PART 8 INFRASTRUCTURE
DIVISIONS 1-3 PRIORITY INFRASTRUCTURE PLAN & INFRASTRUCTURE CHARGES SCHEDULE
PART 8 INFRASTRUCTURE DIVISION 1 PRIORITY INFRASTRUCTURE PLAN (PIP)
1.0 INTRODUCTION
This is the Priority Infrastructure Plan (PIP) for Gold Coast City Council prepared in accordance with the requirements of the Integrated Planning Act 1997 (IPA) and IPA Infrastructure Guidelines 1/04 and 2/04.
The PIP will be subject to reviews in accordance with the requirements of IPA and will also be reviewed after the adoption of the Local Growth Management Strategy, which is required under the South East Queensland Regional Plan 2005-2026 (SEQRP).
1.1. Purpose
The purpose of the PIP is to define the scale, type, timing and location of growth in the Gold Coast in order to plan future trunk infrastructure and to determine the charges required to fund it in a timely fashion.
IPA requires integration of land use and infrastructure planning to allow infrastructure to be supplied in a coordinated, efficient and orderly manner. This enables sustainable development and encourages urban growth in areas where adequate infrastructure exists or can be provided efficiently.
1.2. PIP Terms, Acronyms and Definitions
Definitions are provided to assist the reader’s understanding of the PIP. Where appropriate, reference should be made to the relevant legislation for statutory definitions.
Term Acronym Definition
Additional Trunk (a) the costs of supplying infrastructure to development that is: Infrastructure Costs (i) inconsistent with the assumptions about the type, scale, location or timing of future development stated in the PIP, or , (ii) is located wholly or partially outside the PIA, and (b) would impose additional trunk infrastructure costs on the infrastructure provider taking into account:
(i) infrastructure charges or regulated infrastructure charges levied on the development, and (ii) trunk infrastructure supplied or to be supplied by the applicant in respect of the development. (refer to IPA definition) Apportionment The division of costs so that each user pays for their proportional use or planned allocation of the assets needed to provide the Desired Standard of Service.
Assessable Demand The Infrastructure demand for the network, assessed for a development application. This is expressed in Trip Ends (TE) for Transport, Impervious Hectares (Imp Ha) for Stormwater and Equivalent Tenements (ET) for Recreation Facilities.
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 1 of 152 Term Acronym Definition Charge Area A defined area of an infrastructure network to which an infrastructure charge rate applies.
Chargeable Demand The demand on infrastructure allocated on the network as a result of a proposed development. It is calculated as the amount of units (either Trip Ends, Impervious Hectares or Equivalent Tenements), after deducting any Credits from the Assessable Demand.
The standard of performance for which development Desired Standard of Service DSS infrastructure is planned and provided.
Developable Area The Gross Site Area less areas constrained by physical constraints arising under the Planning Scheme but limited to:
• Steep slopes and unstable land
• Areas subject to flooding
• Bushfire hazard areas
• Areas of vegetation and ecological significance, including land required for environmental purposes
• Water catchment areas.
Development Infrastructure (a) land or works, or both land and works for—
(i) urban and rural residential water cycle management infrastructure (including infrastructure for water supply, sewerage, collecting water, treating water, stream managing, disposing of waters and flood mitigation); or (ii) transport infrastructure (including roads, vehicle lay- bys, traffic control devices, dedicated public transport corridors, public parking facilities predominantly serving a local area, cycleways, pathways, ferry terminals and the local function, but not any other function, of State controlled roads); or (iii) local public parks infrastructure (including playground equipment, playing fields, courts and picnic facilities); or (b) land, and works that ensure the land is suitable for development, for local community facilities, including, for example—
• Infrastructure Charges Schedule Guidelines
• Department of Local Government, Planning, Sport and Recreation
(i) community halls or centres; or (ii) public recreation centres; or (iii) public libraries. (refer to IPA definition)
Development Offsets An amount offset against the Infrastructure Charge for the relevant infrastructure network to recognise the value (less any contingency amounts) of land or items of trunk infrastructure supplied as part of a development.
2 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 Term Acronym Definition Discounting The process of expressing the value of a future asset in present terms.
Discounted Value The present value of a future asset.
Equivalent Tenement ET A property-based unit of measurement used to indicate infrastructure demand. The demand from a property, with a single detached dwelling is 1 ET.
Establishment Cost The cost of:
Preparing an Infrastructure Charges Schedule, including:
• the Desired Standards of Service; and
• Plans For Trunk Infrastructure used to calculate the charges stated in the Infrastructure Charges Schedule; and
On going administration costs:
• for the Infrastructure Charges Schedule
• for the infrastructure; and
For future infrastructure —
• all costs for the design, financing and construction of the infrastructure and
• for land acquisition for the infrastructure; and
For existing infrastructure—
(i) the residual financing cost of the existing infrastructure; and
(ii) the cost of reconstructing the same works using contemporary materials, techniques and technologies; and
(iii) if the land acquisition for the infrastructure was completed after 1 January 1990—the value of the land at the time it was acquired, adjusted for inflation.
(refer to IPA definition)
Estimated Resident ERP The estimated total population less visitors. Population
Fee Simple Outright, unqualified ownership of real estate, free of any liens or other claims against title.
The part of a catchment / site which is impervious, expressed Fraction Impervious as a decimal or percentage.
The planned demand for a specific site (size and location) GCCC Planned Demand based on the GCCC planned infrastructure calculations.
The total floor area of a building measured from the outside of the external walls or from the centre of party walls. This term Gross Floor Area GFA includes all roofed areas, except for the area of any roof overhang, beyond the perimeter building walls.
(Refer to GCCC Planning Scheme for further details)
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 3 of 152 Term Acronym Definition Gross Site Area The total area of the site.
Hectare Ha An area of 10,000m2 .
Impervious Area A surface or area within a Stormwater drainage catchment where the majority of rainfall will become runoff (no infiltration).
Impervious Hectare Imp Ha An Impervious Area of 10,000 m2.
Infrastructure Land, facilities, services and works used for supporting economic activity and meeting environmental requirements.
(refer to IPA definition)
Infrastructure Agreement IA An agreement about payment for, or the supply of, infrastructure.
(refer to IPA definition).
Infrastructure Charges Notice ICN A notice requiring the payment of an infrastructure charge stating:
(a) the amount of the charge
(b) the land to which the charge applies
(c) when the charge is payable
(d) the trunk infrastructure network for which the charge has been stated
(e) the person to whom the charge must be paid.
(refer IPA definition)
Infrastructure Charges ICS A schedule adopted by a local government that states charges Schedule for the establishment cost of trunk infrastructure in the Local Government’s area in accordance with Chapter 5, Part 1, Division 4 of the IPA.
(refer to IPA definition)
Infrastructure Credit The credit which may be attributed for previous contributions or an existing lawful use or existing lawful right permitted under the current planning scheme, on the site at the time of lodging the application. Infrastructure credits are determined for each network.
Integrated Planning Act 1997 IPA An Act for a framework to integrate planning and development assessment so that development and its effects are managed in a way that is ecologically sustainable, and for related purposes.
4 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 Term Acronym Definition Land Notice For development infrastructure that is land, the local government may give an applicant a notice, in addition to or instead of, an Infrastructure Charges Notice, requiring the person to-
(a) give to the Local Government, in fee simple, part of the land the subject of the development application; or
(b) give to the Local Government, in fee simple, part of the land that is the subject of the development application and an infrastructure charge.
(refer IPA definition)
Local Area Plan LAP A detailed planning instrument that forms the basis for assessing a development application within its boundary.
Management Lot A parcel of land within a development, which has been set aside for reconfiguration or development at a later date.
Material Change of Use MCU A development application to change the use of a premises means generally
(i) the start of a new use of the premises; or
(ii) the re-establishment on the premises of a use that
has been abandoned; or
(iii) a material change in the intensity or scale of the
use of the premises.
(refer to IPA definition)
Multi Unit Dwelling MUD A collective term for multiple dwellings on a lot, including Attached Dwellings (dwellings attached to, or touching another dwelling), Apartments (dwellings that have another dwelling above or below) and Medium Density Detached Dwellings (multiple detached dwellings on a lot).
Net Developable Area NDA The Developable Area less:
• areas required for internal roads
• areas required for trunk and non trunk infrastructure
• areas otherwise required to be protected under the GCCC Planning Scheme but not taken into account in the definition of Developable area, including:
• areas required for buffers • areas required to be the subject of voluntary statutory covenants under the Land Titles Act • areas occupied by items of heritage significance. NB. When calculating infrastructure charges for the Stormwater Network, Developable Area of Site is used instead of Net Developable Area.
Non Trunk Infrastructure Development infrastructure that is not trunk infrastructure. (refer IPA definition)
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 5 of 152 Term Acronym Definition Not-For-Profit Community A community group which meets the following criteria: Group • there is no profit or gain by individual members of the group;
• its constitution or governing documents prevent it from distributing profits or assets for the benefit of particular persons, both while it is operating and on winding up;
• a profit can still be made, but must be used to carry out the purpose of the group; or
• the group is incorporated under Queensland’s Associations Incorporation Act 1981, or registered under the Collections Act 1966.
Park Living Lot A lot within the Park Living Domain or any residential lot in an area that is defined in the GCCC Planning Scheme as having a minimum lot size of 4000 sq m.
PIP Planning Assumptions The assumptions about the type, scale, location and timing of future urban growth, which have informed preparation of the PIP.
Planning Scheme Gold Coast Planning Scheme 2003.
Plans for Trunk PFTI Plans that identify the trunk infrastructure network that exists Infrastructure or may be supplied to service future growth on the Gold Coast to meet the Desired Standard of Service stated in the PIP.
(refer to IPA definition)
Present Value PV The discounted value of a future asset.
Priority Infrastructure Area PIA 1. The area—
(a) that is developed, or approved for development, for each of the following purposes—
(i) residential, other than rural residential;
(ii) retail and commercial;
(iii) industrial; and
(b) that will accommodate at least 10 years, but not more than 15 years, of growth for the purposes mentioned in paragraph (a).
2. “Priority Infrastructure Area” includes an area not mentioned in item 1 that—
(a) the Local Government decides to include in the area; and
(b) is serviced by development infrastructure.
(refer to IPA definition)
6 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 Term Acronym Definition Priority Infrastructure Plan PIP The part of a planning scheme that—
(a) identifies the Priority Infrastructure Area; and
(b) includes the Plans For Trunk Infrastructure; and
(c) identifies, if required by a supplier of State infrastructure with a relevant jurisdiction—
(i) a statement of intent for State-controlled roads; or (ii) the roads implementation program under the Transport Infrastructure Act 1994, Section 11; and (d) states the assumptions about the type, scale, location and timing of future development on which the plan is based; and
(e) states the Desired Standard of Service for each development infrastructure network identified in the plan; and
(f) includes any Infrastructure Charges Schedule.
(refer to IPA definition)
Projection Cohort A time period used for Planning Assumptions e.g. 2011 – 2016.
Proposed Application Infrastructure demand calculated for a specific proposed Demand development and site.
Q1 to Q100 Rainfall events with an average recurrence interval of 1 in 1 year to 1 in 100 years.
Reconfiguring of Lot ROL means—
(a) creating lots by subdividing another lot; or
(b) amalgamating 2 or more lots; or
(c) rearranging the boundaries of a lot by registering a plan of subdivision; or
(d) dividing land into parts by agreement (other than a lease for a term, including renewal options, not exceeding 10 years, or an agreement for the exclusive use of part of the common property for a community titles scheme under the Body Corporate and Community Management Act 1997 rendering different parts of a lot immediately available for separate disposition or separate occupation; or
(e) creating an easement giving access to a lot from a constructed road.
(refer to IPA definition)
South East Queensland SEQRP The statutory regional planning strategy that guides growth and Regional Plan development in South East Queensland.
Standard Demand Unit SDU A measure of demand for each Infrastructure network.
• Transport – Trip End
• Stormwater – Impervious Hectare
• Recreation Facilities – Equivalent Tenement.
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 7 of 152 Term Acronym Definition State infrastructure Any of the following—
(a) State schools infrastructure;
(b) public transport infrastructure;
(c) State-controlled roads infrastructure;
(d) emergency services infrastructure.
(refer to IPA definition)
State Infrastructure Plans Plans for the supply of State infrastructure in a Local Government area prepared by the supplier of the State infrastructure.
Statistical Local Area SLA An Australian Standard Geographical Classification defined area.
Stormwater Quality SQIDS Infrastructure that serves the function of improving stormwater Improvement Devices quality.
Total Use Area TUA The sum of all the areas (exclusive of all walls and columns) of all storeys of a building which are used or intended for use for a particular purpose, plus any other area of a site which is used, or intended to be used, for the same purpose.
The term does not include:
• areas (inclusive of all walls and columns) of any lift wells, lift motor rooms, air conditioning and associated mechanical or electrical plant and equipment rooms;
• areas of any staircases;
• areas of any common foyer where these are not being used for commercial or retail purposes;
• areas of any public toilets;
• areas of any staff toilets, washrooms, recreation areas and lunchrooms, provided that such areas are not open to persons other than staff; and
• areas used for the access, parking and associated manoeuvring of motor vehicles.
Trip Ends TE Is a measure for daily travel demand for the Transport Network. The journey from origin to destination generally counts as one trip end.
Trunk Infrastructure Development infrastructure identified in a Priority Infrastructure Plan (PIP) as Trunk Infrastructure.
(refer to IPA definition)
1.3. Networks, Systems and Items of Trunk Infrastructure
For the purposes of this PIP, infrastructure planning has been undertaken for the Transport, Stormwater and Recreation Facilities networks.
An amendment to include infrastructure planning for the Water Supply and Sewerage networks will be added in the future in accordance with the requirements of the Integrated
8 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 Planning Act 1997. Until such time, contributions for the Water Supply and Sewerage networks will continue to be required to be paid pursuant to Policy 3A - Policy for Infrastructure Water Supply Network Developer Contributions & Policy 3B - Policy for Infrastructure Sewerage Network Developer Contributions.
Table 1- 1 Trunk Infrastructure Networks, Systems and Items identifies the infrastructure networks and systems included in this PIP. Some examples of items of trunk infrastructure are also listed. Clause 5.0 PLANS FOR TRUNK INFRASTRUCTURE (PFTI) has further details of specific items of Trunk Infrastructure included in the respective networks.
Table 1- 1 Trunk Infrastructure Networks, Systems and Items
Network System Examples of Items Included Water Supply TBA TBA
Sewerage TBA TBA
Transport Trunk Road System Roads to trunk collector, bridges, culverts, intersections and interchanges
Public transport System Bus stops, shelters, information systems
In Road Reserve and Off-road In Road Reserve and Off-Road Trails – pedestrian and Cycle System cycle and pedestrian pathways, bridges, culverts, road crossing controls
Stormwater Water quantity Natural waterways, piped drainage, ‘detention and retention’ facilities, overland flow paths, natural waterways
Water quality Wetlands, SQIDS, Water Sensitive Urban Design (WSUD)
Recreation Facilities Sport and recreation Land, works and embellishments for Recreation Parks, Sporting Parkland and Outdoor Recreation Parks
Other community facilities The land only component for community facilities such as community centres and halls, swimming pools, changing facilities, libraries, clubhouses, and scout and guide halls etc.
1.4. Time Horizon
The time horizon for this PIP extends to 2021. Infrastructure required beyond this horizon may also be included in the PFTI, particularly for major infrastructure items if development occurring now will use, or benefit from, such infrastructure in the future.
1.5. Infrastructure Charges under the PIP
IPA differentiates between Trunk and Non-Trunk infrastructure. Charges under the PIP Infrastructure Charges Schedule (ICS) relate to the provision of Trunk Infrastructure.
Council may also impose a condition on the approval of a development application for the supply of Non-Trunk infrastructure.
Council also has the ability to condition for additional trunk infrastructure costs under s5.1.25, of IPA.
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 9 of 152 Calculation of PIP infrastructure charges will generally be triggered by assessable development. Triggers include:
• Reconfiguring of Lot (ROL)
• Material Change of Use (MCU)
• Operational Works (OPW)
• Building Application (BA)
• Any combination of these
• Or any other development
Refer to Division 2 for PIP Infrastructure Charges Schedules (ICS) and Charging Methodology.
10 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 2.0 PRIORITY INFRASTRUCTURE AREA (PIA)
2.1. Purpose
This PIP covers all of the Gold Coast City Council local government area. Contained within this area there is also a Priority Infrastructure Area (PIA) which identifies the area of Gold Coast City that is intended to accommodate urban growth to 2021.
The PIA boundary is shown in Figure 1- 1 Gold Coast City Council PIA Boundary.
Figure 1- 1 Gold Coast City Council PIA Boundary
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 11 of 152 2.2. Relationship with Planning Scheme Domains and Precincts
The PIA boundary is generally reflective of the location of growth projected for the categories identified in Subclause 3.3.
The boundary of the PIA recognises the physical extent of the Domains identified in Subclause 3.3, Table 1- 2 Relationship between Planning Scheme and PIP Planning Assumptions, but excludes the Inter Urban Break Structure Plan and some small variations to the Park Living Domain in the vicinity of the Inter Urban Break Structure Plan.
Additionally, the PIA boundary does not correlate directly with LAP boundaries. In instances where the planning intent for the LAP precinct is for open space, rural pursuits, cane farming, conservation or extractive industry these areas have been excluded from the PIA.
2.3. Relationship with the Regional Plan Urban Footprint
The PIA boundary generally aligns with the South East Queensland Regional Plan’s (SEQRP) Urban Footprint boundary. There are instances where the PIA lies within the Regional Plan urban footprint because development in these areas is estimated to occur beyond 2021.
Where the SEQRP excludes partial lots from the Urban Footprint boundary, the PIA will include the lot in its entirety. This minor discrepancy is due to the PIA following cadastral boundaries.
Furthermore, where the SEQRP includes some Rural and Open Space Domains within the Urban Footprint boundary for completeness, the PIA generally excludes these areas, as Council have no plans to provide trunk infrastructure to these locations.
Inconsistencies will also be evident where there are existing developed areas outside of the SEQRP Urban Footprint boundary that are required to be serviced in accordance with the requirements for the various Domains under the Planning Scheme. These areas have therefore been included in the PIA. Additionally, there may be some difference between the two boundaries that can be attributed to the fact that the Office of Urban Management (OUM) Urban Footprint boundary has excluded areas of Park Living whereas under the PIA these areas are included.
There are also areas within the PIA that are included in the Mt Lindesay/North Beaudesert Study Area.
2.4. Areas Subject to Specific Legislation
Areas subject to specific legislation, such as:
• The Robina Town Centre Planning Agreement Act 1992;
• The Integrated Resort Development Act 1987;
• The Sanctuary Cove Resort Act 1985;
• The Jupiter’s Casino Agreement Act 1983; or
• Infrastructure Agreements
12 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 are included in the PIA, however these agreements will impose charges other than those shown in the PIP Infrastructure Charges Schedules. Charges for these areas are detailed in Council’s Infrastructure Agreements register.
2.5. Areas Excluded from the PIA
The PIA excludes:
• The following village communities: - North Tamborine - Lower Beechmont - Numinbah - Bonogin - Currumbin Valley - Steiglitz - Cabbage Tree Point - Springbrook.
(The reason for this is two-fold. Firstly the growth in these areas has historically been low. Secondly, infrastructure is not planned in these areas.)
• The area of the Coombabah flood plain, subject to the Q100 flood event, that floods to a depth greater than 0.5 metres.
• The Rural Domain.
(Although residential and non-residential development in the Rural Domain, including South Stradbroke Island, has been reported in the PIP Planning Assumptions for completeness)
• Extractive industry areas (including buffers) except where they are considered, in the context of long term development, to be a temporary use that may transition to an urban use during the time frame of the PIP.
(Otherwise no urban growth has been assumed to occur in these areas in the time period of this PIP and they are therefore excluded from mapping and planning provisions).
2.5.1. Infrastructure Charging for Excluded Areas
Development that is located totally or partly outside the PIA boundary is considered to be inconsistent with the PIP Planning Assumptions. In these cases an ICN will be issued and Council may elect to also condition the approval of the development application to pay additional trunk infrastructure costs or to provide necessary trunk infrastructure (up to the full cost of the infrastructure).
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 13 of 152 3.0 PIP PLANNING ASSUMPTIONS
The PIP planning assumptions define the anticipated type, scale, location and timing of development in the Gold Coast to 2021 and form the basis of the trunk infrastructure planning contained within the PIP.
This section describes key factors of the PIP Planning Assumptions. Details of the growth projection process are presented in the Extrinsic Material, Growth Projections and Planning Assumptions (2005).
3.1. Distribution and Timing of Growth
The growth in the overall population of the City is guided by the future Estimated Resident Population (ERP). The ERP was verified by the Planning Information Forecasting Unit (PIFU) of the Department of Local Government, Planning, Sport and Recreation (Queensland State Government).
The distribution and the timing of growth in the City have been determined using:
• Current planning applications and approvals;
• Vacant land stocks; and
• The propensity for redevelopment to occur.
These considerations form the basis for projecting total residential and non-residential development that is expected to occur within the PIA to 2021.
3.2. Projection Cohorts
Development projections for the PIP have been produced using the following time periods, referred to in the PIP as Projection Cohorts. These time periods were chosen so that staging of infrastructure in 5-year periods can be aligned with Australian Bureau of Statistics Census data.
• Existing conditions as at December 2004
• Mid 2006
• Mid 2011 (period 2007 – 2011)
• Mid 2016 (period 2012 – 2016)
• Mid 2021 (period 2017 – 2021).
3.3. Categories of Development Included in Projections
Development has been categorised as either residential or non-residential. Within the residential category, detached dwellings and multi-unit dwellings (MUDs) have been projected separately. Growth in Park Living is differentiated through the location of the Park Living Domain in the Planning Scheme.
14 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 Non-residential projections have been categorised in order to explain the different demands for infrastructure. With the exception of the Transport Network, rural and transient categories have not been used for planning future infrastructure.
Non-residential projections relate to the following categories in the PIP:
• Retail
• Office
• Industry
• Community - Education
• Community - Health
• Community - Other community uses
• Rural
• Transient.
The Planning Scheme expresses the type of possible urban development within its various Domains and LAP Precincts. These have been allocated to the projection categories used in the PIP Planning Assumptions in Table 1- 2 Relationship between Planning Scheme and PIP Planning Assumptions.
Table 1- 2 Relationship between Planning Scheme and PIP Planning Assumptions
PIP Planning Planning Scheme Domain Typical Land Uses Assumption (Note: refer to the relevant Local Area Category Plan for detail on Land Uses associated with LAP Precincts) Residential Detached Dwelling, Emerging Aged Persons Accommodation Community, Village, Residential Apartment Choice, Tourist and Residential, and all categories of Business Centres. Attached Dwelling and Medium Density Detached Dwelling Caretaker’s Residence Detached Dwelling Display Home Eco-Village Family Accommodation Relocatable Home Park Special Accommodation Rural residential Park Living Detached Dwelling Caretaker’s Residence Family Accommodation (urban areas) Non-residential - Integrated, Local and Fringe Bulk Garden Supplies Retail Business, Tourist and Residential, Convenience Shop Industry 1 and 2 Department Store Fast Food Premises Kiosk Manufacturer’s Shop Market Retail Plant Nursery
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 15 of 152 PIP Planning Planning Scheme Domain Typical Land Uses Assumption (Note: refer to the relevant Local Area Category Plan for detail on Land Uses associated with LAP Precincts) Shop Shopping Centre Development Showroom Stall Take-Away Food Premises Tourist Shop Vehicle Sales Premises Non-residential – Integrated, Local and Fringe Adult Entertainment Office Business, Tourist and Residential, Amusement Parlour Industry 1 and 2 and Marine Industry (incl. Bed and Breakfast Commercial) Brothel Café
Camping Ground Caravan Park Car Park Child Care Centre Cinema Commercial Groundwater Extraction Commercial Services Ecotourism Facility Estate Sales Office Farm Stay Funeral Business Funeral Parlour Hostel Accommodation Indoor Recreation Facility Kennel Laundromat Medical Centre Milk Depot Minor Tourist Facility Motel Nightclub Office Outdoor Sport and Recreation Private Recreation Reception Room Resort Hotel Restaurant Restricted Club Service Industry Service Station Surf Life Saving Club Tavern Theatre Tourist Cabins Tourist Facility Transit Centre
16 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 PIP Planning Planning Scheme Domain Typical Land Uses Assumption (Note: refer to the relevant Local Area Category Plan for detail on Land Uses associated with LAP Precincts) Transport Terminal Vehicle Hire Office Vehicle Hire Premises Veterinary Clinic Veterinary Hospital Non-residential - Integrated, Local and Fringe Agriculture Industry Business, Industry 1 and 2 and Marine Animal Husbandry Industry Aquaculture Extractive Industry Farm Forestry Fuel Depot High Impact Telecommunications Facility Industry Low Impact Telecommunications Facility Marina Minor Aquaculture Motor Vehicle Repairs Outdoor Storage Area Railway Activities Refuse Disposal Refuse Transfer Station Rural Industry Salvage Yard Storage Telecommunications Facility Warehouse Waterfront Industry Non-residential Community Purpose Child Care Centre Community - - Educational Establishment Education
Non-residential Community Purpose Family Day Care Home Community - - Hospital Health Medical Centre Non-residential Integrated, Local and Fringe Park Community - - Business, Community Purpose, Place Of Worship Other Tourist and Residential, Industry 1 community uses and 2 and Marine Industry Cemetery Community Care Centre Community Purposes Conservation (Natural Area Management) Corrective Institution Open Sports Ground Public Utility Non-residential - N/A Rural
Non-residential - N/A Mobile/Home -based Transient
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 17 of 152 3.4. Factors Affecting the Growth Projections
Population and employment projections in the PIP have been undertaken having regard to the following factors:
• Land available for development
• Changing Household size
• Workforce trends
• Floor-space utilisation rates for non-residential development
• Planning Scheme provisions.
3.4.1. Land Available for Development
Growth in the City is influenced by the amount of land designated for urban purposes under the Planning Scheme, as well as constraints which apply to the land including:
• Steep slopes and land stability (slopes greater than 20%)
• Flooding constraints (Q100 inundation great than 0.5m)
• Bushfire hazard areas (high hazard areas)
• Vegetation significance/areas of ecological significance
• Water catchment areas.
3.4.2. Changing Household Size
Table 1- 3 Average Household Size by Year outlines the projected change in household size over time for detached dwellings, MUD and tourist accommodation. This change is applied to the Statistical Local Area (SLA) household size to determine the total population.
Table 1- 3 Average Household Size by Year
Average number of persons per household Dwelling Type 2004 2006 2011 2016 2021 (ABS (projected) (projected) (projected) (projected) Estimated) Detached Dwellings 2.55 2.55 2.47 2.47 2.38
MUD 1.72 1.72 1.72 1.72 1.72
Tourist 2.319 2.319 2.319 2.319 2.319 Accommodation
3.4.3. Work Force Trends
The Labour Force Participation Rate (LFPR) is the proportion of the resident population aged over 15 and who are in the labour force (employed or looking for employment) expressed as a percentage of the population.
The LFPR been generated using the Australian Bureau of Statistics (ABS) 2001 Census data (working population and resident population). In 2001 the Gold Coast had a labour force participation rate of 61%.
18 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 It is expected that the LFPR for the Gold Coast will increase, rising to 63.7% by 2021. This expected increase is as a result of current workers delaying retirement and the increase in casual and part time work. The LFPR is one key element utilised in projecting the future employment rate for the Gold Coast. The employment projections also take into account the inflow and outflow of workers, the capacity of the employment areas, the structure of the Gold Coast economy, ABS journey to work data and the PIP population projected growth.
3.4.4. Floor Space Utilisation Rates for Non-Residential Development
The rate at which floor space is utilised within a projection category is important for projecting the amount of non-residential development that will occur. This relationship is identified in Table 1- 4 Average Floor Space Utilisation.
Table 1- 4 Average Floor Space Utilisation
Projection Category Average Floor Space Utilisation (m2 per employee) 2004 Retail 25
Office 15
Industry 213
Community - Education N/A
Community - Health N/A
Community - Other Community Uses 31
Rural N/A
Transient N/A
3.5. Planning Scheme Densities
This section defines the density at which development is expected to occur across the City and for which infrastructure networks and items are planned. Densities are defined and specified for residential and non-residential development separately.
Density in this PIP refers to net density, which is the density achieved over the Net Developable Area of the site.
3.5.1. Residential Densities
Residential densities are defined for each Domain, including Local Area Plan (LAP) Precincts.
Detached Dwelling Domain densities
• The minimum lot size for Reconfiguring Of Lot (ROL) in this domain is 600m2. However, the planning scheme encourages higher densities by permitting a dwelling on 400m2 of land. There is no minimum or maximum lot size to which this provision applies.
• Typically in ‘brown field’ locations (lot sizes below 2400m2), densities are related to lot size.
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 19 of 152 • In ‘greenfield’ locations, defined as lots above 2399m2 in size, the creation of new lots generally has to take account of land for local infrastructure as well as the planning scheme constraints and requirements. In these locations clustering of detached housing on 400m2 of land is expected and indeed encouraged taking the average net density for planning infrastructure to 20 dwellings/lots per net developable hectare.
Park Living Domain densities
• Are defined by the minimum lots sizes of 4000m2 with an average of 8000m2.
Multi Unit Dwelling (MUD) development primarily occurs in the range of residential domains from RD2 – RDX.
Analysis of both the characteristics of development and metered water demand confirm the average density provisions for a dominant lot size shown in Table 1- 5 Planning Densities for New Residential Development. This table identifies the net density provisions across the City and for which future infrastructure capacity is planned.
Table 1- 5 Planning Densities for New Residential Development
Density Provisions Domain in Scheme Constraint / Density Code Dwellings or Lots/Ha
OM5 constraint= Minimum 10 lot size of 1000m2 If Overlay Map OM5 constraint= Minimum 2 5 OM5 Applies lot size of 2000m OM5 constraint= Minimum 2.5 lot size of 4000m2 Detached Dwelling 2 Lots up to 500m 20 Lots 501 – 799 m2 16
Other Detached 2 Dwelling (RD 1) Lots 800 – 1199m 16 Lots 1200 – 2399 m2 18
Lots 2400m2 & above 20
Park Living 2
RD 2 33
RD 3 40
Residential Choice RD 4 50
& RD 5 100
Tourist & Residential RD 6 150
RD 7 200
RD 8 & RDX 385
20 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 Density Provisions Domain in Scheme Constraint / Density Code Dwellings or Lots/Ha
Emerging Communities Refer to Appendix A.
Village 16
Local Area Plan Lots up to 500m2 20
Lots 501 – 799m2 16
RD1 Lots 800 – 1199m2 16
Lots 1200 – 2399m2 18
Lots 2400m2 & above 20
RD2 33
RD3 40
RD4 50
RD5 100
RD6 150
RD 7 200
RD8 & RDX 385
LL1 (Burleigh Ridge) 16
LL1 (Hope Island) 2.5
LL2 16
RDCH 12.5
LLR A 1.25
LLR B 5
Hope Island (HI) In accordance with approved plan of development & Integrated Resort Development Act 1987
Sanctuary Cove (SC) In accordance with approved plan of development & Sanctuary Cove Resort Act 1985
Robina Town Centre
In accordance with approved plan of development & The Robina Town Centre Planning Agreement Act 1992.
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 21 of 152 Density Provisions Domain in Scheme Constraint / Density Code Dwellings or Lots/Ha
Jupiter’s Casino
In accordance with approved plan of development & The Jupiter’s Casino Agreement Act 1983; or
Other Precincts Refer to Appendix A
3.5.2. Non-Residential Densities
The density at which non-residential development is expected to occur is based on the plot ratio that can be achieved on a site. For the purpose of this PIP, the plot ratio is the ratio of the building size over the Net Developable Area of the site.
Non-residential development is considered under the growth projection categories. For Precincts within LAPs the maximum plot ratio has been determined using the Domain that provides the best fit.
Table 1- 6 PIP Planning Assumptions Used for New Non-Residential Development defines the plot ratio assumptions used to plan infrastructure. The plot ratios shown were used as a basis to derive GCCC Planned Densities for non-residential domains.
Table 1- 6 PIP Planning Assumptions Used for New Non-Residential Development
Planning Scheme Domain Type Integrated Local Fringe Community Tourist & Industry Industry Extractive Marine Business Business Business Purposes Residential 1 2 Industry Industry
Retail 0.5 0.6 0.4 - 0.3 0.05 0.05 - 0.05
Office 0.25 0.3 0.05 - 0.25 0.05 0.05 - 0.05
Industry 0.05 0.05 0.05 - - 0.4 0.4 - 0.3
Education Site specific
Health Site specific
Other 0.05 0.05 0.05 0.05 - - - - - Community Uses
Rural ------
Transient ------
Non- 0.85 1.0 0.55 0.05 0.55 0.5 0.5 - 0.4 Residential Plot Ratio
22 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 3.6. Level of Reporting of PIP Planning Assumptions
The following are reported for the whole of Gold Coast City and by SLA:
• Residential Development and Population
• Non-residential Employment, and Estimated Gross Floor Area (GFA).
At the time of planning this PIP, Gold Coast contained forty-seven SLAs, which are identified in Figure 1- 2 Gold Coast City Council SLA Boundaries (CDATA 2001).
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 23 of 152
Figure 1- 2 Gold Coast City Council SLA Boundaries (CDATA 2001)
24 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 3.7. Base Data for Measuring Growth
In order to project growth for the Gold Coast, the following ‘base data’ for population, existing development and infrastructure has been determined as at December 2004.
Table 1- 7 Residential Development and Population at December 2004 as at December 2004 provides a breakdown of the residential development stock and population in specified areas.
Table 1- 7 Residential Development and Population at December 2004
Estimated Population Total SLA Detached MUD Visitor Population SLA Name Visitors (Detached) Population Stock 1 Stock 1 Dwellings 2 (MUD) 2004 3 No. Incl 3 2004 3 2004
3461 Beenleigh 2,332 1,461 0 0 6,037 2,199 8,236
Bethania- 3463 Waterford 2,206 245 0 0 4,917 883 5,800
3466 Eagleby 2,586 1,501 0 0 6,953 2,200 9,153
Edens Landing- 3471 Holmview 1,705 315 0 0 4,895 664 5,559
Mt Warren 3476 Park 1,644 639 0 0 4,796 737 5,533
Windaroo- 3494 Bannockburn 991 0 0 0 2,712 7 2,719
Gold Coast 3496 (C) Bal in BSD 4,004 1 0 0 11,027 2,932 13,959
3497 Arundel 3,246 512 0 0 8,274 1,321 9,595
3501 Ashmore 3,130 1,773 0 0 8,306 3,021 11,327
3504 Benowa 2,071 822 330 660 5,582 2,525 8,107
Biggera 3507 Waters 435 2,942 395 788 1,079 5,514 6,593
3512 Bilinga 166 720 375 871 372 2,127 2,499
3513 Broadbeach 0 2,836 2,837 6,126 0 10,683 10,683
Broadbeach 3515 Waters 2,983 582 594 1,188 6,819 2,205 9,024
3517 Bundall 1,510 643 0 0 3,634 710 4,344
Burleigh 3521 Heads 1,228 2,999 1,175 2,408 2,763 7,941 10,704
Burleigh 3523 Waters 3,936 1,334 0 0 10,046 2,709 12,755
Carrara- 3525 Merrimac 5,043 1,979 24 48 12,321 4,082 16,403
3527 Coolangatta 163 2,599 2,159 4,900 341 9,675 10,016
3531 Coombabah 1,209 2,568 0 0 2,968 6,810 9,778
Coomera- 3532 Cedar Creek 4,161 618 5,950 781 11,540 4,533 16,073
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 25 of 152 Estimated Population Total SLA Detached MUD Visitor Population SLA Name Visitors (Detached) Population Stock 1 Stock 1 Dwellings 2 (MUD) 2004 3 No. Incl 3 2004 3 2004
3533 Currumbin 675 729 256 593 1,440 1,962 3,402
Currumbin 3535 Waters 2,584 1,133 0 0 7,582 2,631 10,213
3537 Elanora 3,676 778 0 0 10,413 2,155 12,568
Ernest- 3541 Molendinar 1,658 105 0 0 4,748 200 4,948
Guanaba- Currumbin 3542 Valley 5,941 2,819 10 7 18,103 13,840 31,943
3543 Helensvale 4,723 986 0 0 12,611 1,663 14,274
3545 Hollywell 883 288 0 0 2,079 543 2,622
3547 Hope Island 1,429 358 247 494 2,454 3,430 5,884
3553 Labrador 1,346 7,825 297 670 3,164 14,220 17,384
Main Beach- 3555 Broadwater 208 2,214 2,161 4,682 458 8,654 9,112
Mermaid 3557 Beach 0 3,462 1,434 3,439 0 9,847 9,847
Mermaid Wtrs-Clear Is. 3562 Wtrs 3,760 2,863 103 206 9,011 5,496 14,507
3563 Miami 880 2,355 880 1,840 1,998 6,152 8,150
3565 Mudgeeraba 2,282 532 20 13 7,418 2,329 9,747
3567 Nerang 7,609 1,795 47 94 20,085 4,864 24,949
3571 Oxenford 3,348 371 0 0 8,812 1,353 10,165
3573 Palm Beach 2,127 4,861 996 2,283 5,218 10,739 15,957
Paradise 3575 Point 873 1,345 0 0 1,961 2,192 4,153
3577 Parkwood 2,832 0 0 0 8,623 257 8,880
3582 Robina 4,737 4,453 0 0 12,336 12,394 24,730
Runaway 3583 Bay 1,858 2,279 0 0 4,293 4,418 8,711
3585 Southport 4,402 8,287 127 290 9,923 15,126 25,049
Stephens (Varsity 3586 Lakes) 1,353 1,383 0 0 3,630 3,439 7,069
Surfers 3587 Paradise 1,108 10,054 12,316 26,355 2,655 42,850 45,505
3591 Tugun 675 2,299 774 716 1,670 4,213 5,883
Worongary- 3593 Tallai 3,023 0 0 0 9,532 165 9,697
Total 108,739 90,663 33,507 59,452 285,599 248,610 534,209
26 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 Estimated Population Total SLA Detached MUD Visitor Population SLA Name Visitors (Detached) Population Stock 1 Stock 1 Dwellings 2 (MUD) 2004 3 No. Incl 3 2004 3 2004
Notes:
1. The numbers for Detached and MUD were derived from the existing Council land use database and detailed land use survey in Dec’ 2004.
