Wingham. Section 94 Contributions Plan Greater Taree City Council PO Box 482 Taree NSW

Transcription

1 Wingham Section 94 Contributions Plan 2001 Greater Taree City Council PO Box 482 Taree NSW

2 Schedule of Contributions Adjusted Single Contribution Rate within the Contribution Area (in area covered by Greater Taree Rural Fire Service) Adjusted Single Contribution Rate Amount ($) Contribution per person 1, Contribution for new urban lot or dwelling Habitable area 90 m 2 2, Contribution for new medium density unit Habitable area < 90 m 2 2, Contribution for new rural residential lot or house 3, Adjusted Single Contribution Rate within the Contribution Area (in area covered by urban fire service) Adjusted Single Contribution Rate Amount ($) Contribution per person Contribution for new urban lot or dwelling Habitable area 90 m 2 2, Contribution for new medium density unit Habitable area < 90 m 2 1, Contribution for new rural residential lot or house 2, Summary of Financial Position Account Amount ($) Expenditure Open Space -152,250 Roads -617,592 Community Facility 0 Rural Fire Fighting (Rural) -45,536 Total -815,377 Income Open Space 125,627 Roads 379,377 Community Facility 0 Rural Fire Fighting (Rural) 38,976 Finance -78,141 Total 465,839 Finance Interest Earned 78,141 Interest Paid 0 Cash at Start 271,397 Balance at end of Plan 0 Discounted Facility Shortfall Council Apportioned Liability Roads -1,781,514 None -0 Greater Taree City Council Page 1

3 Document History Event Date First Exhibition Version (file name) November 2000: (Wingham CP v2) Second Exhibition Version (file name) May 2001 (Wingham CP v3) Approved by Council (file name) 18 July 2001 (Wingham CP v4) Plan became effective: 3 August 2001 Amendments/Revision Greater Taree City Council Page 2

4 1 Introduction 1.1 Purpose of the Wingham s94 Contributions Plan The purpose of the Wingham Section 94 Contributions Plan 2001 (the Plan) is to provide funds for the continuing provision of public amenities that benefit the community, such as open space and roads. The need for these facilities is directly related to anticipated population growth that is expected to occur under the Wingham Development Strategy. In the past, Council funded public amenities from general revenue and occasionally from public grants and subsidies. Its ability to continue funding capital works, while maintaining all of the community s existing facilities, is becoming more limited. Consequently, Council will require that certain development identified in this Plan contribute to the provision of public amenities that benefit future residents. Under the Environmental Planning and Assessment Act 1979, the main legislation that controls Council s planning functions, Council can attach conditions to consents for development that require the payment of contributions for public amenities that are needed as a consequence of that development. Contributions can only be collected if Council has prepared contributions plans in accordance with the Act. These contributions can be used to fund capital costs, such as acquiring land, designing and constructing parks and roads, or preparing s94 plans. They cannot be used to fund recurrent costs such as salaries for employees, repairs or maintenance. All funds collected must be used in the place and for the purposes identified by the contribution plan. Funds must also be spent in accordance with the contribution plan in a reasonable time. 1.2 Contribution Area This Plan will levy certain types of development in areas of Wingham (the Contribution Area) shown in Figure 1 for public amenities that provide community benefit: Open space Roads Rural Fire Fighting Equipment The Contribution Area excludes areas where infrequent rural subdivision or development may occur. The nexus between infrequent development and the need to provide public amenities is poor. Funding facilities that benefit scattered or ad hoc development is impractical. For these reasons, no contributions will be payable under this Plan for the creation of new lots or houses outside of the Contribution Area. Greater Taree City Council Page 3

5 Figure 1 Wingham Contribution Area Contribution Area Contribution Area: excludes rural fire fighting Contribution Area: includes rural fire fighting Kilometers Wingham Contribution Area Greater Taree City Council Page 4

6 1.3 Plan Life This Plan reviews likely population growth for a fifteen year period between 2001 and 2016 based on the most recent census data and the Wingham Development Strategy. It then considers the current rate of provision of existing public amenities and determines contributions needed to extend their provision to the incoming population. This Plan shows the connection between anticipated population growth and the demand for public amenities, and shows that contributions are based on reasonable costs to acquire land and provide services or facilities. Using development and census data, Council has estimated the number of new lots that will be created as the Wingham Development Strategy is implemented. Council can then match the demand for public amenities with the number of development applications it approves where new lots are created. Contributions will also be required for new houses and medium density developments such as dual occupancy units. Contributions will be levied for each additional lot or dwelling unit created. 1.4 When is a Contribution Required? Developments that create new lots or houses or units in the Contribution Area will pay a contribution at the relevant rate shown on the Schedule of Contributions. Developments that do not create additional lots that can accommodate a house or unit, or additional houses or units, will not pay contributions under this Plan. Where s94 contributions have previously been levied and paid on a lot or house or unit for facilities provided by this Plan, a credit for the contributions paid will be given. 1.5 Required Income is Trigger for Providing Facilities The Plan includes an estimated cash flow schedule (Appendix 1) and a forward works schedule (Appendix 3). All work is triggered in one of fifteen Activity Periods, each having a nominal duration of one year, by estimated cash flows from contributions reaching the threshold of required contributions needed to enable the facilities to be provided. The first Activity Period of full contributions is assumed to be 2001/2002, although income under this Plan may accrue prior to July If contributions do not reach the threshold needed for the Activity Period s program, spending may be delayed until contribution levels reach the required threshold. In this way, the development of any facility or service will be timed to the demand for the facility or service, as evidenced by income from contributions. If population growth occurs more quickly than anticipated, contributions will be higher than estimated in each Activity Period and would allow the forward work schedule to be brought forward. If population growth occurs more slowly than anticipated, facilities will not be needed as soon and contributions will be lower than estimated in each Activity Period. Work will be delayed until funds become available from contributions, or the Plan will be amended to reflect lower growth during the Plan s life. Greater Taree City Council Page 5

