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

Transcription

1 Harrington 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 (Not including Stages 1 and 2 of Harrington Waters) Adjusted Single Contribution Rate Amount ($) Contribution per person 2, Contribution for new urban lot or dwelling Habitable area 90 m 2 4, Contribution for new medium density unit Habitable area < 90 m 2 3, Contribution for new rural residential lot or house 6, Adjusted Single Contribution Rate within the Contribution Area (Stages 1 and 2 of Harrington Waters) Adjusted Single Contribution Rate Amount ($) Contribution per person 1, Contribution for new urban lot or dwelling Habitable area 90 m 2 4, Contribution for new medium density unit Habitable area < 90 m 2 2, Contribution for new rural residential lot or house 5, Summary of Financial Position Account Amount ($) Expenditure Open Space -315,000 Roads -3,442,400 MP Community Facility -229,696 Rural Fire Fighting (Coast) -184,850 Total -4,171,946 Income Open Space 302,414 Roads 3,287,481 MP Community Facility 229,696 Rural Fire Fighting (Coast) 140,070 Finance -5,924 Total 3,953,736 Finance Interest Earned 61,369 Interest Paid -95,668 Cash at Start 252,509 Balance at end of Plan 0 Discounted Facility Shortfall Council Apportioned Liability None 0 MP Community Facility -305,271 Greater Taree City Council Page 1

3 Document History Event Date First Exhibition Version (file name) November 2000: (Harrington CP v2) Second Exhibition Version (file name) May 2001 (Harrington CP v3) Approved by Council (file name) 11 July 2001 (Harrington CP v4) Plan became effective: 3 August 2001 Amendments/Revisions Greater Taree City Council Page 2

4 1 Introduction 1.1 Purpose of the Harrington s94 Contributions Plan The purpose of the Harrington 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, community facilities and roads. The need for these facilities is directly related to anticipated population growth that is expected to occur under the Harrington 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 Harrington (the Contribution Area) shown in Figure 1 for public amenities that provide community benefit: Open space Roads Community Facilities 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 Harrington Contribution Area Harrington Only Lots Created in D587/93 Manning Point Mètres Harrington Contribution Area D587/93 Contribution Area (no O/S) Contribution Area (with O/S) Harrington 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 Harrington 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 Harrington 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, community facilities 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 open space. 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 open space. 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 open space 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 open space 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 open space 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 open space 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 open space 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 open space: 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 open space 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 Community Facilities Harrington s94 Contributions Plan 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 Harrington 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 Harrington. 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 Locality 1996 Pop Urban Harrington, Crowdy Head 1450 Rural 2600 Total 4050 Harrington and Crowdy Head had a combined population of about 1,450 in 1996, or about 36% of the Catchment Area s population. The balance of about 2,600 people lived in Coopernook, rural and rural residential areas. Harrington Waters has begun to release subdivision lots. Although it did not contribute to the 1996 population, its recent growth has been strong. Greater Taree City Council Page 11

13 Only Lots Lots Created in in in D587/93 Only Lots Lots Created in in in D587/93 Only Lots Lots Created in in in D587/93 Harrington s94 Contributions Plan 2001 Figure 2 Harrington Catchment Area Hannam Vale Stewarts River Johns River Lansdowne Moorland Coopernook Crowdy Bay National Park Crowdy Head Cedar Party Harrington Taree Cundletown Oxley Island Mitchells Island Manning Point Taree South Pampoolah Purfleet Old Bar Kiwarrak Heights Wallabi Point Rainbow Flat Figtree Diamond Beach Kilomètres Harrington Catchment Area Tallwoods Village Idyllwoods Red Head Source: GTCC GIS Greater Taree City Council Page 12

14 2.2.3 Age Profile In 1996, the Catchment Area had a greater percentage of population in higher age groups than Greater Taree, as shown in Figure 3. In particular, the 50 to 74 age group comprised one-third of the total population, compared to about one-quarter of the Greater Taree population. Council will consider the needs of all age groups as it determines the type of open space and community facilities to be provided under this Plan. Figure 3 Age Structure, 1996 Age Structure Harrington Greater Taree 99 years and over Age Groups % 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0% 8.0% 9.0% Percent of Population Housing & Occupancy Housing Structure About 87% 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. About 8% of all housing was provided by caravans. Data on occupied and unoccupied private dwellings are shown in Table 2. Greater Taree City Council Page 13

