Orange Development Contributions Plan 2015 Adopted by on 3 November 2015 F1783 0.0%
Orange Development Contributions Plan 2015 Prepared for By GLN Planning Pty Ltd ABN 39 585 269 237 Level 10, 66 King Street Sydney NSW 2000 GPO Box 5013 Sydney NSW 2001 P [02] 9249 4100 F [02] 9249 4111 E W info@glnplanning.com.au glnplanning.com.au
GLN Planning Pty Ltd ABN 39 585 269 237 Level 10, 66 King Street Sydney NSW 2000 GPO Box 5013 Sydney NSW 2001 P [02] 9249 4100 F [02] 9249 4111 E W info@glnplanning.com.au glnplanning.com.au Date of Final Issue: File Path: R:\Projects\10199 City of Orange Contributions Advice\2015 Contributions Plan Project\Plans\10199 Orange Contributions Plan 2015.docx Project Manager: Greg New Client: Project Number: 10199 The purpose for which this report may be used and relied upon is limited for that which it was commissioned. Copyright in the whole and every part of this document belongs to GLN Planning and may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or form or in or on any media to any person without the prior written consent of GLN Planning. Document history and status Version Issued To Qty Date Prepared by: Reviewed by: Final M McFadden 1-e 11/11/15 Greg New Greg New
Table of Contents 1. Overview & Summary Schedules 1 1.1 Overview of Plan 1 1.2 Works and contribution rate summary schedules 2 1.3 Calculating a contribution under this Plan 11 1.4 What are Development Contributions? 18 1.5 Cap on monetary section 94 contributions 18 2. Administration and operation of this Plan 19 2.1 Definitions 19 2.2 Name of this Plan 20 2.3 Purpose of this Plan 20 2.4 Commencement of this Plan 21 2.5 Land to which this Plan applies 21 2.6 Development to which this Plan applies 21 2.6.1 Development exempted from contributions under this Plan 22 2.7 Relationship to other plans and policies 22 2.8 Local Infrastructure addressed by this Plan 23 2.9 Contributions for Local Infrastructure may be required as a conditions of consent 23 2.9.1 Monetary contributions 23 2.9.2 Land contributions 23 2.10 Calculation of contributions 24 2.10.1 Allowances/credits for existing Residential Accommodation development 24 2.11 Other contributions to be taken into account 24 2.12 Obligations of Accredited Certifiers 25 2.12.1 Complying Development Certificates 25 2.12.2 Construction certificates 25 2.13 Adjustment of contributions rates under this Plan 25 2.14 Adjustment of contributions required by a condition imposed under this Plan 26 2.15 Timing of payment of monetary contributions required under this Plan 26 2.16 Policy on deferred or periodic payments 26 2.17 Material public benefits and dedication of land offered in part or full satisfaction of contributions 27 2.17.1 Offer of a Material Public Benefit made after the imposition of a Development Contribution condition under this Plan 27 2.17.2 Offer of a Material Public Benefit made before the imposition of a Development Contribution condition under this Plan 28 2.17.3 Matters to be considered by the Council in determining offers of Material Public Benefits 28 2.17.4 Agreements to be in writing 29 2.17.5 Valuation of offers of works-in-kind and other Material Public Benefits 29 2.18 Pooling of funds 29 2.19 Accountability and access to information 30 2.20 Review of Plan 30 2.21 Savings and transitional arrangements 30 i
3. Relationship between expected development and demand for infrastructure 31 3.1 Local Infrastructure needs 31 3.1.1 Introduction 31 3.1.2 Current development and population 33 3.1.3 Future development and population 33 3.1.4 Local Infrastructure that will be required as a result of expected development 38 3.1.5 Infrastructure schedules and costs 39 3.2 Local Infrastructure strategy plans 40 3.2.1 Open space and recreation facilities strategy 40 3.2.2 Community and cultural facilities strategy 43 3.2.3 Roads, traffic management and cycleway facilities strategy 45 3.2.4 Stormwater management facilities strategy 51 3.2.5 Waratah release area facilities strategy 53 3.2.6 Ploughmans Valley and North West Orange release area facilities strategies 55 3.2.7 Bloomfield urban release area facilities strategy 57 3.2.8 Shiralee release area 59 3.2.9 Philip Street release area 61 4. Works schedules and maps 63 Tables Table 2.1: Development types and contributions required 21 Table 2.2: Assumed infrastructure demand attributable to existing Residential Accommodation developments 24 Table 3.1 Residential building approvals, Orange LGA, 2002-2009 32 Table 3.2: Estimated resident population, City of Orange 32 Table 3.3: Age profile, City of Orange 33 Table 3.4: Urban residential land bank 34 Table 3.5: Sustainable Settlement Strategy population projections 35 Table 3.6: Population projections adopted for this Plan, Orange LGA 35 Table 3.7: Assumed occupancy rates in Waratah Development Contributions Plan 2005 37 Table 3.8: Occupancy rates for private occupied dwellings, Orange LGA, 2006 37 Table 3.9: Updated population projection for Waratah release area 37 Table 3.10: Household occupancy rates for Residential Accommodation development types 43 Table 3.11: Household occupancy rates for Residential Accommodation development types 45 Table 3.12: Distributor Road costs, contributions and funding existing and future 46 Table 3.13: Trip generation adjustment factors for Residential Accommodation development types 48 Table 3.14: Share of cost of road and traffic management works attributable to demand sectors 49 Table 3.15 Household occupancy rates for Residential Accommodation development types 52 Table 3.16: Waratah release area infrastructure requirements 53 Table 3.17: Household occupancy rates for Residential Accommodation development types 55 Table 3.18: Household occupancy rates for Residential Accommodation development types 56 Table 3.19: Household occupancy rates for Residential Accommodation development types 59 Table 3.20: Household occupancy rates for Residential Accommodation development types 61 Table 3.21: Household occupancy rates for Residential Accommodation development types 62 ii
Figures Figure 1.1: Waratah release area catchment (Plan applies to Residential Accommodation development only) 12 Figure 1.2: Ploughmans Valley release area catchment (Plan applies to Residential Accommodation development only) 13 Figure 1.3: North West Orange release area catchment (Plan applies to Residential Accommodation only) 14 Figure 1.4: DPI/Bloomfield release area catchment Plan applies to Residential Accommodation development in R2 zone only) 15 Figure 1.5: Shiralee release area catchment (Plan applies to Residential Accommodation development only) 16 Figure 1.6: Phillip Street release area catchment (Plan applies to Residential Accommodation development only) 17 iii