2. The total visitor dwelling numbers were derived from Council land use database on commercial accommodation.
3. The population and visitor forecasts were based on Census Collection District (CCD) occupancy rates.
Table 1- 8 Non-Residential Employment in Gold Coast 2004 identifies the estimate Gross Floor Area (GFA) for different types of non-residential development and employment across the City in 2004.
Table 1- 8 Non-Residential Employment in Gold Coast 2004
Projection Category Estimate Non- Employment at Residential GFA 2004(Positions) at 2004(m2) Retail 1 495 000 59 807
Office 460 395 30 693
Industry 7 629 966 35 131
Education 176 114 11 971
Health 76 596 16 638
Other Community Uses 361 556 9 063
Rural - 1 853
Transient - 15 309
Total City 10 199 627 180 465
Table 1- 9 Non-Residential Employment in Gold Coast 2004 identifies the distribution of non-residential employment by SLA.
Table 1- 9 Non-Residential Employment in Gold Coast 2004
SLA SLA Name Positions Retail Office Industry Education Health Other Rural Transient Total Community uses
3461 Beenleigh 3508 867 1,438 404 521 95 40 431 7,304
Bethania- 3463 Waterford 122 26 342 273 163 150 21 110 1,207
3466 Eagleby 767 164 252 170 168 292 12 57 1,882
Edens 3471 Landing- Holmview 89 19 76 90 80 36 7 44 442
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 27 of 152 SLA SLA Name Positions Retail Office Industry Education Health Other Rural Transient Total Community uses Mt Warren 3476 Park 129 28 54 247 166 67 0 41 732
Windaroo- 3494 Bannockburn 0 0 0 0 7 0 4 11 22
Gold Coast (C) 3496 Bal in BSD 680 145 3,042 261 90 102 495 606 5,421
3497 Arundel 38 26 578 330 225 277 10 206 1,690
3501 Ashmore 1623 591 1,435 583 472 371 21 457 5,553
3504 Benowa 484 309 211 351 1030 67 14 133 2,600
Biggera 3507 Waters 462 227 175 78 90 233 0 128 1,394
3512 Bilinga 29 6 266 0 34 0 0 33 368
3513 Broadbeach 1129 1,012 252 100 140 12 4 379 3,028
Broadbeach 3515 Waters 4288 976 241 0 116 53 15 562 6,251
3517 Bundall 3816 3,866 895 0 275 19 29 779 9,679
Burleigh 3521 Heads 3025 918 1,625 211 407 156 25 568 6,934
Burleigh 3523 Waters 1127 394 164 247 2 39 3 73 2,050
Carrara- 3525 Merrimac 916 196 787 552 244 330 41 296 3,361
3527 Coolangatta 583 335 344 131 251 148 13 227 2,032
3531 Coombabah 104 22 130 180 40 29 20 55 581
Coomera- 3532 Cedar Creek 234 50 1,704 535 329 370 295 565 4,082
3533 Currumbin 60 13 0 221 182 38 34 242 789
Currumbin 3535 Waters 148 137 1,422 50 109 358 7 101 2,331
3537 Elanora 1205 258 205 270 218 380 4 167 2,707
Ernest- 3541 Molendinar 360 138 3,640 18 42 20 18 524 4,759
Guanaba- 3542 Currumbin Valley 651 471 2,433 1071 301 918 313 699 6,858
3543 Helensvale 901 221 326 301 208 117 16 207 2,297
3545 Hollywell 0 0 41 0 3 58 0 13 115
3547 Hope Island 1840 553 360 0 169 215 24 232 3,394
3553 Labrador 485 149 2,170 140 534 268 46 586 4,378
28 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 SLA SLA Name Positions Retail Office Industry Education Health Other Rural Transient Total Community uses Main Beach- 3555 Broadwater 529 113 313 0 44 145 8 378 1,531
Mermaid 3557 Beach 1392 323 373 0 306 50 4 228 2,676
Mermaid 3562 Wtrs-Clear Is. Wtrs 1366 302 241 239 226 500 7 182 3,063
3563 Miami 463 99 365 159 245 111 12 146 1,599
3565 Mudgeeraba 566 157 326 283 228 147 45 165 1,916
3567 Nerang 5347 1,168 2,788 475 720 165 83 1171 11,917
3571 Oxenford 905 193 340 114 175 103 31 431 2,293
3573 Palm Beach 561 789 258 202 282 86 11 205 2,394
3575 Paradise Point 155 54 106 0 54 0 0 96 465
3577 Parkwood 678 145 151 0 93 262 10 86 1,425
3582 Robina 3917 1,659 766 1071 892 935 20 844 10,104
3583 Runaway Bay 3606 783 302 112 308 103 16 245 5,475
3585 Southport 7454 9,776 2,830 2156 5181 913 32 1267 29,608
Stephens 3586 (Varsity Lakes) 7 2 88 19 15 0 0 37 168
Surfers 3587 Paradise 3278 2,794 1,166 221 279 17 19 1146 8,919
3591 Tugun 295 116 110 0 893 45 7 83 1,549
Worongary- 3593 Tallai 485 104 0 106 81 261 20 67 1,123
Total 59,807 30,693 35,131 11,971 16,638 9,063 1,853 15,309 180,465
3.8. Future Growth
Gold Coast City’s growth has been projected by examining development applications and approvals, and determining the likelihood of development occurring based on historic development data in the City.
The propensity for vacant land to be further subdivided or already developed land to change or intensify its development character under the Planning Scheme is determined from the development yield and the estimated value of the redevelopment.
The growth in development in the early projection cohorts (2006 and 2007-2011) is affected greatly by the vacant land, live applications and approvals in the City. Redevelopment potential is a greater influence on the growth in later projection cohorts.
Growth in the following non-residential projection categories has been determined within the PIA based on the change in population:
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 29 of 152 • Retail
• Education
• Health
• Other community uses
Growth in the following non-residential projection categories is based on the historic growth rates informed by the GCCC Economic Development Strategy:
• Office
• Industry
• Rural
• Transient
Table 1- 10 Projected Population Growth to 2021 summarises the expected population growth of the City to 2021.
Table 1- 10 Projected Population Growth to 2021
2004 Mid 2006 Mid 2011 Mid 2016 Mid 2021 Total 534,209 557,910 640,094 707,845 769,616
Visitors 59,452 61,367 67,285 75,477 86,049
ERP 474,757 496,543 572,809 632,368 683,567
Table 1- 11 Projected Total Population by Statistical Local Area (SLA) identifies the total population by projection cohort by SLA.
Table 1- 11 Projected Total Population by Statistical Local Area (SLA)
Total Total Total Total Total SLA SLA Name Population Population Population Population Population No. 2004 2006 2011 2016 2021
3461 Beenleigh 8,236 8,252 8,385 8,817 11,140
Bethania- 3463 5,800 5,794 6,917 8,314 8,787 Waterford
3466 Eagleby 9,153 9,305 9,957 10,234 10,688
Edens Landing- 3471 5,559 5,688 6,418 7,389 9,356 Holmview
3476 Mt Warren Park 5,533 5,580 5,712 5,789 5,868
Windaroo- 3494 2,719 2,734 2,775 3,148 3,757 Bannockburn Gold Coast (C) Bal 3496 13,959 16,685 21,864 24,956 28,610 in BSD
3497 Arundel 9,595 9,614 9,679 10,626 11,726
30 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 Total Total Total Total Total SLA SLA Name Population Population Population Population Population No. 2004 2006 2011 2016 2021
3501 Ashmore 11,327 11,489 11,565 11,702 12,075
3504 Benowa 8,107 8,154 8,281 8,732 9,158
3507 Biggera Waters 6,593 6,411 6,997 7,727 8,084
3512 Bilinga 2,499 2,501 2,548 3,002 3,333
3513 Broadbeach 10,683 10,836 10,850 12,569 13,798
3515 Broadbeach Waters 9,024 9,056 9,248 9,485 12,767
3517 Bundall 4,344 4,362 4,377 5,121 5,882
3521 Burleigh Heads 10,704 10,742 10,970 11,368 12,241
3523 Burleigh Waters 12,755 12,762 12,859 12,905 12,967
3525 Carrara-Merrimac 16,403 17,855 20,942 22,984 24,672
3527 Coolangatta 10,016 10,051 10,277 10,825 11,559
3531 Coombabah 9,778 9,795 10,067 10,080 10,223
Coomera-Cedar 3532 16,073 23,478 53,480 74,167 86,782 Creek
3533 Currumbin 3,402 3,425 3,476 3,612 3,699
3535 Currumbin Waters 10,213 10,347 10,498 10,597 10,730
3537 Elanora 12,568 12,586 12,593 13,160 13,256
3541 Ernest-Molendinar 4,948 5,217 5,553 5,768 5,857
Guanaba- 3542 31,943 34,312 53,141 60,282 64,971 Currumbin Valley
3543 Helensvale 14,274 14,553 16,007 16,228 16,610
3545 Hollywell 2,622 2,622 2,632 2,628 2,635
3547 Hope Island 5,884 6,816 9,969 13,305 15,182
3553 Labrador 17,384 17,410 17,676 17,821 18,500
Main Beach- 3555 9,112 10,019 10,240 11,015 11,939 Broadwater
3557 Mermaid Beach 9,847 9,858 10,027 11,077 11,937
Mermaid Wtrs- 3562 14,507 14,530 15,794 18,728 19,416 Clear Is. Wtrs
3563 Miami 8,150 8,155 8,230 8,400 8,767
3565 Mudgeeraba 9,747 9,877 10,520 10,812 11,247
3567 Nerang 24,949 25,109 26,028 26,535 27,918
3571 Oxenford 10,165 11,380 12,132 12,986 13,545
3573 Palm Beach 15,957 15,966 16,211 18,115 19,310
3575 Paradise Point 4,153 4,153 4,901 4,902 4,957
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 31 of 152 Total Total Total Total Total SLA SLA Name Population Population Population Population Population No. 2004 2006 2011 2016 2021
3577 Parkwood 8,880 8,880 8,879 9,053 9,127
3582 Robina 24,730 26,436 31,210 33,438 34,777
3583 Runaway Bay 8,711 8,752 8,860 8,964 9,481
3585 Southport 25,049 26,034 28,229 30,380 35,397
Stephens (Varsity 3586 7,069 7,278 8,188 8,508 9,193 Lakes)
3587 Surfers Paradise 45,505 47,448 48,931 55,016 60,589
3591 Tugun 5,883 5,897 6,267 6,725 7,117
3593 Worongary-Tallai 9,697 9,706 9,734 9,850 9,985
Total 534,209 557,910 640,094 707,845 769,616
The population projections are based on the GCCC rate base, primary land use, and other land use survey as at December 2004. All development applications and approvals in Council's systems have been used. Comprehensive land use information as at 2004 considered total dwellings, existing landuse and total population to lot level. Historical development rate for major residential developments across the City since 1996 were compiled enabling forecasting of the approximate completion rate of the development. Planning Scheme designations were used to calculate the planning capacity of each lot. All forecasts have been agreed and signed off by PIFU.
Table 1- 12 Projected Employment Growth to 2021 identifies the growth in the non- residential employment categories across the City to 2021.
Table 1- 12 Projected Employment Growth to 2021
Employment Category Projected Projected Projected Projected New Positions New Positions New Positions New 2004 to 2006 2007-2011 2012-2016 Positions 2017-2021 Retail 3 114 9 343 9 343 9 343
Office 1 728 5 183 5 183 5 183
Industry 2 722 8 165 8 165 8 165
Education 635 1 904 1 904 1 904
Health 846 2 538 2 538 2 538
Other Community Uses 440 1 320 1 320 1 320
Rural 0 0 0 0
Transient 816 2 447 2 447 2 447
Total City 10 300 30 901 30 901 30 901
Table 1- 13 Distribution of Growth in Non-Residential Development Schedule of Growth Maps and Tables identifies the non-residential development growth by SLA by projection cohort.
32 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07 Table 1- 13 Distribution of Growth in Non-Residential Development Schedule of Growth Maps and Tables
SLA SLA Name Growth in Retail Office Industry Education Health Other Community uses
Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to Jobs to 2006 2011 2016 2021 2006 2011 2016 2021 2006 2011 2016 2021 2006 2011 2016 2021 2006 2011 2016 2021 2006 2011 2016 2021
3461 Beenleigh 175 526 526 526 43 130 130 130 78 235 235 235 8 24 24 24 10 31 31 31 5 14 14 14 3463 Bethania-Waterford 6 18 18 18 1 2 2 2 91 272 272 272 8 25 25 25 5 15 15 15 5 14 14 14 3466 Eagleby 8 23 23 23 4 12 12 12 -19 -56 -56 -56 3 10 10 10 3 10 10 10 6 18 18 18 3471 Edens Landing-Holmview 25 5 5 011110431131131113 3312220111 3476 Mt Warren Park 14 4 4 12220000515 151531010101444 3494 Windaroo-Bannockburn 00 0 0 0000000000 0001110000 3496 Gold Coast (C) Bal in BSD 68 204 204 204 44 131 131 131 687 2,061 2,061 2,061 21 63 63 63 7 22 22 22 8 24 24 24 3497 Arundel 0 1 1 1 1 2 2 2 41 123 123 123 3 10 10 10 2 7 7 7 3 8 8 8 3501 Ashmore 41 122 122 122 15 44 44 44 52 155 155 155 6 17 17 17 5 14 14 14 4 11 11 11 3504 Benowa 5 15 15 15 8 23 23 23 0 0 0 0 4 11 11 11 10 31 31 31 1 2 2 2 3507 Biggera Waters 514 14 14 6171717278282821 2 22 1 3 3 3 2 7 7 7 3512 Bilinga 12 2 2 0000000000 0001110000 3513 Broadbeach 56 169 169 169 25 76 76 76 0 0 0 0 1 3 3 3 1 4 4 4 0 0 0 0 3515 Broadbeach Waters 214 643 643 643 24 73 73 73 0 0 0 0 0 0 0 0 1 3 3 3 1 2 2 2 3517 Bundall 95 286 286 286 97 290 290 290 0 0 0 0 0 0 0 0 3 8 8 8 0 1 1 1 3521 Burleigh Heads 61 182 182 182 23 69 69 69 6 17 17 17 2 6 6 6 4 12 12 12 2 5 5 5 3523 Burleigh Waters 23 68 68 68 10 30 30 30 30 89 89 89 2 7 7 7 0 0 0 0 0 1 1 1 3525 Carrara-Merrimac 927 27 27 515151569207207207617 17172 7 7 7 3101010 3527 Coolangatta 2988 88 88 8252525339999993 8 88 51515153 9 9 9 3531 Coombabah 13 3 3 1222720202025 5501110111 3532 Coomera-Cedar Creek 727 2180 2180 2180 298 893 893 893 168 505 505 505 214 642 642 642 165 494 494 494 148 444 444 444 3533 Currumbin 14 4 4 0111000027 7725550111 3535 Currumbin Waters 1 4 4 4 3 10 10 10 133 399 399 399 1 2 2 2 1 3 3 3 4 11 11 11 3537 Elanora 1236 36 36 6191919000038 8827774111111 3541 Ernest-Molendinar 411 11 11 3101010591771771770 1 11 0 1 1 1 0 1 1 1 3542 Guanaba-Currumbin Valley 445 1336 1336 1336 12 35 35 35 168 504 504 504 118 353 353 353 30 90 90 90 101 303 303 303 3543 Helensvale 927 27 27 6171717000039 9926661444 3545 Hollywell 00 0 0 00007422222222200 0000001222 3547 Hope Island 184 552 552 552 14 42 42 42 16 49 49 49 10 30 30 30 -7 -21 -21 -21 2 6 6 6 3553 Labrador 10 29 29 29 4 11 11 11 118 355 355 355 1 4 4 4 5 16 16 16 3 8 8 8 3555 Main Beach-Broadwater 1132 32 32 3888000000 0001111444 3557 Mermaid Beach 1442 42 42 8242424399900 0039991222 3562 Mermaid Wtrs-Clear Is. Wtrs 1441 41 41 8232323000027 7727775151515 3563 Miami 23 69 69 69 2 7 7 7 18 53 53 53 2 5 5 5 2 7 7 7 1 3 3 3 3565 Mudgeeraba 617 17 17 4121212000038 8827771444 3567 Nerang 134 401 401 401 29 88 88 88 174 523 523 523 10 29 29 29 14 43 43 43 3 10 10 10 3571 Oxenford 91 272 272 272 5 15 15 15 67 201 201 201 1 3 3 3 2 5 5 5 1 3 3 3 3573 Palm Beach 11 34 34 34 20 59 59 59 0 0 0 0 2 6 6 6 3 8 8 8 1 3 3 3 3575 Paradise Point 25 5 5 1444000000 0012220000 3577 Parkwood 720 20 20 4111111000000 0013333888 3582 Robina 313 940 940 940 706 2,119 2,119 2,119 340 1,020 1,020 1,020 75 225 225 225 89 268 268 268 65 196 196 196 3583 Runaway Bay 72 216 216 216 20 59 59 59 0 0 0 0 1 3 3 3 3 9 9 9 1 3 3 3 3585 Southport 149 447 447 447 196 587 587 587 132 397 397 397 108 323 323 323 363 1088 1088 1088 46 137 137 137 3586 Stephens 00 0 0 00004312812812813 3312220000 3587 Surfers Paradise 66 197 197 197 56 168 168 168 0 0 0 0 2 7 7 7 3 8 8 8 0 1 1 1 3591 Tugun 6 18 18 18 3 9 9 9 3 8 8 8 0 0 0 0 89 268 268 268 0 1 1 1 3593 Worongary-Tallai 515 15 15 3888000013 3312223888 Total 3,114 9,343 9,343 9,343 1,728 5,183 5,183 5,183 2,722 8,165 8,165 8,165 635 1,904 1,904 1,904 846 2,538 2,538 2,538 440 1,320 1,320 1,320
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 33 of 152
3.9. Schedule of Growth Maps
This section provides summaries of estimated residential and non-residential growth by Statistical Local Area (SLA).
Residential growth is divided into Detached Dwelling (DD) and Multi-Unit Dwelling (MUD). MUD growth projections include Tourist Accommodation.
The Schedule of Growth Maps and Schedule of Growth Planning Assumptions Tables includes all allotments with current planning scheme density designations.
MUD in the Schedule of Growth Maps and Schedule of Growth Planning Assumptions Tables includes all allotments with current planning scheme designation greater than 25 dwellings per hectare (refer to Table 5 for Planning Scheme density provisions).
Non-residential growth is divided into the following categories:
a. Retail b. Office c. Industry d. Community – Education e. Community – Health f. Community – Other Uses g. Rural h. Transient
The Schedule of Growth Maps and Schedule of Growth Planning Assumptions Tables identifies where retail, office, industry and community uses may occur within each SLA. Rural uses have not been shown in this section as they are outside the Priority Infrastructure Area (PIA). Transient uses are also not shown in the Schedule of Growth Maps and Schedule of Growth Planning Assumptions Tables as they are generally home-based or mobile employment which could occur in any part of the City.
The projected growth in Residential Development and Population and Non-Residential GFA and positions summarised in Subclause 3.8 is further detailed in the following pages. Table 1- 14 Schedule of Growth Maps and Schedule of Growth Planning Assumption Table lists the growth maps and tables included.
3.9.1. List of Growth Maps and Tables
Table 1- 14 Schedule of Growth Maps and Schedule of Growth Planning Assumption Tables
Schedule of Growth Maps Schedule of Growth Planning Assumption Table(s) IM1 - 1 Beenleigh, Bethania-Waterford, Eagleby, Edens 3461 Beenleigh Landing 3463 Bethania-Waterford
3466 Eagleby
3471 Edens Landing-Holmview
IM1 - 2 Gold Coast (C) Bal in BSD 3496 Gold Coast (C) Bal in BSD
34 of 152 Priority Infrastructure Plan Ver.1.1 Amended Jan 07
Schedule of Growth Maps Schedule of Growth Planning Assumption Table(s) IM1 - 3 Coomera-Cedar Creek 3532 Coomera-Cedar Creek
IM1 - 4 Coombabah, Helensvale, Oxenford 3531 Coombabah
3543 Helensvale
3571 Oxenford
IM1 - 5 Nerang 3567 Nerang
IM1 - 6 Mt Warren Park, Windaroo-Bannockburn, 3476 Mt Warren Park
3494 Windaroo-Bannockburn
IM1 - 7 Hope Island, Paradise Point 3547 Hope Island
3575 Paradise Point
IM1 - 8 Biggera Waters, Hollywell, Runaway Bay 3507 Biggera Waters
3545 Hollywell
3583 Runaway Bay
IM1 - 9 Benowa, Broadbeach, Broadbeach Waters, 3504 Benowa Bundall, Surfers Paradise 3513 Broadbeach
3515 Broadbeach Waters
3517 Bundall
3587 Surfers Paradise
IM1 - 10 Ashmore, Ernest-Molendinar, Southport, 3501 Ashmore
3541 Ernest-Molendinar
3585 Southport
IM1 - 11 Arundel, Labrador, Parkwood 3497 Arundel
3553 Labrador
3577 Parkwood
IM1 - 12 Main Beach-Broadwater 3555 Main Beach-Broadwater
IM1 - 13 Guanaba-Currumbin Valley 3542 Guanaba-Currumbin Valley
IM1 - 14 Carrara-Merrimac 3525 Carrara-Merrimac
IM1 - 15 Worongary-Tallai 3593 Worongary-Tallai
IM1 - 16 Mudgeeraba 3565 Mudgeeraba
IM1 - 17 Mermaid Beach, Mermaid Waters-Clear Island 3557 Mermaid Beach Waters, Miami, Robina 3562 Mermaid Waters-Clear Is. Waters
3563 Miami
3582 Robina
Ver.1.1 Amended Jan 07 Priority Infrastructure Plan 35 of 152
Schedule of Growth Maps Schedule of Growth Planning Assumption Table(s) IM1 - 18 Tugun, Bilinga, Coolangatta 3591 Tugun
3512 Bilinga
3527 Coolangatta
IM1 - 19 Currumbin, Currumbin Waters, Elanora, Palm 3533 Currumbin Beach 3535 Currumbin Waters
3537 Elanora
3573 Palm Beach
IM1 - 20 Burleigh Heads, Burleigh Waters, Stephens 3521 Burleigh Heads (Varsity Lakes) 3523 Burleigh Waters
3586 Stephens (Varsity Lakes)
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4.0 DESIRED STANDARDS OF SERVICE (DSS)
The Desired Standards of Service (DSS) for the trunk infrastructure networks in the PIP are provided in this section. The DSS have been expressed in both qualitative and quantitative terms. Qualitative standards are planning criteria that are primarily about the performance of the network whilst quantitative standards are design criteria that are primarily about the capacity of the network.
4.1. Water Supply Network Desired Standard of Service
The DSS for the Water Supply Network will be included in a future amendment to the PIP in accordance with the requirements of the Integrated Planning Act 1997. GCCC Planning Scheme Policy 3A – Policy for Infrastructure Water Supply Network Developer Contributions will continue to apply until such time as the PIP is amended to include the DSS for Water Supply Network.
4.2. Sewerage Network Desired Standard of Service
The DSS for the Sewerage Network will be included in a future amendment to the PIP in accordance with the requirements of the Integrated Planning Act 1997. GCCC Planning Scheme Policy 3B – Policy for Infrastructure Sewerage Network Developer Contributions will continue to apply until such time as the PIP is amended to include the DSS for Sewerage Network.
4.3. Transport Network Desired Standard of Service
The Transport Network contains three integrated systems of:
Local Government and State controlled roads,
Public Transport, and
Cycle and Pedestrian network.
4.3.1. Road System Planning and Design Criteria
Table 1- 15 and Table 1- 16 outline the planing and design criteria for the road system.
Table 1- 15 Road System Planning Criteria
Measure Desirable Outcomes
Provide a functional hierarchy of roads through Promote safety by separating the City in which the structured pattern and different travel functions having characteristics of travel derived from the different and conflicting operating structure of land use is carried upon a network characteristics and requirements. appropriately planned and located to meet the range of operating characteristics whilst fulfilling Minimise fuel consumption, amenity and environmental objectives. emissions and congestion by maintaining optimal operating speeds across the hierarchical network. Protect residential amenity and efficient freight routes.
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Table 1- 16 Road System Design Criteria
Measure Values To Be Achieved
Base the design capacity of roads on Reduce congestion and accidents the efficient off-peak movement of and promote fuel efficiency. goods and people. Maintain efficient travel speeds in Minimise peak congestion and safety the network. problems. Maintain efficient freight Provide for the volume/capacity ratio. distribution and costs. Maintain efficient freight distribution and cost.
Ensure traffic on access streets does Minimise the adverse impacts of not exceed 3000 vehicles per day with safety and noise in residential less than 3% heavy goods vehicles. streets. Ensure delays at intersections are Maximum degree of saturation and maintained at acceptable levels. delay rate for intersections 0.95 and 25 hours per hour respectively. Design criteria specified by relevant Land Development Guidelines authority. (GCCC). Improve connectivity and network efficiency. Encourage more sustainable transport patterns. Respond to urbanisation pressures and adjacent land uses. Improve amenity, serviceability and network efficiency. Safety. Table 1- 17 and Table 1- 18 define the planning characteristics attached to the functional hierarchy and operating design standards.
Table 1- 17 Functional Planning Provisions in the Hierarchy
Road Speed Provisions Element Environ- ment Access Public Intersections Parking Turning Cyclists transport traffic Major State State State State State State State Arterial Standards Standards Standards Standards Standards Standards Standards
Arterial 60 -80 kph Intersections Indented C - 0.5 - 1.0k None Protected Cycle lanes stops and decel. and Lanes U'pass/Inters ections
Sub 60 kph Intersections Indented C - 0.2 -0.5k None Protected Cycle lanes Arterial stops and decel. and Lanes intersections
Trunk 60 kph Intersections Indented C/P - 0.2k Limited Localised Cycle lanes Collector stops to protection and commerci intersections al areas
Collector 50 - 60 Frontage In traffic C/P - 0.1k On road None On road kph
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Road Speed Provisions Element Environ- ment Access Public Intersections Parking Turning Cyclists transport traffic Residenti 30 - 50 Frontage In traffic P - 0.06k On road None On road al Access kph Street
Note: General Form of Intersection: C = Controlled Intersection, P = Priority Intersection Table 1- 18 - Road System Operating Design Standards
Road Element Maximum Desirable Volume / Capacity Maximum Ratio by Location Desirable Daily Volume/ Lane in Rural Suburban Urban Urban/ Suburban Locations Major Arterial 0.7 0.75 0.75 11,000 vpd
Arterial 0.75 0.8 0.85 9,500 vpd
Sub Arterial 0.75 0.8 0.85 8,000 vpd
Trunk Collector 0.8 0.9 0.90 7,000 vpd
Collector 0.85 0.9 0.9 4,000 vpd
Residential Access 2000 vpd 3000 vpd 3000 vpd 1,500 vpd Street
vpd = vehicles per day
4.3.2. Public Transport System Planning and Design Criteria
This section details the planning and design criteria associated with public transport facilities managed and maintained by Gold Coast City Council. Table 1- 19 and Table 1- 20 outline the planning and design criteria for the Public Transport system Table 1- 19 Public Transport System Planning Criteria
MEASURE DESIRABLE OUTCOMES
Make provision for integrating the Improve access to and integration of public (State) planning of rail and line haul transport services to increase its use to and feeder bus services through the activity locations. supply of facilities to enhance the use of public transport for the full Increase the use of fuel-efficient modes of range of travel needs. transport. Ensure new development Reduce dependence on the private car and accommodates the early supply of encourage the use of more sustainable efficient public transport. transport modes. Ensure non-public transport Reduce emissions in activity centres and provisions and policy support residential areas. increasing the use of public transport to the City's activity areas.
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Table 1- 20 Public Transport System Design Criteria
Measure Values To Be Achieved
Locate bus stops on bus routes Improve access to and perception of every 400 metres. public transport as a real alternative to car. Provide bus bays, weather Enhance the comfort and convenience protection, seating and bus qualities of public transport. information systems at all major stops. Provide bus only facilities as Enhance the use of public transport. required, to improve operating times and reliability.
4.3.3. Cycle and Pedestrian System Planning and Design Criteria
The Cycle and Pedestrian System is made up of two types of facilities;
• In Road Reserve; and
• Off Road.
The In Road Reserve cycle and pedestrian facilities include those facilities provided within the road pavement and the verges of Council's road network.
Table 1- 21 and Table 1- 22 outline the planning and design criteria for the In Road Reserve Cycle and Pedestrian system
Table 1- 21 In Road Reserve Cycle and Pedestrian System Planning Criteria
Measure Desirable Outcomes
• Provide a network of safe 'on road' bike • Promote the use of healthy and energy efficient lanes and 'in road reserve' shared paths modes of travel. that connect all major cycle and walk trip generating activities of the City to their • Minimise fuel consumption, emissions and catchments and meet the range of cycle congestion by encouraging the use of non- and walking travel patterns of the motorised forms of travel. community. • Enhance safety in cycle and walk travel.
Table 1- 22 In Road Reserve Cycle and Pedestrian System Design Criteria
Measure Values To Be Achieved
• Design of the 'in reserve' cycle and • Encourage walk and cycle travel as a safe and footpath facilities to be in accordance healthy alternative to car. with Gold Coast City Land Development Guidelines. • Ensure facilities are designed to appropriate and consistent standards and that the community has equal access to these facilities across the City.
The Off Road cycle facilities include those facilities within open space areas, corridors and pathways.
Table 1- 23 and Table 1- 24 outline the planning and design criteria for the Off Road Cycle and Pedestrian system
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Table 1- 23 Off-road Cycle and Pedestrian System Planning Criteria
Measure Desirable Outcomes
• Provide a network of safe ‘off-road’ cycle • Promote the use of healthy and energy efficient and pedestrian paths that connect all modes of travel. major ‘in road reserve’, cycle and walk trip generating activities and recreational • Minimise fuel consumption, emissions and destinations of the City to their congestion by encouraging the use of non- catchments and meet the range of cycle motorised forms of travel. and walking travel patterns of the community. • Enhance safety in cycle and walk travel.
Table 1- 24 Off-road Cycle and Pedestrian System Design Criteria
Measure Desirable Outcomes
• Design of the cycle and footpath facilities • Encourage walk and cycle travel as a safe and to be in accordance with Gold Coast City healthy alternative to car. Land Development Guidelines. • Ensure facilities are designed to appropriate and consistent standards and that the community has equal access to these facilities across the City.
4.4. Stormwater Network Desired Standard of Service
The function of Council’s Stormwater drainage systems is to collect and convey stormwater through respective catchment areas with minimal nuisance, danger or damage at a cost that is acceptable to the community.
Standards for local stormwater drainage systems with Gold Coast City have varied significantly over the past 30 years. As a result, some of the older areas of the City have drainage systems that are below the DSS and significant augmentation works are required. IPA stipulates that remediation costs to address existing deficiencies cannot be passed on the new development. This has been taken into account when developing the Stormwater Infrastructure Charges Schedule. In this regard, it needs to be recognised that the majority of drainage systems in the City are not deficient in providing the original drainage standard, noting that a vast portion of these systems were constructed by developers. The Stormwater Network ICS has been developed to equitably proportion the costs between existing and future development to upgrade the drainage system to the DSS.
Table 1- 25 and
Table 1- 26 outline the planning and design criteria for the Stormwater Network within Gold Coast City.
Table 1- 25 Stormwater Network Planning Criteria
Measure Desirable Outcomes
Collect and convey stormwater The free and safe drainage of existing flows (both low flows and Q100 and future urban land. flows) to a lawful point of discharge in a safe manner that Maximise the ecological health of minimises nuisance, the waterways and minimise the economic inundation of habitable rooms cost of stormwater run-off from and protects life. development. Ensure protection of habitable rooms. Minimise the life cycle costs and Minimise the cost of maintaining the adverse environmental impacts stormwater system.
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Measure Desirable Outcomes of an integrated system of Preserve existing and future storage natural channels and piped drainage with overland flow capacity in the system. paths, regional detention and Maintain and increase the recreational water quality infrastructure that and scenic and ecological values of maximises the use and retention waterway corridors. of natural waterways. Ensure trunk infrastructure takes Minimise the impact of development on into account the use of water the existing local flood levels and sensitive urban design and other waterway networks by maintaining the types of on site detention/ existing flow, velocity and flood retention facilities and the storage parameters and control of peak conservation of natural flows. waterways. Improve water quality at the receiving waters at minimum cost. Preserve buffers along Retain ecological values, scenic waterways to promote ecological amenity and cater for long-term links, including fauna movement morphological processes. and riparian vegetation. Meet water quality objectives Provide for primary and secondary for receiving waters at all times water contact. through an appropriate balance of regional infrastructure and on Minimise the amount of public land site treatment. required for the stormwater system. Maintain and improve the quality of water in the City’s rivers and the Broadwater.
Table 1- 26 Stormwater Network Design Criteria
Measure Desirable Outcomes
Design of all elements of the Queensland Urban Drainage Manual stormwater system will comply (QUDM) with established codes and standards. GCCC Land Development Guidelines Environmental Protection Agency (EPA) requirements Natural Channel Design Guidelines Water Resources Act requirements. Employ no net worsening (no Urban development does not create an adverse impact) criteria on all adverse impact on any land within the new development or catchment. redevelopment site. Provide sufficient space in Minimise the quantity of water quality waterway corridors to devices. accommodate wetlands and stormwater quality Improve water quality at minimum cost improvement devices. to the community. Ensure that overland flow paths Optimise the balance between natural combine with all elements of channels, the piped network and the stormwater system to carry overland flow. both low and high flow events.
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Utilise a system of regional and Minimise adverse impacts from flooding. local on site detention facilities to minimise the adverse impact Reduce potential sediments and impacts of peak run off for the full range of scour. of events from Q1 to Q100. Maintain pubic safety. Design cross road structures to Maintain appropriate levels access and provide the appropriate level of promote safety. flood immunity. Allow for planning disaster management strategies. Ensure major crossroad Maintain ecological and recreation structures maintain fauna and values. recreation linkages. Employ water sensitive urban Maximise the water quality on site. design criteria to maximise on site quantity and quality Minimise the cost to the community of treatment and limit discharges dealing with water quantity off site. off site.
4.5. Recreation Facilities Network Desired Standard of Service
The DSS for the Recreation Facilities Network have been prepared based on the following three planning zones:
• Northern Planning Zone
• Southern Planning Zone
• Coastal Planning Zone
These planning zones were determined having regard to similarities in the existing standards of service, projected growth, management of user demand, opportunity for co- functional use between residential and commercial catchments, cost of supplying recreation facilities infrastructure and opportunities for users to benefit from the infrastructure.
The boundaries of these planning zones are shown in Subclause 5.6 – Plans for Trunk Infrastructure Maps.