7 1.6 How Contribution Rates are Derived This Plan calculates contribution rates based on recovering the cost of each proposed facility. A nominal contribution rate is derived by dividing the net cost of each facility by the number of new lots (or houses) expected to benefit from it. The single contribution rate is the sum of nominal contribution rates for each facility and any finance charge needed to cover the difference between interest earned on positive balances, and interest paid on borrowings. The single contribution rate is then adjusted to account for variations in occupancy for urban, medium density and rural residential developments Pooling Funds for Facilities Council wishes to provide some facilities prior to having collected all contributions needed to fund them. To allow this, this Plan pools income. It then sequences expenditure to minimise periods when income is insufficient to cover expenditure on facilities. This Plan is based on a series of expenditure for roads, open space, and rural fire fighting equipment. The expenditure for roads is generally a regular amount per period; the remaining facilities create irregular expenditure. Contributions produce regular income. Total expenditure for each facility is shown in Appendix Nominal Contribution Rates A nominal contribution rate for each facility is determined by dividing the net cost of each facility by the anticipated number of lots that are expected to be created during this Plan s life and that will gain benefit from the facility. Appendix 3 shows nominal contribution rates for each facility. The formula below show how they are calculated. Net Cost of Facility: NCF Facility Component Cost Discount Env Approval Costs Cash at Start Nominal Contribution Rate (per lot): NCR NCF Anticipated Lots Benefiting Nominal Contribution Rate of an apportioned facility (per lot): Population in 2001 NCF 1 Population in 2016 NCR Anticipated Lots Benefiting Greater Taree City Council Page 6

8 1.6.3 Finance Costs & Single Contribution Rate In some periods when income exceeds expenditure, this Plan earns interest on positive cash balances. In other periods, expenditure exceeds income and this Plan must borrow funds from Council. Funds that are borrowed must be repaid, with interest, to Council by the end of this Plan s life. This Plan uses spreadsheet functions to calculate a finance rate that balances anticipated interest income on positive cash balances and repayment of principal and interest. At the end of this Plan, the balance of all accounts is zero. Nominal contribution rates for each facility are then added to the finance rate to produce a single contribution rate that covers all facilities. Appendix 1 shows the single contribution rate. The formula below show how a single contribution rate is calculated. Income: Income NCR Anticipated Lots Benefiting Expenditure: Expenditur e NCF Finance Cost: FC Income Interest Earned Cash At Start Expenditure Interest Cost Finance Rate (per lot): FR FC Maximum Number of Lots Benefiting Single Contribution Rate (all facilities per lot): SCR AllFac NCR FR The spreadsheets use a reiterative formula to adjust the cell containing the finance cost so that the sum of income (with finance cost), expenditure, cash at start, interest earned and interest costs are equal to zero Adjustment for Occupancy Rate & Exceptions The single contribution rate is a weighted average rate based on the number of lots benefiting from each facility. It doesn t account for differences in occupancy rates between urban, rural residential and medium density developments. In addition, developments in certain parts of the Contribution Area will not pay contributions for rural fire fighting equipment. The single contribution rate per lot is therefore adjusted by factoring anticipated occupancy rates for urban and rural residential development to produce an adjusted single contribution rate per person for both general development and development in certain areas that will not pay contributions for rural fire fighting equipment. Greater Taree City Council Page 7

9 Appendix 2 shows the adjusted single contribution rate. The formulas below show how it is calculated. 1. Using anticipated lot creation and known occupancy rates for urban and rural residential development, determine the number of people who contribute to all facilities, and the number of people who won t contribute to rural fire fighting equipment between 2001 and 2016: People AllFac Lots OccRate Lots OccRate urban urban rr rr People excepted Lots OccRate Lots OccRate urbanexc urban rrexc rr 2. Determine average catchment occupancy rate: OccRate catchment Potential Population from All Lots Created Anticipated Lots Created 3. Determine the contribution rate differential, per person, for the rural fire fighting equipment contribution using the Nominal Contribution Rate per lot for the facility and the average catchment occupancy rate: Diff pp NCR OccRate excepted catchment 4. Determine the single contribution rate, per person, for development that will contribute to all facilities, and for development that won t contribute to rural fire fighting equipment between 2001 and 2016, by solving two equations: RCT People SCR People SCR AllFAc AllFacpp excepted exceptedpp SCR AllFacpp SCR exceptedpp Diff pp Where: RCT is the Required Contribution Threshold shown in Appendix 1; SCR AllFappc is the single contribution rate per person for development that will contribute to all facilities; SCR exceptedpp is the single contribution rate per person for development that won t contribute to rural fire fighting equipment between 2001 and Using known occupancy rates, determine the contribution per lot for urban, rural residential and medium density development for both developments that contribute to all facilities, and those that won t contribute to rural fire fighting equipment between 2001 and 2016: Greater Taree City Council Page 8