1. Overview & Summary Schedules 1.1 Overview of Plan The Orange Development Contributions Plan 2015 (the Plan) has been prepared to address anticipated demand for Local Infrastructure generated by new development up to 2031. The Plan applies to all land within the Orange Local Government Area (LGA). The Plan has been prepared following a review of Orange Development Contributions Plan 2012 (the 2012 Plan). Section 2.20 of the 2012 Plan required it to be regularly updated so that Council s infrastructure program remains on a sound financial footing, that developmentgenerated infrastructure is delivered in a reasonable time, and that contribution rates remain reasonable over time. This Plan updates the 2012 Plan by updating development assumptions, works items and costs in that plan, as well as a number of housekeeping modifications to the 2012 Plan. The type of development expected to occur in Orange, and which will impact on the demand for Local Infrastructure addressed under this Plan, is likely to include: Residential Accommodation development in release areas including Ploughmans Valley, North West Orange, Waratah, Bloomfield, Leeds Parade, Phillip Street and Shiralee; infill development through re-subdivision of lots or multi-unit and dual occupancy development in the established urban areas of Orange; infill development in the villages of Spring Hill and Lucknow; rural residential or large lot Residential Accommodation development in several localities including Clifton Grove, Ammerdown and Calare, and in the Murphys Lane area; and dispersed rural Residential Accommodation development in various rural localities. There have been various estimates of future population growth made for Orange. Projections prepared for this Plan indicate that the estimated residential population is expected to increase from 38,295 in 2009 (ABS 2009) to 43,850 in 2026, a total of 5,555 residents. The Plan estimates that the equivalent of over 3,000 standard residential lots. The projected increase in demand will give rise to the need for the Council to provide new, or augment the existing Local Infrastructure. This Plan authorises the (Council) or an Accredited Certifier to impose conditions on Development Consents or Complying Development Certificates requiring Development Contributions for the following: open space and recreation facilities; community and cultural facilities; stormwater drainage facilities; roads, traffic management and cycleways facilities; local facilities directly serving each of the release areas of Ploughmans Valley, North West Orange, Waratah, Bloomfield, Phillip Street, and Shiralee; and plan preparation and administration. 1
This Plan has been prepared in accordance with the requirements of the Environmental Planning and Assessment Act 1979 (the EP&A Act) and the Environmental Planning and Assessment Regulation 2000 (the EP&A Regulation). In preparing the Plan Council has had regard to practice notes issued by the NSW Department of Planning in accordance with clause 26(1) of the EP&A Regulation. This Plan sets out: the expected types of future development in the Council s area and the Local Infrastructure required to meet that development; the formulas used to determine the contribution rates provided for in this Plan; the contribution rates applying to different types of development; maps showing the location of the items of Local Infrastructure proposed to be provided by the Council supported by a works schedule setting out an estimate of their cost and staging; and the administrative and accounting procedures applying to contributions that are required by this Plan. 1.2 Works and contribution rate summary schedules The summary schedules on the following pages are included in this Plan: Contributions by area and category (including total infrastructure costs) Contributions by development type and area (including total infrastructure costs) It is stressed that these are provided as summary tables only and more details are contained in the later sections of the Plan. The contribution rates shown reflect the contribution rates at the date that the Plan commenced. Rates are regularly adjusted for inflation in accordance with the provisions of Section 2.13 of this Plan. Applicants should inquire at the Council for information on the latest contribution rates. 2
Residential Development Contributions Rates Summary Monetary Contribution Facility Per Resident Per Subdivided Lot or Detached Dwelling House Per 3 or more Bedroom Dwelling Per 2 Bedroom Dwelling Per 1 Bedroom Dwelling Development in Waratah urban release area Open Space and Recreation $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways $ 1,842.81 $ 5,067.72 $ 5,067.72 $ 2,981.01 $ 2,384.81 Stormwater Drainage $ - $ - $ - $ - $ - Local Area Facilities $ 3,636.36 $ 9,999.99 $ 9,999.99 $ 5,818.18 $ 4,363.63 Plan Preparation and Administration $ 207.42 $ 570.41 $ 570.41 $ 331.88 $ 248.91 Total $ 7,121.54 $ 19,584.23 $ 19,584.23 $ 11,426.98 $ 8,719.29 Development in Ploughmans Valley urban release area Open Space and Recreation $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways $ 1,851.52 $ 5,091.67 $ 5,091.67 $ 2,995.10 $ 2,396.08 Stormwater Drainage $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Local Area Facilities $ 3,410.05 $ 9,377.63 $ 9,377.63 $ 5,456.07 $ 4,092.05 Plan Preparation and Administration $ 204.24 $ 561.66 $ 561.66 $ 326.78 $ 245.09 Total $ 7,012.23 $ 19,283.62 $ 19,283.62 $ 11,252.23 $ 8,588.93 Development in North West Orange urban release area Open Space and Recreation $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways $ 1,851.52 $ 5,091.67 $ 5,091.67 $ 2,995.10 $ 2,396.08 Stormwater Drainage $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Local Area Facilities $ 2,029.33 $ 5,580.65 $ 5,580.65 $ 3,246.92 $ 2,435.19 Plan Preparation and Administration $ 162.82 $ 447.75 $ 447.75 $ 260.51 $ 195.38 Total $ 5,590.08 $ 15,372.73 $ 15,372.73 $ 8,976.81 $ 6,882.36 Development in DPI / Bloomfield urban release area Open Space and Recreation $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways $ 1,851.52 $ 5,091.67 $ 5,091.67 $ 2,995.10 $ 2,396.08 Stormwater Drainage $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Local