Table 1- 27 and Table 1- 28 outline the planning and design criteria for the Recreation Facilities Network.
Table 1- 27 Recreation Facilities Network Planning Criteria
Measure Desirable Outcomes
Provision of a freely accessible, diverse Provide opportunities for the and connected network of publicly owned community to access parks and freely parks and community facilities. participate in recreational pursuits. Increase park usage. Encourage community health. Maximise the co-location of recreation Protect and enhance valued facilities within proximity to other social environmental assets. infrastructure (e.g. schools and shops), and transport hubs, and valued Maximise the efficient utilisation of environmental and cultural assets such as natural resources. waterways and conservation estates. Integrate land for recreation facilities with social services and physical and
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symbolic environmental and heritage values. Ensure recreational facilities are Equitable distribution for user access. centrally located and accessible to the catchment they serve. Promote cycle and walk trips for recreational purposes. Improve access to recreation facilities. Provide accessible local parks for pedestrians and cyclists. Provision of a network of City, District Increase range of recreation facilities. and Local level sporting, outdoor recreation and recreation parks and Provide recreation facilities that can community facilities, which have be adapted to accommodate emergent potential to be augmented to user demands and recreational and sporting trends. accommodate changes in demand and recreational and sporting trends. Table 1- 28 Recreation Facilities Network Design Criteria
Measure Desirable Outcomes
The standard of provision for recreation A standard of service that balances and sporting parks varies between the the high cost of supplying coastal land coastal area and the balance of the City with demand for oceanside parkland. in accordance with Table 1- 29 to Table 1- 34 outline other planning and design data for the Recreation Facilities Network. Table 1- 29. Access to different types of recreation Opportunity for reasonable access facilities varies in accordance with different types of recreation facilities. Table 1- 30. Works to be undertaken to ensure parks Recreation facilities that can be used are ‘fit for purpose’ and augmentation in for its intended purposes whilst accordance with Table 1- 34. retaining potential for augmentation.
Size and configuration of recreation Recreation facilities are of such a size facilities are provided in accordance with and configuration that use is optimised. Table 1- 30. Post development flood immunity is in Ensures recreation facilities are safe accordance with Table 1- 32. and usable. Maximum grade is in accordance with Slope does not restrict use of the Table 1- 33. recreation facility. Recreation facilities are to contain a Enhance the attractiveness of parks range of embellishments in accordance with embellishments that address a with Land Development Guidelines and range of community activities and Recreation Facilities Design Guidelines. improve the services provided.
Table 1- 29 to Table 1- 34 outline other planning and design data for the Recreation Facilities Network.
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Table 1- 29 Area of Land Per 1000 People
Recreation Coastal Zone Northern and Southern All Zones for Facilities (ha/ 1000 residents) Zones Commercial Uses Category (ha/1000 residents) (ha/1000 employees) Local District City Local District City Local Recreation 1 1 0.5 1.5 1 0.5 0.25
Sport n/a 0.3 0.2 n/a 1 0.4 n/a
Community n/a 0.2 n/a n/a 0.2 n/a Facilities
Outdoor Recreation n/a n/a 0.5 n/a n/a 0.5 n/a
Total 3.7 5.1 0.25
Table 1- 30 Access to Recreation Facilities
Recreation Coastal Zone for Northern and Southern Zones for All Zones for Facilities Category residential uses residential uses Commercial Uses Local District City Local District City Local Recreation 5 mins 10 mins 20 mins 5 mins 10 mins 20 mins drive 15 mins walk walk drive drive walk drive
Sport n/a 10 mins 20 mins n/a 10 mins 15 mins drive n/a drive drive drive
Community Facilities n/a 10 mins n/a n/a 10 mins n/a drive drive
Outdoor Recreation n/a n/a 45 mins n/a n/a 30 mins drive n/a drive
Table 1- 31 Minimum Recreation/Community Facilities Sizes
Recreation Local District City Facilities Category Recreation 1ha round or square 5ha round or square 15ha round or square
Sport n/a 10ha round or square 15ha round or square
Community Facilities n/a 0.2ha square 0.2ha square
Outdoor Recreation n/a n/a 5ha round or square
NOTE: Linkage parks and trails should be linear.
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Table 1- 32 Minimum Post-Development Flood Immunity
Recreation Facilities Category >Q5 >Q50 >Q100
Local Recreation 25% 75% 0%
District Recreation 0% 90% 10%
City Recreation 50% 40% 10%
District Sport 0% 90% 10%
City Sport 50% 40% 10%
Community Facilities 0% 0% 100%
Outdoor Recreation 50% 40% 10%
Table 1- 33 Maximum areas for Maximum Grades (V:H)
Recreation Facilities Maximum grade (1:X) for Maximum % of site Category Local District City
Recreation 1:10 for 20% 1:10 for 10% 1:10 for 20%
Sport n/a 1:10 for 20% 1:10 for 20%
Community Facilities n/a 1:10 for 2% 1:10 for 0%
Outdoor Recreation n/a n/a 1:10 for 50%
Table 1- 34 Miscellaneous Criteria
QUALITY 10% District land above Q100
100% parkland above Q5
0% encumbered by easement(s) of any type or form, or be known to be subject of planned or programmed future easement encumbrance(s)
0% detention basin in part or whole, or be stormwater infrastructure, landscape, visual, odour, noise or other type of buffer, or be known to be subject of planned or programmed future use for such purposes
0% contaminated or potentially hazardous, or situated in a hazardous area or in proximity to an approved, but undeveloped hazardous activity, such as a quarry
0% less than 15m wide
Not to be planned or programmed for future use that is inconsistent with, or likely to compromise the purpose for which the land is dedicated
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5.0 PLANS FOR TRUNK INFRASTRUCTURE (PFTI)
5.1. Water Supply Network Plans for Trunk Infrastructure
The PFTI for the Water Supply Network will be included in a future amendment to the PIP in accordance with the requirements of the Integrated Planning Act 1997. GCCC Planning Scheme Policy 3A – Policy for Infrastructure Water Supply Network Developer Contributions will continue to apply until such time as the PIP is amended to include the Water Supply Network.
5.2. Sewerage Network Plans for Trunk Infrastructure
The PFTI for the Sewerage Network will be included in a future amendment to the PIP in accordance with the requirements of the Integrated Planning Act 1997. Planning Scheme Policy 3B – Policy for Infrastructure Sewerage Network Developer Contributions will continue to apply until such time as the PIP is amended to contain the Sewerage Network.
5.3. Transport Network Plans for Trunk Infrastructure
5.3.1. Systems Included in the Transport Network
The Transport Network contains three integrated systems of:
• Local Government and State Controlled roads
• Public Transport
• Cycle and pedestrian systems
5.3.2. Transport Network Elements
The Transport Network trunk infrastructure elements are shown in Table 1- 35 Transport Networks Trunk Infrastructure Elements.
Table 1- 35 Transport Networks Trunk Infrastructure Elements
Trunk Infrastructure Element Description Trunk Road System. Elements consist of Arterial, Sub-Arterial and Distributor function roads. These roads are generally constructed to a profile as indicated within Council’s Land Development Guidelines 2005.
Public Transport System. Bus stops and shelters to be provided on the major bus routes every 400m.
Pedestrian and Cycle System. In Road Reserve and Off Road urban and district pathways, coordinated with paths associated with trunk roads.
5.3.3. Basis for Future Planning
The basis for future planning detailed in the PFTI is outlined in the network planning reports contained in the PIP Extrinsic Material, Gold Coast Priority Infrastructure Plan –
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Derivation of Trunk Road Infrastructure Network Charges Report, June 2006 VLC Consulting.
Planning is based on providing a functional hierarchy of roads through the City in which the structured pattern and characteristics of travel carried out upon the network are appropriately planned and located. This planning aims to meet the range of operating characteristics carried out whilst fulfilling amenity and environmental objectives.
5.3.4. Plans for Trunk Infrastructure
Road System
The PFTI for the road system is shown in Subclause 5.6 – Plans for Trunk Infrastructure Maps. The trunk infrastructure components of the PFTI are detailed in the Extrinsic Material. The schedule of proposed work is provided in the Table 1- 36 Transport Network Schedule of Road System Works.
Table 1- 36 Transport Network Schedule of Road System Works
Construct- Upgrade Total Road From To ion Period Classification works Cost
BP service road Total Abraham Road Days Road connection 2007 - 2011 Four Lane - Urban reconstruction 2,267,733 Total Abraham Road Reserve Road Weir Drive 2005/06 Four Lane - Urban reconstruction 447,166 BP service road Total Abraham Road Weir Dr connection 2005/06 Two Lane - Urban reconstruction 1,733,073 Total Amity Rd / Kerkin Rd Yawalpah Rd Foxwell Rd 2007 - 2011 Two Lane - Urban reconstruction 5,487,892 New road & Ashmore Road Geoff Wolter Dr Smith St 2007 - 2011 Four Lane - Urban duplication 8,468,258 Beenleigh Total Bahrs Scrub Rd Prangley Rd Beaudesert Rd 2007 - 2011 Two Lane - Urban reconstruction 3,256,065 Baileys Mountain Road Old Coach Rd Ruffles Road 2017 - 2021 Two Lane - Urban Upgrade 3,960,238 Beattie Road M1 service road Dreamworld Parkway 2005/06 Two Lane - Rural New road link 1,132,560 Total Beattie Road Dreamworld Parkway Ford Road 2005/06 Four Lane - Urban reconstruction 3,485,922 Beattie Road Dreamworld Parkway Reserve Road 2012 - 2016 Two Lane - Urban New road link 14,267,674 Benowa Road Cotlew St Drury Avenue 2017 - 2021 Four Lane - Urban Duplication 1,588,523 Bermuda Street Tallebudgera Creek New road link Extension Pacific Motorway Road 2007 - 2011 Four Lane - Urban & upgrade 10,140,066 Binstead Way / Kopps Road Manra Way Maudsland Road 2007 - 2011 Four Lane - Urban Duplication 7,341,694 Two Lane Road - Upgrade / Bonogin Road Tolga Road Carrington Road 2007 - 2011 Urban realign 677,285 Two Lane Road - Bonogin Road Somerset Drive Riverina Court 2007 - 2011 Urban Upgrade 545,591 Two Lane Road - Widening one Bonogin Road Gunsynd Drive Existing 2007 - 2011 Urban side 290,188 Two Lane Road - Total Bonogin Road Hardys Road Existing 2007 - 2011 Urban reconstruction 526,777 Two Lane Road - Widening one Bonogin Road Roxby Court Existing 2007 - 2011 Urban side 181,367 Two Lane Road - Total Bonogin Road Roxby Court Bonogin Road East 2007 - 2011 Urban reconstruction 5,165,489 Two Lane Road - Total Bonogin Road Broadoak Court Fairy Wren Court 2007 - 2011 Urban reconstruction 4,835,064 Boyd Street Gold Coast Highway State Border 2017 - 2021 Four Lane - Urban Duplication & 6,128,177
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Construct- Upgrade Total Road From To ion Period Classification works Cost upgrade
Commercial Bundall Service Road development 2017 - 2021 7.5m service road New road links 4,583,158 Cheltenham Drive Laver Drive Thorngate Drive 2005/06 Four Lane - Urban Duplication 3,744,104 Christensen Road Burnside Rd Exist. Christensen Rd 2012 - 2016 Indust. Collector New road link 6,568,671 Christine Avenue Scottsdale Drive Regensberg Close 2007 - 2011 Four Lane - Urban Duplication 3,853,273 Coolangatta Railway Two Lane Road - Cutting Conn. Miles Street Musgrave Street 2017 - 2021 Urban New road link 871,815 Cunningham Road Coomera New Link North Le Mans' interchange 2012 - 2016 Four Lane - Urban New road link 27,647,416 Cunningham Road Coomera New Link North Edwardson drive 2012 - 2016 Two Lane - Urban New road link 6,728,429 Cunningham Road Le Mans' connection Coomera New Link South road 2012 - 2016 Four Lane - Urban New road link 9,658,333 Coomera Road 'G' Kristins Lane Service road 2017 - 2021 Two Lane - Urban New road link 9,768,786 Cunningham Dr Link Coomera Road 'G' Service Road Road 2012 - 2016 Four Lane - Urban New road link 10,764,756 Coomera Service Total Road Foxwell Road Le Mans' connection 2007 - 2011 Four Lane - Urban reconstruction 6,900,421 Coomera Service Road 'G' connection Road Foxwell Road road 2007 - 2011 Four Lane - Urban New road link 9,251,610 Coomera Service Oxenford Hope Upgrade and Road Beattie Rd Island Rd 2007 - 2011 Four Lane - Urban duplication 14,202,530 Coomera Service Road Reserve Road Abraham Rd 2007 - 2011 Two Lane - Urban New road link 4,500,678 Cunningham Drive New Road linking to Total North Yawalpah Rd 'Le Mans' I/C 2007 - 2011 Two Lane - Urban reconstruction 3,780,730 Cuthbert Drive / Darlington Drive Stanmore Road Elderslie Drive 2017 - 2021 Four Lane - Urban Duplication 2,970,069 Duplication & Days Road Old Coach Rd Abraham Rd 2007 - 2011 Four Lane - Urban upgrade 3,508,913 Pimpama Jacobs Depot Road Old Pacific Highway Well Rd 2007 - 2011 Two Lane - Urban New road link 793,674 Dine Court Bridge Residential connection Dine Court Andalusian Drive 2017 - 2021 Collector New road link 2,568,075 Duplication, new road & Discovery Drive Gold Coast Highway Millaroo Drive 2007 - 2011 Four Lane - Urban upgrade 150,000 Total Dixon Drive Yawalpah Rd Cunningham Dr 2012 - 2016 Two Lane - Urban reconstruction 4,506,420 Doubleview / Simpsons / Guineas Intersection Ck Rd Intersection 2017 - 2021 improvement 1,000,000 Eggersdorf Rd Ormeau Pacific Motorway Jacobs Ridge Rd 2012 - 2016 Four Lane - Urban Duplication 3,209,086 Eggersdorf Rd Initial two Ormeau Jacobs Ridge Rd IRTC 2017 - 2021 Four Lane - Urban lanes 5,717,110 Elysium Drive western connector Pacific Motorway Evanita Drive 2017 - 2021 Two Lane - Urban New Road link 12,647,859 Finnegan Way Northern end Amity Road 2007 - 2011 Two Lane - Urban New road link 5,234,833 Cunningham Dr Six Lane Road - Total Foxwell Road Abraham road South 2007 - 2011 Urban reconstruction 9,833,227 Cunningham Dr Total Foxwell Road South Oakey Creek Rd 2005/06 Four Lane - Urban reconstruction 7,134,932 Total Foxwell Road Oakey Creek Rd Colman Rd 2007- 2011 Two Lane - Urban reconstruction 5,575,706
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Construct- Upgrade Total Road From To ion Period Classification works Cost
Brisbane Beenleigh Total Gardiner Road Rd Dairy Creek Rd 2007 - 2011 Two Lane - Urban reconstruction 2,833,118 Opp Telford Pl 10m wide Industrial Gateway Drive Existing Intersection 2017 - 2021 Coll New road link 1,371,123 Initial two lanes & four Gaven Arterial Binstead Way Smith Street 2017 - 2021 Four Lane - Urban lane formation 6,705,990 Ghilgai Road Extension Existing Laver Drive 2017 - 2021 Two Lane - Urban New Road link 11,616,192 Tamborine Oxenford Ghostgum Grove Rd Brygon Creek Dr 2017 - 2021 Two Lane - Urban New road link 20,599,451 Weedens Crossing Duplication & Gilston Road Road Cayuga Street 2007 - 2011 Four Lane - Urban upgrade 4,785,060 Weedens Crossing Duplication & Gilston Road Road McLaren Road 2012 - 2016 Four Lane - Urban upgrade 2,080,694 Harburg Dr - Teys Rd connection Harburg Dr Teys Rd 2017 - 2021 Two Lane - Urban New road link 3,839,726 Heins Rd connection Heins Rd Prangley Rd 2017 - 2021 Two Lane - Urban New road link 4,092,683 Helensvale Road Discovery Dr Hope Island Road 2012 - 2016 Four Lane - Urban Duplication 11,055,244 Hickey Way Extension Hickey Way Gooding Drive 2017 - 2021 Two Lane - Urban New road link 5,781,878 Hinkler Drive Barrine Drive Dormello Drive 2007 - 2011 Two Lane - Urban New road link 1,323,982 north of Mudgeeraba Hinkler Drive south of Alkira Way Road 2007 - 2011 Two Lane - Urban New road link 870,564 Brisbane Beenleigh Upgrade & new Holmview Road Rd Dewar St 2017 - 2021 Two Lane - Urban link across river 15,040,258 Hope Island Northern Service Road Sickle Avenue Crescent Avenue 2007 - 2011 Res Coll - bus route New road link 5,318,236 Hotham Creek Road Rifle Range Rd Ruffles Rd 2017 - 2021 Two Lane - Urban Upgrade 3,715,662 Inner Ring Road James St Kent St 2007 - 2011 Four Lane - Urban New road link 3,277,377 Intra Regional Transport Corridor Yawalpah Rd Foxwell Rd 2017 - 2021 Two Lane - Urban New road link 7,218,423 Residential Jessica Drive Reserve Road Jacob Court 2005/06 Collector - Bus New road link 2,726,461 McLaren Road Gilston Road Oakdale Avenue 2005/06 Four Lane - Urban Duplication 1,774,225 Millaroo Drive M1 underpass Millaroo Drive Gold Coast Highway connection 2007 - 2011 Two Lane - Urban New road link 150,000 Duplication & Mudgeeraba Road Pacific Motorway Worongary Road 2007 - 2011 Four Lane - Urban upgrade 5,041,775 Musgrave Avenue Olsen Ave Kumbari Ave 2012 - 2016 Four Lane - Urban Duplication 3,363,577 Nerang Beaudesert Nerang Connection New road link Nerang By-Pass Rd Rd 2017 - 2021 Four Lane - Urban & upgrade 10,222,569 Duplication & Old Coach Road Days Road existing 2007 - 2011 Four Lane - Urban upgrade 2,980,667 Total Old Coach Road Reserve Road Gannon Way 2007 - 2011 Two Lane - Urban reconstruction 1,597,114 Gold Coast Duplication & Old Coach Road Springbrook Rd Tallai Road 2017 - 2021 Four Lane - Urban upgrade 4,825,692 Ormeau eastern service road Eggersdorf Rd Mirambeena Dr 2017 - 2021 Two Lane - Urban New road link 12,091,353 Ormeau service road Pascoe Rd Peachey Rd 2007 - 2011 Two Lane - Urban New road link 5,056,523 Pacific Motorway Crossing The Link Road The Glade 2017 - 2021 Two Lane - Urban New Road link 4,783,037 Pacific Motorway KP McGrath Dr Cowell Drive 2007 - 2011 Two Lane Road - New road link 17,013,699
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Construct- Upgrade Total Road From To ion Period Classification works Cost Service Road Urban
Pacific Motorway Two Lane Road - Service Road Guineas Creek Road Stewart Road 2017 - 2021 Urban New road link 10,984,227 Pappas Way Extension Pappas Way Alexander Drive 2007 - 2011 Two Lane - Urban New road link 2,394,158 Peanaba Park Road Bridie Dr existing 2007 - 2011 Two Lane - Urban New road link 1,006,589 Pearson Rd - Sandy Ck Rd Pearson Rd Sandy Creek Rd 2012 - 2016 Indust. Collector New road link 3,964,836 New road link Pearson Road Peachey Rd Computer Rd 2012 - 2016 Indust. Collector & upgrade 6,236,752 Pearson Road Computer Rd Darlington Dr 2007 - 2011 Indust. Collector Upgrade 1,834,860 Pimpama western Mirambeena Drive service road M1 interchange Hotham Creek Road 2007 - 2011 Two Lane - Urban New road link 7,986,220 Total Prangley Road Wuraga Rd Bahrs Scrub Rd 2007 - 2011 Two Lane - Urban reconstruction 2,785,576 Quarry Connection Road Rudman Parade Bermuda Street 2012 - 2016 Indust. Collector New road link 2,341,738 West bound Added lane to exit onto Reedy Reedy Creek Rd Rothcote Court Ambassador drive 2012 - 2016 existing Ck Rd 607,581 Service Road Reedy Creek Road Billabong Site Sunlight drive 2017 - 2021 Indust. Collector extension 733,830 Total Reserve Road Old Coach Rd Abraham Rd 2005/06 Four Lane - Urban reconstruction 7,805,141 Total Reserve Road Hart St Old Coach Rd 2007 - 2011 Four Lane - Urban reconstruction 10,259,737 Reserve Road Tamborine Oxenford deviation Rd Hart St 2012 - 2016 Four Lane - Urban New road link 4,226,814 Robina Parkway Gooding Drive Markeri Street 2005/06 Four Lane - Urban Duplication 7,820,288 Robina Town Centre Drive Pacific Motorway Investigator Drive 2005/06 Four Lane - Urban Duplication 5,453,993 Ruffles Road Baileys Mountain Rd Crystal Creek Rd 2017 - 2021 Two Lane - Urban Upgrade 2,323,465 Ruffles Road Hotham Creek Rd Crystal Creek Rd 2017 - 2021 Two Lane - Urban Upgrade 2,229,397 Santa Barbara Road Hope Island Road Caseys Road 2017 - 2021 Four Lane - Urban Duplication 1,039,524 Reedy Creek M1 Scottsdale Drive Interchange Christine Ave 2012 - 2016 Four Lane - Urban Duplication 3,517,187 Duplication & Smith Street Pacific Pines Blvd Pacific Motorway 2007 - 2011 Four Lane - Urban upgrade 1,922,729 Gold Coast Duplication & Somerset Drive Springbrook Rd Bonogin Road 2007 - 2011 Four Lane - Urban upgrade 4,250,290 Southern Service Road Helensvale Road Crescent Avenue 2012 - 2016 Res Coll - bus route New road link 4,950,762 Beenleigh Upgraded Stanmore Road Beaudesert Rd Peachey Rd 2007 - 2011 Four Lane - Urban alignment 19,230,357 Second Stanmore Road Peachey Rd Elderslie Rd 2007 - 2011 Four Lane - Urban carriageway 9,274,968 Stevens St / High St Intersection Int'n High Street 2005/06 improvement 214,400 Teys - Gardiner connection Teys Rd Gardiner Rd 2017 - 2021 Two Lane - Urban New road link 5,827,246 Teys Rd to new connection road Teys Rd New Road 2017 - 2021 Two Lane - Urban New road link 1,398,492 Brisbane Beenleigh Total Teys Road Rd Tallagandra Rd 2012 - 2016 Two Lane - Urban reconstruction 2,921,033 Total Teys Road Tallagandra Rd Wuraga Rd 2012 - 2016 Two Lane - Urban reconstruction 850,889
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Construct- Upgrade Total Road From To ion Period Classification works Cost
Additional Thomas Drive Ferry Road Existing 2012 - 2016 Bridge Widening lane 1,440,000 Two Lane Road - Tolga Road Bonogin Road Observatory Drive 2007 - 2011 Urban New road link 3,971,946 Mirambeena Rd Total Upper Ormeau Road Interchange past Cliff Barrons Rd 2017 - 2021 Four Lane - Urban reconstruction 30,654,534 Via Roma Salerno St Remembrance Dr 2007 - 2011 Four Lane - Urban Duplication 7,164,246 Existing Wongawallan Drive Stephens St Wongawallan Dr 2012 - 2016 Two Lane - Urban New road link 5,241,972 Total Wuraga Road Dairy Creek Rd Prangley Rd 2005/06 (int'n) Two Lane - Urban reconstruction 3,429,240 Wyllie Way Two Lane Road - connection Lancashire Drive Observatory Drive 2012 - 2016 Urban New road link 9,923,287 Yawalpah Road Pacific Motorway Rail corridor 2007 - 2011 Four Lane - Urban Duplication 2,792,970 Initial two Yawalpah Road Rail corridor IRTC corridor 2007 - 2011 Four Lane - Urban lanes 11,561,055
Total 661,326,098 Public Transport System
PFTI for Public Transport System are included in the above Schedule of Road System Works.
Cycle and Pedestrian System
The PFTI for the off road pedestrian/ cycle pathway system are shown in Subclause 5.6 – Plans for Trunk Infrastructure Maps.
The schedule of proposed works is provided in Table 1- 37 Bikeways Schedule, Table 1- 38 Off Road Pathway Schedule and Table 1- 39 Off Roads Cycle And Pedestrian Path Program.
Table 1- 37 Bikeways Schedule
Construction Construction Identifier Period Road Name Cost - $ Structure Cost - $ Total Cost - $
B-1-012 2005/06 River Hills Road Eagleby 144,452 144,452 B-2-002 2005/06 Pascoe Road Ormeau 190,441 190,441 B-8-001 2005/06 Nerang-Beaudesert Road Nerang 183,794 183,794 B-9-001 2005/06 Oceanic Drive Mermaid Waters 60,139 60,139 B-9-002 2005/06 Seabeach Ave Mermaid Beach 31,838 31,838 B-9-003 2005/06 Bourton Road Merrimac 339,610 339,610 B-9-004 2005/06 Margaret Ave Broadbeach 37,145 37,145
B-11-001 2005/06 Somerset Drive Mudgeeraba 316,213 316,213
TOTAL 1,303,632 Construction Construction Identifier Period Road Name Cost - $ Structure Cost - $ Total Cost - $
B-1-003 2007-2011 Fryar Road Eagleby 97,874 97,874 B-1-006 2007-2011 Milne Street Beenleigh 179,828 179,828 B-1-007 2007-2011 James Street Beenleigh 106,128 106,128 B-1-008 2007-2011 Beaudesert-Beenleigh Rd Beenleigh 332,534 332,534 B-1-013 2007-2011 Main Street Beenleigh 141,504 141,504 B-3-001 2007-2011 Foxwell Road Coomera 385,598 385,598
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Construction Construction Identifier Period Road Name Cost - $ Structure Cost - $ Total Cost - $
B-3-002 2007-2011 Mirambeena Road Ormeau 227,210 227,210 B-4-001 2007-2011 Michigan Drive Oxenford 232,302 232,302 B-5-001 2007-2011 Morala Ave Runaway Bay 110,845 110,845 B-5-002 2007-2011 Morala Ave Runaway Bay 58,960 58,960 B-5-003 2007-2011 Morala Ave Runaway Bay 77,827 77,827 B-5-006 2007-2011 Musgrave Ave Southport 159,192 159,192 B-6-001 2007-2011 Charlton Street Southport 64,266 64,266 B-7-004 2007-2011 Brolga Ave Southport 175,111 175,111
B-10-001 2007-2011 Guineas Creek Rd Elanora 141,504 141,504
TOTAL 2,490,683
Construction Construction Identifier Period Road Name Cost - $ Structure Cost - $ Total Cost - $
B-1-005 2012-2016 Boundary Street Beenleigh 193,389 193,389 B-1-009 2012-2016 Carl Heck Blvd Windaroo 188,672 188,672 B-2-001 2012-2016 Peachey Road Ormeau 693,370 693,370 B-5-004 2012-2016 Napper Road Parkwood 104,359 104,359 B-5-005 2012-2016 Captain Cook Dr Arundle 136,198 136,198 B-7-001 2012-2016 Anne Street Southport 139,735 139,735 B-7-002 2012-2016 Benowa Road Benowa 60,729 60,729 B-10-002 2012-2016 Durran Street Tugun 73,110 73,110
B-10-003 2012-2016 Coolangatta Rd Kirra 471,680 471,680
TOTAL 2,061,242
Construction Construction Identifier Period Road Name Cost - $ Structure Cost - $ Total Cost - $
B-1-001 2017-2021 Station Street Bethania 97,284 97,284 B-1-002 2017-2021 River Hills Road Eagleby 140,325 140,325 B-1-004 2017-2021 Logan Street Eagleby 100,822 100,822 B-1-010 2017-2021 Castile Cres Edens Landing 193,978 193,978 B-1-011 2017-2021 Castile Cres Edens Landing 112,614 112,614 B-4-002 2017-2021 Helensvale Road Helensvale 220,698 220,698 B-5-007 2017-2021 Central Street Labrador 7,075 7,075 B-5-007 2017-2021 Central Street Labrador 20,046 20,046 B-5-007 2017-2021 Central Street Labrador 130,302 130,302 B-5-008 2017-2021 Smith Street Parkwood 124,406 124,406 B-6-002 2017-2021 Etna Street Surfers Paradise 45,989 607,500 653,489 B-7-003 2017-2021 Benowa Road Benowa 58,370 585,000 643,370
B-7-005 2017-2021 Campbell Street Bundall 197,516 197,516
TOTAL $2,641,925
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Table 1- 38 Off Road Pathway Schedule
Construct GH&D -ion Route Identifier Period No. Street name Width m Length m Rate - $ / m Cost - $ Total Cost - $
Station Street Bethania B-1-001 2017-2021 D1 (Concrete) 2.00 825.00 117.92 97,284 97,284 B-1-002 2017-2021 D2 River Hills Road Eagleby 2.00 1190.00 117.92 140,325 140,325 B-1-003 2007-2011 D2 Fryar Road Eagleby 2.00 830.00 117.92 97,874 97,874 B-1-004 2017-2021 D2 Logan Street Eagleby 2.00 855.00 117.92 100,822 100,822 B-1-005 2012-2016 D3 Boundary Street Beenleigh 2.00 1640.00 117.92 193,389 193,389 B-1-006 2007-2011 D4 Milne Street Beenleigh 2.00 1525.00 117.92 179,828 179,828 B-1-007 2007-2011 D5 James Street Beenleigh 2.00 900.00 117.92 106,128 106,128 B-1-008 2007-2011 D5 Beaudesert Beenleigh Road 2.00 2820.00 117.92 332,534 332,534 B-1-009 2012-2016 D8 Carl Heck Blvd Windaroo 2.00 1600.00 117.92 188,672 188,672 B-1-010 2017-2021 D94 Castile Cres Edens Landing 2.00 1645.00 117.92 193,978 193,978 B-1-011 2017-2021 D94 Castile Cres Edens Landing 2.00 955.00 117.92 112,614 112,614 B-1-012 2005/06 N6 River Hills Road Eagleby 2.00 1225.00 117.92 144,452 144,452
B-1-013 2007-2011 T24 Main Street Beenleigh 2.00 1200.00 117.92 141,504 141,504 B-2-001 2012-2016 D8 Peachey Road Ormeau 2.00 5880.00 117.92 693,370 693,370
B-2-002 2005/06 N9 Pascoe Road Ormeau 2.00 1615.00 117.92 190,441 190,441 B-3-001 2007-2011 D11 Foxwell Road Coomera 2.00 3270.00 117.92 385,598 385,598
B-3-002 2007-2011 N10 Mirambeena Drive Ormeau 2.50 1570.00 144.72 227,210 227,210 B-4-001 2007-2011 D16(A) Michigan Drive Oxenford 2.00 1970.00 117.92 232,302 232,302
B-4-002 2017-2021 D17 Helensvale Road Helensvale 2.50 1525.00 144.72 220,698 220,698 B-5-001 2007-2011 D22 Morala Avenue Runaway 2.00 940.00 117.92 110,845 110,845 B-5-002 2007-2011 D23 Morala Avenue Runaway 2.00 500.00 117.92 58,960 58,960 B-5-003 2007-2011 D23 Morala Avenue Runaway 2.00 660.00 117.92 77,827 77,827 B-5-004 2012-2016 D24 Napper Road Parkwood 2.00 885.00 117.92 104,359 104,359 B-5-005 2012-2016 D25 Captain Cook Drive 2.00 1155.00 117.92 136,198 136,198 B-5-006 2007-2011 D28 Musgrave Avenue Southport 2.50 1100.00 144.72 159,192 159,192 B-5-007 2017-2021 D30 Central Street Labrador 2.00 60.00 117.92 7,075 7,075 b-5-007 2017-2021 D30 Central Street Labrador 2.00 170.00 117.92 20,046 20,046 B-5-007 2017-2021 D30 Central Street Labrador 2.00 1105.00 117.92 130,302 130,302
B-5-008 2017-2021 D32 Smith Street Parkwood 2.00 1055.00 117.92 124,406 124,406 B-6-001 2007-2011 D40 Charlton Street Southport 2.00 545.00 117.92 64,266 64,266 Etna Street Surfers Paradise (Plus bridge of 135m - B-6-002 2017-2021 D53 $607,500) 2.00 390.00 117.92 45,989 653,489 B-7-001 2012-2016 D36 Anne Street Southport 2.00 1185.00 117.92 139,735 139,735 B-7-002 2012-2016 D38 Benowa Road Benowa 2.00 515.00 117.92 60,729 60,729 Benowa Road Benowa (Plus B-7-003 2017-2021 D43 bridge of 130m - $585,000) 2.00 495.00 117.92 58,370 643,370 B-7-004 2007-2011 N25 Brolga Avenue Southport 2.00 1485.00 117.92 175,111 175,111
B-7-005 2017-2021 D47 Campbell Street Bundall 2.00 1675.00 117.92 197,516 197,516 Hinterla Nerang-Beaudesert Road B-8-001 2005/06 nd Nerang 2.50 1270.00 144.72 183,794 183,794 B-9-001 2005/06 D62 Oceanic Drive Mermaid Waters 2.00 510.00 117.92 60,139 60,139
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Construct GH&D -ion Route Identifier Period No. Street name Width m Length m Rate - $ / m Cost - $ Total Cost - $
Seabeach Avenue Mermaid B-9-002 2005/06 D67 Beach 2.00 270.00 117.92 31,838 31,838 B-9-003 2005/06 N45 Bourton Road Merrimac 2.00 2880.00 117.92 339,610 339,610
B-9-004 2005/06 T7 Margaret Avenue Broadbeach 2.00 315.00 117.92 37,145 37,145 B-10-001 2007-2011 D85 Guineas Creek Road Elanora 2.00 1200.00 117.92 141,504 141,504 B-10-002 2012-2016 D91 Durran Street Tugun 2.00 620.00 117.92 73,110 73,110
B-10-003 2012-2016 D92 Coolangatta Road Kirra 2.00 4000.00 117.92 471,680 471,680 Service B-11-001 2005/06 Road Somerset Drive Mudgeeraba 2.50 2185.00 144.72 316,213 316,213
TOTAL 8,497,483 Table 1- 39 Off Roads Cycle And Pedestrian Path Program
Year 2007- 2011 Year 2012 - 2016 Year 2017 - 2021 Off road paths and cycle 2,490,683 Off road paths and cycle 2,061,242 Off road paths and 2,641,925 list list cycle list Improving shared path 500,000 Improving shared path 500,000 Improving shared 500,000 access around schools access around schools path access around schools Improve 1,000,000 Improve bikeway/walkway 1,000,000 Improve 1,000,000 bikeway/walkway Ocean Ocean Way bikeway/walkway Way (Nerang Southport – (Broadbeach/Margaret Av) Ocean Way (Burleigh Gold Coast Hwy) to Palm Beach) Frank St off road 500,000 Nerang Broadbeach – 1,000,000 Grade separation of 3,000,000 pathways Pacific Motorway to Ross cycleway/ped at Street Gooding Drive roundabout Olsen Avenue link to 1,000,000 Currumbin Creek 5,000,000 Tallebudgera Road 5,000,000 Griffith University ped/cycle bridge on Gold bridge link to West Coast Hwy Burleigh Rd linking ped/cyclists to Tallebudgera Creek Conservation park Upgrade to V1 500,000 Upgrade to V1 500,000 Upgrade to V1 500,000 Saltwater/Coomera 2,000,000 River walks and cycle paths Southport Bridge link and 1,000,000 Federation Walk 4 kms 1,000,000 Ped/cycle link 5,000,000 upgrade to Spit Campbell to Nerang Broadbeach
Linking Robina to 3,000,000 Linking Merrimac to 3,000,000 Linking Carrara to 5,000,000 Merrimac through Carrara Botanic Gardens Greenheart Linking Carrara to Gilston 3,000,000 Siganto/Gwyor bridge 1,000,000 Off road path on Old 1,000,000 from Greenheart ped/cycle Coach Road –Reedy Creek
Provide missing links and 1,000,000 Provide missing links and 1,000,000 Provide missing links 1,000,000 widen sub-standard widen sub-standard and widen sub- cycleways in Cycle Guide cycleways in Cycle Guide standard cycleways Map 1 Map 1 in Cycle Guide Map 1
Provide missing links and 1,000,000 Provide missing links and 1,000,000 Provide missing links 1,000,000 widen sub-standard widen sub-standard and widen sub- cycleways in Cycle Guide cycleways in Cycle Guide standard cycleways Map 2 Map 2 in Cycle Guide Map 2
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Year 2007- 2011 Year 2012 - 2016 Year 2017 - 2021 Provide missing links and 1,000,000 Provide missing links and 1,000,000 Provide missing links 1,000,000 widen sub-standard widen sub-standard and widen sub- cycleways in Cycle Guide cycleways in Cycle Guide standard cycleways Map 3 Map 3 in Cycle Guide Map 3 Provide missing links and 1,000,000 Provide missing links and 1,000,000 Provide missing links 1,000,000 widen sub-standard widen sub-standard and widen sub- cycleways in Cycle Guide cycleways in Cycle Guide standard cycleways Map 4 Map 4 in Cycle Guide Map 3 Provide missing links and 1,000,000 Provide missing links and 1,000,000 Provide missing links 1,000,000 widen sub-standard widen sub-standard and widen sub- cycleways in Cycle Guide cycleways in Cycle Guide standard cycleways Map 5 Map 5 in Cycle Guide Map 5 Provide missing links and 1,000,000 Provide missing links and 1,000,000 Provide missing links 1,000,000 widen sub-standard widen sub-standard and widen sub- cycleways in Cycle Guide cycleways in Cycle Guide standard cycleways Map 6 Map 6 in Cycle Guide Map 6 Provide missing links and 1,000,000 Provide missing links and 1,000,000 Provide missing links 1,000,000 widen sub-standard widen sub-standard and widen sub- cycleways in Cycle Guide cycleways in Cycle Guide standard cycleways Map 8 Map 8 in Cycle Guide Map 8 Provide missing links and 1,000,000 Provide missing links and 1,000,000 Provide missing links 1,000,000 widen sub-standard widen sub-standard and widen sub- cycleways in Cycle Guide cycleways in Cycle Guide standard cycleways Map 10 Map 10 in Cycle Guide Map 10 Provide missing links and 1,000,000 Provide missing links and 1,000,000 Provide missing links 1,000,000 widen sub-standard widen sub-standard and widen sub- cycleways in Cycle Guide cycleways in Cycle Guide standard cycleways Rest of City Maps Rest of City Maps in Cycle Guide Rest of City Maps TOTAL 21,990,000 TOTAL 24,061,000 TOTAL 34,641,000
OVERALL TOTAL 2007 – 2021 80,692,000.