10 The Adjusted SCR per lot, for development that will contribute to all facilities: Adjusted SCR urban SCR AllFacpp OccRate urban Adjusted SCR rr SCR AllFacpp OccRate rr Adjusted SCR meddensity SCR AllFacpp OccRate meddensity The Adjusted SCR, for development that won t contribute to rural fire fighting equipment: Adjusted SCR urban SCR exceptedpp OccRate urban Adjusted SCR rr SCR exceptedpp OccRate rr Adjusted SCR meddensity SCR exceptedpp OccRate meddensity Occupancy rates are given in Appendix Application of Adjusted Single Contribution Rate The adjusted single contribution rate for development that contribute to all facilities applies to all new houses (including units) and lots, is shown in the Schedule at the beginning of this Plan. The adjusted single contribution rate for development that won t contribute to rural fire fighting equipment between 2001 and 2016 applies to new lots or houses in certain locations shown in Figure 1, and is shown in the Schedule at the beginning of this Plan. Details are provided in Appendices 1, 2 and Effect on Previous Contributions Plans This Plan repeals the following contributions plans: Greater Taree City Council Provision of Fire Fighting Resources s94 Contributions Plan Greater Taree City Council Page 9

11 1.7.1 Development Consents Granted Under Previous Contributions Plans Development consents granted prior to the approval of this Plan may contain conditions that require payment of contributions under the Contributions Plans listed above and that have been repealed. Even though those Contributions Plans have been repealed, Council will continue to use them to calculate contributions under development consents that were granted while they were in effect. Council will continue to adjust contribution rates in accordance with their provisions. Greater Taree City Council Page 10

12 2 Population Forecast & Housing Structure 2.1 Wingham Catchment The Australian Bureau of Statistics (ABS) collection districts shown in Figure 2, and referred to as the Catchment Area, define the catchment for determining existing community characteristics and establishing nexus and quantum in this Plan. Council s 1992 Greater Taree Social Plan defined five social planning areas Taree, Wingham, Harrington, Old Bar and Wingham. The central town in each social planning area is the focus of activities and gatherings for most residents, and is the place where Council seeks to establish most social and community facilities and services. 2.2 Existing Community Characteristics Use of ABS Data Historical population and demographic data has been taken from the Australian Bureau of Statistics 1996 census counts for the collection districts in the Catchment Area and supplemented by building and development statistical data. As additional data is acquired and analysed, this Plan will be updated. Council uses Estimated Resident Population (ERP) data provided by the ABS when preparing strategic planning documents and demographic surveys. Generally, ERP is more accurate than census counts, however, the variation is not significant. This Plan uses census counts because they provide greater detail at the collection district level than ERP data. Accordingly, while there may be variations between census counts and ERP data, the use of one common data set ensures greater internal consistency. Some summary data are rounded to the nearest ten or fifty people to simplify discussion Population Existing population data from the census collection districts that form the Catchment Area are presented in Table 1. Table Catchment Area Population Type 1996 Pop Urban Wingham 4,450 Villages Krambach, Mt George 300 Rural 5000 Total 9,750 Wingham had about 46% of the Catchment Area s population. The villages of Krambach and Mt George had a combined population of about 300 in 1996, or about 3% of the Catchment Area s population. The balance of about 5,000 people lived in rural and rural residential areas. Greater Taree City Council Page 11

13 Tinonee Tinonee Tinonee Kolodong Kolodong Cedar Cedar Party Party Idyllwoods Idyllwoods Idyllwoods Taree Taree Taree Taree South Taree South South Purfleet Purfleet Kiwarrak Kiwarrak Kiwarrak Heights Heights Heights Rainbow Rainbow Rainbow Flat Flat Flat Idyllwoods Idyllwoods Heritage Heritage Homestead Homestead Cundle Cundle Pampoolah Pampoolah Pampoolah Tallwoods Tallwoods Tallwoods Village Village Village Figure 2 Wingham Catchment Area Elands Bobin Wherrol Flat Wingham Mt Geroge Krambach Nabiac Kilometers Wingham Catchment Area Source: GTCC GIS Greater Taree City Council Page 12

14 2.2.3 Age Profile In 1996, the Catchment Area had a lower percentage of population in higher age groups and a correspondingly higher percentage of working age groups than Greater Taree, as shown in Figure 3. Council will consider the needs of all age groups as it determines the type of open space to be provided under this Plan. Figure 3 Age Structure, 1996 Wingham Age Structure Greater Taree 99 years and over Age Groups % 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% Percent of Population Housing & Occupancy Housing Structure About 93% of private housing in the Catchment Area was comprised of separate houses in The remainder was distributed between semi-detached or townhouses, flats and units, and shop-top units and caravans. Granny flats, or attached dual-occupancy developments, were uncommon. Data on occupied and unoccupied private dwellings are shown in Table 2. About 89% of all private housing was occupied, giving a vacancy rate of about 11%. The census was taken in mid-winter and highlighted that about one-tenth of all private housing was either vacant or used seasonally or irregularly. Caravans and flats had the highest vacancy rate of up to 33%; this contrasts with the low vacancy rate of about 5% for townhouses. Greater Taree City Council Page 13