15 About 84% of all private housing was occupied, giving a vacancy rate of about 16%. The census was taken in mid-winter and highlighted that about one-sixth of all private housing was used seasonally or irregularly, or was vacant rental housing. Townhouses and flats had the highest vacancy rate of up to about 40%; this contrasts with the low vacancy rate of about 3% for caravans. Table 2 Private Dwellings, 1996 Private Dwelling Type Number of Occupied Dwellings Occupied Private Dwgs Separate House 1854 Townhouse 48 Flat/Unit 49 Caravan & Other 194 Total 2145 Unoccupied Private Dwgs Separate House 360 Townhouse 12 Flat/Unit 35 Caravan & Other 6 Total 413 Total Private Dwgs Separate House 2214 Townhouse 60 Flat/Unit 84 Caravan & Other 200 Total 2558 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 2.6 people per dwelling. The rate for separate houses was about the same as the average, while the rates for medium density developments varied between 1.5 and 2.0people 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 % 2.63 Townhouse % 1.52 Flat/Unit % 2.04 Caravan & Other % 1.66 Not stated 126 Total/Average % 2.59 Greater Taree City Council Page 14

16 Based on data at the collection district level in Hallidays Point, there is a substantial difference between occupancy rates in urban and rural areas. Urban occupancy rates are about 2.25 per private occupied house and about 3.0 per house in rural areas. Harrington is similar in age profile to Hallidays Point, and would attract a similar incoming population. Therefore, future population growth will be based on separate urban and rural occupancy rates Summary of Existing Community Characteristics The attraction of the Harrington area to people who are near or at retirement age is reflected in the relatively high proportion of people over the age of 50. Growth in the aged sector is expected to remain constant in the foreseeable future and will influence Council s consideration of facilities that will be provided. A portion of new housing in the Harrington area will continue to be used seasonally, reflecting the attraction of the coast to people who purchase a house for holiday use, or to hold until they choose to occupy it permanently. 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 Harrington. 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, and the Harrington Waters development, 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 60 lots will be created in the villages of Harrington and Crowdy Head between 2001 and The population in urban villages would rise from about 1,650 in 2001 to 1,750 in 2016, an increase of about 100 people Harrington Waters The development of Harrington Waters is well advanced. Sales appear to be strong. Council expects that Harrington Waters will register an average of about 50 lots per Greater Taree City Council Page 15

17 year between 2001 and This Plan anticipates that a total of 750 lots will be created during this Plan s life, giving an increase in population of about 1,200 people Rural & Rural Residential Areas Council may rezone land near Harrington Waters to provide opportunities 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 in rural areas beyond the Contribution Area. This Plan will be reviewed when the Strategy is finalised. 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 60 lots will be created by The population in non-urban areas would rise from about 2,650 in 2001 to about 2,780 in 2016, an increase of about 130 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 Harrington Development Strategy, and further development of Harrington Waters, is summarised in Table 4. Table 4 Anticipated Population, 2001 to Area Existing Population Increase in Population Future Population Urban Villages Rural Residential & Rural Harrington Waters 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 870 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 2,000, based on existing occupancy rates. This compares with the anticipated increase in population of 1,430. The difference is caused by the expected market buffer and vacancy rates. Harrington Waters population based on construction of 100 lots by Greater Taree City Council Page 16

18 2.3.7 Anticipated Community Profile Council anticipates that the age profile for the Catchment Area will not change significantly during this Plan s life, due to the likelihood that people nearing or at retirement will continue to be attracted to the coastal area for lifestyle reasons, and that employment generating development is not expected to substantially increase during this Plan s life. People over the age of 75 make up about the same part of the population as Greater Taree. This age group requires access to medical care and aged support services that are not provided in Harrington. Council expects that as older age groups move out of Harrington, 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. 2.4 Relationship between Lot Creation & Population It is Council s experience that coastal settlements which originally provided second or holiday houses and were generally serviced by poor roads have become more sought after for permanent settlement. As these areas mature and provide a wider range of community and commercial services, permanent occupation will increase and vacancy rates will decline. Although vacancy rates now reflect seasonal or holiday 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 2.25 people during this Plan s life. Medium density development in an urban area is expected to create a demand equivalent to 1.6 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 28.3 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 DOLPHIN PARK CRESCENT RES Undeveloped $0 $10,000 OXLEY RESERVE Beach/Foreshore/River Banks $217,040 $745,350 PILOT HILL RESERVE Parkland $10,898 $182,730 ESMOND HOGAN PARK Outdoor Sports Facilities $325,323 $500,000 CAPTAIN COOK BI-CENTENARY PARK Beach/Foreshore/River Banks $67,997 $31,200 RESERVE Small Parks/Playgrounds $14,820 $309,300 CROWDY HEAD RESERVE / MUIR PARK Parkland $224,054 $200,000 Harrington Beach Access Beach / Foreshore / River Bank $70,400 $0 CROWDY HEAD TENNIS COURTS Outdoor Sports Facilities $77,624 $0 HARRINGTON TENNIS COURTS Outdoor Sports Facilities $123,284 $ $1,131,440 $1,978,580 Urban Popuulation, Area per thousand people 10.2 Embellishment value per capita $ % Land value per capita $1, % Total value per captia $1, The Schedule shows: Open space is now provided at a rate of about 10 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 $1,200 per person in 2001, or 64% of the total value of open space; The value of improvements to open space was about $685 per person in 2001, or about 36% 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. 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 three sources: Urban development that will occur in infill areas of Harrington; Urban development that will occur at Harrington Waters; Rural residential development at Harrington. Greater Taree City Council Page 19