Based on GHD report, Integrated Regional Cycle Network Plan for South East Qld, budget and long term planning for projected annual expenditure of $4.5M.
5.3.5. Infrastructure External to the Priority Infrastructure Area
The PFTI includes trunk infrastructure that is located outside the PIA boundary.
5.3.6. State Infrastructure
The State controlled road network is shown in Subclause 5.6 – Plans for Trunk Infrastructure Maps.
The Functional Road Hierarchy network indicating “Arterial”, “Sub-Arterial” and “Distributor” roads for State and Local roads are indicated in Subclause 5.6 – Plans for Trunk Infrastructure Maps.
The planning for State controlled roads is based on DSS and considers the Statement of Intent descriptions developed for the District. Current Statements of Intent for all State controlled road links are available at the Main Roads Office at 36 Cotton Street, Nerang, Telephone Number: 5596 9500.
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5.4. Stormwater Network Plans for Trunk Infrastructure
5.4.1. Systems included in the Stormwater Network
The following drainage systems are included in the Stormwater Network:
• Underground drainage systems (i.e. pipes, box culverts, manholes, inlets etc)
• Engineered flow paths (i.e. overland flow paths and reserves)
• Natural flow paths (i.e. overland flow paths, waterways, creeks and rivers)
• Stormwater quality improvement facilities.
5.4.2. Stormwater Network Elements
Table 1- 40 Stormwater Networks Trunk Infrastructure Elements describes elements included and excluded from Stormwater Quantity and Quality.
Table 1- 40 Stormwater Networks Trunk Infrastructure Elements
Includes Excludes
Stormwater Council controlled components: Private assets that will be Quantity retained by private Conventional stormwater ownership drainage systems i.e. all pipes, box culverts, Road crossings for new or manholes and inlets proposed roads (as this is considered part of the road Detention and retention asset) facilities Privately owned/ controlled Cross road culverts natural waterways, riparian Engineered overland flow corridors and natural paths/ drains/ channels wetlands Natural waterways. Local road swale drains Kerb and channel Drainage systems contained within development sites. Stormwater Council controlled facilities: Privately owned/ controlled Quality on-site detention/retention Wetlands facilities or on-site Ponds stormwater quality treatment facilities Gross pollutant traps (GPTS) Swale drains Bio-retention facilities Table drains Gully pit GPTS Treatment systems contained within private All other such devices property that does not that service a catchment. service neighbouring properties Stormwater treatment facilities provided by development.
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5.4.3. Basis of Future Planning
The completion of detailed catchment studies is the most appropriate method to determine trunk drainage infrastructure requirements and respective infrastructure charges. With over 600 local drainage catchments identified within the City, the completion of these studies is a costly and time consuming process and cannot be completed for all catchments in the short term. Therefore, Council has elected to use the like catchment assessment provisions in the IPA Infrastructure Guidelines to determine the likely drainage works and infrastructure charges in all catchments.
The like catchment assessment process allows the findings of detailed works/studies in one catchment to be applied to other catchments with similar characteristics. In the knowledge that numerous catchments in the City were developed using various superseded drainage standards, Council has developed a simplified like catchment assessment for the determination of stormwater trunk infrastructure.
The following principles are considered in the like catchment methodology:
• Trunk infrastructure assets or components within the catchment will be the only parts included in the infrastructure charge
• The methodology adopted is utilised to broadly estimate likely infrastructure costs
• Apportioning costs on a like catchment basis averages the infrastructure cost across catchments.
The like catchment approach also provides the following benefits:
• It is a simplified approach that should be understandable by the general public
• There are linkages between the users within a catchment and the benefits from stormwater management within the catchment
• It allows broad infrastructure costs to be established to facilitate the collection of infrastructure charges and the apportionment of costs across all users of the infrastructure.
The like catchment approach considers the engineering, physical and development characteristics of each catchment and applies a consistent estimation process to determine likely infrastructure requirements, associated costs and infrastructure charge rates. This approach incorporates “sketch” planning methodologies, which include:
• Applying concepts from literature to estimate likely trunk infrastructure asset requirements
• Applying “engineering and planning” commonsense to the likely infrastructure requirements within the catchment
• Factoring the value of the existing drainage system to arrive at a likely future stormwater trunk infrastructure value. The factor is a product (i.e. a multiplication) of the respective scores for the following catchment characteristics
• Average age of the catchment’s infrastructure (the older the development, the lower the existing drainage standard)
• Whether canal estates are predominate features in the catchment (canal estates generally include shorter trunk drainage lengths)
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• If it is a catchment with significant stormwater systems discharging to the beach front (where possible, beach catchments are to be diverted to inland waterways)
• Whether the catchment is predominately brownfield or greenfield development
• The predominate land use of the catchment
• The receiving waters of the catchment
• The general catchment grade (i.e. steep or flat)
• Whether overland flow paths are generally sufficient within the catchment.
Scores for the above catchment characteristics are based upon Council’s experience, known local drainage problems, previous studies and/ or drainage works and engineering judgement. This is an approximation method, and it has been tested against actual stormwater drainage projects that provide the DSS. It is important to note that it is not an exact method, but a method aimed at estimating the likely quantum of trunk infrastructure costs to facilitate the DSS for the City’s holding capacity.
The resulting estimated trunk infrastructure costs are considered interim until fully detailed engineering investigations (i.e. catchment studies) are completed to obtain a detailed assessment of stormwater infrastructure needs across the City. Detailed planning is provided in Extrinsic Material, the GCCC Stormwater Charges Report by JWP February 2006.
5.4.4. Assessment of Stormwater Trunk Infrastructure Requirements
The assessment of trunk infrastructure requirements in greenfield and brownfield areas was completed using the like catchment approach, as described in Subclause 5.4.3 incorporating variations to account for contributed greenfield assets. The methodologies used to determine trunk infrastructure requirements in these areas are described below.
Greenfield Methodology
(a) Stormwater Quantity
The Gold Coast Planning Scheme and GCCC Land Development Guidelines (GCCC) provide sufficient detail on the stormwater management infrastructure required to provide the DSS for the holding capacity of the City. In greenfield areas, developers will provide the majority of stormwater drainage assets as part of the conditions of development.
The like catchment assessment of the future drainage works for greenfield developments only accounts for potential augmentation of existing drainage systems to facilitate the City’s holding capacity. It does not account for the majority of drainage systems that will be provided by developers.
(b) Stormwater Quality
The Gold Coast Planning Scheme and Land Development Guidelines (GCCC) provide sufficient detail on the stormwater management infrastructure required to provide the DSS for holding capacity. In greenfield areas, developers will provide the majority of stormwater quality assets as part of the conditions of development. A preliminary like catchment assessment for holding capacity stormwater quality infrastructure in greenfield areas was completed by Council. However, it is not appropriate to introduce a charge for the provision of all stormwater quality assets in greenfield areas when the majority of these required assets are provided by development. Detailed stormwater quality planning reports
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and interim stream bank stabilisation works in greenfield catchments will be funded by infrastructure charges.
(c) Road Cross-Culverts
Road cross-culverts are required to convey floodwaters to ensure that they provide adequate flood immunity to the road. The approach to develop the Stormwater Infrastructure Charges Schedule includes a like catchment assessment for road cross- culverts based upon the finding of several catchment reports
The methodology adopted for road cross-culverts is as follows:
• Identify existing road cross-culvert and bridge infrastructure in greenfield catchments from GIS resources using the following criteria:
- Culverts are to be within greenfield catchments - Culverts do not cross Main Roads (that is, not across state government roads) • Group the culverts to align all infrastructure to a cost per catchment
• Determine the value of future culverts using existing studies, current unit rates and engineering estimation techniques
• Add the determined culvert values to the holding capacity stormwater quantity infrastructure value for the respective financial charge areas for inclusion in the Stormwater Infrastructure Charges Schedule.
Brownfield Methodology
(a) Stormwater Quantity
The like catchment assessment as described in Subclause 5.4.3 will account for the future brownfield stormwater quantity trunk infrastructure.
(b) Stormwater Quality
In certain brownfield circumstances, there are opportunities to retrofit stormwater quality improvement devices (SQIDs) such as gross pollutant traps, wetlands, bio-retention systems and urban stream rehabilitation to manage stormwater quality.
The estimation of the future stormwater quality trunk infrastructure was undertaken using the following approach:
1. From Council’s past Capital Expenditure Programs, the cost of SQID projects ($/ impervious hectare) in brownfield catchments was established.
2. The estimated value of future SQIDs that can be retrofitted in each catchment was determined using the $/ha rate.
3. The capital expenditure program for stormwater quality trunk infrastructure is based on the program for stormwater quantity trunk infrastructure works. This will allow stormwater quality infrastructure construction works to coincide with the respective planning and construction of stormwater quantity trunk infrastructure.
5.4.5. Plans for Trunk Infrastructure
Plans For Trunk Infrastructure have been prepared of all areas of City using suburbs as financial catchment areas. This approach was taken for the following reasons.
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• There are in excess of 600 local drainage catchments within the City and development of 600 plans for trunk infrastructure is not practical
• Suburbs were generally developed using consistent superseded drainage standards which fits well with the like catchment assessment process adopted for the planning of stormwater infrastructure and associated charges
• Water-shed catchments generally cross suburb boundaries and can contain various drainage standards due to the development sequence of respective suburbs
• The public and developers can easily identify the suburb in which a development is located.
PFTI for the Stormwater Network are shown in Subclause 5.6 – Plans for Trunk Infrastructure Maps and include details on the existing drainage system and time frames for drainage works.
5.4.6. Infrastructure External to the Priority Infrastructure Area
The PFTI identifies trunk infrastructure that is located outside the PIA boundary.
The PFTI identifies trunk infrastructure that is planned to be supplied beyond the 2021- planning horizon of the PIP but which will be used by development that occurs prior to 2021.
5.4.7. State Infrastructure
State Government stormwater infrastructure is integrated with Council’s stormwater infrastructure to facilitate the management of stormwater in all catchments. As such, existing State and Council controlled stormwater infrastructure are shown on the PFTI. However, all future stormwater infrastructure funded through the ICS for stormwater will be Council assets, not State assets.
5.5. Recreation Facilities Network Plans for Trunk Infrastructure
5.5.1. Systems Included in the Recreation Facilities Network
The Recreation Facilities network comprises an integrated system of:
• Local and district/city recreation parks
• Local and district/city sporting parkland
• City outdoor recreation parks
• Land only for other community facilities.
5.5.2. Recreation Facilities Network Elements
The trunk infrastructure elements included in the Recreation Facilities Network are described in Table 1- 41 Recreation Facilities Trunk Infrastructure Elements.
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Table 1- 41 Recreation Facilities Trunk Infrastructure Elements
Trunk Infrastructure Element Description Recreation Parks Local, District and Citywide Recreation Parks, Linkage Parks and associated works and embellishments.
Sporting Parkland District or Citywide Sporting Parks, and associated works and embellishments.
Land for Community Facilities The land only component on which future community facilities will be built, such as community centres and halls, swimming pools, changing facilities, libraries, clubhouses, and scout and guide halls etc.
Outdoor Recreation Parks Citywide Outdoor Recreation Parks, Recreational Trails, and associated works.
Figure 1- 3 Trunk and Non-trunk Recreation Facilities Infrastructure identifies the relationship between Trunk (shaded & bolded) and Non-trunk infrastructure. This diagram identifies the relationship between Public Open Space and the components for which charges are derived in the Recreation Facilities Network ICS.
Figure 1- 3 Trunk and Non-trunk Recreation Facilities Infrastructure
Public Open Space
Ecological & Scenic Recreation Stormwater Waterbodies Buffers Road Reserve Others Conservation Amenity Facilities Infrastructure
Community Recreation Parks Facilities
Outdoor Sports Parks Recreation Parks
5.5.3. Basis for Future Planning
A Demand Management approach underpins planning for future recreation facilities. The basis for future planning detailed in the PFTI is outlined in the network planning reports contained in the Extrinsic Material:
• Recreation, Sport & Open Space Plan 2005
• Northern Growth Corridor Recreation, Sport & Open Space Plan 2005.
The PFTI also identifies trunk infrastructure that is planned to be supplied beyond the 2021 planning horizon of the PIP but which will be used by development that occurs prior to 2021.
5.5.4. Plans for Trunk Infrastructure
Plans for trunk Infrastructure are shown in Subclause 5.6 - Plans for Trunk Infrastructure Maps. These maps should be read in conjunction with Table 1- 28 Recreation Facilities Network Design Criteria.
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5.5.5. Infrastructure External to the Priority Infrastructure Area
An informal trails system and other components of the Recreation Facilities Network exist outside the PIA.
5.5.6. State Infrastructure
The Queensland State Government also plans and delivers Recreation Infrastructure in addition to the PFTI under this PIP. GCCC may provide the land for State Government Recreation Infrastructure and/or may maintain embellishments on State land used for Recreation.
5.6. Plans for Trunk Infrastructure Maps
5.6.1. List of Plans for Trunk Infrastructure Maps
Table 1- 42 Infrastructure Maps – Transport PFTI
Transport Plans For Trunk Infrastructure Maps IM2 -Transport PFTI - Index
IM2-1 Transport PFTI – Road Systems
IM2-2 Transport PFTI - Beenleigh
IM2-3 Transport PFTI - Carrara-Burleigh
IM2-4 Transport PFTI - Central
IM2-5 Transport PFTI - Coastal Core
IM2-6 Transport PFTI - Coastal North
IM2-7 Transport PFTI - Coomera
IM2-8 Transport PFTI - Hinterland South
IM2-9 Transport PFTI - Hinterland West
IM2-10 Transport PFTI - Jacobs Well
IM2-11 Transport PFTI - Nerang
IM2-12 Transport PFTI - Pacific Pines-Hope Island
IM2-13 Transport PFTI - South
IM2-14 Transport PFTI - Yatala
IM2-15 Trails PFTI
IM2-16 Trails PFTI
IM2-17 Trails PFTI
IM2-18 Trails PFTI
IM2-19 Trails PFTI
IM2-20 Trails PFTI
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Table 1- 43 Infrastructure Maps Group 3 – Stormwater PFTI
Stormwater Plans For Trunk Infrastructure Maps IM3 Stormwater PFTI - Index
IM3-1 Stormwater PFTI - ADVANCETOWN
IM3-2 Stormwater PFTI - ALBERTON
IM3-3 Stormwater PFTI - ARUNDEL
IM3-4 Stormwater PFTI - ASHMORE
IM3-5 Stormwater PFTI - AUSTINVILLE
IM3-6 Stormwater PFTI - BAHRS SCRUB
IM3-7 Stormwater PFTI - BANNOCKBURN
IM3-8 Stormwater PFTI - BEENLEIGH
IM3-9 Stormwater PFTI - BELIVAH
IM3-10 Stormwater PFTI - BENOWA
IM3-11 Stormwater PFTI - BETHANIA
IM3-12 Stormwater PFTI -BIGGERA WATERS
IM3-13 Stormwater PFTI -BILINGA
IM3-14 Stormwater PFTI - BONOGIN
IM3-15 Stormwater PFTI - BROADBEACH
IM3-16 Stormwater PFTI - BROADBEACH WATERS
IM3-17 Stormwater PFTI - BUNDALL
IM3-18 Stormwater PFTI - BURLEIGH HEADS
IM3-19 Stormwater PFTI - BURLEIGH WATERS
IM3-20 Stormwater PFTI - CARRARA
IM3-21 Stormwater PFTI - CEDAR CREEK
IM3-22 Stormwater PFTI – CLAGIRABA (No Map Available)
IM3-23 Stormwater PFTI - CLEAR ISLAND WATERS
IM3-24 Stormwater PFTI - COOLANGATTA
IM3-25 Stormwater PFTI - COOMBABAH
IM3-26 Stormwater PFTI - COOMERA
IM3-27 Stormwater PFTI - CURRUMBIN
IM3-28 Stormwater PFTI - CURRUMBIN VALLEY
IM3-29 Stormwater PFTI - CURRUMBIN WATERS
IM3-30 Stormwater PFTI - EAGLEBY
IM3-31 Stormwater PFTI - EDENS LANDING
IM3-32 Stormwater PFTI - ELANORA
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Stormwater Plans For Trunk Infrastructure Maps IM3-33 Stormwater PFTI - GAVEN
IM3-34 Stormwater PFTI - GILBERTON
IM3-35 Stormwater PFTI - GILSTON
IM3-36 Stormwater PFTI - GUANABA
IM3-37 Stormwater PFTI - HELENSVALE
IM3-38 Stormwater PFTI - HIGHLAND PARK
IM3-39 Stormwater PFTI - HOLLYWELL
IM3-40 Stormwater PFTI - HOLMVIEW
IM3-41 Stormwater PFTI - HOPE ISLAND
IM3-42 Stormwater PFTI - JACOBS WELL
IM3-43 Stormwater PFTI - KINGSHOLME
IM3-44 Stormwater PFTI - LABRADOR
IM3-45 Stormwater PFTI - LOWER BEECHMONT
IM3-46 Stormwater PFTI - LUSCOMBE
IM3-47 Stormwater PFTI - MAIN BEACH
IM3-48 Stormwater PFTI - MAUDSLAND
IM3-49 Stormwater PFTI - MERMAID BEACH
IM3-50 Stormwater PFTI - MERMAID WATERS
IM3-51 Stormwater PFTI - MERRIMAC
IM3-52 Stormwater PFTI - MIAMI
IM3-53 Stormwater PFTI - MOLENDINAR
IM3-54 Stormwater PFTI - MOUNT NATHAN
IM3-55 Stormwater PFTI - MOUNT WARREN PARK
IM3-56 Stormwater PFTI - MUDGEERABA
IM3-57 Stormwater PFTI - NATURAL BRIDGE (No Map Available)
IM3-58 Stormwater PFTI - NERANG
IM3-59 Stormwater PFTI - NORWELL
IM3-60 Stormwater PFTI - NUMINBAH VALLEY (No Map Available)
IM3-61 Stormwater PFTI - ORMEAU
IM3-62 Stormwater PFTI - ORMEAU HILLS
IM3-63 Stormwater PFTI - OXENFORD
IM3-64 Stormwater PFTI - PACIFIC PINES
IM3-65 Stormwater PFTI - PALM BEACH
IM3-66 Stormwater PFTI - PARADISE POINT
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Stormwater Plans For Trunk Infrastructure Maps IM3-67 Stormwater PFTI - PARKWOOD
IM3-68 Stormwater PFTI - PIMPAMA
IM3-69 Stormwater PFTI - REEDY CREEK
IM3-70 Stormwater PFTI - ROBINA
IM3-71 Stormwater PFTI - RUNAWAY BAY
IM3-72 Stormwater PFTI - SOUTH STRADBROKE ISLAND
IM3-73 Stormwater PFTI - SOUTHERN MORETON BAY ISLANDS (No Map Available)
IM3-74 Stormwater PFTI - SOUTHPORT
IM3-75 Stormwater PFTI – SPRINGBROOK (No Map Available)
IM3-76 Stormwater PFTI - STAPYLTON
IM3-77 Stormwater PFTI - STEIGLITZ
IM3-78 Stormwater PFTI - SURFERS PARADISE
IM3-79 Stormwater PFTI - TALLAI
IM3-80 Stormwater PFTI - TALLEBUDGERA
IM3-81 Stormwater PFTI - TALLEBUDGERA VALLEY
IM3-82 Stormwater PFTI - TUGUN
IM3-83 Stormwater PFTI - UPPER COOMERA
IM3-84 Stormwater PFTI - VARSITY LAKES
IM3-85 Stormwater PFTI - WATERFORD
IM3-86 Stormwater PFTI - WILLOW VALE
IM3-87 Stormwater PFTI - WINDAROO
IM3-88 Stormwater PFTI - WOLFFDENE
IM3-89 Stormwater PFTI - WONGAWALLAN
IM3-90 Stormwater PFTI - WOONGOOLBA
IM3-91 Stormwater PFTI - WORONGARY
IM3-92 Stormwater PFTI - YATALA
Table 1- 44 Infrastructure Maps Group 4 – Recreation Facilities PFTI
Recreation Facilities Plans For Trunk Infrastructure Maps IM4 Recreation Facilities PFTI - Index
IM4-1 Recreation Facilities PFTI – Planning Zones
IM4-2 Recreation Facilities PFTI - Beenleigh, Bethania-Waterford, Eagleby, Edens Landing-Holmview
IM4-3 Recreation Facilities PFTI - Gold Coast (C) Bal in BSD
IM4-4 Recreation Facilities PFTI - Mt Warren Park, Windaroo-Bannockburn
IM4-5 Recreation Facilities PFTI - Coomera-Cedar Creek
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Recreation Facilities Plans For Trunk Infrastructure Maps IM4-6 Recreation Facilities PFTI - Hope Island, Paradise Point
IM4-7 Recreation Facilities PFTI - Coombabah, Helensvale, Oxenford
IM4-8 Recreation Facilities PFTI - Biggera Waters, Hollywell, Runaway Bay
IM4-9 Recreation Facilities PFTI - Arundel, Labrador, Parkwood
IM4-10 Recreation Facilities PFTI - Main Beach-Broadwater
IM4-11 Recreation Facilities PFTI - Nerang
IM4-12 Recreation Facilities PFTI - Ashmore, Ernest-Molendinar, Southport
IM4-13 Recreation Facilities PFTI - Benowa, Broadbeach, Broadbeach Waters, Bundall, Surfers Paradise
IM4-14 Recreation Facilities PFTI - Carrara-Merrimac
IM4-15 Recreation Facilities PFTI - Worongary-Tallai
IM4-16 Recreation Facilities PFTI - Mermaid Beach, Miami, Robina
IM4-17 Recreation Facilities PFTI - Mudgeeraba
IM4-18 Recreation Facilities PFTI - Burleigh Heads, Burleigh Waters, Stephens (Varsity Lakes)
IM4-19 Recreation Facilities PFTI - Guanaba-Currumbin Valley
IM4-20 Recreation Facilities PFTI - Currumbin, Currumbin Waters, Elanora, Palm Beach
IM4-21 Recreation Facilities PFTI - Tugun, Bilinga, Coolangatta
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PART 8 INFRASTRUCTURE DIVISION 2 INFRASTRUCTURE CHARGES SCHEDULE
6.0 INTRODUCTION
The PIP Infrastructure Charges Schedules (ICS) may apply to any development. However, Council may grant rebates to specified Not-For-Profit Community Groups.
Separate infrastructure charges are levied for each trunk infrastructure network identified in the following infrastructure charges schedules:
• Clause 8.0 WATER SUPPLY NETWORK – INFRASTRUCTURE CHARGES SCHEDULE (pending a future amendment to the PIP)
• Clause 9.0 SEWERAGE NETWORK – INFRASTRUCTURE CHARGES SCHEDULE (pending a future amendment to the PIP)
• Clause 10.0 TRANSPORT NETWORK INFRASTRUCTURE CHARGES SCHEDULE
• Clause 11.0 STORMWATER NETWORK INFRASTRUCTURE CHARGES SCHEDULE
• Clause 12.0 RECREATION FACILITIES NETWORK INFRASTRUCTURE CHARGES SCHEDULE
The Infrastructure Charges Schedules shall be reviewed and amended in accordance with the Integrated Planning Act 1997 at least once every four years, but may be reviewed more regularly as required by the Gold Coast City Council.
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7.0 METHODOLOGY TO DETERMINE INFRASTRUCTURE CHARGE RATES
The methodology used to determine PIP infrastructure charge rates will ensure an equitable apportionment of trunk infrastructure establishment costs among all users of the Network. Charge Areas have been determined for each Network to ensure that charges reflect the estimated benefit a user will derive from the Network The methodology is based upon each premises within these charge areas paying an equitable share for use of, or planned allocation of trunk infrastructure.
According to IPA, the costs of supplying trunk infrastructure to non-paying users cannot be transferred to other users. Non-paying users may include those external to the City such as day visitors or through-traffic. Although networks are planned to cater for all users, the proportion of the establishment cost attributable to non-paying users has been deducted when determining infrastructure charge rates and will be funded by other revenue sources.
7.1. Establishment Cost
Under IPA the establishment cost of trunk infrastructure charged for within the Infrastructure Charges Schedules is:
(a) the cost of preparing an Infrastructure Charges Schedule, including the DSS and plans for trunk infrastructure used to calculate the charges stated in the Infrastructure Charges Schedule; and
(b) on-going administration costs for the Infrastructure Charges Schedule for the infrastructure; and
(c) for future infrastructure—all costs for the design, financing and construction of the infrastructure and for land acquisition for the infrastructure; and
(d) for existing infrastructure—
(i) the residual financing cost of the existing infrastructure; and
(ii) the cost of reconstructing the same works using contemporary materials, techniques and technologies; and
(iii) if the land acquisition for the infrastructure was completed after 1 January 1990—the value of the land at the time it was acquired, adjusted for inflation.
Based on the forecast annual revenue under full operation of the ICS, an administration ‘on-cost’ of 1.5% applies above all infrastructure charge rates.
7.1.1. Accounting for the Value of Money and Financing Costs Over Time
Infrastructure has been planned well into the future, and consequently may not always be able to be provided to exactly match the growth in demand. Discounting is used throughout this PIP to take account of this issue.
The charges are defined to ensure that the present value of the revenue resulting from the assumed demand is equal to the present value of the capital stream associated with providing the required capacity. This approach determines a ‘base’ year charge that is then indexed into the future until such time as the pattern of assumed development, infrastructure planning or the cost structure of supplying infrastructure changes.
The present value (PV) is obtained by using a discount rate of 6%, which approximates Gold Coast City’s Cost of Capital and therefore accounts for financing costs.
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7.1.2. Accounting for the Shortfall in Existing Network Capacity
Under the IPA, existing deficiencies cannot be apportioned to future development. Where an existing network is to be augmented to redress a deficiency as well as accounting for the future growth in development, the cost of redressing the deficiency is removed from the cost borne by the future development. The demand associated with the existing level of development is determined and the value of this removed from the capital stream before the balance is apportioned over the new growth.
7.1.3. Design and Supervision, and Contingency Costs
The establishment cost of trunk infrastructure for each network includes the cost of design and supervision. It also includes a ‘contingency’ to deal with construction cost variations.
The design and supervision costs are detailed in Table 2- 1 Design and Supervision Costs.
Table 2- 1 Design and Supervision Costs
Stage Design and Supervision Costs (% on Construction Cost) (From Planning to End Product) Water and Transport Stormwater Recreation Sewer Facilities Engineering design and planning 10 10 10 10
Engineering survey 3 3 0 0
Traffic control 3 3 0 0
Construction administration 3 3 8 0
Construction supervision 5 5 0 0
Total Design and Supervision Costs % 24 24 18 10
Contingency allowances are detailed in Table 2- 2 Contingency Allowance.
Table 2- 2 Contingency Allowance
Contingency (% on Construction Cost) Contingency Type Water and Transport Stormwater Recreation Sewer Facilities Construction contingencies 10 - 30 10 - 15 10 - 15** 10 – 15 % project cost increased to 15% in last five years
Contingency Land Provision 0 10 0** 10 ## % estimated land cost
Contingency for relocating public 0 5 0 0 utilities
Total contingency % 10 - 30 25 - 30 10 -15 20 -25
** Stormwater contingency included in the project estimate as a line item
## Land values have been adjusted by 10% to account for the variation in compensation paid to land owners for severance or injurious effects.
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7.1.4. Government Grants and Subsidies
Government grants and subsidies that have been received, or are likely to be secured in the future, have been deducted from the establishment cost of trunk infrastructure.
7.2. Expressing Demand for Infrastructure
Development types vary across the City, with different levels of demand for infrastructure often associated with each development type.
For the purposes of calculating and expressing a PIP infrastructure charge, the demand for infrastructure is expressed as a Standard Demand Unit (SDU).
The SDU is achieved by normalising the different demands from different types of development through an equivalent conversion rate. Conversion rates for different types of development vary across networks and are defined within the individual network ICS.
The standard demand units used in the PIP are as follows:
• Water Supply Network – Equivalent Tenement (ET)
• Sewerage Network – Equivalent Tenement (ET)
• Transport Network – Trip End (TE)
• Stormwater Network – Impervious Hectare (Imp Ha)
• Recreation Facilities Network - Equivalent Tenement (ET)
7.3. Indexation of Infrastructure Charges
The following indexes apply to PIP infrastructure charges for each network:
• Transport - ABS Road & Bridge Construction (4121)
• Stormwater - ABS Road & Bridge Construction (4121)
• Recreation Facilities –
- Rawlinson’s Construction Index to be applied to the embellishments component of the charge for each SLA
- A GCCC Land Index to be compiled and applied to the land component of the charge for each SLA.
Once an ICN is issued, the infrastructure charges will be indexed until date of payment, using the relevant indexes.
Charges quoted in the PIP are as at June 2005 and will be indexed to date of charge payment, using the relevant indexes. Indexing will be applied quarterly.
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8.0 WATER SUPPLY NETWORK – INFRASTRUCTURE CHARGES SCHEDULE
The ICS for the Water Supply Network will be included in a future amendment to the PIP in accordance with the requirements of the Integrated Planning Act 1997. Planning Scheme Policy 3A – Policy for Infrastructure Water Supply Network Developer Contributions will continue to apply until such time as the PIP is amended to include the Water Supply Network Infrastructure Charges Schedule.
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9.0 SEWERAGE NETWORK – INFRASTRUCTURE CHARGES SCHEDULE
The ICS for the Sewerage Network will be included in a future amendment to the PIP in accordance with the requirements of the Integrated Planning Act 1997. Planning Scheme Policy 3B – Policy for Infrastructure Sewerage Network Developer Contributions will continue to apply until such time as the PIP is amended to include the Sewerage Network Infrastructure Charges Schedule.
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10.0 TRANSPORT NETWORK INFRASTRUCTURE CHARGES SCHEDULE
This schedule is to be known as the Transport Network Infrastructure Charges Schedule.
10.1. Apportionment Philosophy
The apportionment of Transport infrastructure charges is based on the usage of the Transport Network by development. External users are excluded. External users are those developments located outside the City of Gold Coast.
The proprietary travel forecasting model (Zenith) has been used to define the scale and pattern of travel across the City and the amount of the network consumed by travel associated with 13 charge areas defined for the Gold Coast. Transport usage is determined on the basis of 24 hour modeled volumes.
The charge rate only considers the trunk infrastructure elements identified in the PFTI and Schedules of Works as identified in Subclause 5.3 Transport Network Plans for Trunk Infrastructure.
The Transport Network trunk infrastructure cost includes the establishment cost, the land cost, the earthworks and formation works and future improvements of intersections to cater for increased traffic.
10.2. Method of Cost Apportionment
The Transport Network infrastructure charging methodology is based on charging new developments the replacement cost of the amount of the trunk road network capacity consumed by the traffic that new developments generate. This includes consumption of new roads required to accommodate future traffic growth, as well as the consumption of the existing road system.
The adopted Transport Forecasting Model predicts the daily travel patterns and the roads used by development throughout the City. The capacity of each road in the network has been valued on the basis of a (2006) dollar rate per daily vehicle- km. The value ascribed to each link is the full establishment cost of providing that link. This approach is applied to Local Government roads and the local function use of State controlled roads.
Each daily trip within the network has been costed using the extent of individual roads used and the capacity value ascribed to those roads.
The value of the capacity consumed by each trip is allocated equally to the land use at each end of the trip. This can be accumulated for each daily trip made associated with each traffic zone, with allowances made for linked trips and apportioned to the daily trips generated by each traffic zone to determine the charge.
In the future, discounting is intended to take into account the present value of each link in the network based on the planned timing of any capacity upgrade. This will be divided by the long term capacity to obtain the present value of capacity on each link. The present value of the capacity consumed is used to represent the present value of the capital needed to support the demand. The charge rate is determined by dividing the present value of capital (capacity consumed) by the present value of the demand (present value of the charge area trips). The present value of the demand for a charge area is obtained by looking at the incremental growth in car based trips by charge area in each projection cohort and discounting using a 6% discount rate.
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Determining a charge rate for the local use of State controlled roads is undertaken in the same way, but is limited to only proportioned trips that both start and finish in the Gold Coast, and that use State controlled roads.
10.3. Charge Areas
There are 13 Transport Network charge areas. These have been created from the original traffic zones in the Transport Model based on zones with similar level of charge, and where physical and natural boundaries logically explain the differences in charges.
The Transport Network charge area boundaries are shown in Figure 2-1 Transport Network Charge Area Boundaries.
Figure 2-1 Transport Network Charge Area Boundaries
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10.4. Establishment Cost of Transport
Planned infrastructure shown in the Transport Infrastructure Works Schedules have been costed using the unit construction costs outlined in the Extrinsic Material.
The establishment cost provides for the elements specified in the Land Development Guidelines (GCCC) for a road section, off road pathway provision, school car parking provision and bus shelters. For Local Government roads only, the cost is estimated per standard length of road to include:
• the proportional elements specified in the standard Land Development Guidelines cross-section
• an additional trip end cost for a proportion of infrastructure provided outside the standard road cross-section for school parking and off-road cycle/pedestrian facilities.
The planning for State controlled roads is based on DSS and considers the Statement of Intent descriptions developed for the District.
Table 2- 3 Transport Infrastructure Works Schedule identifies the costed schedule of Gold Coast Council’s new roads projects.