Area Facilities $ 1,915.82 $ 5,268.52 $ 5,268.52 $ 3,065.32 $ 2,298.99 Plan Preparation and Administration $ 101.94 $ 280.33 $ 280.33 $ 163.10 $ 122.33 Total $ 5,415.70 $ 14,893.18 $ 14,893.18 $ 8,697.80 $ 6,673.10 Phillip Street Release Area Open Space and Recreation $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways $ 1,851.52 $ 5,091.67 $ 5,091.67 $ 2,995.10 $ 2,396.08 Stormwater Drainage $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Local Area Facilities $ 3,629.03 $ 9,979.84 $ 9,979.84 $ 5,806.45 $ 4,354.84 Plan Preparation and Administration $ 210.81 $ 579.73 $ 579.73 $ 337.29 $ 252.97 Total $ 7,237.78 $ 19,903.90 $ 19,903.90 $ 11,613.13 $ 8,859.60 Shiralee Release Area (Full) Open Space and Recreation $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways $ 1,842.81 $ 5,067.72 $ 5,067.72 $ 2,981.01 $ 2,384.81 Stormwater Drainage $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Local Area Facilities $ 6,458.51 $ 17,760.90 $ 17,760.90 $ 10,333.61 $ 7,750.21 Plan Preparation and Administration $ 295.43 $ 812.44 $ 812.44 $ 472.69 $ 354.52 Total $ 10,143.17 $ 27,893.73 $ 27,893.73 $ 16,261.60 $ 12,345.25 Shiralee Release Area (Capped) Open Space and Recreation $ 725.81 $ 725.81 $ 1,911.02 $ 1,433.27 Community and Cultural $ 146.18 $ 146.18 $ 384.89 $ 288.67 Roads and Cycleways $ 1,119.84 $ 1,119.84 $ 2,981.01 $ 2,384.81 Stormwater Drainage $ 67.74 $ 67.74 $ 178.37 $ 133.78 Local Area Facilities $ 17,760.90 $ 17,760.90 $ 10,333.61 $ 7,750.21 Plan Preparation and Administration $ 179.53 $ 179.53 $ 472.69 $ 354.52 Total $ 20,000.00 $ 20,000.00 $ 16,261.60 $ 12,345.25 Development in remainder of LGA Note 1 Open Space and Recreation $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways $ 1,851.52 $ 5,091.67 $ 5,091.67 $ 2,995.10 $ 2,396.08 Stormwater Drainage $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Local Area Facilities $ - $ - $ - $ - $ - Plan Preparation and Administration $ 101.94 $ 280.33 $ 280.33 $ 163.10 $ 122.33 Total $ 3,499.88 $ 9,624.67 $ 9,624.67 $ 5,632.48 $ 4,374.11 Note 1: Development on land zoned RU1, RU5, E1, E2 and E3 is not required to make contributions for Roads and Cycleways and Stormwater Drainage 3
Contributions Schedule Development in Waratah urban release area Monetary Contribution Residential Development Facility Value of Land & Works Schedule Per Resident Per Subdivided Lot or Detached Dwelling House Per 3 or more Bedroom Dwelling Per 2 Bedroom Dwelling Per 1 Bedroom Dwelling Open Space and Recreation Land Acquisition - Future $ - $ - $ - $ - $ - $ - Works - Future $ 18,602,245 $ 938.23 $ 2,580.13 $ 2,580.13 $ 1,501.17 $ 1,125.88 Land & Works - Existing $ 11,232,600 $ 256.16 $ 704.44 $ 704.44 $ 409.86 $ 307.39 Sub total $ 29,834,845 $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural Land Acquisition $ 617,525 $ 111.17 $ 305.71 $ 305.71 $ 177.86 $ 133.40 Works $ 718,766 $ 129.39 $ 355.82 $ 355.82 $ 207.03 $ 155.27 Land & Works - Existing $ - $ - $ - $ - $ - $ - Sub total $ 1,336,291 $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways Land Acquisition $ - $ - $ - $ - $ - $ - Works $ 30,678,408 $ 1,563.11 $ 4,298.56 $ 4,298.56 $ 2,528.57 $ 2,022.85 Land & Works - Existing $ 5,383,121 $ 279.69 $ 769.16 $ 769.16 $ 452.45 $ 361.96 Sub total $ 36,061,529 $ 1,842.81 $ 5,067.72 $ 5,067.72 $ 2,981.01 $ 2,384.81 Waratah Release Area Land Acquisition $ 6,328,400 $ 3,268.80 $ 8,989.20 $ 8,989.20 $ 5,230.08 $ 3,922.56 Works $ 4,384,507 $ 2,264.72 $ 6,227.99 $ 6,227.99 $ 3,623.56 $ 2,717.67 Land & Works - Existing -$ 3,672,911 -$ 1,897.16 -$ 5,217.20 -$ 5,217.20 -$ 3,035.46 -$ 2,276.60 Sub total $ 7,039,996 $ 3,636.36 $ 9,999.99 $ 9,999.99 $ 5,818.18 $ 4,363.63 Plan Preparation and Administration Plan Preparation and Administration $ 207.42 $ 570.41 $ 570.41 $ 331.88 $ 248.91 Sub total $ 207.42 $ 570.41 $ 570.41 $ 331.88 $ 248.91 4
Contributions Schedule Development in Ploughmans Valley urban release area Monetary Contribution Residential Development Facility Value of Land & Works Schedule Per Resident Per Subdivided Lot or Detached Dwelling House Per 3 or more Bedroom Dwelling Per 2 Bedroom Dwelling Per 1 Bedroom Dwelling Open Space and Recreation Land Acquisition - Future $ - $ - $ - $ - $ - $ - Works - Future $ 18,602,245 $ 938.23 $ 2,580.13 $ 2,580.13 $ 1,501.17 $ 1,125.88 Land & Works - Existing $ 11,232,600 $ 256.16 $ 704.44 $ 704.44 $ 409.86 $ 307.39 Sub total $ 29,834,845 $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural Land Acquisition $ 617,525 $ 111.17 $ 305.71 $ 305.71 $ 177.86 $ 133.40 Works $ 718,766 $ 129.39 $ 355.82 $ 355.82 $ 207.03 $ 155.27 Land & Works - Existing $ - $ - $ - $ - $ - $ - Sub total $ 1,336,291 $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways Land Acquisition $ - $ - $ - $ - $ - $ - Works $ 30,678,408 $ 1,571.82 $ 4,322.51 $ 4,322.51 $ 2,542.65 $ 2,034.12 Land & Works - Existing $ 5,383,121 $ 279.69 $ 769.16 $ 769.16 $ 452.45 $ 361.96 Sub total $ 36,061,529 $ 1,851.52 $ 5,091.67 $ 5,091.67 $ 2,995.10 $ 2,396.08 Stormwater Drainage Land Acquisition $ 68,442 $ 2.64 $ 7.26 $ 7.26 $ 4.23 $ 3.17 Works $ 6,642,886 $ 141.86 $ 390.10 $ 390.10 $ 226.97 $ 170.23 Land & Works - Existing $ 543,661 -$ 33.02 -$ 90.80 -$ 90.80 -$ 52.83 -$ 39.62 Sub total $ 7,254,989 $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Ploughmans Valley Release Area Land Acquisition $ 1,995,120 $ 1,094.42 $ 3,009.64 $ 3,009.64 $ 1,751.07 $ 1,313.30 Works $ 4,433,138 $ 2,431.78 $ 6,687.40 $ 6,687.40 $ 3,890.85 $ 2,918.14 Land & Works - Existing $ 437,939 -$ 116.15 -$ 319.42 -$ 319.42 -$ 185.84 -$ 139.38 Sub total $ 6,866,197 $ 3,410.05 $ 9,377.63 $ 9,377.63 $ 5,456.07 $ 4,092.05 Plan Preparation and Administration Plan Preparation and Administration $ 204.24 $ 561.66 $ 561.66 $ 326.78 $ 245.09 Sub total $ 204.24 $ 561.66 $ 561.66 $ 326.78 $ 245.09 5