15 Table 2 Private Dwellings, 1996 Private Dwelling Type Number of Occupied Dwellings Occupied Private Dwgs Separate House 3198 Townhouse 55 Flat/Unit 106 Caravan & Other 74 Total 3433 Unoccupied Private Dwgs Separate House 392 Townhouse 3 Flat/Unit 16 Caravan & Other 36 Total 447 Total Private Dwgs Separate House 3590 Townhouse 58 Flat/Unit 122 Caravan & Other 110 Total 3880 Occupancy Occupancy rates show the number of people who live in a private house or unit. Occupancy rates are important for estimating the number of people who are expected to live in a new development, and the corresponding demand for public amenities and services. In 1996, the average occupancy rate for private occupied dwellings in the Catchment Area was about 2.83 people per dwelling. The rate for separate houses was about the same as the average, while the rates for medium density developments varied between 1.75 and 2.1 people per unit. Occupancy rates are shown in Table 3. Table 3 Private Dwelling Occupancy Rates Private Dwelling Type Persons Occupied Dwellings % Total Dwgs Occupancy Rate Separate house % 2.81 Townhouse % 2.07 Flat/Unit % 1.75 Caravan & Other % 2.11 Not stated 275 Total/Average % 2.83 Greater Taree City Council Page 14

16 2.2.5 Summary of Existing Community Characteristics The attraction of the Wingham area to people who are working and have families age is reflected in the proportion of people under the age of 50. Growth in the working age sector is expected to remain constant in the foreseeable future and will influence Council s consideration of facilities that will be provided. A small portion of new housing in the Wingham area will continue to be vacant, reflecting the choice in rental housing. 2.3 Anticipated Population How a Future Population is Calculated Population growth in the Catchment Area will be primarily driven by migration and settlement to Wingham. The supply of new lots and houses will determine population growth in urban, rural residential and other growth areas. Based on estimates of sales and lot take up rates in urban and rural residential areas, this Plan determines the supply of new lots or houses that could potentially be occupied during this Plan s life. Council acknowledges that it is difficult to accurately predict population growth. The consequences of overestimating population growth are: Insufficient funds being collected in the early years of the Plan; The need to increase contribution rates, so that the total income needed to fund the Plan is maintained; Depending on when anticipated population growth is revised, the increase in contribution rates may be significant and unreasonable. For this Plan, Council will use conservative lot creation and take up rates. Assumptions on lot creation are shown in Appendix Urban Areas This Plan anticipates that 150 lots will be created in Wingham s urban areas between 2001 and The population in urban villages would rise from about 4,500 in 2001 to 4,850 in 2016, an increase of about 350 people Rural & Rural Residential Areas Council intends to rezone land at Bungay to provide land for rural residential development. Council anticipates that most lots will be used for single dwellings and that all available lots will be registered. The opportunity for new rural dwellings or subdivisions in rural areas will be modest, due limitations imposed by clauses 13 and 15 of the Greater Taree Local Environmental Plan 1995 and the Department of Urban Affairs and Planning s opposition to the use of State Environmental Planning Policy No 1 to allow additional rural dwellings or subdivisions. Council s Greater Taree Rural Strategy is being prepared and may provide additional opportunities for growth of villages and rural areas. Greater Taree City Council Page 15

17 The occupancy rate for private dwellings in rural residential areas is expected to remain at about three people per dwelling between 2001 and This Plan anticipates that about 45 lots will be created by The population in non-urban areas would rise from about 5,350 in 2001 to about 5,450 in 2016, an increase of about 100 people, as a result of rural residential development Summary of Anticipated Population Growth The anticipated increase in population between 2001 and 2016, based on urban and rural residential development identified in the Wingham Development Strategy, is summarised in Table 4. Table 4 Anticipated Population, 2001 to 2016 Area Existing Population Increase in Population Future Population Wingham Rural Residential & Rural Total Potential Population Versus Census Counts The number of people who will be counted in future censuses will be lower than the number of people who could potentially inhabit each new lot or house. The difference arises because a portion of new lots are held for speculation and future resale or development (referred to as a market buffer), and a portion of new houses will not be occupied because they are used seasonally or irregularly as second houses. A total of 195 new lots or dwellings would be created between 2001 and The potential population that could be accommodated by the supply of new lots would be about 555, based on existing occupancy rates. This compares with the anticipated increase in population of 450. The difference is caused by the expected market buffer and vacancy rates Anticipated Community Profile Council anticipates that the age profile for the Catchment Area will not change significantly during this Plan s life. People over the age of 55 make up a proportionally smaller part of the population than Greater Taree. This age group requires access to medical care and aged support services that are not provided in Wingham. Council expects that as older age groups move out of Wingham, properties will be sold and re-occupied. Consequently, Council does not expect a net decline in population due to migration of older age groups to other centres. Greater Taree City Council Page 16