Table 2- 3 Transport Infrastructure Works Schedule
ROAD FROM TO Construction CLASSIFICATION UPGRADE TOTAL COST Period WORKS
Abraham Road Days Road BP service road 2007 - 2011 Four Lane - Urban Total 2,267,733 connection reconstruction Abraham Road Reserve Road Weir Drive 2005/06 Four Lane - Urban Total 447,166 reconstruction Abraham Road Weir Dr BP service road 2005/06 Two Lane - Urban Total 1,733,073 connection reconstruction Amity Rd / Kerkin Yawalpah Rd Foxwell Rd 2007 - 2011 Two Lane - Urban Total 5,487,892 Rd reconstruction Ashmore Road Geoff Wolter Dr Smith St 2007 - 2011 Four Lane - Urban New road & 8,468,258 duplication Bahrs Scrub Rd Prangley Rd Beenleigh 2007 - 2011 Two Lane - Urban Total 3,256,065 Beaudesert Rd reconstruction Baileys Mountain Old Coach Rd Ruffles Road 2017 - 2021 Two Lane - Urban Upgrade 3,960,238 Road Beattie Road M1 service road Dreamworld 2005/06 Two Lane - Rural New road link 1,132,560 Parkway Beattie Road Dreamworld Ford Road 2005/06 Four Lane - Urban Total 3,485,922 Parkway reconstruction Beattie Road Dreamworld Reserve Road 2012 - 2016 Two Lane - Urban New road link 14,267,674 Parkway Benowa Road Cotlew St Drury Avenue 2017 - 2021 Four Lane - Urban Duplication 1,588,523 Bermuda Street Pacific Motorway Tallebudgera 2007 - 2011 Four Lane - Urban New Road Link 10,140,066 Extension Creek Road & Upgrade Binstead Way / Manra Way Maudsland Road 2007 - 2011 Four Lane - Urban Duplication 7,341,694 Kopps Road Bonogin Road Tolga Road Carrington Road 2007 - 2011 Two Lane Road - Upgrade / 677,285 Urban realign Bonogin Road Somerset Drive Riverina Court 2007 - 2011 Two Lane Road - Upgrade 545,591 Urban Bonogin Road Gunsynd Drive Existing 2007 - 2011 Two Lane Road - Widening one 290,188 Urban side
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ROAD FROM TO Construction CLASSIFICATION UPGRADE TOTAL COST Period WORKS
Bonogin Road Hardys Road Existing 2007 - 2011 Two Lane Road - Total 526,777 Urban reconstruction Bonogin Road Roxby Court Existing 2007 - 2011 Two Lane Road - Widening one 181,367 Urban side Bonogin Road Roxby Court Bonogin Road East 2007 - 2011 Two Lane Road - Total 5,165,489 Urban reconstruction Bonogin Road Broadoak Court Fairy Wren Court 2007 - 2011 Two Lane Road - Total 4,835,064 Urban reconstruction Boyd Street Gold Coast State Border 2017 - 2021 Four Lane - Urban Duplication & 6,128,177 Highway upgrade Bundall Service Commercial 2017 - 2021 7.5m service road New road links 4,583,158 Road development Cheltenham Drive Laver Drive Thorngate Drive 2005/06 Four Lane - Urban Duplication 3,744,104 Christensen Road Burnside Rd Exist. Christensen 2012 - 2016 Indust. Collector New road link 6,568,671 Rd Christine Avenue Scottsdale Drive Regensberg Close 2007 - 2011 Four Lane - Urban Duplication 3,853,273 Coolangatta Miles Street Musgrave Street 2017 - 2021 Two Lane Road - New Road Link 871,815 Railway Cutting Urban Conn. Coomera New Link Cunningham Road Le Mans' 2012 - 2016 Four Lane - Urban New road link 27,647,416 North interchange Coomera New Link Cunningham Road Edwardson drive 2012 - 2016 Two Lane - Urban New road link 6,728,429 North Coomera New Link Cunningham Road Le Mans' 2012 - 2016 Four Lane - Urban New road link 9,658,333 South connection road Coomera Road 'G' Kristins Lane Service road 2017 - 2021 Two Lane - Urban New road link 9,768,786 Coomera Road 'G' Service Road Cunningham Dr 2012 - 2016 Four Lane - Urban New road link 10,764,756 Link Road Coomera Service Foxwell Road Le Mans' 2007 - 2011 Four Lane - Urban Total 6,900,421 Road connection reconstruction Coomera Service Foxwell Road Road 'G' 2007 - 2011 Four Lane - Urban New road link 9,251,610 Road connection road Coomera Service Beattie Rd Oxenford Hope 2007 - 2011 Four Lane - Urban Upgrade and 14,202,530 Road Island Rd duplication Coomera Service Reserve Road Abraham Rd 2007 - 2011 Two Lane - Urban New road link 4,500,678 Road Cunningham Drive Yawalpah Rd New Road linking 2007 - 2011 Two Lane - Urban Total 3,780,730 North to 'Le Mans' I/C reconstruction Darlington Drive Stanmore Road Cuthbert Drive / 2017 - 2021 Four Lane - Urban Duplication 2,970,069 Elderslie Drive Days Road Old Coach Rd Abraham Rd 2007 - 2011 Four Lane - Urban Duplication & 3,508,913 upgrade Depot Road Old Pacific Pimpama Jacobs 2007 - 2011 Two Lane - Urban New road link 793,674 Highway Well Rd Dine Court Bridge Dine Court Andalusian Drive 2017 - 2021 Residential Collector New road link 2,568,075 connection Discovery Drive Gold Coast Millaroo Drive 2007 - 2011 Four Lane - Urban Duplication, 150,000 Highway new road & upgrade Dixon Drive Yawalpah Rd Cunningham Dr 2012 - 2016 Two Lane - Urban Total 4,506,420 reconstruction Doubleview / Intersection 2017 - 2021 Intersection 1,000,000 Simpsons / Improvement Guineas Ck Rd Eggersdorf Rd Pacific Motorway Jacobs Ridge Rd 2012 - 2016 Four Lane - Urban Duplication 3,209,086 Ormeau Eggersdorf Rd Jacobs Ridge Rd IRTC 2017 - 2021 Four Lane - Urban Initial two 5,717,110 Ormeau lanes
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ROAD FROM TO Construction CLASSIFICATION UPGRADE TOTAL COST Period WORKS
Elysium Drive Pacific Motorway Evanita Drive 2017 - 2021 Two Lane - Urban New Road link 12,647,859 western connector Finnegan Way Northern end Amity Road 2007 - 2011 Two Lane - Urban New road link 5,234,833 Foxwell Road Abraham road Cunningham Dr 2007 - 2011 Six Lane Road - Total 9,833,227 South Urban reconstruction Foxwell Road Cunningham Dr Oakey Creek Rd 2005/06 Four Lane - Urban Total 7,134,932 South reconstruction Foxwell Road Oakey Creek Rd Colman Rd 2007- 2011 Two Lane - Urban Total 5,575,706 reconstruction Gardiner Road Brisbane Dairy Creek Rd 2007 - 2011 Two Lane - Urban Total 2,833,118 Beenleigh Rd reconstruction Gateway Drive Existing Opp Telford Pl 2017 - 2021 10m wide Industrial New road link 1,371,123 Intersection Coll Gaven Arterial Binstead Way Smith Street 2017 - 2021 Four Lane - Urban Initial two 6,705,990 lanes & four lane formation Ghilgai Road Existing Laver Drive 2017 - 2021 Two Lane - Urban New Road link 11,616,192 Extension Ghostgum Grove Tamborine Brygon Creek Dr 2017 - 2021 Two Lane - Urban New road link 20,599,451 Oxenford Rd Gilston Road Weedens Crossing Cayuga Street 2007 - 2011 Four Lane - Urban Duplication & 4,785,060 Road upgrade Gilston Road Weedens Crossing McLaren Road 2012 - 2016 Four Lane - Urban Duplication & 2,080,694 Road upgrade Harburg Dr - Teys Harburg Dr Teys Rd 2017 - 2021 Two Lane - Urban New road link 3,839,726 Rd connection Heins Rd Heins Rd Prangley Rd 2017 - 2021 Two Lane - Urban New road link 4,092,683 connection Helensvale Road Discovery Dr Hope Island Road 2012 - 2016 Four Lane - Urban Duplication 11,055,244 Hickey Way Hickey Way Gooding Drive 2017 - 2021 Two Lane - Urban New Road Link 5,781,878 Extension Hinkler Drive Barrine Drive Dormello Drive 2007 - 2011 Two Lane - Urban New Road Link 1,323,982 Hinkler Drive South of Alkira North of 2007 - 2011 Two Lane - Urban New Road Link 870,564 Way Mudgeeraba Road Holmview Road Brisbane Dewar St 2017 - 2021 Two Lane - Urban Upgrade & new 15,040,258 Beenleigh Rd link across river Hope Island Sickle Avenue Crescent Avenue 2007 - 2011 Res Coll - bus route New road link 5,318,236 Northern Service Road Hotham Creek Rifle Range Rd Ruffles Rd 2017 - 2021 Two Lane - Urban Upgrade 3,715,662 Road Inner Ring Road James St Kent St 2007 - 2011 Four Lane - Urban New road link 3,277,377 Intra Regional Stapylton Jacobs Redland Bay Rd 2017 - 2021 Two Lane - Urban New road link 7,218,423 Transport Corridor Well Rd Jessica Drive Reserve Road Jacob Court 2005/06 Residential Collector New road link 2,726,461 - Bus McLaren Road Gilston Road Oakdale Avenue 2005/06 Four Lane - Urban Duplication 1,774,225 Millaroo Drive Gold Coast Millaroo Drive M1 2007 - 2011 Two Lane - Urban New road link 150,000 Highway underpass connection Mudgeeraba Road Pacific Motorway Worongary Road 2007 - 2011 Four Lane - Urban Duplication & 5,041,775 upgrade Musgrave Avenue Olsen Ave Kumbari Ave 2012 - 2016 Four Lane - Urban Duplication 3,363,577 Nerang By-Pass Nerang Nerang 2017 - 2021 Four Lane - Urban New Road Link 10,222,569 Beaudesert Rd Connection Rd & Upgrade Old Coach Road Days Road Existing 2007 - 2011 Four Lane - Urban Duplication & 2,980,667 upgrade Old Coach Road Reserve Road Gannon Way 2007 - 2011 Two Lane - Urban Total 1,597,114
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ROAD FROM TO Construction CLASSIFICATION UPGRADE TOTAL COST Period WORKS reconstruction Old Coach Road Gold Coast Tallai Road 2017 - 2021 Four Lane - Urban Duplication & 4,825,692 Springbrook Rd upgrade Ormeau eastern Eggersdorf Rd Mirambeena Dr 2017 - 2021 Two Lane - Urban New road link 12,091,353 service road Ormeau service Pascoe Rd Peachey Rd 2007 - 2011 Two Lane - Urban New road link 5,056,523 road Pacific Motorway The Link Road The Glade 2017 - 2021 Two Lane - Urban New Road link 4,783,037 Crossing Pacific Motorway KP McGrath Dr Cowell Drive 2007 - 2011 Two Lane Road - New Road Link 17,013,699 Service Road Urban Pacific Motorway Guineas Creek Stewart Road 2017 - 2021 Two Lane Road - New Road Link 10,984,227 Service Road Road Urban Pappas Way Pappas Way Alexander Drive 2007 - 2011 Two Lane - Urban New Road Link 2,394,158 Extension Peanaba Park Bridie Dr Existing 2007 - 2011 Two Lane - Urban New road link 1,006,589 Road Pearson Rd - Sandy Pearson Rd Sandy Creek Rd 2012 - 2016 Indust. Collector New road link 3,964,836 Ck Rd Pearson Road Peachey Rd Computer Rd 2012 - 2016 Indust. Collector New road link 6,236,752 & upgrade Pearson Road Computer Rd Darlington Dr 2007 - 2011 Indust. Collector Upgrade 1,834,860 Pimpama western Mirambeena Hotham Creek 2007 - 2011 Two Lane - Urban New road link 7,986,220 service road Drive M1 Road interchange Prangley Road Wuraga Rd Bahrs Scrub Rd 2007 - 2011 Two Lane - Urban Total 2,785,576 reconstruction Quarry Connection Rudman Parade Bermuda Street 2012 - 2016 Indust. Collector New Road Link 2,341,738 Road Reedy Creek Rd Rothcote Court Ambassador drive 2012 - 2016 Added lane to West bound 607,581 existing exit onto Reedy Ck Rd Reedy Creek Road Billabong Site Sunlight drive 2017 - 2021 Indust. Collector Service Road 733,830 extension Reserve Road Old Coach Rd Abraham Rd 2005/06 Four Lane - Urban Total 7,805,141 reconstruction Reserve Road Hart St Old Coach Rd 2007 - 2011 Four Lane - Urban Total 10,259,737 reconstruction Reserve Road Tamborine Hart St 2012 - 2016 Four Lane - Urban New road link 4,226,814 deviation Oxenford Rd Rio Vista Blvd Monaco St Etna St 2017 - 2021 Two Lane - Urban New road link 5,817,145 Robina Parkway Gooding Drive Markeri Street 2005/06 Four Lane - Urban Duplication 7,820,288 Robina Town Pacific Motorway Investigator Drive 2005/06 Four Lane - Urban Duplication 5,453,993 Centre Drive Ruffles Road Baileys Mountain Crystal Creek Rd 2017 - 2021 Two Lane - Urban Upgrade 2,323,465 Rd Ruffles Road Hotham Creek Rd Crystal Creek Rd 2017 - 2021 Two Lane - Urban Upgrade 2,229,397 Santa Barbara Hope Island Road Caseys Road 2017 - 2021 Four Lane - Urban Duplication 1,039,524 Road Scottsdale Drive Reedy Creek M1 Christine Ave 2012 - 2016 Four Lane - Urban Duplication 3,517,187 Interchange Smith Street Pacific Pines Blvd Pacific Motorway 2007 - 2011 Four Lane - Urban Duplication & 1,922,729 upgrade Somerset Drive Gold Coast Bonogin Road 2007 - 2011 Four Lane - Urban Duplication & 4,250,290 Springbrook Rd upgrade Southern Service Helensvale Road Crescent Avenue 2012 - 2016 Res Coll - bus route New Road Link 4,950,762 Road Stanmore Road Beenleigh Peachey Rd 2007 - 2011 Four Lane - Urban Upgraded 19,230,357
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ROAD FROM TO Construction CLASSIFICATION UPGRADE TOTAL COST Period WORKS Beaudesert Rd alignment Stanmore Road Peachey Rd Elderslie Rd 2007 - 2011 Four Lane - Urban Second 9,274,968 carriageway Stevens St / High High Street 2005/06 Intersection 214,400 St Int'n improvement Teys - Gardiner Teys Rd Gardiner Rd 2017 - 2021 Two Lane - Urban New road link 5,827,246 connection Teys Rd to new Teys Rd New Road 2017 - 2021 Two Lane - Urban New road link 1,398,492 connection road Teys Road Brisbane Tallagandra Rd 2012 - 2016 Two Lane - Urban Total 2,921,033 Beenleigh Rd reconstruction Teys Road Tallagandra Rd Wuraga Rd 2012 - 2016 Two Lane - Urban Total 850,889 reconstruction Thomas Drive Ferry Road Existing 2012 - 2016 Bridge Widening Additional Lane 1,440,000 Tolga Road Bonogin Road Observatory Drive 2007 - 2011 Two Lane Road - New Road Link 3,971,946 Urban Upper Ormeau Mirambeena Rd past Cliff Barrons 2017 - 2021 Four Lane - Urban Total 30,654,534 Road Interchange Rd reconstruction Via Roma Salerno St Remembrance Dr 2007 - 2011 Four Lane - Urban Duplication 7,164,246 Wongawallan Drive Stephens St Existing 2012 - 2016 Two Lane - Urban New road link 5,241,972 Wongawallan Dr Wuraga Road Dairy Creek Rd Prangley Rd 2005/06 (int'n) Two Lane - Urban Total 3,429,240 reconstruction Wyllie Way Lancashire Drive Observatory Drive 2012 - 2016 Two Lane Road - New Road Link 9,923,287 connection Urban Yawalpah Road Pacific Motorway Rail corridor 2007 - 2011 Four Lane - Urban Duplication 2,792,970 Yawalpah Road Rail corridor IRTC corridor 2007 - 2011 Four Lane - Urban Initial two 11,561,055 lanes TOTAL $ 671,143,243
The future State controlled roads requirements have been determined in association with the Department of Main Roads.
The agreed works schedules for State controlled roads are presented in Table 2- 4 State Controlled Roads Works Schedule – 2007-2021
Table 2- 4 State Controlled Roads Works Schedule – 2007-2021
Transport Infrastructure Schedule - Local Function of State-Controlled Roads (Gold Coast City) Road Location Construction Period No. of Lanes Total Cost ($'000)# Gold Coast Highway Government Road to Robert 2006/07 - 2015/16 4 82,000 (Helensvale - Southport) Street Gold Coast Highway Bus/HOV lanes Discovery Drive 2016/17 - 2020/21 4 +2T2 20,000 (Helensvale - Southport) to Hollywell Road Gold Coast Highway Bus/HOV lanes Burleigh to 2011/12 - 2015/16 4 +2T2 40,000 (Broadbeach - Coolangatta) Guineas Creek Road Pacific Motorway (Brisbane - Nerang to Reedy Ck 2011/12 - 2015/16 8 400,000 Coolangatta) Pacific Motorway (Brisbane - Reedy Ck to Tugun 2011/12 - 2020/21 6 350,000 Coolangatta) Pacific Motorway (Brisbane - Coomera Interchanges 2006/07 - 2015/16 8 130,000 Coolangatta) Pacific Motorway (Brisbane - Tugun to Tweed Heads (Tugun 2006/07 - 2010/11 4 360,000
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Transport Infrastructure Schedule - Local Function of State-Controlled Roads (Gold Coast City) Road Location Construction Period No. of Lanes Total Cost ($'000)# Coolangatta) Bypass - QLD Section) Pacific Motorway (Brisbane - Tugun to Tweed Heads (Tugun 2006/07 - 2010/11 4 183,000 Coolangatta) Bypass - NSW Section) Smith Street Connection Pacific Motorway to High 2006/07 - 2015/16 6 68,000 Street in sections Burleigh Connection Ambassador Drive to Tabilban 2006/07 - 2010/11 4 +2T2 38,000 St in sections Southport - Burleigh Intersection Upgrades 2011/12 - 2020/21 6 75,000 Southport - Burleigh Bus/HOV lanes Burleigh 2016/17 - 2020/21 4 +2T2 20,000 Connection to Hooker Boulevard Southport - Burleigh Bus/HOV lanes Hooker 2016/17 - 2020/21 4 +2T2 20,000 Boulevard to Ashmore Road Southport - Burleigh Bus/HOV lanes Ashmore Road 2016/17 - 2020/21 4 +2T2 20,000 to Smith Street Gold Coast - Springbrook The Link Way to Old Coach 2006/07 - 2015/16 4 20,000 Road Gold Coast - Springbrook Old Coach Road to Berrigans 2016/17 - 2020/21 4 10,000 Road Nerang - Broadbeach Allambe cemetery to Nielsens 2006/07 - 2010/11 4 +2T2 13,000 Road in sections Nerang - Broadbeach Bus/HOV lanes Nielsens Road 2006/07 - 2015/16 4 +2T2 20,000 to Pacific Fair Southport - Nerang Minnie Street to Queen Street 2006/07 - 2015/16 4 38,000 Southport - Nerang Queen Street to Gold Coast 2016/17 - 2020/21 4 20,000 Highway Southport - Nerang Rd Bus/HOV lanes Pacific 2016/17 - 2020/21 4 +2T2 30,000 Motorway to Queen Street Intra Regional Transport Coomera to Nerang 2006/07 - 2020/21 4 600,000 Corridor (IRTC) Hope Island Santa Barbara Road to Lae 2006/07 - 2010/11 4 93,000 Drive in sections Labrador - Carrara Rd Bus/HOV lanes Gold Coast 2006/07 - 2010/11 4 +2T2 60,000 Highway to Nerang Southport Road Labrador - Carrara Rd Bus/HOV lanes Nerang Sthport 2011/12 - 2015/16 4 +2T2 30,000 Rd to Nerang B.beach Rd Nerang Connection North Street intersection 2006/07 - 2010/11 2 2,500 Beaudesert - Nerang Oak Street to Mt Nathan Road 2006/07 - 2015/16 4 20,000 Beaudesert - Nerang Mt Nathan Road to Maudsland 2016/17 - 2020/21 4 20,000 Road Beaudesert - Beenleigh Rd Mt Warren Bvd to Milne Street 2006/07 - 2010/11 4 10,000 Beaudesert - Beenleigh Rd Mt Warren Bvd to Stanmore 2006/07 - 2020/21 4 20,000 Road Tamborine - Oxenford Riversdale Road to Pacific 2006/07 - 2010/11 4 7,500 Motorway Tamborine - Oxenford Graywillow Ave to Riversdale 2006/07 - 2010/11 4 10,000 Road Tamborine - Oxenford Road Graywillow Ave to Maudsland 2006/07 - 2015/16 4 15,000
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Transport Infrastructure Schedule - Local Function of State-Controlled Roads (Gold Coast City) Road Location Construction Period No. of Lanes Total Cost ($'000)# Road Tamborine - Oxenford Road Maudsland Road to Reserve 2015/16 - 2020/21 4 20,000 Road Tamborine - Oxenford Road Howard Creek to Wongawallan 2006/07 - 2010/11 2 8,400 Creek Waterford - Tamborine Road Brisbane Beenleigh Road to 2015/16 - 2020/21 4 15,000 Easterly Road Beenleigh Connection Road Pacific Motorway to Milne 2015/16 - 2020/21 4 20,000 Street Stapylton - Jacob' s Well Pacific Mwy to Quinns Hill 2006/07 - 2020/21 4 20,000 Road Currumbin Creek Rd Villiers Drive 2006/07 - 2015/16 1,200 Tallebudgera Connection Tallebudgera Creek Road to 2015/16 - 2020/21 4 50,000 Road Currumbin Creek Road Oxenford - Coomera Gorge Tamborine Oxenford Road to 2015/16 - 2020/21 4 30,000 Road Gaven Arterial Oxenford - Coomera Gorge Gaven Arterial to Mt Nathan 2015/16 - 2020/21 4 30,000 Road Road TOTAL 3,039,600 # - These indicative costs are the total estimated establishment cost of the planned projects, of which only a small proportion is funded from local function charges.
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10.5. Transport Demand
10.5.1. Demand Projections
Table 2- 5 Daily Travel Demand Growth identifies the projected growth in daily travel demand (expressed in daily vehicle trip ends) in each of the 13 Transport Network charge areas.
Table 2- 5 Daily Travel Demand Growth
Transport Network Charge Daily travel Demand Area No. Name Existing Trips Trip End Trip End Trip End Trip End Ends 2004 2021 Growth By Growth by Growth By 2011 2016 2021 1 Beenleigh 163429 246648 50000 70000 83219
2 Yatala 45912 91926 27000 35000 46014
3 Coomera 62816 296458 140000 190000 233642
4 Pacific Pines/Hope Island 167312 312575 87000 110000 145263
5 Coastal North 294831 370630 45000 60000 75799
6 Coastal Core 454229 606334 91000 130000 152105
7 Central 299335 354062 32000 450000 54727
8 Nerang 172414 267185 56000 75000 94771
9 Carrara/Burleigh 491747 642354 90000 125000 150607
10 South 237877 329484 60000 75000 91607
11 Hinterland South 122867 169471 27000 40000 46604
12 Hinterland West 32978 63562 18000 25000 30584
13 Jacobs Well 12610 25947 7000 9000 13337
10.5.2. Determining Assessable Demand for Infrastructure Charges
In order to charge for Transport trunk infrastructure it is necessary to determine the Assessable Demand, which is the level of demand placed on the Transport Network by a particular development.
Assessable Demand for the Transport Network is expressed as Trip Ends. A development unit (detached lot or dwelling) generates 6.5 vehicle trips per day.
Table 2- 6 Trip Ends for Reconfiguring of Lot (ROL) identifies the equivalent Trip Ends to be used to determine Assessable Demand for each Residential lot, Park Living lot, Management lot and Non-Residential lot proposed under an ROL application.
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Table 2- 6 Trip Ends for Reconfiguring of Lot (ROL)
Purpose Development Unit Trip Ends per lot
Residential Lots Lot 6.5
Park Living lots Lot 6.5
Management Lots Lot 6.5 Non Residential Lots 26 (including Mixed use) Lot
To determine Assessable Demand for all other development applications, determine the number of “Net New Trips per day” using the conversion rates in Table 2- 7 Typical Weekday Traffic Generation Rates.
For example: The conversion rate for a Convenience Shop is 40 Net New Trips per 100 m2 of Total Use Area (TUA). Therefore a 200 m2 TUA convenience shop generates 80 Net New Trips per day (2 x 40).
Table 2- 7 Typical Weekday Traffic Generation Rates
Trips Linked Ends per Trip Net New Trip Land Use Category Day Discount Ends per Day Assessment Unit 1 Aged Persons Accommodation 2 Self-contained Dwelling 2.0 0% 2.0 per Dwelling 3 Hostel Units 1.0 0% 1.0 per Room 4 Nursing Home Beds 0.5 0% 0.5 per Bed 5 Amusement Parlour 40.0 0% 40.0 per 100sq m Total Use Area 6 Apartments 2.0 0% 2.0 per Bedroom 7 Attached Dwelling 4.0 0% 4.0 per Dwelling 8 Bed and Breakfast 1.5 0% 1.5 per Lettable Room 9 Bulk Garden Supplies 10.0 0% 10.0 per 100sq m Total Use Area 10 Café 40.0 0% 40.0 per 100sq m Total Use Area 11 Caravan Park 2.0 0% 2.0 per Site 12 Caretakers Residence 6.5 0% 6.5 per Dwelling 13 Child Care Centre 3.7 40% 2.2 per Enrolment 14 Cinema 2.5 50% 1.3 per Seat 15 Commercial Services 40.0 0% 40.0 per 100sq m Total Use Area 16 Community Care Centre As determined by Council 17 Community Purposes As determined by Council 18 Convenience Shop 40.0 0% 40.0 per 100sq m Total Use Area 19 Detached Dwelling 6.5 0% 6.5 per Dwelling 20 Display Home 6.5 0% 6.5 per Dwelling 21 Ecotourism Facility As determined by Council 23 Educational Establishment-Primary 2.4 25% 1.8 per Enrolment 24 Educational Establishment-Secondary 2.4 20% 1.9 per Enrolment 25 Educational Establishment- 1.8 0% 1.8 per Equiv Full Time Enrolment Tertiary/Further 26 Estate Sales Office 40.0 0% 40.0 per 100sq m Total Use Area 27 Family Accommodation 2.0 0% 2.0 per Added Unit 28 Family Day Care Home As determined by Council 29 Farmstay 1.5 0% 1.5 per Lettable Room 30 Fast Food Premises 40.0 0% 40.0 per 100sq m Total Use Area
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Trips Linked Ends per Trip Net New Trip Land Use Category Day Discount Ends per Day Assessment Unit 31 Freight Depot 1.0 0% 1.0 per 100sq m Site Area 32 Fuel Depot 1.0 0% 1.0 per 100sq m Site Area 33 Funeral Parlour 4.0 0% 4.0 per Employee 34 Gaming Premises 40.0 0% 40.0 per 100sq m Total Use Area 35 Home Occupation-additional to Dwelling 40.0 0% 40.0 per 100sq m Total Use Area 37 Home Office-additional to Dwelling 16.0 0% 16.0 per 100sq m GLA 39 Hospital As determined by Council 40 Indoor Sport and Recreation 41 Squash or other court 40.0 25% 30.0 per Court 42 Meeting place/Public hall As determined by Council 43 Pinball parlour 40.0 0% 40.0 per 100sq m Total Use Area 44 Amusement Arcade 40.0 0% 40.0 per 100sq m Total Use Area 45 Theatre/Cinema 2.5 50% 1.3 per Seat 46 Gymnasium 50.0 40% 30.0 per 100sq m Total Use Area 47 Poker Machine Areas 40.0 0% 40.0 per 100sq m Total Use Area 48 Gaming Machine Areas 40.0 0% 40.0 per 100sq m Total Use Area 49 Library, Art Gallery etc. As determined by Council 50 Industry (Heavy/Manufacturing) 5.0 0% 5.0 per 100sq m Total Use Area 52 Integrated Housing-Attached 4.0 0% 4.0 per Dwelling 53 Integrated Housing-Detached 6.5 0% 6.5 per Dwelling 54 Kennel 4.0 0% 4.0 per Employee 55 Laundromat 40.0 0% 40.0 per 100sq m Total Use Area 57 Manufacturer's-Shop-Retail Area 40.0 0% 40.0 per 100sq m Total Use Area 58 Manufacturer's-Shop-Manufacturing Area 5.0 0% 5.0 per 100sq m Total Use Area 60 Marina-Wet Berths for boats<10m 1.0 0% 1.0 per Berth 61 Marina-Wet Berths for boats 10-15m 1.5 0% 1.5 per Berth 62 Marina-Wet Berths for boats>15m 2.0 0% 2.0 per Berth 63 Marina-Dry Berth or Swing Mooring 0.5 0% 0.5 per Berth/Mooring 64 Marina-Ancillary Activities 5.0 0% 5.0 per 100sq m Total Use Area 65 Marina-Shop 40.0 0% 40.0 per 100sq m Total Use Area 66 Market As determined by Council 67 Medical Centre 40.0 0% 40.0 per 100sq m Total Use Area 68 Mini Warehouse or Self Storage Facility As determined by Council 69 Minor Tourist Facility As determined by Council 71 Motel-Manager's Unit 4.0 0% 4.0 per Dwelling 72 Motel-Motel Rooms 2.0 0% 2.0 per Bedroom 73 Motel-Restaurant 40.0 0% 40.0 per 100sq m Total Use Area 74 Night Club 40.0 0% 40.0 per 100sq m Total Use Area 75 Office 16.0 0% 16.0 per 100sq m GLA 76 Outdoor Sport and Recreation 77 Tennis or other Court 40.0 25% 30.0 per Court 78 Lawn Bowls 40.0 25% 30.0 per Green 79 Skating Rinks 10.0 25% 7.5 per 100sq m Total Use Area 80 Swimming Pools 10.0 25% 7.5 per 100sq m Total Use Area 81 Golf Course 10.0 25% 7.5 per Hole 82 Golf Course Clubhouse 40.0 0% 40.0 per 100sq m Total Use Area 83 Racecourse As determined by Council 84 Sporting Arena As determined by Council 85 Clubhouse 40.0 0% 40.0 per 100sq m Total Use Area 86 Place of Worship 4.0 10% 3.6 per 100sq m GLA 87 Reception Room 40.0 0% 40.0 per 100sq m Total Use Area 88 Relocatable Home Park 3.0 0% 3.0 per Site
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Trips Linked Ends per Trip Net New Trip Land Use Category Day Discount Ends per Day Assessment Unit 90 Residential Hotel-Bedroom 2.0 0% 2.0 per Bedroom 91 Residential Hotel-Ancillary Uses 40.0 0% 40.0 per 100sq m Total Use Area 93 Resort Hotel-Bedroom 2.0 0% 2.0 per Bedroom 94 Resort Hotel-Ancillary Uses 40.0 0% 40.0 per 100sq m Total Use Area 95 Restricted Club 40.0 0% 40.0 per 100sq m Total Use Area 96 Restaurant 40.0 0% 40.0 per 100sq m Total Use Area 97 Retail-Commercial Development 40.0 0% 40.0 per 100sq m Total Use Area 98 Retail Plant Nursery 10.0 0% 10.0 per 100sq m Total Use Area 99 Rural Industry 4.0 0% 4.0 per Employee housed off-site 100 Salvage Yard 5.0 0% 5.0 per 100sq m Total Use Area 101 Serviced Apartment 2.5 0% 2.5 per Bedroom 102 Service Industry 20.0 40% 12.0 per 100sq m Total Use Area 104 Service Station-Fuel Pumps 80.0 90% 8.0 per Pump 105 Service Station-Service Bays 20.0 40% 12.0 per 100sq m Total Use Area 106 Service Station-Shop, Restaurant, etc 40.0 80% 8.0 per 100sq m Total Use Area 107 Shop 40.0 0% 40.0 per 100sq m Total Use Area 108 Shopping Centre Development 40.0 0% 40.0 per 100sq m Total Use Area 109 Showroom 20.0 0% 20.0 per 100sq m Total Use Area 110 Special Accommodation 6.5 0% 6.5 per Dwelling 111 Stall As determined by Council 112 Surgery-additional to Dwelling 40.0 0% 40.0 per 100sq m Total Use Area 114 Take Away Food Premises 40.0 0% 40.0 per 100sq m Total Use Area 116 Tavern-Lounge, Bar, Beer Garden, etc. 40.0 0% 40.0 per 100sq m Total Use Area 117 Tavern-Liquor Retail Sales Areas 40.0 0% 40.0 per 100sq m Total Use Area 118 Tourist Cabins As determined by Council 119 Tourist Facilities As determined by Council 120 Tourist Shop 40.0 0% 40.0 per 100sq m Total Use Area 121 Toxic or Dangerous Goods Store As determined by Council 122 Transit Centre As determined by Council 123 Transport Terminal As determined by Council 124 Vehicle Hire Premises 16.0 0% 16.0 per 100sq m GLA 126 Vehicle Sales Premises-Office Areas 16.0 0% 16.0 per 100sq m Total Use Area 127 Vehicle Sales Premises-Display Areas 4.0 0% 4.0 per 100sq m Total Use Area 128 Veterinary Clinic/Hospital 40.0 0% 40.0 per 100sq m Total Use Area 129 Warehouse 5.0 0% 5.0 per 100sq m Total Use Area 130 Waterfront (or Marine) Industry 5.0 0% 5.0 per 100sq m Total Use Area 131 Any Other Use As determined by Council
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10.6. Transport Infrastructure Charge Schedules
10.6.1. Local Government Roads Charge Rates
The Infrastructure Charge rates for Local Government Roads are shown in Table 2- 8 Local Government Roads Charge per Trip End.
Table 2- 8 Local Government Roads Charge per Trip End
Charge Area Charge Area Name $ per Trip End Number 1 Beenleigh 367
2 Yatala 653
3 Coomera 531
4 Pacific Pines/Hope Island 447
5 Coastal North 410
6 Coastal Core 447
7 Central 413
8 Nerang 418
9 Carrara/Burleigh 407
10 South 342
11 Hinterland South 532
12 Hinterland West 595
13 Jacobs Well 666
Note: A 1.5% charge for Administration On-costs will be applied to the resulting Infrastructure Charge for each network. This will be included in the Infrastructure Charges Schedule published each quarter which will reflect the latest index values.
10.6.2. Local Function/Use of State Controlled Roads Charge Rates
IPA provides for charging for the broad use of State controlled roads. Charges for Local Function/Use of State controlled roads have been calculated based on information available from modeling work. For the purposes of the PIP, Local Function relates to trips that start and finish in the Gold Coast City.
The Department of Main Roads (DMR) and Council will continue to work together to ensure that the allocation of collected funds to the DMR and Council network will serve the interests of the whole network with agreed levels of service as well as shaping a more sustainable future. It is likely that a Memorandum of Understanding between the Queensland State Government and Gold Coast City Council will be introduced to formalise the prioritisation process that ensures the most efficient coordinated provision of infrastructure to accomplish network performance and sustainability.
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The Infrastructure Charge Rates for State controlled roads are shown in Table 2- 9 State Controlled Roads Charge per Trip End.
Table 2- 9 State Controlled Roads Charge per Trip End
Charge Area Charge Area Name $ per Trip End Number 1 Beenleigh 265
2 Yatala 451
3 Coomera 395
4 Pacific Pines/Hope Island 452
5 Coastal North 375
6 Coastal Core 223
7 Central 334
8 Nerang 452
9 Carrara/Burleigh 340
10 South 378
11 Hinterland South 507
12 Hinterland West 515
13 Jacobs Well 459
Note: A 1.5% charge for Administration On-costs will be applied to the resulting Infrastructure Charge for each network. This will be included in the Infrastructure Charges Schedule published each quarter which will reflect the latest index values.
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11.0 STORMWATER NETWORK INFRASTRUCTURE CHARGES SCHEDULE
This schedule is to be known as the Stormwater Network Infrastructure Charges Schedule.
11.1. Apportionment Philosophy
Council’s Stormwater Network will experience brownfield infill and broad scale greenfield development. However, within the PIA there are only limited areas of greenfield development with the majority of areas being brownfield infill development.
Standards for local stormwater drainage systems with Gold Coast City have varied significantly over the past 30 years. As a result, the older brownfield areas of the City have drainage systems that are below the DSS and significant augmentation works are required to provide the DSS within the respective catchments. This in effect means that a large portion of the required drainage augmentation works will occur in the older areas of the City.
This apportionment philosophy is considered to be the most appropriate for stormwater infrastructure for the following reasons:
• It appropriately takes account of changing standards of service over time
• The long term developed impervious area in each catchment represents the demand from both existing and future development
• There is no need to isolate the individual development impacts upon the overall capacity of the stormwater infrastructure
• The value of the existing stormwater assets can be used to calculate an ‘access’ charge for a development to connect to the existing drainage system
• The estimated value of the future stormwater drainage can be used to calculate an infrastructure charge related to the future drainage requirements.
An important aspect of infrastructure charges is that the charge is limited to infrastructure providing direct and private benefits to the users of the infrastructure. It is equally important that infrastructure costs are equitably apportioned among all of the users of the infrastructure. Generally users of stormwater infrastructure assets are residents of the contributing catchment. It is also generally accepted that these assets service all users within the catchment, regardless of the users position within the catchment.