Contributions Schedule Development in North West Orange urban release area Monetary Contribution Residential Development Facility Value of Land & Works Schedule Per Resident Per Subdivided Lot or Detached Dwelling House Per 3 or more Bedroom Dwelling Per 2 Bedroom Dwelling Per 1 Bedroom Dwelling Open Space and Recreation Land Acquisition - Future $ - $ - $ - $ - $ - $ - Works - Future $ 18,602,245 $ 938.23 $ 2,580.13 $ 2,580.13 $ 1,501.17 $ 1,125.88 Land & Works - Existing $ 11,232,600 $ 256.16 $ 704.44 $ 704.44 $ 409.86 $ 307.39 Sub total $ 29,834,845 $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural Land Acquisition $ 617,525 $ 111.17 $ 305.71 $ 305.71 $ 177.86 $ 133.40 Works $ 718,766 $ 129.39 $ 355.82 $ 355.82 $ 207.03 $ 155.27 Land & Works - Existing $ - $ - $ - $ - $ - $ - Sub total $ 1,336,291 $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways Land Acquisition $ - $ - $ - $ - $ - $ - Works $ 30,678,408 $ 1,571.82 $ 4,322.51 $ 4,322.51 $ 2,542.65 $ 2,034.12 Land & Works - Existing $ 5,383,121 $ 279.69 $ 769.16 $ 769.16 $ 452.45 $ 361.96 Sub total $ 36,061,529 $ 1,851.52 $ 5,091.67 $ 5,091.67 $ 2,995.10 $ 2,396.08 Stormwater Drainage Land Acquisition $ 68,442 $ 2.64 $ 7.26 $ 7.26 $ 4.23 $ 3.17 Works $ 6,642,886 $ 141.86 $ 390.10 $ 390.10 $ 226.97 $ 170.23 Land & Works - Existing $ 543,661 -$ 33.02 -$ 90.80 -$ 90.80 -$ 52.83 -$ 39.62 Sub total $ 7,254,989 $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 NW Orange Release Area Land Acquisition $ 1,772,964 $ 1,532.43 $ 4,214.18 $ 4,214.18 $ 2,451.89 $ 1,838.91 Works $ 921,576 $ 997.38 $ 2,742.79 $ 2,742.79 $ 1,595.80 $ 1,196.85 Land & Works - Existing $ - -$ 500.48 -$ 1,376.32 -$ 1,376.32 -$ 800.77 -$ 600.58 Sub total $ 2,694,540 $ 2,029.33 $ 5,580.65 $ 5,580.65 $ 3,246.92 $ 2,435.19 Plan Preparation and Administration Plan Preparation and Administration $ 162.82 $ 447.75 $ 447.75 $ 260.51 $ 195.38 Sub total $ 162.82 $ 447.75 $ 447.75 $ 260.51 $ 195.38 6
Contributions Schedule Development in DPI / Bloomfield urban release area Monetary Contribution Residential Development Facility Value of Land & Works Schedule Per Resident Per Subdivided Lot or Detached Dwelling House Per 3 or more Bedroom Dwelling Per 2 Bedroom Dwelling Per 1 Bedroom Dwelling Open Space and Recreation Land Acquisition - Future $ - $ - $ - $ - $ - $ - Works - Future $ 18,602,245 $ 938.23 $ 2,580.13 $ 2,580.13 $ 1,501.17 $ 1,125.88 Land & Works - Existing $ 11,232,600 $ 256.16 $ 704.44 $ 704.44 $ 409.86 $ 307.39 Sub total $ 29,834,845 $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural Land Acquisition $ 617,525 $ 111.17 $ 305.71 $ 305.71 $ 177.86 $ 133.40 Works $ 718,766 $ 129.39 $ 355.82 $ 355.82 $ 207.03 $ 155.27 Land & Works - Existing $ - $ - $ - $ - $ - $ - Sub total $ 1,336,291 $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways Land Acquisition $ - $ - $ - $ - $ - $ - Works $ 30,678,408 $ 1,571.82 $ 4,322.51 $ 4,322.51 $ 2,542.65 $ 2,034.12 Land & Works - Existing $ 5,383,121 $ 279.69 $ 769.16 $ 769.16 $ 452.45 $ 361.96 Sub total $ 36,061,529 $ 1,851.52 $ 5,091.67 $ 5,091.67 $ 2,995.10 $ 2,396.08 Stormwater Drainage Land Acquisition $ 68,442 $ 2.64 $ 7.26 $ 7.26 $ 4.23 $ 3.17 Works $ 6,642,886 $ 141.86 $ 390.10 $ 390.10 $ 226.97 $ 170.23 Land & Works - Existing $ 543,661 -$ 33.02 -$ 90.80 -$ 90.80 -$ 52.83 -$ 39.62 Sub total $ 7,254,989 $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Bloomfield / DPI Release Area Land Acquisition $ - $ - $ - $ - $ - $ - Works $ 2,845,000 $ 1,915.82 $ 5,268.52 $ 5,268.52 $ 3,065.32 $ 2,298.99 Land & Works - Existing $ - $ - $ - $ - $ - $ - Sub total $ 2,845,000 $ 1,915.82 $ 5,268.52 $ 5,268.52 $ 3,065.32 $ 2,298.99 Plan Preparation and Administration Plan Preparation and Administration $ 101.94 $ 280.33 $ 280.33 $ 163.10 $ 122.33 Sub total $ 101.94 $ 280.33 $ 280.33 $ 163.10 $ 122.33 7
Contributions Schedule Development in Shiralee urban release area (Uncapped contribution rates) Monetary Contribution Residential Development Facility Value of Land & Works Schedule Per Resident Per Subdivided Lot or Detached Dwelling House Per 3 or more Bedroom Dwelling Per 2 Bedroom Dwelling Per 1 Bedroom Dwelling Open Space and Recreation Land Acquisition - Future $ - $ - $ - $ - $ - $ - Works - Future $ 18,602,245 $ 938.23 $ 2,580.13 $ 2,580.13 $ 1,501.17 $ 1,125.88 Land & Works - Existing $ 11,232,600 $ 256.16 $ 704.44 $ 704.44 $ 409.86 $ 307.39 Sub total $ 29,834,845 $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural Land Acquisition $ 617,525 $ 111.17 $ 305.71 $ 305.71 $ 177.86 $ 133.40 Works $ 718,766 $ 129.39 $ 355.82 $ 355.82 $ 207.03 $ 155.27 Land & Works - Existing $ - $ - $ - $ - $ - $ - Sub total $ 1,336,291 $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways Land Acquisition $ - $ - $ - $ - $ - $ - Works $ 30,678,408 $ 1,563.11 $ 4,298.56 $ 4,298.56 $ 2,528.57 $ 2,022.85 Land & Works - Existing $ 5,383,121 $ 279.69 $ 769.16 $ 769.16 $ 452.45 $ 361.96 Sub total $ 36,061,529 $ 1,842.81 $ 5,067.72 $ 5,067.72 $ 2,981.01 $ 2,384.81 Stormwater Drainage Land Acquisition $ 68,442 $ 2.64 $ 7.26 $ 7.26 $ 4.23 $ 3.17 Works $ 6,642,886 $ 141.86 $ 390.10 $ 390.10 $ 226.97 $ 170.23 Land & Works - Existing $ 543,661 -$ 33.02 -$ 90.80 -$ 90.80 -$ 52.83 -$ 39.62 Sub total $ 7,254,989 $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Shiralee Release Area Land Acquisition $ 2,432,124 $ 479.33 $ 1,318.16 $ 1,318.16 $ 766.93 $ 575.20 Works $ 30,338,352 $ 5,979.18 $ 16,442.74 $ 16,442.74 $ 9,566.69 $ 7,175.01 Land & Works - Existing $ - $ - $ - $ - $ - $ - Sub total $ 32,770,476 $ 6,458.51 $ 17,760.90 $ 17,760.90 $ 10,333.61 $ 7,750.21 Plan Preparation and Administration Plan Preparation and Administration $ 295.43 $ 812.44 $ 812.44 $ 472.69 $ 354.52 Sub total $ 295.43 $ 812.44 $ 812.44 $ 472.69 $ 354.52 8
Contributions Schedule Development in Phillip Street urban release area Monetary Contribution Residential Development Facility Value of Land & Works Schedule Per Resident Per Subdivided Lot or Detached Dwelling House Per 3 or more Bedroom Dwelling Per 2 Bedroom Dwelling Per 1 Bedroom Dwelling Open Space and Recreation Land Acquisition - Future $ - $ - $ - $ - $ - $ - Works - Future $ 18,602,245 $ 938.23 $ 2,580.13 $ 2,580.13 $ 1,501.17 $ 1,125.88 Land & Works - Existing $ 11,232,600 $ 256.16 $ 704.44 $ 704.44 $ 409.86 $ 307.39 Sub total $ 29,834,845 $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural Land Acquisition $ 617,525 $ 111.17 $ 305.71 $ 305.71 $ 177.86 $ 133.40 Works $ 718,766 $ 129.39 $ 355.82 $ 355.82 $ 207.03 $ 155.27 Land & Works - Existing $ - $ - $ - $ - $ - $ - Sub total $ 1,336,291 $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways Land Acquisition $ - $ - $ - $ - $ - $ - Works $ 30,678,408 $ 1,571.82 $ 4,322.51 $ 4,322.51 $ 2,542.65 $ 2,034.12 Land & Works - Existing $ 5,383,121 $ 279.69 $ 769.16 $ 769.16 $ 452.45 $ 361.96 Sub total $ 36,061,529 $ 1,851.52 $ 5,091.67 $ 5,091.67 $ 2,995.10 $ 2,396.08 Stormwater Drainage Land Acquisition $ 68,442 $ 2.64 $ 7.26 $ 7.26 $ 4.23 $ 3.17 Works $ 6,642,886 $ 141.86 $ 390.10 $ 390.10 $ 226.97 $ 170.23 Land & Works - Existing $ 543,661 -$ 33.02 -$ 90.80 -$ 90.80 -$ 52.83 -$ 39.62 Sub total $ 7,254,989 $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Phillip Street Release Area Land Acquisition $ 57,850 $ 466.53 $ 1,282.96 $ 1,282.96 $ 746.45 $ 559.84 Works $ 392,150 $ 3,162.50 $ 8,696.88 $ 8,696.88 $ 5,060.00 $ 3,795.00 Land & Works - Existing $ - $ - $ - $ - $ - $ - Sub total $ 450,000 $ 3,629.03 $ 9,979.84 $ 9,979.84 $ 5,806.45 $ 4,354.84 Plan Preparation and Administration Plan Preparation and Administration $ 210.81 $ 579.73 $ 579.73 $ 337.29 $ 252.97 Sub total $ 210.81 $ 579.73 $ 579.73 $ 337.29 $ 252.97 9
