HDA pathway.
Council seeks a stronger role in assessment
The advocacy paper argues that local government knowledge should be incorporated more meaningfully into the assessment of HDA proposals.
Council says it has detailed information about local infrastructure capacity, flooding, transport networks, public space, community facilities and existing strategic plans that should inform state decisions.
It is seeking reforms in three main areas.
First, Council wants appropriate and enforceable mechanisms to fund and deliver local infrastructure alongside new housing.
Second, it is calling for meaningful urban design standards so fast-tracked developments contribute positively to neighbourhood character, public space and liveability.
Third, Council wants stronger delivery requirements to reduce the risk of developers securing valuable approvals or rezonings without proceeding to construction.
The paper argues that approvals alone should not be treated as housing delivery unless projects are financially viable and subject to credible construction timeframes.
Advocacy campaign to NSW Government
Council will write to the NSW Premier, the Minister for Planning and Public Spaces, the State Member for Parramatta, the NSW Opposition Leader and the Shadow Minister for Planning.
It will use the report to advocate for changes to the HDA process and greater recognition of the cumulative effect of multiple developments within the same local government area.
The Council’s position represents an advocacy request rather than an announced change to NSW planning policy.
Any amendment to the HDA framework, infrastructure contribution system or state assessment process would ultimately require action by the NSW Government.
Balancing supply and liveability
The debate highlights a broader challenge facing rapidly growing parts of Sydney: increasing housing supply while ensuring communities receive the infrastructure needed to support population growth.
Parramatta remains a major focus of metropolitan housing and employment planning, with significant residential development already underway or proposed around the CBD, Westmead, Harris Park, North Parramatta and other transport-connected centres.
Council says it is willing to continue working with the NSW Government on housing delivery but wants infrastructure planning to occur at the same pace as development approvals.
The advocacy paper will now form the basis of Parramatta’s push for a more coordinated approach—one that measures success not only by the number of homes approved, but also by whether those homes are supported by schools, hospitals, transport, open space and community services.
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