What is not generally considered is that residents external to a catchment also benefit from the stormwater infrastructure assets in the respective catchment. For instance, while a stormwater trunk infrastructure asset in Catchment A does not service Catchment B, a user from Catchment B still benefits from this asset as it provides flood free access to their property through Catchment A. Similarly, for a stormwater quality asset, while a wetland is within Catchment A, users from Catchment B still benefit from the water quality improvements and ecosystem protection functions that the wetland provides.
A key consideration in the apportionment of costs across all users of the stormwater system is that credit will be given for existing impervious areas. Infrastructure charges will only result where a new development’s (including building approvals) impervious area exceeds the impervious credit area for the site.
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11.2. Method of Cost Apportionment
The method used for apportioning the establishment cost is to apportion the total existing and future infrastructure costs to the long term (existing and future) development in proportion to its anticipated generation of stormwater run-off. In this PIP, impervious area is used as the measure of demand for the generation of stormwater run-off.
The key principle embodied by the adopted apportionment approach is that each user pays for their proportional use or allocation of the trunk infrastructure needed to provide the DSS.
In most cases, the calculation of Stormwater Infrastructure Charges uses an area-based equation to determine the stormwater trunk infrastructure charge on development.
The exceptions to the area-based equation are for reconfiguring of:
• Park Living lots
• Non-residential lots: and
• Creation of Management Lots.
In these cases, the Stormwater Infrastructure Charges at ROL are calculated based on the number of lots and demand is capped at 650m2 per lot. Payment of the full area-based charge for these lots is required at MCU or further development (including Building Applications) of the site. Previous payments of lot-based interim infrastructure charges paid at ROL will be credited when calculating the area-based charge for subsequent development.
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11.3. Charge Areas
As a consequence of the Like Catchment analysis undertaken for stormwater planning, charge areas reflect suburb boundaries. The Stormwater Network charge areas are defined in Figure 2-2 Stormwater Network Charge Area Boundaries.
Figure 2-2 Stormwater Network Charge Area Boundaries
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11.4. Establishment Cost of Stormwater Network Assets
Table 2- 11 Stormwater Network Infrastructure Schedule provides a summary of the user demand distribution to 2056. Table 2- 12 Stormwater Network Infrastructure Charge Rates shows the respective infrastructure charge rates, establishment costs (future capital works value), existing infrastructure value and percentage of future works funded by the charges in all financial catchments (charge areas).
The existing Stormwater Network infrastructure value was determined as follows:
• costs were based upon replacement costs
The following existing assets were included:
• stormwater pipe and culvert sizes
• manholes
• field inlets, gully pit inlets and special inlets
• headwalls
• flood flaps
• gross pollutant traps
• open channels and embankments were not included in the existing valuation as details on these assets are yet to be confirmed by Council
• as part of Council’s ongoing requirement to value the replacement costs of existing assets, new unit rates for the construction of Stormwater Network assets were determined by Council using revised construction and material cost
• flood flaps were based upon proprietary product rates.
11.5. Stormwater Demand
Different types of development create different levels of Stormwater demand. In order to define a Stormwater Infrastructure Charge, it is necessary to express the stormwater run – off from various developments in as a Standard Demand Unit. For this PIP, this standard demand unit of stormwater demand is impervious area, expressed in Impervious Hectares.
The projected total future demand for each charge area is shown in Table 2- 10 Distribution of Future Demand - Stormwater.
The planned future demand, expressed as an Impervious Fraction per Hectare, for each Domain is shown in Table 2- 24 GCCC Planned Demand Per Hectare* - DOMAINS.
92 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
Table 2- 10 Distribution of Future Demand - Stormwater
Distribution of Increase in Demand (Impervious Area Ha) see Note 1 Charge Area Total Existing Total Future Total 2004 - 2007 - 2012 - 2017 - 2022 - Demand Demand Increase in 2006 2011 2016 2021 2056 (Impervious (Impervious Demand Area Ha) Area Ha) (Impervious Area Ha) ADVANCETOWN 89.85 ha 99.85 ha 10.00 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 10.00 ha ALBERTON 146.32 ha 173.94 ha 27.62 ha 6.91 ha 2.30 ha 18.42 ha 0.00 ha 0.00 ha ARUNDEL 280.33 ha 375.04 ha 94.70 ha 0.70 ha 2.40 ha 41.50 ha 50.10 ha 0.00 ha ASHMORE 227.78 ha 315.10 ha 87.32 ha 10.39 ha 4.60 ha 18.68 ha 53.65 ha 0.00 ha AUSTINVILLE 145.43 ha 154.45 ha 9.03 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 9.03 ha BAHRS SCRUB 150.83 ha 308.83 ha 158.00 ha 5.34 ha 24.92 ha 9.57 ha 67.21 ha 50.96 ha BANNOCKBURN 21.63 ha 34.09 ha 12.47 ha 0.03 ha 0.20 ha 1.62 ha 3.81 ha 6.80 ha BEENLEIGH 224.98 ha 272.43 ha 47.45 ha 0.09 ha 0.63 ha 2.17 ha 10.50 ha 34.05 ha BELIVAH 37.69 ha 54.43 ha 16.75 ha 0.00 ha 0.12 ha 0.00 ha 0.00 ha 16.62 ha BENOWA 177.41 ha 296.60 ha 119.20 ha 3.97 ha 8.46 ha 43.71 ha 48.37 ha 14.68 ha BETHANIA 124.48 ha 174.78 ha 50.30 ha 5.20 ha 7.09 ha 21.22 ha 11.02 ha 5.76 ha BIGGERA WATERS 158.32 ha 207.57 ha 49.25 ha 4.29 ha 8.50 ha 14.78 ha 5.04 ha 16.65 ha BILINGA 92.83 ha 107.57 ha 14.74 ha 0.27 ha 0.97 ha 8.05 ha 5.45 ha 0.00 ha BONOGIN 328.58 ha 672.85 ha 344.27 ha 2.89 ha 51.98 ha 50.37 ha 26.31 ha 212.72 ha BROADBEACH 49.17 ha 53.01 ha 3.84 ha 0.36 ha 0.60 ha 1.39 ha 1.49 ha 0.00 ha BROADBEACH WATERS 116.95 ha 170.13 ha 53.18 ha 0.20 ha 0.00 ha 1.33 ha 51.65 ha 0.00 ha BUNDALL 126.76 ha 143.46 ha 16.70 ha 0.10 ha 0.08 ha 3.45 ha 3.53 ha 9.55 ha BURLEIGH HEADS 272.47 ha 316.22 ha 43.74 ha 1.46 ha 4.09 ha 18.30 ha 19.90 ha 0.00 ha BURLEIGH WATERS 224.12 ha 290.67 ha 66.55 ha 1.23 ha 4.38 ha 3.95 ha 8.89 ha 48.09 ha CARRARA 283.59 ha 322.98 ha 39.39 ha 6.75 ha 11.11 ha 12.43 ha 9.11 ha 0.00 ha CEDAR CREEK 206.25 ha 240.90 ha 34.65 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 34.65 ha CLAGIRABA 75.88 ha 85.88 ha 10.00 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 10.00 ha CLEAR ISLAND 74.92 ha 94.63 ha 19.71 ha 1.52 ha 5.85 ha 5.85 ha 6.50 ha 0.00 ha WATERS COOLANGATTA 59.57 ha 69.49 ha 9.92 ha 0.23 ha 0.93 ha 4.00 ha 4.76 ha 0.00 ha COOMBABAH 182.19 ha 413.42 ha 231.24 ha 7.59 ha 43.39 ha 4.25 ha 44.00 ha 132.00 ha COOMERA 327.84 ha 1,062.74 ha 734.90 ha 24.67 ha 160.74 ha 86.22 ha 33.70 ha 429.57 ha CURRUMBIN 39.83 ha 47.63 ha 7.81 ha 0.35 ha 0.69 ha 4.73 ha 2.03 ha 0.00 ha CURRUMBIN VALLEY 305.74 ha 316.68 ha 10.94 ha 0.00 ha 9.70 ha 0.00 ha 1.24 ha 0.00 ha CURRUMBIN WATERS 232.80 ha 304.12 ha 71.32 ha 8.91 ha 9.54 ha 14.31 ha 38.55 ha 0.00 ha EAGLEBY 261.51 ha 326.07 ha 64.57 ha 2.02 ha 6.82 ha 2.80 ha 5.40 ha 47.53 ha EDENS LANDING 67.98 ha 105.51 ha 37.53 ha 0.36 ha 2.64 ha 0.72 ha 1.62 ha 32.19 ha ELANORA 199.81 ha 273.93 ha 74.12 ha 0.98 ha 0.70 ha 50.81 ha 8.79 ha 12.84 ha GAVEN 99.46 ha 100.24 ha 0.78 ha 0.00 ha 0.02 ha 0.04 ha 0.00 ha 0.72 ha GILBERTON 84.13 ha 104.61 ha 20.48 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 20.48 ha GILSTON 93.15 ha 425.09 ha 331.95 ha 31.46 ha 170.53 ha 16.76 ha 78.80 ha 34.40 ha GUANABA 188.04 ha 188.64 ha 0.60 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 0.60 ha HELENSVALE 406.48 ha 677.12 ha 270.64 ha 13.55 ha 87.73 ha 36.83 ha 22.28 ha 110.24 ha HIGHLAND PARK 93.72 ha 169.04 ha 75.32 ha 0.77 ha 4.49 ha 4.59 ha 2.63 ha 62.84 ha HOLLYWELL 40.91 ha 52.91 ha 12.00 ha 0.00 ha 0.83 ha 3.35 ha 0.35 ha 7.48 ha HOLMVIEW 92.18 ha 187.53 ha 95.36 ha 2.04 ha 7.07 ha 17.03 ha 32.83 ha 36.39 ha HOPE ISLAND 314.29 ha 753.22 ha 438.93 ha 53.53 ha 170.06 ha 125.98 ha 89.36 ha 0.00 ha
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 93 of 152
Distribution of Increase in Demand (Impervious Area Ha) see Note 1 Charge Area Total Existing Total Future Total 2004 - 2007 - 2012 - 2017 - 2022 - Demand Demand Increase in 2006 2011 2016 2021 2056 (Impervious (Impervious Demand Area Ha) Area Ha) (Impervious Area Ha) JACOBS WELL 121.11 ha 153.45 ha 32.34 ha 15.27 ha 15.68 ha 0.26 ha 1.13 ha 0.00 ha KINGSHOLME 164.39 ha 312.99 ha 148.60 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 148.60 ha LABRADOR 202.74 ha 253.37 ha 50.63 ha 1.86 ha 6.04 ha 11.61 ha 31.12 ha 0.00 ha LOWER BEECHMONT 90.88 ha 100.88 ha 10.00 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 10.00 ha LUSCOMBE 169.84 ha 327.04 ha 157.20 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 157.20 ha MAIN BEACH 67.15 ha 71.64 ha 4.49 ha 0.21 ha 0.50 ha 2.90 ha 0.89 ha 0.00 ha MAUDSLAND 135.06 ha 435.04 ha 299.98 ha 29.68 ha 54.41 ha 48.97 ha 113.02 ha 53.91 ha MERMAID BEACH 75.97 ha 85.64 ha 9.67 ha 0.17 ha 0.37 ha 5.74 ha 3.39 ha 0.00 ha MERMAID WATERS 198.86 ha 267.13 ha 68.28 ha 0.09 ha 15.11 ha 41.78 ha 11.30 ha 0.00 ha MERRIMAC 137.16 ha 164.79 ha 27.63 ha 3.64 ha 2.66 ha 4.97 ha 16.35 ha 0.00 ha MIAMI 90.63 ha 107.23 ha 16.60 ha 0.54 ha 1.22 ha 7.36 ha 7.48 ha 0.00 ha MOLENDINAR 248.57 ha 354.68 ha 106.10 ha 30.19 ha 36.23 ha 23.87 ha 15.81 ha 0.00 ha MOUNT NATHAN 107.97 ha 144.25 ha 36.28 ha 1.94 ha 10.89 ha 7.57 ha 0.00 ha 15.88 ha MOUNT WARREN PARK 98.70 ha 145.81 ha 47.11 ha 1.19 ha 3.18 ha 3.23 ha 3.40 ha 36.10 ha MUDGEERABA 414.00 ha 594.98 ha 180.99 ha 3.95 ha 23.03 ha 21.95 ha 20.81 ha 111.25 ha NATURAL BRIDGE 216.27 ha 230.61 ha 14.34 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 14.34 ha NERANG 451.78 ha 541.56 ha 89.77 ha 1.31 ha 9.22 ha 4.04 ha 7.95 ha 67.26 ha NORWELL 258.89 ha 339.40 ha 80.51 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 80.51 ha NUMINBAH VALLEY 598.97 ha 601.22 ha 2.25 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 2.25 ha ORMEAU 264.44 ha 600.46 ha 336.02 ha 13.01 ha 65.26 ha 34.15 ha 78.41 ha 145.19 ha ORMEAU HILLS 86.87 ha 183.16 ha 96.29 ha 0.39 ha 1.41 ha 55.75 ha 9.57 ha 29.17 ha OXENFORD 280.69 ha 462.03 ha 181.35 ha 83.92 ha 34.54 ha 23.91 ha 38.97 ha 0.00 ha PACIFIC PINES 205.75 ha 553.27 ha 347.52 ha 14.12 ha 122.48 ha 0.98 ha 42.21 ha 167.74 ha PALM BEACH 170.75 ha 210.67 ha 39.93 ha 0.68 ha 1.79 ha 21.72 ha 15.74 ha 0.00 ha PARADISE POINT 96.55 ha 136.79 ha 40.24 ha 12.63 ha 12.73 ha 1.72 ha 1.34 ha 11.82 ha PARKWOOD 120.87 ha 167.92 ha 47.06 ha 0.00 ha 0.36 ha 8.35 ha 2.87 ha 35.48 ha PIMPAMA 369.87 ha 1,347.48 ha 977.61 ha 70.33 ha 104.83 ha 95.89 ha 126.31 ha 580.25 ha REEDY CREEK 137.46 ha 421.63 ha 284.17 ha 2.51 ha 41.28 ha 54.28 ha 23.92 ha 162.18 ha ROBINA 374.13 ha 377.19 ha 3.07 ha 0.04 ha 0.08 ha 0.36 ha 0.27 ha 2.33 ha RUNAWAY BAY 128.72 ha 174.30 ha 45.58 ha 1.59 ha 7.27 ha 20.42 ha 16.30 ha 0.00 ha SOUTH STRADBROKE 70.39 ha 258.30 ha 187.91 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 187.91 ha SOUTHERN MORETON 7.72 ha 32.04 ha 24.32 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 24.32 ha BAY ISLANDS SOUTHPORT 502.89 ha 584.83 ha 81.94 ha 4.69 ha 9.70 ha 10.26 ha 32.08 ha 25.21 ha SPRINGBROOK 207.79 ha 547.14 ha 339.35 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 339.35 ha STAPYLTON 351.76 ha 553.83 ha 202.08 ha 0.00 ha 0.00 ha 190.19 ha 11.89 ha 0.00 ha STEIGLITZ 91.78 ha 195.19 ha 103.41 ha 12.79 ha 46.14 ha 23.35 ha 11.67 ha 9.45 ha SURFERS PARADISE 198.99 ha 227.29 ha 28.29 ha 4.41 ha 4.79 ha 11.41 ha 7.69 ha 0.00 ha TALLAI 186.36 ha 212.50 ha 26.14 ha 0.15 ha 0.32 ha 2.62 ha 1.63 ha 21.42 ha TALLEBUDGERA 215.92 ha 267.68 ha 51.76 ha 0.56 ha 1.36 ha 5.45 ha 14.42 ha 29.97 ha TALLEBUDGERA 488.94 ha 683.79 ha 194.85 ha 0.00 ha 25.24 ha 32.87 ha 0.29 ha 136.45 ha VALLEY TUGUN 81.74 ha 114.05 ha 32.30 ha 0.38 ha 4.33 ha 18.87 ha 8.72 ha 0.00 ha UPPER COOMERA 350.15 ha 865.20 ha 515.05 ha 30.33 ha 96.37 ha 88.39 ha 68.20 ha 231.77 ha VARSITY LAKES 200.55 ha 312.99 ha 112.44 ha 3.44 ha 10.36 ha 11.67 ha 8.25 ha 78.73 ha WATERFORD 88.85 ha 203.14 ha 114.29 ha 8.52 ha 41.82 ha 24.63 ha 6.95 ha 32.37 ha
94 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
Distribution of Increase in Demand (Impervious Area Ha) see Note 1 Charge Area Total Existing Total Future Total 2004 - 2007 - 2012 - 2017 - 2022 - Demand Demand Increase in 2006 2011 2016 2021 2056 (Impervious (Impervious Demand Area Ha) Area Ha) (Impervious Area Ha) WILLOW VALE 186.82 ha 348.03 ha 161.21 ha 24.33 ha 24.94 ha 0.00 ha 111.94 ha 0.00 ha WINDAROO 41.37 ha 64.66 ha 23.30 ha 0.16 ha 0.26 ha 5.93 ha 4.45 ha 12.50 ha WOLFFDENE 106.70 ha 112.11 ha 5.41 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 5.41 ha WONGAWALLAN 269.84 ha 284.37 ha 14.53 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 14.53 ha WOONGOOLBA 214.28 ha 214.60 ha 0.32 ha 0.00 ha 0.00 ha 0.00 ha 0.00 ha 0.32 ha WORONGARY 225.29 ha 268.81 ha 43.51 ha 0.00 ha 0.82 ha 2.62 ha 0.73 ha 39.34 ha YATALA 383.15 ha 656.12 ha 272.97 ha 4.14 ha 37.22 ha 6.20 ha 0.00 ha 225.40 ha Note 1: The distribution of increase in demand in each time period was derived using the respective projected percentage increases in equivalent tenements for each Charge Area and multiplying these percentages by the respective increase in total demand for each Charge Area.
Note 2: Future demand expressed in impervious area (hectare) is the existing and increase of impervious area due to development/redevelopment.
11.6. Stormwater Infrastructure Schedule
Table 2- 11 Stormwater Network Infrastructure Schedule provides a summary of the infrastructure schedule including, user demand, establishment costs, existing infrastructure value and percentage of future works funded by the charges in all Charge Areas.
Table 2- 11 Stormwater Network Infrastructure Schedule
Total Future Capital Expenditure ($) PV Future Capital Existing Asset Charge Area Works Value Value ($) ($)
2004 - 2006 2007 - 2011 2012 - 2016 2017 - 2021 2022 - 2056 % funded by charge ADVANCETOWN - 240,000 14,000 23,000 23,000 23,000 158,000100% ALBERTON 14,000 436,000 24,000 - 39,000 58,000 315,000100% ARUNDEL 47,462,000 12,733,000 - 619,000 1,231,000 679,000 10,202,000100% ASHMORE 44,421,000 59,554,000 - 1,952,000 1,316,000 679,000 55,607,000100% AUSTINVILLE - 371,000 21,000 35,000 35,000 35,000 245,000100% BAHRS SCRUB 3,182,000 1,378,000 42,000 706,000 70,000 70,000 489,000100% BANNOCKBURN 2,006,000 3,036,000 2,658,000 377,000 - - -100% BEENLEIGH 25,935,000 38,625,000 - 4,469,000 4,882,000 1,359,000 27,916,000100% BELIVAH 2,394,000 1,328,000 7,000 12,000 12,000 12,000 1,283,000100% BENOWA 24,586,000 11,917,000 - 651,000 - - 11,266,000100% BETHANIA 9,694,000 14,069,000 - 723,000 - - 13,347,000100% BIGGERA WATERS 18,105,000 11,477,000 - 73,000 1,704,000 679,000 9,021,000100% BILINGA 4,211,000 7,632,000 492,000 816,000 1,343,000 2,666,000 2,314,000100% BONOGIN 15,278,000 4,670,000 91,000 152,000 152,000 1,388,000 2,887,000100% BROADBEACH 7,138,000 12,784,000 - 2,094,000 10,215,000 475,000 -100% BROADBEACH 10,493,000 12,075,000 - - - 1,359,000 10,716,000100% WATERS BUNDALL 12,694,000 13,361,000 - - 863,000 - 12,498,000100% BURLEIGH HEADS 38,316,000 59,294,000 947,000 13,852,000 1,933,000 12,220,000 30,342,000100% BURLEIGH WATERS 47,329,000 21,800,000 338,000 5,740,000 - 1,359,000 14,363,000100% CARRARA 25,033,000 36,317,000 979,000 1,360,000 1,007,000 - 32,971,000100% CEDAR CREEK - 578,000 33,000 55,000 55,000 55,000 382,000100%
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 95 of 152
Total Future Capital Expenditure ($) PV Future Capital Existing Asset Charge Area Works Value Value ($) ($)
2004 - 2006 2007 - 2011 2012 - 2016 2017 - 2021 2022 - 2056 % funded by charge CLAGIRABA - 206,000 12,000 19,000 19,000 19,000 136,000100% CLEAR ISLAND 7,855,000 3,604,000 - - - 679,000 2,925,000100% WATERS COOLANGATTA 13,821,000 11,745,000 - 1,015,000 6,164,000 2,686,000 1,881,000100% COOMBABAH 20,723,000 13,883,000 - - 648,000 1,359,000 11,876,000100% COOMERA 7,307,000 5,418,000 144,000 241,000 2,260,000 1,088,000 1,684,000100% CURRUMBIN 7,692,000 12,734,000 423,000 4,033,000 799,000 5,026,000 2,453,000100% CURRUMBIN VALLEY 2,253,000 3,238,000 43,000 72,000 72,000 689,000 2,362,000100% CURRUMBIN WATERS 27,057,000 27,352,000 352,000 688,000 411,000 5,436,000 20,465,000100% EAGLEBY 18,300,000 13,259,000 178,000 867,000 4,468,000 1,359,000 6,387,000100% EDENS LANDING 12,873,000 3,626,000 - 362,000 - 2,038,000 1,226,000100% ELANORA 39,865,000 25,931,000 - - - 2,718,000 23,213,000100% GAVEN 2,839,000 1,494,000 - - - - 1,494,000100% GILBERTON 43,000 302,000 14,000 24,000 24,000 24,000 217,000100% GILSTON 624,000 1,914,000 - - - - 1,914,000100% GUANABA 6,000 460,000 26,000 43,000 43,000 43,000 306,000100% HELENSVALE 44,918,000 30,588,000 - - 73,000 679,000 29,836,000100% HIGHLAND PARK 18,628,000 11,789,000 - - 990,000 - 10,799,000100% HOLLYWELL 4,433,000 4,660,000 - - - 679,000 3,981,000100% HOLMVIEW 1,377,000 2,240,000 25,000 42,000 42,000 42,000 2,087,000100% HOPE ISLAND 10,615,000 5,824,000 102,000 171,000 739,000 171,000 4,641,000100% JACOBS WELL 1,552,000 549,000 21,000 35,000 215,000 35,000 243,000100% KINGSHOLME 24,000 754,000 43,000 71,000 71,000 71,000 498,000100% LABRADOR 33,596,000 47,384,000 9,256,000 2,303,000 13,177,000 1,281,000 21,368,000100% LOWER BEECHMONT 3,000 291,000 14,000 23,000 27,000 68,000 160,000100% LUSCOMBE 265,000 994,000 44,000 249,000 74,000 74,000 553,000100% MAIN BEACH 7,674,000 5,336,000 - 546,000 4,791,000 - -100% MAUDSLAND 5,121,000 1,543,000 59,000 99,000 99,000 99,000 1,189,000100% MERMAID BEACH 9,274,000 15,736,000 - 7,996,000 3,779,000 3,960,000 -100% MERMAID WATERS 24,171,000 25,332,000 - 757,000 - 3,397,000 21,177,000100% MERRIMAC 12,105,000 3,452,000 - - 623,000 1,359,000 1,470,000100% MIAMI 15,943,000 26,788,000 - 13,419,000 4,640,000 8,340,000 390,000100% MOLENDINAR 38,613,000 24,243,000 - 724,000 648,000 - 22,871,000100% MOUNT NATHAN 2,474,000 594,000 20,000 33,000 33,000 280,000 229,000100% MOUNT WARREN 18,818,000 27,852,000 - 6,720,000 - 9,665,000 11,467,000100% PARK MUDGEERABA 36,151,000 23,762,000 - 724,000 173,000 2,038,000 20,827,000100% NATURAL BRIDGE - 553,000 31,000 52,000 52,000 52,000 366,000100% NERANG 47,616,000 31,925,000 90,000 940,000 3,050,000 285,000 27,560,000100% NORWELL 274,000 1,195,000 46,000 77,000 77,000 77,000 919,000100% NUMINBAH VALLEY - 1,443,000 82,000 136,000 136,000 136,000 953,000100% ORMEAU 23,306,000 6,104,000 82,000 136,000 918,000 136,000 4,833,000100% ORMEAU HILLS 4,893,000 2,826,000 25,000 41,000 41,000 41,000 2,677,000100% OXENFORD 35,641,000 10,122,000 - - - 1,359,000 8,763,000100% PACIFIC PINES 34,384,000 23,284,000 - - - - 23,284,000100% PALM BEACH 25,066,000 42,453,000 - 1,943,000 7,635,000 9,288,000 23,585,000100% PARADISE POINT 14,696,000 15,098,000 - - - - 15,098,000100% PARKWOOD 36,050,000 9,260,000 - 507,000 - 2,067,000 6,687,000100% PIMPAMA 6,366,000 9,789,000 375,000 305,000 305,000 923,000 7,881,000100% REEDY CREEK 14,207,000 4,908,000 - - - 679,000 4,229,000100% ROBINA 64,459,000 16,737,000 - - 507,000 2,718,000 13,512,000100%
96 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
Total Future Capital Expenditure ($) PV Future Capital Existing Asset Charge Area Works Value Value ($) ($)
2004 - 2006 2007 - 2011 2012 - 2016 2017 - 2021 2022 - 2056 % funded by charge RUNAWAY BAY 15,552,000 15,001,000 - - 288,000 - 14,714,000100% SOUTH STRADBROKE - 699,000 35,000 58,000 58,000 58,000 489,000100% SOUTHERN - 77,000 4,000 7,000 7,000 7,000 51,000100% MORETON BAY IS SOUTHPORT 74,430,000 113,931,000 3,031,000 8,083,000 9,352,000 3,390,000 90,075,000100% SPRINGBROOK - 1,313,000 74,000 124,000 124,000 124,000 867,000100% STAPYLTON 2,659,000 3,602,000 - - - - 3,602,000100% STEIGLITZ 1,534,000 1,236,000 27,000 194,000 168,000 538,000 309,000100% SURFERS PARADISE 26,370,000 44,225,000 - 267,000 10,970,000 1,603,000 31,385,000100% TALLAI 11,197,000 6,109,000 29,000 48,000 48,000 666,000 5,318,000100% TALLEBUDGERA 8,435,000 10,291,000 36,000 61,000 61,000 61,000 10,073,000100% TALLEBUDGERA 5,256,000 4,353,000 266,000 155,000 155,000 155,000 3,623,000100% VALLEY TUGUN 12,956,000 21,862,000 - 4,319,000 1,017,000 6,403,000 10,123,000100% UPPER COOMERA 28,611,000 10,314,000 118,000 196,000 588,000 196,000 9,217,000100% VARSITY LAKES 38,162,000 16,754,000 - - 827,000 - 15,927,000100% WATERFORD 1,451,000 627,000 28,000 46,000 46,000 46,000 461,000100% WILLOW VALE 527,000 2,153,000 47,000 79,000 79,000 79,000 1,869,000100% WINDAROO 7,179,000 4,757,000 - - - - 4,757,000100% WOLFFDENE 153,000 437,000 15,000 25,000 25,000 25,000 345,000100% WONGAWALLAN 642,000 747,000 39,000 64,000 64,000 64,000 515,000100% WOONGOOLBA 304,000 586,000 29,000 49,000 49,000 49,000 411,000100% WORONGARY 15,154,000 20,976,000 - 96,000 648,000 1,359,000 18,873,000100% YATALA 13,296,000 10,703,000 - 9,143,000 - - 1,560,000100% TOTAL 1,356,130,000 1,175,002,000 20,931,000 102,136,000 107,277,000 111,102,000 833,558,000
Notes:
1. Capital Expenditure estimates include forward planning & design and misc minor drainage works costs which are apportioned to Scheduled Capital Works.
2. Infrastructure Charge Rate includes access charge and future establishment charge discounted (by a real discount rate of 6% p. a.) for capital and demand.
3. The capital expenditure program is based on the program for stormwater quantity infrastructure works. This will allow stormwater quality infrastructure works to coincide with stormwater quantity infrastructure works.
11.7. Stormwater Infrastructure Charge Rates
The Infrastructure Charge Rates for the Stormwater Network are shown in Table 2- 12 Stormwater Network Infrastructure Charge Rates.
Table 2- 12 Stormwater Network Infrastructure Charge Rates
QUANTITY Charge Rate ($/ha QUALITY Charge Rate ($/ha CATCHMENT Imp) /_Note 1 Imp) /_Note 1 ADVANCETOWN - 5,450 ALBERTON 149 1,058 ARUNDEL 139,846 1,691 ASHMORE 196,906 2,503 AUSTINVILLE - 5,568 BAHRS SCRUB 14,122 1,798 BANNOCKBURN 333,883 11,664 BEENLEIGH 254,115 9,998
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 97 of 152
QUANTITY Charge Rate ($/ha QUALITY Charge Rate ($/ha CATCHMENT Imp) /_Note 1 Imp) /_Note 1 BELIVAH 65,234 5,379 BENOWA 95,506 1,253 BETHANIA 78,083 1,291 BIGGERA WATERS 109,693 3,033 BILINGA 92,599 3,806 BONOGIN 26,259 2,302 BROADBEACH 375,621 6,541 BROADBEACH WATERS 87,338 1,608 BUNDALL 136,806 2,877 BURLEIGH HEADS 245,256 4,713 BURLEIGH WATERS 251,771 8,135 CARRARA 108,007 2,106 CEDAR CREEK - 5,568 CLAGIRABA - 5,568 CLEAR ISLAND WATERS 92,699 2,051 COOLANGATTA 349,902 3,776 COOMBABAH 65,943 2,038 COOMERA 10,455 2,375 CURRUMBIN 391,893 6,698 CURRUMBIN VALLEY 9,337 1,021 CURRUMBIN WATERS 122,357 2,166 EAGLEBY 106,022 4,950 EDENS LANDING 176,354 5,787 ELANORA 174,946 2,562 GAVEN 37,136 2,829 GILBERTON 897 5,568 GILSTON 1,655 768 GUANABA 71 5,568 HELENSVALE 78,562 1,492 HIGHLAND PARK 161,689 3,309 HOLLYWELL 131,531 2,685 HOLMVIEW 10,708 1,965 HOPE ISLAND 15,500 1,274 JACOBS WELL 10,908 876 KINGSHOLME 85 5,568 LABRADOR 291,326 5,302 LOWER BEECHMONT 1,618 5,568 LUSCOMBE 3,991 5,568 MAIN BEACH 179,055 3,677 MAUDSLAND 11,771 1,746 MERMAID BEACH 321,530 4,288 MERMAID WATERS 119,543 1,667 MERRIMAC 82,998 2,808 MIAMI 432,787 4,892 MOLENDINAR 122,330 1,910 MOUNT NATHAN 18,747 1,616 MOUNT WARREN PARK 419,134 8,256 MUDGEERABA 81,130 2,292 NATURAL BRIDGE - 5,568 NERANG 130,314 3,356 NORWELL 1,929 5,568 NUMINBAH VALLEY - 5,568
98 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
QUANTITY Charge Rate ($/ha QUALITY Charge Rate ($/ha CATCHMENT Imp) /_Note 1 Imp) /_Note 1 ORMEAU 42,464 2,198 ORMEAU HILLS 30,107 2,384 OXENFORD 80,428 1,691 PACIFIC PINES 74,155 1,131 PALM BEACH 231,499 3,557 PARADISE POINT 128,727 2,310 PARKWOOD 265,541 4,214 PIMPAMA 7,361 2,170 REEDY CREEK 37,809 1,827 ROBINA 202,586 4,752 RUNAWAY BAY 109,844 971 SOUTH STRADBROKE 307 5,568 SOUTHERN MORETON BAY ISLANDS - 5,568 SOUTHPORT 232,854 6,494 SPRINGBROOK - 5,568 STAPYLTON 5,483 857 STEIGLITZ 10,981 1,141 SURFERS PARADISE 191,229 4,431 TALLAI 73,678 3,567 TALLEBUDGERA 48,247 2,585 TALLEBUDGERA VALLEY 10,240 2,563 TUGUN 233,527 4,154 UPPER COOMERA 35,717 2,679 VARSITY LAKES 145,948 5,169 WATERFORD 7,015 1,672 WILLOW VALE 2,413 1,323 WINDAROO 140,727 1,538 WOLFFDENE 2,857 5,568 WONGAWALLAN 2,483 5,568 WOONGOOLBA 1,751 5,568 WORONGARY 126,820 4,162 YATALA 60,336 5,303 Note 1: A real discount rate was approximated by subtracting expected inflation (3%) from a nominal interest rate (9%).
A 1.5% charge for Administration On-costs will be applied to the resulting Infrastructure Charge for each network. This will be included in the Infrastructure Charges Schedule published each quarter which will reflect the latest index values.
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 99 of 152
11.8. Credit for Existing Land-Uses
Credit is to be given for previous contributions to Stormwater Infrastructure within the Charge Area, including headworks contributions and contributed assets.
To standardise the process and to limit the difficulty for the public and Council in determining the impervious credit area, a simplified credit approach has been developed. The calculation of credit is related to impervious area as the measure of demand and considers the existing developed lawful use of the site.
A site’s existing impervious area represents the credit that Council may assign to the application in consideration of previous developer contributions made to both the value of the existing infrastructure and future infrastructure. Accordingly, the following information is required to assist Council in its determination of the credit for respective applications:
• The existing lawful use for the subject development site; and
• Details of the past approved development constructed on the site (visual evidence, site plans, building records etc).
It is to be noted that the existing impervious area of a site may not always equal the credit impervious area determined by Council. Council may agree to revise the credit impervious area where the applicant has provided supporting evidence.
To assist in the calculation of credit, Council has developed a GIS database (Existing Land Use Mapinfo Table) that assign credits based on existing land use. The GIS database contains impervious area credits for all properties within the City and the methodology used for credit determination is included the Extrinsic Material.
Unless otherwise determined or agreed by Council, a nominal 300 square meters of impervious area credit will be assigned to existing lots.
100 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
12.0 RECREATION FACILITIES NETWORK INFRASTRUCTURE CHARGES SCHEDULE
This schedule is to be known as the Recreation Facilities Network Infrastructure Charges Schedule.
12.1. Apportionment Philosophy
Recreation facilities with a district /citywide catchment comprise a citywide charge component and a local charge component. Recreation facilities with a local catchment comprise only a local charge component. This is detailed in the following Table 2- 13 Percentage of Charge by Recreation Facility Type.
Table 2- 13 Percentage of Charge by Recreation Facility Type
Facility Type Local Charge Citywide Charge
Local Recreation Park 100% - District Recreation Park 30% 70% City Recreation Park 30% 70% District Sport Park 30% 70% City Sport Park 30% 70% Community Facilities - 100% Outdoor Recreation - 100%
The local charge as defined in Table 2- 13 is distributed on an SLA basis throughout the City. This distributive model is based on the recreation surveys conducted as part of the ICS development process and provides an estimate of usage of the local system. This usage is expressed as the proportion of SLA residents that utilise local parks within their SLA. Other residents of the Gold Coast or external demand generate the remaining proportion of use and this is detailed in Table 2- 14 Use of Local System by SLA.