Contributions Schedule Development in remainder of LGA Note: Development on land zoned RU1, RU5, E1, E2 and E3 is not required to make contributions for Roads and Cycleways and Stormwater Drainage Monetary Contribution Residential Development Facility Value of Land & Works Schedule Per Resident Per Subdivided Lot or Detached Dwelling House Per 3 or more Bedroom Dwelling Per 2 Bedroom Dwelling Per 1 Bedroom Dwelling Open Space and Recreation Land Acquisition - Future $ - $ - $ - $ - $ - $ - Works - Future $ 18,602,245 $ 938.23 $ 2,580.13 $ 2,580.13 $ 1,501.17 $ 1,125.88 Land & Works - Existing $ 11,232,600 $ 256.16 $ 704.44 $ 704.44 $ 409.86 $ 307.39 Sub total $ 29,834,845 $ 1,194.39 $ 3,284.57 $ 3,284.57 $ 1,911.02 $ 1,433.27 Community and Cultural Land Acquisition $ 617,525 $ 111.17 $ 305.71 $ 305.71 $ 177.86 $ 133.40 Works $ 718,766 $ 129.39 $ 355.82 $ 355.82 $ 207.03 $ 155.27 Land & Works - Existing $ - $ - $ - $ - $ - $ - Sub total $ 1,336,291 $ 240.56 $ 661.53 $ 661.53 $ 384.89 $ 288.67 Roads and Cycleways Land Acquisition $ - $ - $ - $ - $ - $ - Works $ 30,678,408 $ 1,571.82 $ 4,322.51 $ 4,322.51 $ 2,542.65 $ 2,034.12 Land & Works - Existing $ 5,383,121 $ 279.69 $ 769.16 $ 769.16 $ 452.45 $ 361.96 Sub total $ 36,061,529 $ 1,851.52 $ 5,091.67 $ 5,091.67 $ 2,995.10 $ 2,396.08 Stormwater Drainage Land Acquisition $ 68,442 $ 2.64 $ 7.26 $ 7.26 $ 4.23 $ 3.17 Works $ 6,642,886 $ 141.86 $ 390.10 $ 390.10 $ 226.97 $ 170.23 Land & Works - Existing $ 543,661 -$ 33.02 -$ 90.80 -$ 90.80 -$ 52.83 -$ 39.62 Sub total $ 7,254,989 $ 111.48 $ 306.57 $ 306.57 $ 178.37 $ 133.78 Public Car Parking Land & Works - Existing $ 4,248,300 Sub total $ 4,248,300 Plan Preparation and Administration Plan Preparation and Administration $ 101.94 $ 280.33 $ 280.33 $ 163.10 $ 122.33 Sub total $ 101.94 $ 280.33 $ 280.33 $ 163.10 $ 122.33 10
1.3 Calculating a contribution under this Plan The type and quantum of the contribution applicable to any development will relate to: the type of development proposed (refer to Section 2.6 for list of developments subject to a contribution under this Plan); the location of the development site; and the Local Infrastructure service catchments that are relevant to the development site. Note that: All Residential Accommodation development throughout the LGA that is likely to generate an increase in demand for infrastructure identified in Sections 3.2.1 to 3.2.4 of this Plan will be levied a contribution for all of those infrastructure categories. There are several exceptions however and these are noted in Table 2.1 and in the discussion on demand and cost apportionment in each of those sections. In addition to note 1., Residential Accommodation development situated within the Waratah, Ploughmans Valley and North West Orange, DPI/Bloomfield, Phillip Street and Shiralee release areas, as shown in Figures 1.1 to 1.6, respectively, will be required to make a contribution toward various local area items identified in Sections 3.2.5, 3.2.6, 3.2.7, 3.2.8 and 3.2.9, respectively, of this Plan. Contribution rates for various locations, infrastructure types and development types are shown in the tables in Section 1.2 of this Plan. The total monetary contribution levied for any individual development is the sum of the contributions shown in Section 1.2, less any allowance for existing developments, if applicable (refer to Section 2.10.1). The contribution rates in this Plan are the contribution rates at the date that the Plan commenced. Rates are regularly adjusted for inflation in accordance with the provisions of Section 2.13 of this Plan. Applicants should inquire at the Council for information on the latest contribution rates. 11
Figure 1.1: Waratah release area catchment (Plan applies to Residential Accommodation development only) 12
Figure 1.2: Ploughmans Valley release area catchment (Plan applies to Residential Accommodation development only) 13
Figure 1.3: North West Orange release area catchment (Plan applies to Residential Accommodation only) 14
Figure 1.4: DPI/Bloomfield release area catchment Plan applies to Residential Accommodation development in R2 zone only) 15
Figure 1.5: Shiralee release area catchment (Plan applies to Residential Accommodation development only) 16
Figure 1.6: Phillip Street release area catchment (Plan applies to Residential Accommodation development only) 17
1.4 What are Development Contributions? Development contributions are contributions made by those undertaking development approved under the EP&A Act toward the provision of public infrastructure. A council or an Accredited Certifier can require, through imposition of a condition or conditions on a Development Consent, Development Contributions if: the relevant council has adopted a contributions plan justifying the contribution (such as this Plan); and the contribution is imposed in accordance with the provisions of such a plan. There are two kinds of Development Contributions for Local Infrastructure that may be required by a consent authority that is a council or an Accredited Certifier. These are: contributions imposed pursuant to the provisions of section 94 of the EP&A Act and which illustrate a direct link or nexus between the development and the infrastructure; and contributions imposed pursuant to the provisions of section 94A of the EP&A Act and which need not reflect a nexus between the development and the infrastructure. Section 94A levies are simply a monetary contribution that is based on a percentage of the proposed cost of carrying out a development. However, only one of these types of contribution may be imposed on any individual Development Consent. This Plan is only concerned with section 94 contributions. 1.5 Cap on monetary section 94 contributions As part of the State Government s strategy to stimulate housing construction, increase housing supply and improve housing affordability in NSW, the Government now imposes limits on the total monetary section 94 contributions that a consent authority may impose on developments. The Minister for Planning issued a direction under section 94E of the EP&A Act effective from 21 August 2012 that restricts consent authorities from imposing conditions of consent requiring monetary section 94 contributions on Development for residential lots or dwellings in excess of the monetary cap specified by or under the Direction. The monetary cap applying to residential development on land within Orange LGA is $20,000 per lot or dwelling. Consistent with that policy, this Plan does not authorise section 94 contributions on a Residential Accommodation Development to exceed $20,000 per lot or dwelling in that Development. 18