21 3.3.2 Strategy for Provision of Open Space Consent for about 400 lots in Stages 1 and 2 of Harrington Waters was granted in Council has agreed to forego contributions for open space in Stages 1 and 2 in return for the developer agreeing to dedicate and partly embellish land for public open space along the foreshore and in other locations at Harrington Waters. These agreements have occurred as a part of the rezoning process and are not a part of s94. To ensure that funds are available to embellish facilities in Harrington, remaining urban and rural residential developments other than development in Stages 1 and 2 of Harrington Waters must pay cash contributions for open space. Council is unlikely to accept the dedication of land for open space in these developments. 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 Proposed Open Space Facilities Plans for facilities to be provided at Harrington are detailed in Table 6. Table 6 Proposed Open Space Facilities Harrington Unit Cost ($/unit) Units Total Component Cost Tennis Courts 60, Playground Equipment 35, ,000 Oxley Reserve Embellishment 230, ,000 Open Space Subtotal 300,000 Env Approvals, PoMs 2% 6,000 SID 3% 9,000 Open Space Total 315,000 Council will use existing public land for open space facilities. It will collect cash contributions to fund two playgrounds (one at Harrington Waters) and foreshore improvements in Oxley Reserve. Greater Taree City Council Page 20

22 3.3.4 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 for Open Space Harrington Unit Cost ($/unit) Units Total Component Cost Discount (%) Net Cost Tennis Courts 60, Playground Equipment 35, ,000 70,000 Oxley Reserve Embellishment 230, , ,000 Open Space Subtotal 300, ,000 Env Approvals, PoMs 2% 6,000 6,000 SID 3% 9,000 9,000 Open Space Total 315, ,000 Contributions Held at Start of Plan Harrington, Coopernook, Johns River -12,586 Net Cost of Open Space 302,414 Council liability for discounted value 0 Anticipated Lots Participating 470 Nominal Contribution per Lot 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 Harrington 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 Harrington Road to maintain road capacity and safety at levels similar to those existing in Existing Road Characteristics Harrington Road Between the Pacific Highway and Harrington Waters Harrington Road is a two lane sealed carriageway in level terrain that has a width of about 6 m, and a formation width between 8 and 10 m. Harrington Road carries both local traffic and is the only practical access to Harrington from the Pacific Highway. It now carries about 1,900 vehicles/day. Most traffic originating from Harrington must use Harrington Road to travel to the Pacific Highway. There is an alternative route over unsealed roads in Crowdy Bay National Park that allows access to Coralville and Dunbogan. This route would carry some tourist traffic and insignificant levels of local traffic. 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 1,450 people. Almost all new development will use Harrington Road frequently or daily. To accommodate the anticipated increase in traffic and trip generation from new development, and to provide a suitable road network for Harrington, Council proposes to enhance the road network by widening and improving alignment. Greater Taree City Council Page 22