18 2.4 Relationship between Lot Creation & Population Although vacancy rates now reflect seasonal or irregular use of the housing stock, it is reasonable to conclude that the demand for public amenities is generated by people who have the opportunity to occupy a house. The construction of a house or unit, or creation of a lot generates the potential for occupancy. Council can only levy contributions at the time that subdivision or development applications are considered. It cannot levy additional contributions on houses in which vacancy rates decline due to permanent occupation. Therefore, each new lot or house located in an urban area is expected to create potential demand equivalent to 2.8 people during this Plan s life. Medium density development in an urban area is expected to create a demand equivalent to 2.0 people per unit. Each house or lot that is located outside an urban or village zone is expected to create potential demand equivalent to 3.0 people during the life of this Plan. Greater Taree City Council Page 17

19 3 Open Space Public open space is a basic component of residential communities and contributes to community amenity. Open space is used for local and community -based activities. Some are highly structured, such as courts, or playing fields. Other activities are casual, informal or spontaneous, such as a picnic or a barbecue. Open space provides a venue for human socialisation. Local open space is made up of land with the following characteristics: It has important visual character, topography or vegetation; It provides access to, from and between places people may wish to visit; It provides convenient places in neighbourhoods for structured and casual activities. 3.1 Current Open Space Plan The open space preceding this Plan required dedication of land, or payment of contributions in lieu of dedication, at a rate of 20.0 m 2 per person. Contributions rates were determined by land acquisition and embellishment costs and were converted to per lot or unit rates using occupancy data. Council has accumulated land from dedication of open space as well as cash contributions. 3.2 Existing Provision of Open Space For this Plan, the existing provision of open space is comprised of areas that have either been acquired by or dedicated to Council as a condition of development consent, or public land that has been substantially embellished by Council for public use as open space. Facilities and reserves that have a primary component of environmental protection or tourist recreation are not included in determining the existing provision of open space. Reserves that have a dual function of providing open space and environmental protection or tourist recreation are apportioned. Structured facilities include courts and fields. Casual facilities have some equipment and are primarily used for activities such as children s playgrounds, walking, cycling, scenic appreciation, fishing or picnicking. Table 5 identifies each open space area and the part of it that is used as public open space. Greater Taree City Council Page 18

20 Table 5 Schedule of Existing Open Space Reserve Area Classification Capital Value Land Value BAHANAS CLOSE RESERVE Small Parks/Playgrounds $0.00 $6, UNION STREET RESERVE Linear Reserves $0.00 $14, WINGHAM TENNIS COURTS Outdoor Sports Facilities $410, $75, COROMA PLACE RESERVE Small Parks/Playgrounds $0.00 $4, RESERVE DENNES CRESCENT Small Parks/Playgrounds $ $25, WINGHAM BRUSH Parkland $20, $71, JACARANDA AVENUE RESERVE Small Parks/Playgrounds $29, $33, HILLCREST AVENUE RESERVE Small Parks/Playgrounds $0.00 $28, CENTRAL PARK Outdoor Sports Facilities $187, $1,257, KERRYDELL PLACE RESERVE Small Parks/Playgrounds $14, $3, CLOVER STREET RESERVE Small Parks/Playgrounds $0.00 $10, KUNDIBAKH CLOSE RESERVE Small Parks/Playgrounds $4, $8, GLOUCESTER ROAD RESERVE Parkland $0.00 $87, SUNSET AVENUE RESERVE Parkland $0.00 $16, APEX PARK Small Parks/Playgrounds $26, $99, WINGHAM MUNICIPAL POUND Linear Reserves $ $44, ALLAN STREET RESERVE Small Parks/Playgrounds $25, $64, WINGHAM BRUSH RIVERBANK Beach/Foreshore/River Banks $154, $37, WINGHAM SPORTING COMPLEX Outdoor Sports Facilities $1,508, $110, RESERVE Formal Gardens $3, $32, DENNES STREET RESERVE Small Parks/Playgrounds $8, $164, WINGHAM SWIMMING COMPLEX Outdoor Sports Facilities $707, $187, Total 32.8 $3,102,552 $2,380,500 Urban + Rural Res Popuulation, Area per thousand people 7.3 Embellishment value per capita $ % Land value per capita $ % Total value per captia $1, The Schedule shows: Open space is now provided at a rate of about 7 ha per thousand people. This is higher than the provision rate under the preceding plan because of the amount of land that has been provided prior to s94, and the inclusion of Crown land. The land value of open space was about $530 per person in 2001, or 43% of the total value of open space; The value of improvements to open space was about $690 per person in 2001, or about 57% of the total value of open space. Existing open space areas are local and/or district level facilities. They are unlikely to function as regional facilities that attract significant use from outside of the Catchment Area due to an abundance of similar open space opportunities along the coast, low population densities and travel distances from other centres. Therefore, this Plan does not include a discount factor for use of local or district open space by users who live beyond the Catchment Area boundary. Council considers that existing open space areas met community needs at the time that this Plan was prepared. Greater Taree City Council Page 19