2. Administration and operation of this Plan 2.1 Definitions In this Plan, the following words and phrases have the following meanings: Accredited Certifier has the same meaning as in the EP&A Act. Apportionment means the process by which the assessed demand or cost is related specifically to the development from which contributions may be sought. Apportionment seeks to ensure that new development only pays its share or portion of the cost of the facility or work for which it has created a demand. Attributable Cost means the estimated cost for each item in the works schedules set out in Section 4 of this Plan, which may differ from the final actual cost of the item. It will be the value used in determining the amount of any offset of monetary contributions related to any works-inkind proposal. Local Infrastructure means public amenities and public services but does not include water and sewerage services. Complying Development Certificate has the same meaning as in the EP&A Act. CPI means the Consumer Price Index (All Groups - Sydney) published by the Australia Statistician. Council means. Development has the same meaning as in the EP&A Act. Development Consent means consent under Part 4 of the EP&A Act to carry out development and includes, unless expressly excluded, a Complying Development Certificate. Development Contribution means the making of a monetary contribution, dedication of land or the providing of a Material Public Benefit as works in kind, or any combination of the above as referred to in the EP&A Act for the provision of public or Local Infrastructure. EP&A Act means the Environmental Planning and Assessment Act 1979. EP&A Regulation means the Environmental Planning and Assessment Regulation 2000. LGA means Local Government Area. Material Public Benefit means something provided by a person entitled to act on a Development Consent, other than the dedication of land or the payment of a monetary contribution. Plan means this contributions plan. Planning Agreement means a Planning Agreement referred to in Section 93F of the EP&A Act. 19
Residential Accommodation has the same meaning as in Orange Local Environmental Plan 2011. residential accommodation means a building or place used predominantly as a place of residence, and includes any of the following: (a) attached dwellings, (b) boarding houses, (c) dual occupancies, (d) dwelling houses, (e) group homes, (f) hostels, (g) multi dwelling housing, (h) residential flat buildings, (i) rural workers dwellings, (j) secondary dwellings, (k) semi-detached dwellings, (l) seniors housing, (m) shop top housing, but does not include tourist and visitor accommodation or caravan parks. Servicing Strategy means the Infrastructure Assessment: Southern Suburb Servicing Strategy prepared by Geolyse Pty Ltd in 2009. SSS means the Orange Sustainable Settlement Strategy and Local Environmental Study prepared by Parsons Brinckerhoff, October 2004. Work in kind means the undertaking of a work or provision of a facility by an applicant which is already nominated in the works schedule of a contributions plan. 2.2 Name of this Plan This contributions plan is called the Orange Development Contributions Plan 2015. 2.3 Purpose of this Plan The primary purpose of the Plan is to authorise: the Council, when granting consent to an application to carry out development to which this Plan applies; or an Accredited Certifier, when issuing a Complying Development Certificate for development to which this Plan applies, to require a section 94 contribution to be made towards: the provision, extension or augmentation of Local Infrastructure only where development is likely to require the provision of or increase the demand for Local Infrastructure; and the recoupment of the cost of providing existing Local Infrastructure within the area to which this Plan applies. 20
Other purposes of the Plan are: to provide the framework for the efficient and equitable determination, collection and management of Development Contributions toward the provision of Local Infrastructure generated by development within the area; to determine the demand for public facilities generated by the incoming population to the area and ensure that development makes a reasonable contribution toward the provision of services and facilities that are required for that population; to ensure that the existing community is not unreasonably burdened by the provision of public infrastructure required (either partly or fully) as a result of development in the area; and to ensure Council s management of Development Contributions complies with relevant legislation and practice notes, and achieves best practice in plan format and management. 2.4 Commencement of this Plan This Plan commences on the date on which public notice was published, pursuant to clause 31(4) of the EP&A Regulation. 2.5 Land to which this Plan applies This Plan applies to all of the land in the City of Orange LGA. 2.6 Development to which this Plan applies Table 2.1 sets out the types of development that may be required under this Plan to make a contribution toward the provision of Local Infrastructure, and the contributions that the development type may be subject to. Table 2.1: Development type Development types and contributions required Development contributions required under this Plan Residential Accommodation development throughout the LGA Open space and recreation future land acquisitions future works recoupment works Community and cultural facilities future works and programs Residential Accommodation development other than: development on land zoned RU1, RU5, E1, E2 and E3 under Orange Local Environmental Plan 2011 development within the Waratah release area (Figure 1.1)* Residential Accommodation development within the Waratah release area (Figure 1.1) Stormwater drainage facilities future land acquisitions future works Roads and cycleways facilities future land acquisitions future works recoupment works Open space and recreation facilities, community and cultural facilities, paths and cycleways, 21