24 Upgrades are based on investigations prepared by Council and TEC (1996); costs have been revised to reflect current construction costs. Figure 4 shows proposed road upgrades in the Catchment Area Harrington Road Harrington Road would be progressively widened between the Pacific Highway and Harrington Waters to provide a carriageway width of 7.4 m and a formation width of 11 m with sealed shoulders and drainage. The intersection at the Pacific Highway will eventually be upgraded as a part of the Coopernook Bypass Realignment The alignment at Sheathers Corner would be improved by reducing horizontal curvature. Additional land would be acquired to accommodate the upgraded alignment. The alignment of Harrington Road between Cattai Creek Bridge and Christies Lane would be improved by reducing horizontal curvature. Additional land would be acquired to accommodate the upgraded alignment. 4.5 Road Upgrading Costs Council s road costs and the nominal contribution rate are shown in Table 8. Table 8 Road Upgrading Costs Harrington Cost ($2000) Land Cost Total Component Cost Grants Discount (%) Net Comp Cost Harrington Rd Upgrade, Pac Hwy to Central Creek 2,640, ,640,000 0% 2,640,000 Sheather's Corner Realignment 245,000 20, ,000 0% 265,000 Harrington Rd, East of Cattai Br, West of Christie's Ln Realignment 365,000 40, ,000 0% 405,000 0 Arterial Roads Subtotal 3,250, ,310, ,310,000 Env Approvals 1% 33,100 SID 3% 99,300 Arterial Roads Total 3,442,400 Contributions Held at Start of Plan Areas 6, 7-154,919 Net Cost of Arterial Roads 3,287,481 Anticipated Lot Creation 870 Nominal Contribution per Lot 3, 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 Coopernook Crowdy Bay National Park Harrington Island Mitchells Island Manning Point Kilomètres Harrington Road Upgrades Realignment Road Upgrade Harrington 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 Harrington 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 Community Facilities 5.1 Existing Community Facilities Facilities such as a volunteer-run community library supported by Council s Library service, an ocean swimming pool, tennis courts, barbecue facilities and amenities buildings are available to the public in Harrington and Crowdy Head. These facilities are for the community s use. However Council distinguishes between these facilities and a building that can be used by a wide cross-section of people for community activities. Community facilities accommodate services provided by Council for the benefit of the community. They include buildings such as community halls and centres, preschools and health centres. No modern community facility has been provided in the Harrington area. 5.2 Policy for Provision of Community Facilities The Greater Taree Social Plan sets a three tier hierarchy for providing and supporting community facilities. Under the Greater Taree Social Plan, Harrington is a district centre that should provide a range of facilities that benefit residents in the Harrington Social Planning Catchment: Health services Library services Aged persons recreation Youth recreation Play group Community meeting place Equipment storage for various groups In accordance with the Social Plan, Council wishes to construct a new multi-purpose community facility in Harrington to provide one or more of these facilities. They would cater for the existing and incoming population during this Plan s life. Contributions have been collected to provide a community facility in Harrington, most recently under the Greater Taree City Council Community Facilities s94 Contributions Plan. No funds have been spent on providing a community facility under that Plan. 5.3 Provision of New Facilities Council has reviewed options for providing a community facility that provides wide benefit and is cost-effective. Council s preference is to provide one multi-purpose facility at a central location. Council has not decided on a location, however it will locate the facility on public land to minimise overall costs. Costs to provide a multipurpose community facility are shown in Table 9. They are based on a simple design and standard construction details shown in Appendix 4. Greater Taree City Council Page 26

28 5.4 Apportioned Liability The facility will benefit both the existing and incoming population. Accordingly, the net cost of the facility will be apportioned. Council s apportioned liability is determined by dividing the existing population in 2001 by the anticipated population in The population is limited to those people who would benefit from the facility. In Council s view, this population is limited to the urban areas and Harrington Waters. Council s apportioned liability is about 57% of the net cost of the facility, as shown in Table Cost of Community Facility Table 9 shows the costs of the facility, the funds held at the start of this Plan, the next cost, the apportionment factors between the existing and incoming population, and the nominal contribution per lot. The Forward Work Schedule shown in Appendix 3 provides cost variables for the community facility. Table 9 Community Facility Costs Harrington Unit Cost ($/unit) Units Cost ($2000) Total Component Cost Discount (%) Net Cost Site (50 m x 60 m) Site Preparation 15 3,000 45,000 45,000 45,000 Building , , , Car Parking Spaces (30 m^2/cps) 1, ,300 90,300 90, Community Facility Subtotal 547, , ,800 Env Approvals 2% 10,956 SID 3% 16,434 Community Facility Total 575,190 Contributions Held at Start of Plan -40,223 Net Cost of Community Facility 534,967 Apportionment Factor Urban+Special, ,067 From s % 229,696 Urban+Special, ,750 Council Liabilty 57.06% 305,271 Anticipated Lot Creation 870 Nominal Contribution per Lot Calculation of Community Facility 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 a community facility in the Harrington area under the Greater Taree City Council Community Facilities s94 Contributions Plan are included as cash held at the start of this Plan. They reduce the capital cost of the facility. Contribution rates are shown in the Schedule of Contributions at the beginning of this Plan. Greater Taree City Council Page 27

29 6 Rural Fire Fighting Equipment 6.1 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. 6.2 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 28

30 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 all 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. 6.3 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. Taree and Wingham areas 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. Growth will result in higher population densities in faster growing coastal precincts. The protection of additional assets will require additional appliances, fire fighting equipment, training, coordination, command and control services, and administrative support. Greater Taree City Council Page 29