21 3.3 Future Provision of Open Space Demand for Open Space Development of new residential areas brings an incoming population which creates a demand for open space. The demand for open space is expected to come from two sources: Urban development that will occur in Wingham; Rural residential development at Bungay Proposed Open Space Facilities Plans for facilities to be provided at Wingham are detailed in Table 6. Table 6 Proposed Open Space Facilities Wingham Unit Cost ($/unit) Units Total Component Cost Discount (%) Net Cost Upgrade Sporting Facilities 50, ,000 50,000 Wingham Brush Reserve Embellishment 40, ,000 40,000 Playground Equipment 35, ,000 35,000 Reserve Embellishment 20, ,000 20,000 Open Space Subtotal 145, ,000 Env Approvals, PoMs 2% 2,900 SID 3% 4,350 Open Space Total 152,250 Council will use existing public land for open space facilities. It will collect cash contributions to fund an upgrade of the Wingham Sporting Complex, embellishment of Wingham Brush and other reserves, and provide one playground. Where land is zoned 6(a) Open Space prior to the adoption of this Plan, and it has not been acquired by or dedicated to Council, Council is prepared to consider reviewing the need for this land either during the development assessment process or by responding to a written request to acquire 6(a) Open Space land as provided by Greater Taree Local Environmental Plan Method for Determining Contribution Rate for Open Space Table 7 shows embellishment costs and the nominal contribution per lot. The Forward Work Schedule shown in Appendix 3 provides cost variables for embellishment of open space. Table 7 Cost of Open Space Wingham Unit Cost ($/unit) Units Total Component Cost Discount (%) Net Cost Upgrade Sporting Facilities 50, ,000 50,000 Wingham Brush Reserve Embellishment 40, ,000 40,000 Playground Equipment 35, ,000 35,000 Reserve Embellishment 20, ,000 20,000 Open Space Subtotal 145, ,000 Env Approvals, PoMs 2% 2,900 SID 3% 4,350 Open Space Total 152,250 Contributions Held at Start of Plan Wingham, Krambach, Elands, Mt George -26,623 Net Cost of Open Space 125,627 Anticipated Lots Participating 195 Nominal Contribution per Lot Greater Taree City Council Page 20

22 3.4 Calculation of Open Space Contributions The Contribution Worksheet is shown in Appendix 1. It shows anticipated income, expenditure, plan balances, loan requirements, apportioned liabilities, and changes in Council s cash position. Appendix 2 provides information on anticipated population data, including variables for occupancy, vacancy and market buffer rates, anticipated take up rates for development, and the adjustment for occupancy rate of different development. Contributions that were available for open space in the Wingham area under the Greater Taree City Council Open Space s94 Contributions Plan are included as cash held at the start of this Plan. They reduce the capital cost of providing open space. Contribution rates are shown in the Schedule of Contributions at the beginning of this Plan. Greater Taree City Council Page 21

23 4 Roads 4.1 Nexus New development generates additional vehicle trips throughout Council s local and district road network. Traffic from an increasing population will be generated primarily by residential areas. Trip generation is expected to increase in proportion to lot creation during this Plan s life because driving habits and car ownership are expected to remain relatively constant. Additional traffic generation form the nexus linking new development with increases in traffic flowing through the road network, and the need to ensure that roads are provided and/or upgraded to accommodate increased traffic. To accommodate higher usage, Council will make improvements to Wingham Road to maintain road capacity and safety at levels similar to those existing in Existing Road Characteristics Wingham Road Wingham Road is a two lane sealed carriageway in rolling terrain that has a width of about 5.5 m, and a formation width between 8 and 10 m. Wingham Road carries both local and regional traffic and is the main access to Wingham from Taree and the Pacific Highway. It now carries about 7,500 vehicles/day. 4.3 Previous Studies In March 1996, Transportation Environment Consultants (TEC) finalised the Greater Taree Road Study. The Study outlines a strategic plan for road development and sets the basis for developer contributions under s94 of the Environmental Planning & Assessment Act The Study details short, medium and long term road hierarchies and a cycleway strategy. Findings were made based on an assessment of existing traffic network, modelling of future traffic generation, and consideration of options for road and intersection improvements to maintain an adequate and safe road network. 4.4 Provision of New Road Facilities During this Plan s life, the population in the Contribution Area is expected to increase by about 450 people. All new development will use Wingham Road frequently if not daily. To accommodate the anticipated increase in traffic and trip generation from new development, and to provide a suitable road network for Wingham, Council proposes to enhance the road network by widening and improving alignment, and upgrading intersections. Upgrades are based on investigations prepared by Council and TEC (1996); costs have been revised to reflect current construction costs. Planned upgrades cannot be made incrementally. They will provide sufficient capacity and safety to benefit population growth beyond this Plan s life. Council Greater Taree City Council Page 22