Development type Residential Accommodation development within the Ploughmans Valley release area (Figure 1.2) Residential Accommodation development within the North West Orange release area (Figure 1.3) Residential Accommodation development within the DPI / Bloomfield release area (Figure 1.4) Residential Accommodation development within the Shiralee release area (Figure 1.5) Residential Accommodation development within the Phillip Street release area (Figure 1.6) Development contributions required under this Plan stormwater drainage facilities designed to serve the Waratah release area future land acquisitions future works recoupment works Open space and recreation facilities, roads and traffic management facilities designed to serve the Ploughmans Valley release area future land acquisitions future works Open space and recreation facilities designed to serve the North West Orange release area future land acquisitions future works Roads and traffic management facilities designed to serve the DPI / Bloomfield release area future works Open space and recreation facilities, street presentation, stormwater drainage facilities, and roads and traffic management facilities designed to serve the Shiralee release area future land acquisitions future works Roads and traffic management facilities designed to serve the Phillip Street release area future works * Waratah excluded from LGA wide stormwater drainage and cycleways only; Waratah developments are required to contribute to Roads facilities 2.6.1 Development exempted from contributions under this Plan The following types of development, or components of development, will be exempted from a requirement to make contributions under this Plan: Development for the purposes of any form of seniors housing as defined in State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004 that is provided by a social housing provider as defined in that Policy. 2.7 Relationship to other plans and policies This Plan repeals Orange Development Contribution Plan 2012. Funds collected for specific types of infrastructure under Orange Development Contribution Plan 2012 will be directed toward the provision of the same type of Local Infrastructure included in this Plan. 22
2.8 Local Infrastructure addressed by this Plan The types of Local Infrastructure required to meet the demands of the expected future development in the Orange LGA, and which are addressed in this Plan, are as follows: new and upgraded roads and intersections; pedestrian and cycleways; streetscape treatments; local and district sporting, recreational, cultural and social facilities including a multipurpose community centre, playgrounds and their embellishment; drainage and stormwater management works including retarding basins and channel widening; and Local Infrastructure land acquisition. 2.9 Contributions for Local Infrastructure may be required as a conditions of consent 2.9.1 Monetary contributions This Plan authorises Council or an Accredited Certifier, when determining an application for Development or an application for a Complying Development Certificate relating to development to which this Plan applies, and subject to other provisions of this Plan, to impose a condition requiring a section 94 monetary contribution on that Development to enable the provision of Local Infrastructure identified in this Plan. This Plan also authorises the Council or an Accredited Certifier to require monetary contributions from development towards recouping the cost of the provision of existing Local Infrastructure that has been provided by the Council for or to facilitate the carrying out of development and which the Development will benefit from. 2.9.2 Land contributions This Plan authorises Council, through the imposition of a condition or conditions of Development Consent, to require in connection with any Development on land to which this Plan applies: the dedication of land for Local Infrastructure free of cost to the Council; and / or the payment of a monetary contribution to the Council for land for Local Infrastructure that is required to enable the provision of Local Infrastructure identified in this Plan. Wherever land required under this Plan is situated within a development site within an urban release area, the Council will generally require the developer of that land to dedicate the land required under this Plan free of cost. The value of any land required to be dedicated will be taken into account in determining the total monetary contributions required by the Development under this Plan. Where the area of land to be dedicated exceeds the amount that would be required for the Development, then the difference shall be reimbursed or offset against other contributions required by the Council. 23
Council is not obliged to reimburse contributions until such time as all of the development anticipated in this Plan has been approved. 2.10 Calculation of contributions Contribution rates applying to Development are shown in Section 1.2 of this Plan. The formulas used to calculate contribution rates are set out in the infrastructure strategy plans included in Section 3.2 of this Plan. 2.10.1 Allowances/credits for existing Residential Accommodation development Monetary contributions determined under this Plan will be calculated according to the estimated net increase in infrastructure demand that a particular Development is deemed to generate. For Residential Accommodation Development Contributions, Council will take into consideration the existing infrastructure demand (based on the assumed existing population) relating to the Development site for the purpose of determining the net increase, at the rates cited in Table 2.2. Table 2.2: Assumed infrastructure demand attributable to existing Residential Accommodation developments Residential Accommodation development type Assumed average household occupancy rate Dwelling houses and single vacant allotments 2.75 persons per dwelling or lot Other dwellings: 1 bedroom 1.2 persons per dwelling 2 bedroom 1.6 persons per dwelling 3 or more bedroom 2.75 persons per dwelling 