Table 2- 14 Use of Local System by SLA
SLA Internal SLA External Demand for Demand for Local Parks Local Parks Arundel 70% 30% Ashmore 50% 50% Beenleigh 80% 20% Benowa 30% 70% Bethania-Waterford 80% 20% Biggera Waters 30% 70% Bilinga 20% 80% Broadbeach 30% 70%
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 101 of 152
SLA Internal SLA External Demand for Demand for Local Parks Local Parks Broadbeach Waters 20% 80% Bundall 50% 50% Burleigh Heads 60% 40% Burleigh Waters 55% 45% Carrara-Merrimac 90% 10% Coolangatta 80% 20% Coombabah 70% 30% Coomera-Cedar Creek 90% 10% Currumbin 40% 60% Currumbin Waters 80% 20% Eagleby 90% 10% Edens Landing-Holmview 80% 20% Elanora 70% 30% Ernest-Molendinar 40% 60% Gold Coast Bal in BSD 95% 5% Guanaba-Currumbin Valley 95% 5% Helensvale 70% 30% Hollywell 40% 60% Hope Island 95% 5% Labrador 70% 30% Main Beach-Broadwater 70% 30% Mermaid Beach 30% 70% Mermaid Waters-Clear Island Waters 50% 50% Miami 30% 70% Mt Warren Park 80% 20% Mudgeeraba 95% 5% Nerang 90% 10% Oxenford 95% 5% Palm Beach 65% 35% Paradise Point 45% 55% Parkwood 70% 30% Robina 85% 15% Runaway Bay 50% 50%
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SLA Internal SLA External Demand for Demand for Local Parks Local Parks Southport 80% 20% Stephens (Varsity Lakes) 45% 55% Surfers Paradise 40% 60% Tugun 60% 40% Windaroo-Bannockburn 80% 20% Worongary-Tallai 80% 20%
12.2. Method of Cost Apportionment
The ICS charge for the Recreation Facilities Network is calculated on an ET basis. Different charge rates per ET apply for each SLA. The distribution model utilises a marginal apportionment approach that accounts for the value and use of the current network and the value and use of the future network.
Of the total, 70% of the cost of district/regional facilities is charged on a Citywide basis. This is after 6% has been removed to account for external usage which was derived from recreation user surveys. The remaining 30% is included in the local component of the charge.
12.3. Charge Areas
Charge areas for the Recreation Facilities Network have been determined having regard to similarities in the existing standards of service, projected growth, management of user demand, cost of supplying Recreation Facilitiesinfrastructure and opportunities for users to benefit from the infrastructure. Charge areas align with the forty-seven SLAs across the City at the time of planning as shown in Figure 2-3 Recreation Facilities Network Charge Area Boundaries.
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 103 of 152
Figure 2-3 Recreation Facilities Network Charge Area Boundaries
104 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
12.4. Establishment Cost of Recreation Facilities Trunk Infrastructure
The establishment cost of Recreation Facilities includes:
• Land
• Works to bring land to fit for purpose
• Embellishments and the establishment of parks
• On costs and contingencies.
Only land that has come under Council control (either through purchase or acquisition through the development process) after January 1990 has been included in the establishment costs in the PIP. If any doubt surrounds the date on which land came under Council control, the land has been excluded from the establishment costs.
12.4.1. Valuing existing assets
Land that lies below the Q100 flood level has been valued at a rate of $7.50 per m2. Land that is above the Q100 and where a specific valuation exists, this has been used in the establishment cost. In cases where no specific valuation exists, land valuers have provided a general value for each charge area.
The current replacement cost has been used for embellishments and works, with the exception of ecological assets that have been valued at a rate consistent with the provision of immature assets.
12.4.2. Valuing future assets
Where specific sites are identified in the PFTI, land has been valued on the basis of the area below and above the Q100 flood level in accordance with Subclause 12.4.1. Where specific sites are not known, the area below the Q100 has been taken to be 24% and the area above 76%. This reflects the current distribution of areas of park relative to the Q100 flood level. General land values in each charge area have been applied to the area above the Q100 for asset valuation purposes.
A range of specific embellishments is defined in Subclause 12.7.2, Table 2- 22 Standard Works Associated with Recreation and Sports Parks. These are included in the future asset valuations.
Design and supervision costs and contingencies defined in Table 2- 1 and Table 2- 2, have also been included.
The existing value of Recreation Facilities infrastructure is summarised in Table 2- 15 Existing Value of the Recreation Facilities Infrastructure. Planned expenditure is detailed in Table 2- 16 Planned Works Schedule for Land and Embellishments.
Table 2- 15 Existing Value of the Recreation Facilities Infrastructure
SLA Total Value Arundel $8,336,055
Ashmore $13,661,643
Beenleigh $18,204,346
Benowa $19,959,145
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 105 of 152
SLA Total Value Bethania-Waterford $7,959,944
Biggera Waters $2,888,559
Bilinga $6,741,841
Broadbeach $51,752,901
Broadbeach Waters $16,119,646
Bundall $1,072,016
Burleigh Heads $15,659,495
Burleigh Waters $13,866,139
Carrara-Merrimac $21,955,501
Coolangatta $13,295,676
Coombabah $10,739,362
Coomera-Cedar Creek $25,112,200
Currumbin $12,758,331
Currumbin Waters $17,601,217
Eagleby $11,052,761
Edens Landing-Holmview $9,241,088
Elanora $29,045,621
Ernest-Molendinar $2,381,232
Gold Coast (C) Bal in BSD $28,867,287
Guanaba-Currumbin Valley $58,407,564
Helensvale $19,463,379
Hollywell $2,040,233
Hope Island $3,430,645
Labrador $36,011,047
Main Beach-Broadwater $35,897,239
Mermaid Beach $3,137,861
Mermaid Waters-Clear Island. Waters $21,912,222
Miami $18,020,528
Mt Warren Park $2,333,955
Mudgeeraba $15,174,924
Nerang $31,864,586
Oxenford $15,820,767
Palm Beach $17,240,912
Paradise Point $6,516,045
106 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
SLA Total Value Parkwood $8,151,287
Robina $44,752,365
Runaway Bay $14,428,199
Southport $48,486,557
Stephens (Varsity Lakes) $4,689,702
Surfers Paradise $61,068,530
Tugun $8,393,546
Windaroo-Bannockburn $3,273,938
Worongary-Tallai $9,664,128
Table 2- 16 Planned Works Schedule for Land and Embellishments
Planned Expenditure SLA Name 2006 to 2010 2011 to 2015 2016 to 2021 Arundel $5,594,202 $0 $0
Ashmore $0 $0 $70,000
Beenleigh $860,000 $444,202 $748,550
Benowa $3,500,000 $5,900,000 $98,000
Bethania-Waterford $4,715,675 $2,019,202 $763,525
Biggera Waters $1,014,157 $110,000 $0
Bilinga $0 $462,000 $0
Broadbeach $8,910,000 $60,000 $29,140,715
Broadbeach Waters $17,000 $244,000 $192,285
Bundall $0 $0 $550,000
Burleigh Heads $0 $0 $0
Burleigh Waters $0 $170,000 $0
Carrara-Merrimac $14,565,000 $6,100,000 $2,183,465
Coolangatta $5,340,000 $0 $98,000
Coombabah $0 $0 $460,222
Coomera-Cedar Creek $43,915,740 $20,476,969 $18,587,328
Currumbin $0 $0 $250,050
Currumbin Waters $0 $0 $68,000
Eagleby $3,587,780 $1,800,000 $0
Edens Landing-Holmview $3,362,500 $1,220,120 $545,530
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 107 of 152
Planned Expenditure SLA Name 2006 to 2010 2011 to 2015 2016 to 2021 Elanora $0 $1,500,000 $0
Ernest-Molendinar $0 $0 $0
Gold Coast (C) Bal in BSD $12,745,055 $12,749,556 $4,921,410
Guanaba-Currumbin Valley $800,000 $9,463,161 $1,355,987
Helensvale $8,000 $2,169,906 $1,148,442
Hollywell $0 $0 $0
Hope Island $12,347,823 $47,745,779 $22,225,635
Labrador $3,490,000 $3,747,441 $310,000
Main Beach-Broadwater $11,110,000 $5,000,000 $456,200
Mermaid Beach $0 $0 $0
Mermaid Waters- Clear Island Waters $207,000 $1,231,330 $0
Miami $8,450,000 $5,475,000 $325,000
Mt Warren Park $222,880 $0 $568,000
Mudgeeraba $9,898,971 $1,825,000 $0
Nerang $4,400,000 $294,202 $218,129
Oxenford $9,710,000 $960,000 $96,129
Palm Beach $5,118,435 $0 $3,048,189
Paradise Point $2,400,000 $7,067,034 $0
Parkwood $0 $294,202 $0
Robina $11,400,000 $2,267,450 $0
Runaway Bay $2,490,000 $370,000 $0
Southport $18,590,000 $4,449,997 $1,645,841
Stephens (Varsity Lakes) $460,405 $0 $0
Surfers Paradise $0 $42,985,598 $146,000
Tugun $294,202 $0 $0
Windaroo-Bannockburn $0 $0 $250,455
Worongary-Tallai $0 $0 $0
108 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
12.5. Recreation Facilities Demand
The planned growth in demand placed on the Recreation Facilities Network in each of the Planning Zones and individual Charge Areas is presented in through Table 2- 19.
Table 2- 17 Planned Demand for Northern Planning Zone
Planned Growth in Demand Charge Area 2004-2006 2004-2006 2006-2011 2006-2011 2011-2016 2011-2016 2016-2021 2016-2021 Detached Attached Detached Attached Detached Attached Detached Attached ET ET ET ET ET ET ET ET Balance of GC 1074 6 2027 44 1287 67 1692 2 Beenleigh 6 10 21 59 146 128 729 595 Bethania- Waterford 198 3 649 4 722 0 276 9 Coomera- Cedar Creek 1643 1421 5370 6831 5553 2378 3809 1553 Eagleby 74 6 295 11 111 0 214 0 Edens Landing- Holmview 68 1 255 8 409 0 747 0 Hope Island 58 208 748 97 618 8 338 106 Oxenford 413 45 229 79 316 5 206 15 Mt. Warren Park 8 19 14 58 69 4 76 1 Windaroo- Bannockburn 5 1 8 7 239 2 272 0
Table 2- 18 Planned Demand for Southern Planning Zone
Planned Growth in Demand Charge Area 2004-2006 2004-2006 2006-2011 2006-2011 2011-2016 2011-2016 2016-2021 2016-2021 Detached Attached Detached Attached Detached Attached Detached Attached ET ET ET ET ET ET ET ET Arundel 7 0 24 0 386 0 460 0 Ashmore 1 83 10 31 173 0 310 137 Carrara- Merrimac 539 4 857 361 967 0 860 104 Coombabah 0 25 23 120 6 8 57 88 Ernest- Molendinar 102 0 126 0 79 0 42 0 Guanaba- Currumbin Valley 457 554 4253 3477 1924 1041 1447 1509 Helensvale 46 96 117 687 132 51 185 56 Mudgeeraba 59 3 118 25 103 45 135 145 Nerang 70 37 178 284 355 84 591 271 Parkwood 0 0 7 0 163 0 56 0 Robina 81 159 683 65 79 1286 136 764 Stephens (Varsity Lakes) 44 65 56 170 0 348 3 358 Worongary- Tallai 5 0 19 18 87 82 75 0
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 109 of 152
Table 2- 19 Planned Demand for Coastal Planning Zone
Planned Growth in Demand Charge Area 2004-2006 2004-2006 2006-2011 2006-2011 2011-2016 2011-2016 2016-2021 2016-2021 Detached Attached Detached Attached Detached Attached Detached Attached ET ET ET ET ET ET ET ET Benowa 9 14 35 14 247 6 116 121 Biggera Waters 1 350 1 463 0 807 0 275 Bilinga 0 19 0 69 0 520 0 362 Broadbeach 0 306 0 464 0 1235 0 1331 Broadbeach Waters 7 14 0 77 37 18 70 1756 Bundall 12 0 9 0 64 344 48 369 Burleigh Heads 3 60 9 170 3 799 19 915 Burleigh Waters 8 11 13 53 28 12 24 32 Coolangatta 0 56 0 225 0 970 4 1148 Currumbin 6 10 6 25 6 208 0 92 Currumbin Waters 58 13 60 16 90 24 60 247 Elanora 7 0 5 0 66 298 10 53 Hollywell 0 0 7 12 12 65 4 4 Labrador 6 59 5 206 33 373 33 1055 Main Beach- Broadwater 0 526 0 66 0 388 0 117 Mermaid Beach 0 50 0 112 0 1725 0 1020 Mermaid Waters- Clear Island Waters 7 3 513 18 1274 144 76 318 Miami 1 17 4 37 0 247 13 238 Palm Beach 2 74 3 198 59 2386 30 1742 Paradise Point 0 0 4 499 14 54 26 27 Runaway Bay 1 43 14 187 34 531 24 427 Southport 34 692 33 1469 129 1459 106 4869 Surfers Paradise 7 1910 6 2003 64 4891 26 3317 Tugun 0 23 6 258 6 1197 10 547 Note: The Standard Demand Unit (SDU) for the Recreation Facilities Network is the Equivalent Tenement or ET.
Table 2- 20 presents the SDU Conversion Rates for Different Development Type that allow the demand from different types of development to be expressed in Standard Demand Units.
Table 2- 20 SDU Conversion Rates for Different Development Types
Development Type Development Unit ET conversion Rate
Reconfiguration of a Lot (ROL) applications Residential and Non- Per Lot 1.0 ET residential Other Applications Residential Use Per Detached Residential dwelling/lot 1.0 ET Per 1 bedroom unit (including bed-sit) 0.9 ET Per 2 bedroom unit 1.0 ET Per 3 bedroom unit 1.1 ET Per 4 bedroom unit 1.2 ET
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Development Type Development Unit ET conversion Rate Per 5+ bedroom unit 1.3 ET Family Accommodation, Aged Per Unit 0.410 ET Care/Retirement Villages Non-Residential Use Per 100M2 GFA ETs per 100M2 GFA for each SLA (below) Statistical Local Area (SLA) RETAIL COMMERCIAL INDUSTRY ETs ETs Per 100M2 ETs Per 100M2 Per 100M2 Arundel 0.0167 0.0301 0.0023 Ashmore 0.0505 0.0908 0.0071 Beenleigh 0.0637 0.1147 0.0089 Benowa 0.0350 0.0630 0.0049 Bethania-Waterford 0.0152 0.0273 0.0021 Biggera Waters 0.0107 0.0193 0.0015 Bilinga 0.0086 0.0155 0.0012 Broadbeach 0.0321 0.0578 0.0045 Broadbeach Waters 0.0816 0.1468 0.0114 Bundall 0.0519 0.0933 0.0073 Burleigh Heads 0.0401 0.0722 0.0056 Burleigh Waters 0.0145 0.0261 0.0020 Carrara-Merrimac 0.0167 0.0301 0.0023 Coolangatta 0.0263 0.0473 0.0037 Coombabah 0.0059 0.0106 0.0008 Coomera-Cedar Creek 0.0306 0.0551 0.0043 Currumbin 0.0221 0.0398 0.0031 Currumbin Waters 0.0262 0.0472 0.0037 Eagleby 0.0154 0.0277 0.0022 Edens Landing-Holmview 0.0068 0.0123 0.0010 Elanora 0.0231 0.0416 0.0032 Ernest-Molendinar 0.0662 0.1191 0.0093 Gold Coast Bal in BSD 0.0793 0.1427 0.0111 Guanaba-Currumbin Valley 0.0261 0.0470 0.0037 Helensvale 0.0226 0.0406 0.0032 Hollywell 0.0054 0.0097 0.0008 Hope Island 0.0951 0.1711 0.0133 Labrador 0.0153 0.0275 0.0021 Main Beach-Broadwater 0.0212 0.0382 0.0030 Mermaid Beach 0.0077 0.0138 0.0011 Mermaid Waters-Clear Island Waters 0.0156 0.0281 0.0022 Miami 0.0217 0.0391 0.0030 Mt Warren Park 0.0062 0.0112 0.0009 Mudgeeraba 0.0268 0.0482 0.0038 Nerang 0.0536 0.0964 0.0075 Oxenford 0.0284 0.0511 0.0040 Palm Beach 0.0085 0.0153 0.0012 Paradise Point 0.0085 0.0153 0.0012 Parkwood 0.0201 0.0361 0.0028 Robina 0.0601 0.1082 0.0084 Runaway Bay 0.0388 0.0698 0.0054 Southport 0.0723 0.1301 0.0101 Stephens (Varsity Lakes) 0.0022 0.0039 0.0003 Surfers Paradise 0.0259 0.0466 0.0036 Tugun 0.0196 0.0352 0.0027 Windaroo-Bannockburn 0.0016 0.0028 0.0002 Worongary-Tallai 0.0168 0.0303 0.0024
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 111 of 152
12.6. Recreation Facilities Network Charge Rates
Infrastructure Charge Rates for the Recreation Facilities Network are presented in Table 2- 21 Infrastructure Charge Rates for the Recreation Facilities Network.
Table 2- 21 Infrastructure Charge Rates for the Recreation Facilities Network
Infrastructure SLA Charge Rates (Per - ET) Arundel $4,636
Ashmore $5,094
Beenleigh $3,609
Benowa $4,840
Bethania-Waterford $4,383
Biggera Waters $3,872
Bilinga $3,772
Broadbeach $4,621
Broadbeach Waters $5,161
Bundall $2,478
Burleigh Heads $3,365
Burleigh Waters $4,380
Carrara-Merrimac $4,817
Coolangatta $5,460
Coombabah $4,942
Coomera-Cedar Creek $5,785
Currumbin $5,065
Currumbin Waters $5,186
Eagleby $4,358
Edens Landing-Holmview $4,992
Elanora $4,736
Ernest-Molendinar $3,007
Gold Coast Bal in BSD $6,409
Guanaba-Currumbin Valley $5,289
Helensvale $5,718
Hollywell $2,775
Hope Island $7,299
Labrador $3,962
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Infrastructure SLA Charge Rates (Per - ET) Main Beach-Broadwater $4,528
Mermaid Beach $2,737
Mermaid Waters-Clear Island Waters $4,710
Miami $5,432
Mt Warren Park $3,129
Mudgeeraba $5,151
Nerang $4,574
Oxenford $5,666
Palm Beach $3,880
Paradise Point $5,277
Parkwood $4,662
Robina $4,760
Runaway Bay $3,676
Southport $3,653
Stephens (Varsity Lakes) $4,629
Surfers Paradise $5,389
Tugun $4,805
Windaroo-Bannockburn $5,071
Worongary-Tallai $5,320
Note: A 1.5% charge for Administration On-costs will be applied to the resulting Infrastructure Charge for each network. This will be included in the Infrastructure Charges Schedule published each quarter which will reflect the latest index values.
12.7. Development Offsets
A Development Offset is an amount offset against the Infrastructure Charge for an infrastructure network to recognise the value (less any contingency amounts) of land or items of trunk infrastructure supplied as part of a development.
12.7.1. Land
For land to be eligible as a Recreation Facility Development Offset against a Recreation Facilities infrastructure charge, the land must possess all characteristics described in Subclause 4.5 Recreation Facilities Network Desired Standard of Service, including those requirements detailed in
Table 1- 29 to Table 1- 34 outline other planning and design data for the Recreation Facilities Network.
Table 1- 29 Area of Land Per 1000 People through Table 1- 34 Miscellaneous Criteria.
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12.7.2. Works
To be eligible as a Development Offset against a Recreation Facilities infrastructure charge, works must be established or located on land that meets the requirements of Subclause 4.5,
Table 1- 29 to Table 1- 34 outline other planning and design data for the Recreation Facilities Network.
Table 1- 29 Area of Land Per 1000 People through Table 1- 34 Miscellaneous Criteria.
Works, items, embellishments or augmentations normally associated with a dedication of a recreation facility have been factored into the Recreation Facilities Network infrastructure charge rates. Consequently, items listed in Table 2- 22 Standard Works Associated with Recreation and Sports Parks, and items provided in lieu of those listed in this table and Section 6 of Council’s Land Development Guidelines (GCCC) do not receive additional recognition as Development Offsets. Only works not normally associated with a dedication of a recreation facility, such as large jetties or boat ramps, where not provided in lieu of standard works, are eligible for additional recognition as Development Offsets.
Development Offsets are not available for works where the purpose of those works is to improve land to a standard that would meet the minimum criteria as specified in Subclause 4.5 Recreation Facilities Network Desired Standard of Service, including those requirements detailed in
Table 1- 29 to Table 1- 34 outline other planning and design data for the Recreation Facilities Network.
Table 1- 29 Area of Land Per 1000 People to Table 1- 34 Miscellaneous Criteria
Table 2- 22 Standard Works Associated with Recreation and Sports Parks
Recreation Park Sports Park Water Bubblers Water Bubblers
Signage Signage
Playgrounds Playgrounds
Bollards Bollards
Seats and Tables Seats and Tables
Grass Grass
Earthworks/shaping Earthworks/shaping
Shade Trees Shade Trees
Lighting (installed incl. poles, trenches, Lighting (installed incl. poles, switchboards) trenches, switchboards)
Temporary shade structures Temporary shade structures
Paths Paths
BBQs BBQs
Picnic Shelters Picnic Shelters
Bins Bins
Gazebos Gazebos
114 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
Recreation Park Sports Park Car Parks (5 per ha) Car Parks (5 per ha)
Access Roads Access Roads
Bike Racks Bike Racks
Fitness Stations Fitness Stations
Toilets Toilets
Bridges Bridges
Dog Agility Facilities Dog Agility Facilities
Hard Courts Hard Courts (inc. lights)
Boardwalks Flood Lights
Recreational Trails Irrigation Systems
- Topdress Establishment
- Changing Sheds
- Sports Fields (incl. posts)
Table 2- 23 Detailed Schedule of Works for Recreation Facilities Network identifies the schedule of future trunk Recreation Facilitiesinfrastructure. These items of infrastructure relate to the PFTI maps contained in Subclause 5.6 Plans for Trunk Infrastructure Maps.
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 115 of 152
Table 2- 23 Detailed Schedule of Works for Recreation Facilities Network
SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Bethania-Waterford Local Park Woodlands Park Local 10000 Embellish For Recreation 2007 900sp174614 $284,550 $222,880 Mt Warren Park Local Park Mt Warren Oval Local 0 Embellish For Sport 2007 996rp813562 $0 $222,880 Gold Coast (C) Bal In District Park The Paddock City Wide 80000 Embellish For Sport And 2007 952sp176205 $2,886,000 $1,367,800 Bsd Recreation Gold Coast (C) Bal In Local Park Jacobs Ridge Local Park Local 5000 Embellish For Recreation 2007 952sp176205 $180,375 $222,880 Bsd 1 Coomera-Cedar Creek Local Park Kerkin North Park Local 10000 Embellish For Recreation 2007 73w3187 $398,850 $222,880 Coomera-Cedar Creek Local Park Kerkin South Park Local 10000 Embellish For Recreation 2007 73w3187 $398,850 $222,880 Coomera-Cedar Creek Swimming Pool Coomera Pool Option A City Wide 10000 Space In A Building 2007 37rp187881 $2,000,000 $700,000 Coomera-Cedar Creek Swimming Pool Coomera Pool Option B City Wide 10000 Space In A Building 2007 100sp165053 $2,000,000 $700,000 Coomera-Cedar Creek Local Park Bright Park Local 0 Embellish For Recreation 2007 501sp164175 $0 $222,880 Coomera-Cedar Creek Local Park Sam Ward Park Local 10000 Embellish For Recreation 2007 20rp894218 $398,850 $222,880 Coomera-Cedar Creek Local Park Mick Phillips Park Local 10000 Embellish For Recreation 2007 20rp894218 $398,850 $222,880 Coomera-Cedar Creek District Park Viney Park City Wide 0 Embellish For Sport 2007 1sp126136 $0 $60,000 Coomera-Cedar Creek Local Park Tiger Moth Park Local 21809 Established Land Dedication 2007 2sp160247 $869,852 $1,148,443 Beenleigh District Park Doug Larson Park City Wide 0 Embellish For Sport 2007 1sp155591 $0 $720,000 Paradise Point Local Park Jabiru Island Park Local 0 Embellish For Recreation 2007 325wd6149 $0 $800,000 Biggera Waters Local Park Harbourtown North Local 4780 Embellish For Recreation 2007 718sp132198 $664,157 $350,000 Community Park Main Beach- Foreshore Reserve Hollingdale Park City Wide 0 Embellish For Recreation 2007 571sp116683 $0 $200,000 Broadwater Mudgeeraba City Park Firth Park City Wide 200000 2008 25rp868214 $703,971 $0 Guanaba-Currumbin District Park Frank Chaston Sporting City Wide 0 Embellish For Sport 2008 100cp894812 $0 $700,000 Valley Field Eagleby Linkage Eagleby Wetlands Local 20000 Embellish As An Extension Of 2008 3rp8164 $492,900 $222,880 Extension Wetlands Coomera-Cedar Creek Community Facility West Upper Coomera City Wide 2200 Earthworks 2008 122rp818804 $87,747 $0 Community Facility Coomera-Cedar Creek Local Park Bridal Trail Park Local 5000 Embellish For Recreation 2008 142rp170747 $199,425 $222,880 Coomera-Cedar Creek Linkage Park Central Recreation Local 0 Embellish As Linkage 2008 43sp183277 $0 $101,200 Spine Coomera-Cedar Creek Local Park Global Common Local 19069 Establish For Recreation 2008 891sp170566 $760,567 $222,880 Coomera-Cedar Creek Community Facility Upper Coomera Sports City Wide 0 Earthworks 2008 2rp187910 $0 $0 Park Community Centre
116 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Coomera-Cedar Creek Community Facility Upper Coomera Sports City Wide 0 Earthworks 2008 2rp187910 $0 $0 Park Community Centre Coomera-Cedar Creek District Park Brygon Creek Drive Park City Wide 50000 Embellish For Recreation 2008 1sp170556 $1,994,250 $1,148,443 Coomera-Cedar Creek District Park Coomera Causeway City Wide 71300 Develop In Accordance With 2008 5cp869093 $1,500,000 $2,580,000 Park Master Plan Oxenford District Park Coomera Lake City Wide 250000 Embellish For Recreation And 2008 804sp176221 $4,000,000 $4,310,000 Parklands Sport Oxenford Local Park Mangrove Jack Park Local 0 Embellish For Recreation 2008 4rp880395 $0 $450,000 Hope Island District Park Hope Island Sports Park City Wide 60000 Embellish For Sport 2008 123rp79932 $6,600,000 $1,749,822 Hope Island Local Park Cova Park Local 5000 Embellish For Recreation 2008 29sp170418 $1,056,675 $222,880 Coomera-Cedar Creek Community Facility Oxenford Lake City Wide 2092 Earthworks 2008 20sp154446 $83,439 $0 Coomera-Cedar Creek Local Park Genesis Park Local 50000 Embellish As Linkage Park 2008 126rp186347 $1,994,250 $222,880 Coomera-Cedar Creek Local Park Finnigan Recreation Local 20000 Embellish For Recreation 2008 3sp165374 $797,700 $222,880 Park Hope Island Local Park Fish Park Local 4848 Embellish As Linkage 2008 122rp901297 $1,024,552 $30,000 Hope Island Local Park Cova Park Local 500 Embellish As Linkage 2008 207sp150488 $235,000 $25,000 Oxenford District Park Oxenford Recreation City Wide 0 Embellish For Recreation 2008 207rp142507 $0 $950,000 Park Gold Coast (C) Bal In District Park Motorsport Park City Wide 100000 Embellish For Motor Sports 2008 1rp6936 $4,000,000 $4,088,000 Bsd Labrador District Park Keith Hunt Park 1 City Wide 0 2008 101sp138895 $0 $1,050,000 Southport District Park Musgrave Park City Wide 0 Embellish For Sport 2008 433wd5860 $0 $90,000 Main Beach- City Park Macintosh Island Park City Wide 0 Embellish For Recreation 2008 571sp116683 $0 $3,850,000 Broadwater Benowa City Park GC Regional Botanical City Wide 0 Embellish In Accordance With 2008 502wd4380 $0 $3,500,000 Gardens Stage 2a Master Plan Stage 2a Broadbeach Waters District Park Albert Park City Wide 0 Embellish For Sport 2008 100sp125892 $0 $17,000 Miami Foreshore Reserve Ed Hardy Park City Wide 0 Embellish Miami To Burleigh 2008 207sp153595 $0 $825,000 Linkage Palm Beach Foreshore Reserve Palm Beach Parklands City Wide 0 Embellish For Recreation In 2008 258wd5078 $0 $3,800,000 Accordance With Master Plan Miami Foreshore Reserve Ed Hardy Park City Wide 0 Embellish Miami To Burleigh 2008 207sp153595 $0 $1,650,000 Linkage Palm Beach District Park Salk Oval City Wide 0 Embellish For Recreation 2008 234wd800479 $0 $333,000 Coolangatta District Park Kirra Hill Park City Wide 0 Embellish For Sport 2008 1c28532 $0 $1,030,000 Coolangatta Local Park R T Peak Memorial Park Local 0 Embellish In Accordance With 2008 304sp138243 $0 $4,310,000
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 117 of 152
SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Master Plan Labrador Foreshore Reserve Harley Park City Wide 0 Embellish For Recreation 2008 126sp153558 $0 $2,440,000 Paradise Point Foreshore Reserve Esplanade North Park City Wide 0 Embellish As Linkage 2008 128sp146946 $0 $1,600,000 Tugun Foreshore Reserve Kropp Park City Wide 0 Embellish For Recreation 2008 16wd6272 $0 $294,202 Helensvale District Sports Robert Dalley Park City Wide 0 Embellish For Sport 2008 3sp102809 $0 $8,000 Nerang Foreshore Reserve Arthur Earl Park City Wide 0 Embellish For Recreation As 2008 620sp105702 $0 $2,650,000 Nerang River Parklands Nerang District Park Glennon Park City Wide 0 Embellish For Sport In 2008 6rp219214 $0 $1,750,000 Accordance With Master Plan Carrara-Merrimac District Recreation Hickey Park City Wide 1996000 Embellish For Sport And 2008 14rp179055 $11,976,000 $0 Recreation Mudgeeraba City Park Firth Park City Wide 100000 2008 30sp160812 $395,000 $0 Miami Foreshore Reserve Justins Park City Wide 0 Embellish Miami To Burleigh 2008 207sp153595 $0 $825,000 Linkage Arundel Local Park Suntown Community Local 0 Embellish For Recreation 2008 2sp161692 $0 $294,202 Park Broadbeach City Park Cascade Gardens City Wide 0 Embellish For Recreation 2009 393sp144206 $0 $1,700,000 Edens Landing- District Park Bethania Riverside City Wide 339500 Embellish For Sport And 2009 6rp168712 $2,221,782 $1,140,718 Holmview Parklands Recreation Bethania-Waterford Local Park Waterford West Park Local 21821 Embellish For Recreation 2009 6rp136027 $620,917 $222,880 Beenleigh Foreshore Reserve Logan River Parklands City Wide 0 Embellish For 2009 2sp106600 $0 $140,000 Eagleby District Park Olivers Sports Complex City Wide 0 Augment Sports Fields 2009 2sp175369 $0 $2,860,000 Coomera-Cedar Creek District Park West Upper Coomera City Wide 150043 Embellish For Sport 2009 7rp885426 $650,000 $3,300,039 (Sport) Sports Park Coomera-Cedar Creek Local Park Coomera Grand Park Local 10000 Embellish For Recreation 2009 999sp164175 $398,850 $222,880 Coomera-Cedar Creek Local Park Duncan Park Local 0 Embellish For Recreation 2009 502sp164175 $0 $222,880 Coomera-Cedar Creek Local Park C J Edward Park Local 33411 $2,180,000 2009 12rp159988 $1,332,598 $2,500,000 (Extension) Main Beach- Linkage Park South Stradbroke Island Local 0 Embellish For Outdoor 2009 67wd5818 $0 $1,430,000 Broadwater Recreation Coomera-Cedar Creek Local Park Two Hill Park Local 8000 Embellish For Recreation 2009 3sp165374 $319,080 $222,880 Runaway Bay City Park Runaway Bay Sport City Wide 0 Embellish For Sport 2009 1sp126865 $0 $2,430,000 Complex 1 Southport Foreshore Reserve Southport Foreshore City Wide 0 Embellish In Accordance With 2009 258wd6339 $0 $17,500,000 Master Plan Main Beach- Foreshore Reserve South Stradbroke Island City Wide 0 Jetty 1 2009 71cp816510 $0 $630,000 Broadwater
118 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Main Beach- Foreshore Reserve Federation Walk City Wide 0 Embellish For Outdoor 2009 401sp120157 $0 $5,000,000 Broadwater Recreation Broadbeach District Park Broadbeach Park City Wide 0 Embellish For Sport 2009 3sp147636 $0 $60,000 Broadbeach Foreshore Reserve Pratten Park City Wide 0 Embellish For Recreation 2009 1sp134184 $0 $3,000,000 Miami City Park Pizzey Park City Wide 0 Embellish For Sport Stage 1 2009 1rp811097 $0 $5,150,000 Palm Beach District Park Salk Oval City Wide 0 Embellish For Sport 2009 234wd800479 $0 $300,000 Broadbeach Foreshore Reserve Kurrawa Park City Wide 0 Embellish For Recreation 2009 1sp134184 $0 $2,150,000 Broadbeach Local Park Federation Park Local 0 Embellish For Recreation 2009 1b83832 $0 $2,000,000 Palm Beach Local Park 19th Ave Park Local 3000 Embellish For Recreation 2009 2rp126274 $462,555 $222,880 Robina District Park Stadium Park City Wide 0 Embellish For Recreation 2009 603sp150952 $0 $10,140,000 Guanaba-Currumbin District Recreation Schusters Park City Wide 0 Embellish For Recreation 2009 506rp174004 $0 $100,000 Valley Arundel District Park Napper Park City Wide 20000 Embellish For Recreation 2009 90rp897115 $4,000,000 $1,300,000 Southport District Park Musgrave Park City Wide 0 Embellish For Sport And 2010 433wd5860 $0 $1,000,000 Recreation Bethania-Waterford District Park Waterford East Sports City Wide 18864 2010 900sp174614 $536,775 $2,500,033 Park Bethania-Waterford Local Park Bethania Shores Local 8000 Embellish As Linkage 2010 3rp866217 $227,640 $100,000 Linkage Park Eagleby District Park Olivers Sports Complex City Wide 0 Embellish Sports Park 2010 2sp175369 $0 $12,000 Coomera-Cedar Creek Linkage West Upper Coomera Local 15167 Embellish As Linkage 2010 16sp174214 $604,936 $220,000 Coomera-Cedar Creek District Park Brown Cow Park City Wide 30000 Embellish For Recreation 2010 1rp48903 $700,000 $1,367,800 Coomera-Cedar Creek District Park Gainsborough Greens City Wide 73611 Embellish For Sport 2010 1rp55470 $328,125 $1,749,822 Sports Park Coomera-Cedar Creek Linkage Park Eastern Recreation Local 40000 Embellish As Linkage 2010 40sp165365 $1,595,400 $202,400 Spine Coomera-Cedar Creek Library Coomera Tc Library Local 5000 Established Land/Space In 2010 23rp835942 $199,425 $500,000 Building Coomera-Cedar Creek Local Park Coomera Civic Park Local 5000 Embellish As Civic Park 2010 23rp835942 $1,000,000 $222,880 Coomera-Cedar Creek Local Park Flick Park Local 10000 Embellish For Recreation 2010 40sp165365 $398,850 $222,880 Coomera-Cedar Creek District Park Ruffles Road Reserve City Wide 0 Embellish For Outdoor 2010 902sp131993 $0 $222,879 (Recreation) Recreation Coomera-Cedar Creek Community Facility Coomera Sports City Wide 0 Earthworks 2010 2cp816503 $0 $204,500 Community Facility Coomera-Cedar Creek District Park Yaun Creek Park City Wide 0 Construct Paths And 2010 3rp900718 $0 $2,180,000 Boardwalks In Accordance With
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 119 of 152
SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Coomera River Recreation Master Plan Coomera-Cedar Creek Community Centre Coomera Tc Community City Wide 10000 Earthworks/Space In Building 2010 23rp835942 $500,000 $0 Centre Hope Island District Park Saltwater Park City Wide 0 Embellish For Recreation 2010 98sp122935 $0 $151,594 Hope Island Local Park Central West Park Local 2590 Embellish As Linkage 2010 87rp902261 $1,217,300 $35,000 Runaway Bay City Park Runaway Bay Sports City Wide 0 Embellish For Sport 2010 4sp116505 $0 $60,000 Complex Mermaid Wtrs-Clear Is. District Recreation Takasu Gardens City Wide 0 Embellish As Linkage 2010 968rp904508 $0 $207,000 Wtrs Carrara-Merrimac District Recreation Carrara Parklands City Wide 0 Embellish For Recreation 2010 999sp175775 $0 $2,400,000 Robina Lakes And Water Lake Orpheus City Wide 0 Embellish For Recreation 2010 8rp225558 $0 $1,260,000 Features Mudgeeraba City Park Firth Park City Wide 0 Embellish For Sport 2010 3wd4936 $0 $8,050,000 Mudgeeraba City Park Hinterland Regional City Wide 0 Embellish For Recreation Stage 2010 3rp92347 $0 $750,000 Park 1 Stephens (Varsity Local Park Wattle Community Park Local 5000 Embellish For Recreation 2010 15rp162122 $237,525 $222,880 Lakes) Carrara-Merrimac District Park Robina Markeri Linkage City Wide 0 Embellish As Linkage 2010 2rp862191 $0 $189,000 Park Guanaba-Currumbin District Park Coplicks Extension A City Wide 100000 2011 3rp854351 $1,300,000 $0 Valley Guanaba-Currumbin District Park Coplicks Extension B City Wide 100000 2011 4sp145343 $390,000 $0 Valley Bethania-Waterford Local Park Larry Storey Park Local 0 Embellish For Recreation 2011 400w31602 $0 $294,202 Edens Landing- Local Park Gardiner Road Park Local 10000 Embellish For Recreation 2011 21rp106788 $322,650 $222,880 Holmview Gold Coast (C) Bal In Local Park Local Park Option Local 19446 Embellished For Recreation 2011 178wd2655 $701,514 $1,148,443 Bsd Gold Coast (C) Bal In District Park Pimpama Rivers Sports City Wide 80000 Establish For Sport 2011 514sp149453 $50,118 $1,749,822 Bsd Park Coomera-Cedar Creek Local Park Foxwell Road Park Local 10000 Embellish For Recreation 2011 10rp170746 $398,850 $222,880 Coomera-Cedar Creek District Park Coomera Sports Park City Wide 2200 Embellish For Sport 2011 2cp816503 $0 $2,674,000 Stage 2 Coomera-Cedar Creek Community Centre Museum Community City Wide 2200 Earthworks 2011 2sp160247 $0 $0 Centre Hope Island Local Park Cova West Park Local 15000 Embellish For Recreation 2011 77sp170418 $7,050,000 $222,880