24 estimates that the portion of the upgrade costs attributable to the incoming population would be about 25% of the upgrading costs. Consequently, Council will discount road costs by 75% to ensure that the benefit to the incoming population is proportional to upgrading costs. Figure 4 shows proposed road upgrades in the Catchment Area Wingham Road, Cedar Party Road to Youngs Road Wingham Road would be progressively widened to provide a four lane undivided carriageway with sealed shoulders and drainage between the Cedar Party and Youngs Roads Wingham Road, Youngs Road to Hargreaves Drive Wingham Road would be progressively widened to provide a four lane undivided carriageway with sealed shoulders and drainage between the Gloucester and Youngs Roads. Culverts at known black spots would be widened to improve safety Youngs Road Intersection The intersection of Youngs Road with Wingham Road would be upgraded. 4.5 Road Upgrading Costs Council s road upgrading costs and the nominal contribution rate are shown in Table 8. A discount of 75% is applied to the costs of upgrading to account for benefit to an incoming population after this Plan s life. The discount rate is based on Council s estimate of an equitable adjustment between traffic growth during this Plan s life and the excess capacity created by road upgrading. Table 8 Road Upgrading Costs Wingham TEC Cost Cost ($2000) Land Cost Total Component Cost Grants Discount (%) Net Cost Wingham Rd/Youngs Rd Intersection 195, , ,058 75% 56,515 Wingham Rd Upgrade, 674 to 645 1,442,000 1,671, ,671,673 75% 417,918 Wingham Rd Upgrade, 645 to , , ,621 75% 119,405 0 Arterial Roads Subtotal 2,049,000 2,375, ,375, ,838 Env Approvals 1% 5,938 SID 3% 17,815 Arterial Roads Total 617,592 Contributions Held at Start of Plan Areas 1, 2, 3, 4, 10, part ,215 Net Cost of Arterial Roads 379,377 Anticipated Lot Creation 195 Nominal Contribution per Lot 1, These facilities are required to ensure that existing road safety levels and network performance are maintained during this Plan s life. Council considers that the facilities are needed solely to cater for additional trip generation caused by the anticipated population increase if new development did not occur, then these facilities would not be required. Accordingly, apportionment of benefit between the existing and incoming population is not warranted. Should costs vary, or grant funds increase or reduce Council s costs to provide traffic facilities, this Plan s contribution rates will be adjusted. The Forward Work Schedule shown in Appendix 3 provides cost variables for roads upgrades. Greater Taree City Council Page 23

25 Figure 4 Proposed Road Upgrades Youngs Rd Kolodong Road Upgrades Intersection Upgrade Road Upgrade Tinonee Kilometers Wingham Road Upgrades Greater Taree City Council Page 24

26 4.6 Calculation of Road Contribution Rate The Contribution Worksheet is shown in Appendix 1. It shows anticipated income, expenditure, plan balances, loan requirements, apportioned liabilities, and changes in Council s cash position. Appendix 2 provides information on anticipated population data, including variables for occupancy, vacancy and market buffer rates, anticipated take up rates for development, and the adjustment for occupancy rate of different development. Contributions that were available for roads in the Wingham area under the Greater Taree City Council Roads s94 Contributions Plan are included as cash held at the start of this Plan. They reduce the capital cost of road upgrades. Contribution rates are shown in the Schedule of Contributions at the beginning of this Plan. Greater Taree City Council Page 25

27 5 Rural Fire Fighting Equipment 5.1 Greater Taree Rural Fire Service Council maintains a capable rural fire fighting service (GTRFS) throughout the Greater Taree local government area. Within the Catchment Area, it extends to all rural and village areas. The State Government and the insurance industry distribute funding on an annual basis to support the operation of rural fire fighting services. Funding is based on several factors, including population, geographic coverage, existing facilities and other risk categories. These funds provide 87.7% of the annual operating budget determined by the NSW Rural Fire Service for recurrent and capital replacement costs. Council must fund the balance of 12.3% of the annual operating budget. Council separately funds the acquisition of capital equipment needed to serve a growing population and this component is separate from the NSW Rural Fire Service budget. The major capital costs of operating the GTRFS are acquisition and replacement of fire fighting appliances, usually trucks and fire fighting equipment with specific duty and capacity ratings. The GTRFS incurs other substantial capital costs in providing permanent stations to house and equip its appliances, brigade and command offices, training facilities and communications equipment. The GTRFS also incurs recurrent costs for salaried officers and staff, and overhead expenses of operating the service. Volunteer fire fighters provide the backbone of the service, operating most appliances, undertaking training exercises and fire fighting duties, and coordinating communication and field support during training exercises and operating conditions. Council wishes to ensure that development that leads to an increase in fire risk, and therefore the demand for fire fighting services, contributes to the capital costs of extending the GTRFS. Council must meet not only its legal obligations but the community s expectations for the provision of fire protection. 5.2 Existing Provision of Fire Fighting Facilities The provision for rural fire fighting services is based on several factors: population density; bush fire risk; number, extent and location of assets that require fire protection; the access standard to those assets; other risk factors. Greater Taree City Council Page 26

28 The NSW Rural Fire Service has prepared a document titled Standards of Fire Cover for Greater Taree Council. It reviewed in detail the provision of fire cover, and examined opportunities to maximise the benefit of limited funding. Council s fire fighting services are divided between a central headquarters and fire control centre in Taree, and 25 brigades areas. Fire fighting appliances are assigned to each brigade and the Taree Headquarters. Fire fighting appliances are categorised by function and capability. Appliance categories are described in the Standards of Fire Cover for Greater Taree Council. Generally, each brigade has one or more appliances, based on the brigade s risk factors and the number of qualified fire fighters that are available on a part and full time basis to operate the appliances. Appliances in some brigades are over 10 years old. The NSW Rural Fire Service recommends that appliances be replaced at between 10 and 20 years of age, to ensure that obsolete technology does not reduce operational performance or safety, and that the realistic service life of the appliance is not exceeded. Council began a long term upgrading and replacement program that was partly funded by a previous contributions plan. The program also covers provision and extension of rural fire stations. Command and control of all rural fire fighting services is based in Taree. Communication equipment and operators are grouped in a central Fire Control centre and coordinate fire fighting services. The Taree Headquarters also provides equipment storage, training, briefing rooms, and resources needed to operate the service 24 hours a day, seven days per week. Council considers that the existing provision of rural fire fighting equipment is generally adequate for the existing area covered by the 25 brigades, based on the Standard of Fire Cover and more recent audits. Council recognises the need to continue to modernise its fleet of fire fighting appliances. 5.3 Nexus By the end of this Plan s life, Council estimates that the population that will be covered by the GTRFS will have increased from about 24,500 in 2001 to 31,300 in 2016, an increase of about 6,800 people. Council estimates that about 80% of this growth, or about 5,600 people, will occur in coastal precincts that include Old Bar, Harrington and Hallidays Point; the balance of about 1,200 will occur in rural precincts that include Taree, Wingham, Tinonee, Cundletown and Lansdowne. Wingham and areas within the Wingham Contribution Area now covered by the GTRFS may eventually be included in areas serviced by urban fire brigades. However, this may not occur during this Plan s life. Consequently, this Plan anticipates that population growth during the latter part of this Plan s life will occur in areas covered by the GTRFS. Population growth in rural fire precincts will moderately increase the number of building and assets. The protection of additional assets will require additional appliances, fire fighting equipment, training, coordination, command and control services, and administrative support. However, centralised services provided by Greater Taree City Council Page 27