2.11 Other contributions to be taken into account Council, in proposing to impose a requirement for a Local Infrastructure contribution, will take into consideration any land, money or other Material Public Benefit that the applicant has elsewhere dedicated or provided free of cost within the area (or any adjoining area) or previously paid to the consent authority, other than: a benefit provided as a condition of the grant of Development Consent under the EP&A Act, or a benefit excluded from consideration by a Planning Agreement. In order for Council to consider the previous benefits made by the applicant, details must be submitted at the time of the development application. A reduction in the contribution requirement under this Plan may be considered where it can be demonstrated by the applicant that: the land, money or other Material Public Benefit previously provided continues to provide an ongoing benefit to the community; the benefit was not required to be provided under a condition of consent or under a Planning Agreement; 24
the benefit offsets some of the need for Local Infrastructure identified in this Plan; whether the works schedule included this Plan would require amendment; and the financial implications for cash flow and the continued implementation of the works schedule included in this Plan (including whether the Council would need make up for any shortfall in contributions by its agreement to reduce the contribution). 2.12 Obligations of Accredited Certifiers 2.12.1 Complying Development Certificates This Plan authorises that, in relation to an application made to an Accredited Certifier for a Complying Development Certificate: the Accredited Certifier must, if a Complying Development Certificate is issued, impose a condition requiring a Development Contribution, if such a contribution is authorised by this Plan; and such contribution can only be a monetary contribution required under this Plan; and the amount of the monetary contribution that the Accredited Certifier must so impose is the amount determined in accordance with this Plan. It is the responsibility of the principal certifying authority to accurately calculate and apply the Development Contribution conditions to Complying Development Certificates. Deferred payments of contributions required by a condition of a Complying Development Certificate will not be accepted. Failure to follow this procedure may render such a certificate invalid and expose the certifier to legal action. 2.12.2 Construction certificates It is the responsibility of an Accredited Certifier issuing a construction certificate to certify that any Development Contributions required as a condition of Development Consent or Complying Development Certificate have been paid to the Council prior to the issue of the certificate. The Accredited Certifier must ensure that the applicant provides a receipt (or receipts) confirming that contributions have been fully paid and copies of such receipts must be included with copies of the certified plans provided to the Council in accordance with clause 142(2) of the EP&A Regulation. Failure to follow this procedure may render such a certificate invalid and expose the certifier to legal action. The only exceptions to the requirement are where a work in kind, material public benefit, dedication of land and/or deferred payment arrangement has been agreed by the consent authority. In such cases Council will issue a letter confirming that an alternative payment method has been agreed with the applicant. 2.13 Adjustment of contributions rates under this Plan The purpose of this section is to ensure that the monetary contribution rates imposed at the time of Development Consent are regularly adjusted to reflect the indexed cost of the provision of infrastructure included in this Plan. 25
In accordance with clause 32(3)(b) of the EP&A Regulation, Council may, without the necessity of preparing a new or amending contributions plan, make changes to the section 94 contribution rates set out in this Plan to reflect quarterly variations to the Consumer Price Index (All Groups Index) for Sydney as provided by the Australian Bureau of Statistics. Note: The contribution rate will not be less than the contribution rate specified at the date of the adoption of this Plan. 2.14 Adjustment of contributions required by a condition imposed under this Plan The purpose of this section is to ensure that the monetary contributions imposed on Developments at the time of Development Consent are adjusted at the time of payment to reflect the indexed cost of the provision of infrastructure included in this Plan. A Local Infrastructure Contribution required by a condition of Development Consent imposed in accordance with this Plan will be indexed between the date of the grant of the Development Consent and the date on which the contribution is paid in accordance with the Consumer Price Index (All Groups Index) for Sydney as provided by the Australian Bureau of Statistics. The current contribution rates are published by the Council and are available from the Council offices. Should the Council not validly publish the applicable contribution rates, the rate applicable will be calculated in accordance with the most recent validly published rate. 2.15 Timing of payment of monetary contributions required under this Plan Council s policy in relation to the timing of payments of monetary contributions required under this Plan is as follows: Development applications involving subdivision - prior to the release of the subdivision certificate. Development applications involving building work - prior to the release of the construction certificate. Development applications where no subdivision or building approval is required prior to the issue of Development Consent or release of the occupation certificate. Complying development works prior to the issue of a Complying Development Certificate. 2.16 Policy on deferred or periodic payments Council may accept the deferred or periodic payment of part or all of a monetary contribution required under this Plan if the applicant, or any other person entitled to act upon the relevant consent, makes a written request and can satisfy the Council that non-compliance with the payment provisions is justified. Acceptance of any request for deferred or periodic payment is entirely at the discretion of the council. Deferred or periodic payments may be permitted in any of the following circumstances: 26