29 headquarters and the fire control centre will continue to benefit both coastal and rural fire precincts Expenditure Recoverable under s94 An operating budget is set by the NSW Rural Fire Service for each financial year for Council s rural fire fighting service. The costs of public facilities and amenities to be recovered or recouped under s94 cannot include subsidies or grants that Council is not obligated to repay. The contribution by the NSW Rural Fire Service cannot be recovered under this Plan. The operating budgets set by the NSW Rural Fire Service are intended to maintain a suitable standard of fire cover for the existing population. The main capital components of the budget are for replacement and modernisation of the existing appliance fleet. The operating budgets generally do not provide funds to accommodate growth and development. The costs of public facilities and amenities to be recovered or recouped under s94 cannot include recurrent costs to maintain a service to the existing population. The contribution by Council cannot be recovered under this Plan. The costs that are included in this Plan are the funds that Council votes towards the extension of rural fire fighting services to new development No Apportionment Council makes an additional funding commitment beyond the 12.3% to acquire capital equipment needed to extend the existing standard of fire cover to new development. This expenditure will directly benefit the incoming population of the coastal and rural precincts covered by the Greater Taree Rural Fire Service. Accordingly, the capital acquisition costs can be recovered under s94. This Plan will levy contributions to fund the cost of extending the existing standard of fire cover, by acquiring additional appliances of different categories and by maintaining a capable centralised service to coordinate and manage fire fighting during the life of this Plan. By extending the existing provision of services to new growth and development areas during this Plan s life, requirements for causal, temporal and physical nexus are satisfied. 5.4 Extending Rural Fire Fighting Facilities Capital Acquisitions Council intends to acquire fire fighting appliances, various components to equip each unit for fire fighting, such as pumps, hoses, and breathing apparatus, extensions to fire stations to accommodate new appliances, and training facilities to cater for the increased protection required by the incoming population. Unit costs of various capital acquisitions are shown in the Forward Work Schedule in Appendix 3. In addition, the Taree Headquarters will acquire equipment for use throughout the local government area, and construct a central training and hot fire practice building to meet training requirements for the expanding membership of volunteer and paid fire fighters. Greater Taree City Council Page 28

30 5.4.2 Aggregation of Brigades into Contribution Precincts To a large extent, brigades support each other. When a call out occurs, the closest brigade responds. If more equipment is needed, the nearest brigades also respond. The Taree Headquarters coordinates responses, ensures that back-up is available to brigades that have responded to a call out, and it may also provide support, depending on the magnitude of the event. The number of brigades makes it impractical to collect funding for each brigade. Instead, Council proposes to establish three contribution areas: The coastal precinct will include Harrington, Old Bar and Wingham Catchment Areas; The rural precinct will include those parts of the Taree and Wingham Catchment Areas that are not protected by the Urban Fire Service; A council-wide precinct that reflects the centralised command and control role of the Taree Headquarters. Each brigade is assigned to either a coastal or rural precinct. Brigades in the rural precinct are shown in Figure 5. Council will pool contributions in each precinct to provide equipment that will benefit the incoming population in each precinct. Contributions collected for the central precinct will benefit both precincts. The net cost of fire fighting equipment is calculated by subtracting funds already collected for the brigades in the rural precinct from the cost of equipment to be provided in the rural precinct. The net cost is then divided by the anticipated number of new lots or houses to be created in the rural precinct to produce a nominal contribution per lot. The Wingham Contribution Area will accommodate about 11% of the anticipated number of lots or houses to be created in the rural precinct. Anticipated lot creation in areas covered by the NSW Urban Fire Service, shown in Figure 1, are excluded from contributions; the remaining lots share the costs and benefits of rural fire fighting equipment. Details are summarised in Table 9 and are provided in Appendix 3. Table 9 Rural Fire Fighting Costs Rural Anticipated Lot Creation Cost 363,777 Lots Exclude Net Lots Nominal Contribution per Lot Taree % Wingham % % The adjusted single contribution rate includes the nominal contribution for rural fire fighting equipment in the rural precinct. Greater Taree City Council Page 29