120 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Biggera Waters Local Park Stewart Park Local 0 Embellish For Recreation 2011 168wd5931 $0 $110,000 Labrador Local Park Usher Avenue Park Local 3000 Embellish For Recreation 2011 1rp853116 $416,835 $294,202 Labrador District Park Keith Hunt Park City Wide 0 Embellish Fields 1 & 2 For 2011 101sp138895 $0 $158,000 Sport (Over 35s) Southport District Park Musgrave Park City Wide 0 Embellish For Sport 2011 458wd6223 $0 $120,000 Benowa City Park GC Regional Botanical City Wide 0 Embellish In Accordance With 2011 502wd4380 $0 $3,900,000 Gardens Stage 2b Master Plan Elanora City Park Eddie Cornhouser Park City Wide 0 Embellish For Recreation 2011 902rp886556 $0 $1,500,000 Bilinga District Park Betty Diamond Sports City Wide 0 Embellish For Sport 2011 3rp837321 $0 $462,000 Complex 2 Mermaid Wtrs-Clear Is. Local Park Lakeview Park Local 10000 Embellish For Recreation 2011 21rp106788 $1,008,450 $222,880 Wtrs Surfers Paradise Community Centre Norfolk Ave Community City Wide 1000 Space In A Building 2011 25rp85518 $2,668,785 $0 Centre Helensvale District Park Rugby Park City Wide 0 Lights 2011 989rp220449 $0 $16,000 Guanaba-Currumbin Local Park Dave Matley Park Local 25000 Embellish For Recreation 2011 43sp151645 $997,125 $222,880 Valley Robina District Park Robina Common City Wide 0 Embellish For Sport 2011 8rp225558 $0 $1,550,000 Robina District Park Cheltenham Park City Wide 20000 Embellish For Sport 2011 900sp100231 $0 $90,000 Robina District Park Robina Station Reserve City Wide 0 Embellish Linkage Between 2011 997sp100222 $0 $627,450 Firth Park And Robina Tc Guanaba-Currumbin Community Centre Spinney Community City Wide 2200 Earthworks 2011 28wd4657 $0 $0 Valley Centre Bethania-Waterford District Park L Story Park City Wide 0 Embellish For Recreation 2012 31cp899837 $0 $1,725,000 Beenleigh Local Park Thorsbourne Park Local 0 Embellish For Recreation 2012 223rp838955 $0 $294,202 Eagleby Linkage Eagleby Wetlands Local 0 Embellish In Accordance With 2012 2sp175369 $0 $1,800,000 Wetlands Concept Plan Gold Coast (C) Bal In Local Park Local Park Option Local 9999 Embellished For Recreation 2012 13rp121176 $360,714 $1,148,443 Bsd Coomera-Cedar Creek Local Park Yawalpah West Park Local 7244 Embellish For Recreation 2012 7sp177500 $288,927 $222,880 Coomera-Cedar Creek Community Facility Gainsborough Greens City Wide 2200 Earthworks 2012 1rp55470 $87,747 $0 Community Centre Coomera-Cedar Creek Local Park Dixon Drive Park Local 10000 Embellish For Recreation 2012 42rp168217 $398,850 $222,880 Coomera-Cedar Creek Local Park Peter Apps Park Local 10000 Embellish For Recreation 2012 118rp186347 $398,850 $1,148,443 Coomera-Cedar Creek Linkage Yaun Creek Recreation Local 26247 Embellish As Linkage Park 2012 401sp163308 $1,046,862 $2,180,000 Spine
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 121 of 152
SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Hope Island Linkage Saltwater Creek Local 40000 Embellish As Linkage 2012 1rp890658 $870,488 $1,512,594 Linkage Park Coomera-Cedar Creek Local Woody Park Local 10000 Embellish For Recreation 2012 1sp150729 $398,850 $2,177,000 Paradise Point Forshore Reserve Paradise Point City Wide 25690 Embellish As Linkage 2012 110rp204636 $5,918,591 $1,148,443 Periphery Park Broadbeach District Park Broadbeach Park City Wide 0 Embellish For Sport 2012 3sp147636 $0 $60,000 Miami City Park Pizzey Park City Wide 0 Embellish For Recreation Stage 2012 1rp811097 $0 $5,475,000 2 Burleigh Waters District Park John Handley City Wide 0 Embellish For Sport 2012 380sp173156 $0 $170,000 Community Complex Parkwood Linkage Park Driftwood Park Local 0 Embellish For Linkage 2012 998rp842689 $0 $294,202 Guanaba-Currumbin District Park Coplicks City Wide 100000 Embellish For Sport 2012 3sp145343 $0 $3,380,000 Valley Beenleigh District Sport Chris Green Park City Wide 0 Embellish For Sport 2013 1wd2212 $0 $71,000 Gold Coast (C) Bal In District Park Brien Harris Oval City Wide 0 Embellish For Sport 2013 96sp105049 $0 $84,000 Bsd Coomera-Cedar Creek Community Facility Brown Cow Community City Wide 2200 Earthworks 2013 1rp48903 $87,747 $0 Facility Coomera-Cedar Creek District Park Viney Park City Wide 0 Embellish For Sport 2013 1sp126136 $0 $89,000 Oxenford District Park Russell Hinze Park City Wide 0 Construct Boardwalks Around 2013 284wd4475 $0 $960,000 Pond Coomera-Cedar Creek District Park Upper Coomera Sports City Wide 50000 Embellish For Sport 2013 2rp187910 $0 $2,425,689 Park Hope Island District Park Hope Island Sports Park City Wide 0 Embellish For Sport 2013 124rp79932 $0 $3,280,000 Main Beach- Foreshore Reserve Federation Walk City Wide 0 Embellish For Outdoor 2013 2sp104014 $0 $5,000,000 Broadwater Coastal Reserve Recreation Surfers Paradise Foreshore Reserve Surfers Paradise City Wide 0 Embellish As Linkage 2013 388wd4837 $0 $4,827,000 Esplanade Southport Community Centre Southport New City Wide 1000 Space In Building 2013 6sp123103 $116,085 $0 Community Facility Helensvale District Park Rugby Park City Wide 0 Embellish For Sport 2013 989rp220449 $0 $2,153,906 Mudgeeraba District Park Sid Bigg Park City Wide 0 Embellish For Sport 2013 392wd5158 $0 $1,000,000 Carrara-Merrimac City Park Hickey Park City Wide 20000 Embellish For Recreation 2013 900sp100231 $0 $6,100,000 Broadbeach Waters Linkage Park T E Peters Parklands Local 0 Embellish As Linkage 2013 40sp156266 $0 $244,000 Gold Coast (C) Bal In Local Park Eggersdorf Road South Local 10000 Embellish For Recreation 2014 2rp129468 $360,750 $294,202 Bsd Park Edens Landing- Local Park Teys Road Park Local 14000 Embellish For Recreation 2014 10rp106788 $451,710 $222,880
122 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Holmview Beenleigh District Park Bill Norris Oval City Wide 0 Embellish For Sport 2014 13rp176530 $0 $8,000 Beenleigh District Park Bill Norris Oval City Wide 0 Embellish For Sport 2014 13rp176530 $0 $71,000 Gold Coast (C) Bal In Local Park Local Park Option Local 10000 Embellished For Recreation 2014 2rp121176 $360,750 $1,148,443 Bsd Gold Coast (C) Bal In Local Park Local Park Local 4200 Embellished For Recreation 2014 110w3112 $151,515 $1,148,443 Bsd Gold Coast (C) Bal In Local Park Local Park Local 14400 Embellish For Recreation 2014 161sp125785 $519,480 $222,880 Bsd Coomera-Cedar Creek Community Facility Bridal Trail Community City Wide 5000 2014 3sp165374 $199,425 $0 Centre Hope Island Linkage Hope Island Northern Local 31102 Embellish As Linkage 2014 111sp168249 $14,617,940 $1,177,000 Spine Coomera-Cedar Creek District Park Coomera Sports Park City Wide 2200 Embellish For Sport 2014 2cp816503 $0 $2,600,000 Stage 3 Labrador Local Park Hilltop Park Local 2464 Embellish For Recreation 2014 3rp88021 $1,050,000 $294,202 Labrador Local Recreation Proud Street Park Local 1000 Embellish For Recreation 2014 18rp93187 $780,000 $294,202 Southport District Park Owen Park City Wide 0 Embellish For Sport 2014 26rp844053 $0 $330,000 Southport Local Park Woodroffe Park Local 0 Embellish For Recreation (Incl. 2014 3cp884105 $0 $2,362,756 Athol Patterson Park) Labrador Foreshore Reserve Quota Park City Wide 0 Embellish For Recreation 2014 9wd811071 $0 $460,000 Surfers Paradise Community Centre Skenner Community City Wide 500 Space In A Building 2014 4rp50080 $1,334,393 $0 Centre Guanaba-Currumbin District Park Arundel Sports Park City Wide 100000 Embellish For Sport 2014 18rp868223 $1,994,250 $1,178,906 Valley Nerang Linkage Hurst Family Park Local 0 Embellish For Recreation 2014 905rp228833 $0 $294,202 Mudgeeraba City Park Hinterland Regional City Wide 0 Embellish For Recreation Stage 2014 3rp92347 $0 $825,000 Park 2 Benowa City Park GC Regional Botanical City Wide 0 Embellish In Accordance With 2014 502wd4380 $0 $2,000,000 Gardens Stage 2c Master Plan Hope Island Local Park Hope Island Central Local 10000 Embellish For Recreation 2015 213rp80019 $4,700,000 $294,202 Park Gold Coast (C) Bal In District Park Prairie Reserve City Wide 0 Establish For Sport 2015 479wd4370 $0 $3,300,039 Bsd Coomera-Cedar Creek Local Park Nathan Bailey Park Local 10000 Embellish For Recreation 2015 4sp154630 $398,850 $222,880 Coomera-Cedar Creek Local Park Jeremy Hall Park Local 10000 Embellish For Recreation 2015 4sp154630 $398,850 $222,880 Coomera-Cedar Creek Local Park Gainsborough Park Local 5000 Embellish For Recreation 2015 2rp803861 $199,425 $222,880
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 123 of 152
SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Coomera-Cedar Creek Linkage Old Coach Road Rec Local 17461 Embellish As Linkage 2015 996sp165384 $696,432 $200,000 Spine Coomera-Cedar Creek Linkage Reserve Road West Local 10678 Embellish As Linkage 2015 54rp162858 $425,892 $220,000 Recreation Spine Hope Island Community Facility Hope Island Community City Wide 5000 Earthworks 2015 126rp79932 $1,056,675 $0 Facility Hope Island Linkage Hope Island Central Local 26200 Embellish As Linkage 2015 88rp902260 $12,314,000 $650,000 Circuit Runaway Bay City Park Runaway Bay Sport City Wide 0 Embellish For Sport 2015 1sp126865 $0 $370,000 Complex 3 Southport Local Park Carey Park Local 0 Embellish For Recreation 2015 579wd6339 $0 $1,362,756 Southport District Park Owen Park City Wide 0 Embellish Fields 1 & 2 For 2015 26rp844053 $0 $158,400 Sport Surfers Paradise Foreshore Reserve Budds Beach Reserve City Wide 0 Embellish For Recreation As 2015 219wd2851 $0 $1,500,000 (Riverwalk) Part Riverwalk Surfers Paradise City Park Surfers Central Park City Wide 12000 Embellish For Recreation 2015 1sp131446 $32,025,420 $630,000 Coomera-Cedar Creek Community Centre Reserve Road City Wide 2200 Earthworks 2016 12rp15 $0 $0 Community Centre Beenleigh Local Park Tallegandra Road Park Local 10000 Embellish For Recreation 2016 999rp891736 $360,750 $222,800 Beenleigh District Park Hammel Park City Wide 0 Embellishment For Sport 2016 262cp890581 $0 $63,000 Beenleigh City Park Dauth Park City Wide 0 Embellish For Sport 2016 1sp149187 $0 $102,000 Southport Local Park Athol Paterson Park Local 0 Embellish For Recreation 2016 11sp131659 $0 $1,362,756 Mt Warren Park Specialised Sport Noyer Park City Wide 0 Embellish For Sport 2016 40rp212138 $0 $68,000 Coomera-Cedar Creek Local Park Sandhurst Crescent Local 0 Embellish For Recreation 2016 999sp164128 $0 $300,000 Reserve Hope Island Local Park Sickle Park Local 0 In Accordance With Future 2016 216rp80019 $0 $151,594 Master Plan Southport District Park James Overell Park City Wide 0 Embellish For Sport 2016 554wd3901 $0 $5,000 Main Beach- Foreshore Reserve South Stradbroke Island City Wide 0 Jetty 2 2016 82sp119313 $0 $456,200 Broadwater Miami City Park Pizzey Park City Wide 0 Embellish For Sport Stage 3 2016 1rp811097 $0 $325,000 Currumbin Waters District Park Merv Craig Sports City Wide 0 Embellish For Sport 2016 254wd5361 $0 $8,000 Complex Currumbin Waters District Park Currumbin Hills Park City Wide 0 Embellish For Sport 2016 2sp143331 $0 $60,000 Coolangatta City Park Goodwin Park City Wide 0 Embellish For Recreation 2016 153wd1807 $0 $8,000 Carrara-Merrimac District Park Guragunbah Sports Park City Wide 0 Embellish For Sport 2016 3rp812929 $0 $2,183,465
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SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Guanaba-Currumbin City Park Hinze Dam Catchment City Wide 0 Embellish For Recreation 2016 4sp164198 $0 $178,000 Valley Numinbah Edens Landing- Local Park Tallagandra Road Park Local 10000 Embellish For Recreation 2017 6rp109012 $322,650 $222,880 Holmview Mt Warren Park Local Park Mt Warren Oval Local 0 Embellish For Recreation 2017 996rp813562 $0 $500,000 Gold Coast (C) Bal In Local Park Option Local 13117 Embellished For Recreation 2017 34rp121935 $473,196 $1,148,443 Bsd Gold Coast (C) Bal In Local Park Local Park Local 10000 Embellish For Recreation 2017 110w3112 $360,750 $1,148,443 Bsd Gold Coast (C) Bal In Local Park Jacobs Ridge Local Park Local 5719 Embellish For Recreation 2017 901sp167611 $206,313 $1,148,443 Bsd Coomera-Cedar Creek Local Park Sam Hughs Park Local 22214 Embellish For Recreation 2017 171rp170753 $886,005 $1,148,443 Hope Island Linkage Park Oyster Linkage Park Local 20450 Embellish As Linkage 2017 308rp81555 $4,321,801 $328,800 Bethania-Waterford Community Centre Edens Landing City Wide 4000 Earthworks 2017 2gtp1656 $113,820 $0 Community Facility Oxenford Community Centre Kopps Road Community City Wide 2200 Earthworks 2017 2sp114768 $96,129 $0 Centre Labrador District Park Cook Murphy Oval City Wide 0 Embellish For Sport 2017 270sp138886 $0 $130,000 Coolangatta District Park Len Peak Oval City Wide 0 Embellish For Sport 2017 1c28541 $0 $90,000 Nerang Community Centre Alexandera Community City Wide 2200 Earthworks 2017 6sp131457 $96,129 $0 Centre Coomera-Cedar Creek Community Centre Coomera East City Wide 2200 Earthworks 2018 24sp174768 $87,747 $0 Community Facility Bethania-Waterford Local Park Radke Road Park Local 15000 Embellish For Recreation 2018 4sp159927 $426,825 $222,880 Coomera-Cedar Creek Linkage Reserve Road East Local 11957 Embellish As Linkage 2018 37rp162862 $476,905 $222,880 Recreation Spine Coomera-Cedar Creek Local Park Jacobs Park Local 15000 Embellish For Recreation 2018 10rp811067 $598,275 $222,880 Coomera-Cedar Creek Local Park Gill Park Local 15000 Embellish For Recreation 2018 10rp811067 $598,275 $222,880 Coomera-Cedar Creek District Park Otmoor Sports Park City Wide 100000 Embellish For Sport 2018 10rp811067 $3,988,500 $2,500,033 Coomera-Cedar Creek Community Facility Otmoor Community City Wide 2200 Earthworks 2018 10rp811067 $87,747 $0 Centre Coomera-Cedar Creek Local Park Pascoe Park Local 15000 Embellish For Recreation 2018 10rp811067 $598,275 $222,880 Hope Island Linkage Hope Island Southern Local 35252 Embellish As Linkage 2018 134sp168251 $16,568,440 $855,000 Spine Gold Coast (C) Bal In Community Centre Calypso Community City Wide 5000 Earthworks 2018 21rp847582 $180,375 $0 Bsd Centre Southport District Park Owen Park City Wide 0 Embellish For Sport 2018 102sp149983 $0 $92,000
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SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Windaroo-Bannockburn Foreshore Reserve Carter Park Local 0 Embellish For Recreation 2018 166cp816529 $0 $250,455 Benowa City Park Sir Bruce Small Park City Wide 0 Embellish For Sport 2018 364cp866587 $0 $98,000 Palm Beach Wetland Reserve Beree Badalla Reserve City Wide 0 Embellish For Outdoor 2018 261wd5078 $0 $250,050 Recreation Currumbin Wetland Reserve Lions Reserve City Wide 0 Embellish As Linkage 2018 11sp141081 $0 $250,050 Palm Beach Local Park Bromley Linkage Park Local 766 2018 43rp107109 $118,106 $0 Southport Community Centre Anzac Community City Wide 1000 Space In A Building 2018 1rp810241 $116,085 $0 Centre Gold Coast (C) Bal In Community Centre Ormeau East City Wide 0 Earthworks/Space In Building 2019 5rp125047 $0 $0 Bsd Community Facility Southport District Park Benowa Road Reserve City Wide 0 Embellish For Sport 2019 378wd811086 $0 $70,000 Bundall Local Park Gladys Moncrieff Park Local 0 Embellish For Recreation 2019 274wd3971 $0 $550,000 Surfers Paradise District Park Roma Park City Wide 0 Embellish For Sport 2019 141rp93582 $0 $86,000 Palm Beach District Park Mallawa Drive Sports City Wide 0 Embellish 2019 357sp141074 $0 $180,000 Complex Palm Beach District Park Mallawa Sports City Wide 0 Embellish For Sport 2019 357sp141074 $0 $2,500,033 Complex Broadbeach Waters Community Centre Pacific Fair Community City Wide 1000 Space In A Building 2019 13rp866294 $192,285 $0 Centre Ashmore District Park Ashmore Village Park City Wide 0 Embellish For Sport 2019 309wd5956 $0 $70,000 Guanaba-Currumbin Citywide Little Nerang Dam City Wide 0 Embellish For Recreation 2019 100sp131744 $0 $0 Valley Gold Coast (C) Bal In Community Centre West Ormeau City Wide 7081 Earthworks/Space In Building 2020 64rp200040 $255,447 $0 Bsd Community Centre Coomera-Cedar Creek District Park Pimpama River City Wide 0 Embellish For Outdoor 2020 2rp50178 $0 $2,000,000 Conservation Area Recreation Coomera-Cedar Creek District Park Beattie Road Canelands City Wide 100971 Establish For Recreation 2020 50rp899479 $4,027,228 $222,880 Coomera-Cedar Creek Community Centre Dixon Road Community City Wide 2200 Earthworks 2020 3rp158762 $87,747 $0 Centre Labrador District Park Cook Murphy Oval City Wide 0 Embellish For Sport 2020 270sp138886 $0 $90,000 Coombabah Local Park Grassy Park Local 0 Embellish For Recreation 2020 47rp97453 $0 $460,222 Labrador District Park Keith Hunt Park City Wide 0 Embellishment 2020 3cp911934 $0 $90,000 Surfers Paradise District Park Lex Bell Oval City Wide 0 Embellish For Sport 2020 513cp900743 $0 $60,000 Broadbeach Foreshore Park Broadbeach School Park City Wide 10000 Embellish For Recreation 2020 34b83830 $26,437,500 $1,749,822 Broadbeach Community Centre Broadbeach Community City Wide 500 Earthworks 2020 34b83830 $953,393 $0 Centre
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SLA Infrastructure Name Classification Area Works Year Lot On Plan Land Cost Embellishment Type (M2) (Current $) Cost (Current $) Nerang Local Park Herbertson Drive Local 0 Embellish For Recreation 2020 331wd5326 $0 $122,000 Parklands Guanaba-Currumbin Linkage Coplicks-Schusters Local 24000 Embellish As Linkage 2020 5rp148506 $957,240 $102,500 Valley Connection Park Guanaba-Currumbin Linkage Coplick-Schusters Local 2200 Embellish As Linkage 2020 4sp145343 $87,747 $30,500 Valley Connection Park Coomera-Cedar Creek Community Centre Quarry Community City Wide 2200 Earthworks 2021 2rp170960 $87,747 $0 Centre Southport Community Centre Mal Burke Community City Wide 1000 Earthworks 2021 1rp156450 $0 $0 Centre Helensvale District Park Helensvale Golf Course City Wide 178990 Embellish For Sport And 2021 16rp854397 $0 $1,148,442 Recreation
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13.0 IMPLEMENTATION
13.1. Overview
Total Infrastructure Contributions for a development application is the sum of:
• PIP Infrastructure Charges for the Transport Network, Stormwater Network and Recreation Facilities Networks, and
• Planning Scheme Policy 3A charges for the Water Supply Network, and
• Planning Scheme Policy 3B charges for the Sewerage Network, and
• Any Infrastructure requirements included as conditions on the assessment Decision Notice.
Calculation of PIP Infrastructure Charges will generally be triggered by assessable development. Triggers include:
• Reconfiguring of Lot (ROL)
• Material Change of Use (MCU)
• Operational Works (OPW)
• Building Application (BA)
• any combination of these
• or any other development.
Calculation of PIP Infrastructure Charges takes into account:
• the level of infrastructure demand
• any infrastructure credits for the development site
• rebates if applicable
• the applicable charge areas (and therefore charge rates) for the development site.
Refer to Clause 14.0 How To Calculate Infrastructure Charges For A Development Application for further details.
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13.2. Different Development Application Types
13.2.1. Reconfiguring of Lot (ROL)
In most cases, ROL applications will have the infrastructure demand assessed as either the GCCC Planned Demand, or the Proposed Application demand, whichever is the greater.
However, in the following Special Cases, the assessment of PIP Infrastructure Charges for an ROL application are treated differently (refer to 14.1.1 for further information):
• creating Park Living Lots/Large Residential Lots; or
• creating Management Lots; or
• creating non-residential development lots.
13.2.2. Material Change of Use (MCU)
MCU Applications will have the infrastructure demand assessed as either the GCCC Planned Demand, or the Proposed Application demand, whichever is the greater, except in the following Special Case:
• MCUs relating to part of an existing Building/Structures
• For MCUs which relate to only part of an existing building or structure.
For these types of applications, PIP Infrastructure Charges will be assessed on the basis of the Proposed Application Demand only (ie not compared with the GCCC Planned Demand).
13.2.3. Operational Works (OPW)
OPW Applications may trigger the reassessment of Infrastructure Charges and any Development Offsets, if there are inconsistencies between the OPW and related approvals.
13.2.4. Building Applications (BA)
For Building Applications, infrastructure demand is assessed as the greater of the GCCC Planned Demand and the Proposed Application Demand except in the following special cases.
BAs to build a Single Detached Dwelling
The following BAs will not be assessed for Infrastructure Charges:
• Building of a single detached dwelling on a residential lot in the Detached Dwelling Domain (RD1)
• Building of a single detached dwelling on a Park Living lot
• Replacement of a single detached dwelling with a single detached dwelling.
BAs to Alter or Extend an Existing Building/Structure
Where a BA is made to alter or extend the following buildings, Infrastructure Charges will not be assessed:
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• Apartment • Attached Dwelling and Medium Density Detached Dwelling • Detached Dwelling • Family Accommodation • Caretaker’s residence • Relocatable Home
Where Council consider excess demand has been created from these developments, Council may issue an ICN (refer to 13.2.5).
For all other BAs to alter to or extend an existing building or structure, Infrastructure Charges will be assessed on the basis of the Proposed Application Demand only (ie not compared with the GCCC Planned Demand).
13.2.5. Other Development
IPA allows for the issue of Infrastructure Charges Notices other than in relation to development applications. These situations will be determined on a case by case basis and will be based on the usage of the network by the premises or the capacity of the network allocated to the premises.
13.2.6. Staged Development
In the case of development that is planned to be staged, Council will assess the Infrastructure Charges on the basis of the entire development proposed in the application.
Charges will be levied for that portion of the development proposed in each stage. Council may, on receipt of the application for the final or subsequent stages of development, recover the balance of any Infrastructure Charges applicable to the GCCC Planned Demand or the Proposed Application demand, whichever is the greater.
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13.3. Calculation steps
Calculation of Infrastructure Charges varies for each Network and for different types of Development Applications, but follows a common format as follows:
Step 1 Determine Assessable Demand
Step 2 Deduct Credits to Determine Chargeable Demand
Step 3 Determine Calculation Rates and Rebates
Step 4 Calculate Infrastructure Charges
13.3.1. Determining Assessable Demand
Assessable Demand is used as the basis for infrastructure charging and represents the demand for Trunk Infrastructure relating to a development.
The Assessable Demand will be the GCCC Planned Demand for the size and location of the development site unless the demand arising from the Proposed Application is higher, in which case the Proposed Application demand will be used.
In cases where there is a site-specific constraint (other than two-dimensional physical site constraints relevant to determining the Net Developable Area) Council may agree to adjust the GCCC Planned Demand for this calculation step. Examples of this would be where GCCC Planned Density for the site cannot be achieved due to height-related provisions such as overshadowing or car parking. However, Council would not agree to this adjustment where an applicant simply choses one form of development over another because of personal, market or economic reasons.
Table 2- 24 GCCC Planned Demand Per Hectare* - DOMAINS should be used for all sites not located within a Local Area Plan (LAP) or Emerging Communities Domain Structure Plan. For sites located within LAPs or the Emerging Communities Domain Structure Plans, refer to the table in Appendix A.
Table 2- 24 GCCC Planned Demand Per Hectare* - DOMAINS
Domain Constraint/Density Code/ Density Network Planned Demand Size (Net Developable Area) Code Transport Stormwater Recreation (Trip (IMP Facilities End/Ha) Fract/Ha) (ET/Ha) Detached Dwelling OM5 constraint = Minimum Lot RD1 65 0.65 10 – where overlay size 1000m2 Map OM5 applies OM5 constraint = Minimum Lot RD1 33 0.2 5 size 2000m2 OM5 constraint = Minimum Lot RD1 8 0.2 1.25 size 4000m2 Detached Dwelling Size (NDA) of existing Site to be RD1 130 0.65 20 – All Other developed: Up to 500m2 Size (NDA) of existing Site to be RD1 104 0.65 16 developed: 501m2 - 799m2 Size (NDA) of existing Site to be RD1 104 0.65 16 developed: 800m2 - 1199m2 Size (NDA) of existing Site to be RD1 117 0.65 18 developed: 1200m2 - 2399m2
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Domain Constraint/Density Code/ Density Network Planned Demand Size (Net Developable Area) Code Transport Stormwater Recreation (Trip (IMP Facilities End/Ha) Fract/Ha) (ET/Ha) Size (NDA) of existing Site to be RD1 130 0.65 20 developed: Greater than 2400m2 Park Living 8 0.2 1.25 RD2 215 0.9 33 RD3 260 0.9 40 Residential Choice & Tourist Residential RD4 325 0.9 50 RD5** 400 0.9 100 RD6** 600 0.9 150 RD7** 800 0.9 200 RD8/RDX** 1540 0.9 385 Size (NDA) of existing Site to RD1 130 0.65 20 2 be Developed: Up to 500m Size (NDA) of existing Site to RD1 104 0.65 16 be Developed : 501m2 - 799m2 Village (Mixed Use) Size (NDA) of existing Site to RD1 104 0.65 16 be Developed : 800m2 - 1199m2 Size (NDA) of existing Site to RD1 117 0.65 18 be Developed : 1200m2 - 2399m2 Size (NDA) of existing Site to RD1 130 0.65 20 be Developed : Greater than 2400m2 Integrated Business 1950 0.9 40 Local Business 1625 0.9 25 Fringe Business 1625 0.9 30 Industrial 1 195 0.9 3 Industrial 2 195 0.9 3 Extractive Industry 163 0.1 3 Marine Industry 163 0.9 14 Community Purpose 0 0.5 0 Public Open Space 0 0 0 Private Open Space 16 0.2 2.5 Rural 0 0 0 LAP and Structure Plans Refer Appendix A *A reference to dwellings per hectare in this table also means lots per hectare.
**For the purposes of planning under the PIP, a dwelling in the RD 5 to RDX density code is assumed to have two bedrooms.
Proposed Application Demand Conversion Rates are determined using Demand Conversion Rates for each network,as listed in Table 2- 25.
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Table 2- 25 Proposed Application Demand Conversion Rates
Network Proposed Application Demand Conversion Rates Water supply TBA
Sewerage TBA
Transport Demand conversion rates are shown in:
Table 2- 6 Trip Ends for Reconfiguring of Lot (ROL)
Table 2- 7 Typical Weekday Traffic Generation Rates and
Stormwater Proposed Application Demand is the total Impervious Area proposed in the Development application
Recreation Demand conversion rates are shown in Table 2- 20 SDU Conversion Rates for Facilities Different Development Types
13.3.2. Determining Infrastructure Credits
An Infrastructure credit may be recognised for the amount of actual or imputed infrastructure contributions arising from:
• Previous Payments made under a Policy or PIP; or
• Existing Lawful Use Rights.
No imputed credit will be applied where existing lawful use rights apply to a site but the use has not been established. The only exception to this will be in relation to residential lots on which no dwelling has been constructed, in which case a credit of equivalent to 1 detached dwelling (eg. 6.5 Trip Ends, 1 ET) will be allowed.
Credits are expressed in the same units as Assessable Demand for the network. Once any credits are determined, these are deducted from the Assessable Demand for the network that are calculated in Clause 14 Step 1, to arrive at Chargeable Demand.
13.3.3. Determining Calculation Rates (Charge Rates and Rebates)
One or more Charge Rates may apply for a network’s infrastructure. The charge rates relate to the particular charge area in which the development site is located and are shown in the ICS for each Network.
Charges quoted in the PIP are as at June 2005 and will be indexed to date of charge payment, using relevant indexes. Administration on-costs of 1.5% will be included in charge rates.
Rebates for some Networks may apply to qualifying Not-For-Profit Community Groups. A request for rebate must be made at the time the development application is submitted.
A Not-For-Profit Community Group will provide evidence of its not for profit and incorporated/ registered status. This shall include providing Council with a copy of its relevant constitution or governing documents and registration number under the Associations Incorporation Act 1981 or the Collections Act 1966 as appropriate.
Council will rebate infrastructure charges for complying Not-For-Profit Community Groups in accordance with Table 2- 26.
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Table 2- 26 Rebates for Not-For-Profit Community Groups
Category 1 – 100% Rebate for Transport and Stormwater Networks: Aboriginal Organisations Scouts and Guides Child Care Centres Welfare Organisations Crèche / Kindergartens Community Groups Cultural Organisations Sporting and Recreational Senior Citizens Clubs Charitable Organisations Organisations except those Youth Organisations that hold either a gaming Environmental Organisations and / or full liquor licence. Community Halls / Centres Youth Recreation Camps Surf Life Saving Clubs and Currumbin Wildlife Sanctuary Rescue Organisations Category 2 – 50% Rebate for the Transport and Stormwater Networks: Religious nursing homes / religious aged persons homes Schools registered with the Queensland Department of Education. Churches / Church Halls Where Council has agreed to grant a rebate, the requisite Infrastructure Charges for the Stormwater Network and for the Local Government Roads component of the Transport Network will be paid by Council from general revenue. In this way the ability of the infrastructure charges to fund the capital expenditure program is maintained.
13.3.4. Calculating Infrastructure charges
To calculate each Network Infrastructure charge, calculate as follows:
Network Chargeable Demand X Network Charge Rate = Network Infrastructure Charge
Total each Infrastructure Charge to arrive at the Total Infrastructure Charge.
13.4. Conditions For Necessary Trunk Infrastructure and for Additional Trunk Infrastructure Costs
The IPA permits Council to:
• impose conditions on development approvals requiring an applicant to supply trunk infrastructure identified in a Priority Infrastructure Plan in certain circumstances (IPA section 5.1.24); and
• to impose a condition on a development approval requiring the payment of additional trunk infrastructure costs in certain circumstances (IPA section 5.1.25).
The circumstances in which Council may impose conditions requiring an applicant to supply trunk infrastructure are:
a. where existing trunk infrastructure necessary to service the premises is not adequate and trunk infrastructure adequate to service the premises is identified in the Priority Infrastructure Plan; or
b. where trunk infrastructure to service the premises is necessary, but is not yet available and is identified in the Priority Infrastructure Plan; or
c. where trunk infrastructure identified in the Priority Infrastructure Plan is located on the premises.
If the infrastructure to be supplied by an applicant in this way services or is planned to service other premises (apart from the applicant’s premises) and the amount of the value of
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the infrastructure is more than the amount of the value of the charge for the network for the premises, then an applicant will not have to pay an infrastructure charge for the network, and will be entitled to a refund from Council, on terms to be agreed with Council, for the proportion of the establishment cost of the infrastructure supplied by the applicant that can reasonably be apportioned to the other users’ premises.
Council can impose a condition on a development approval requiring additional trunk infrastructure costs only if:
a. the development: i. is inconsistent with the assumptions about the type, scale, location or timing of future development stated in the Priority Infrastructure Plan; or
ii. for premises completely or partly outside the Priority Infrastructure Area; and
b. the development would impose additional trunk infrastructure costs on Council after taking into account either or both of the following:-
i. infrastructure charges levied for the development; or
ii. trunk infrastructure supplied or to be supplied by an applicant under Divisions 4-6 of Chapter 5 of Part 1 of the IPA.
13.5. Methods of Imposing Infrastructure Charges and Conditions
Infrastructure Charges and Conditions may be imposed through the following means or combination thereof:
i. An infrastructure charge levied under an Infrastructure Charges Notice (ICN)
ii. Land in fee simple required by a Land Notice pursuant to S 5.1.12(2) of IPA
iii. Infrastructure related development approval conditions.
13.5.1. Infrastructure Charges Notice
The Infrastructure Charges Notice (ICN) states the amount of the Infrastructure Charges payable for each Network, for a particular development application.
The contents of an ICN may be modified through the establishment of an Infrastructure Agreement (IA) see Subclause 13.6.2 Methods of Paying Infrastructure Charges. An IA may vary the amount, the timing or the form of payment. For example, the form of payment may be varied to allow supply of works or land, in lieu of part or all of the charge.
ICNs for ROL, MCU and OPW applications are issued to the applicant at the same time as the Development Assessment Decision Notice. ICNs for Building Applications (which are assessed by private certifiers) are issued within 10 business days after GCCC receives a copy of the approval.
The ICN will be sent to the applicant (according to IPA s5.1.8) with a copy being sent to the owner according to the title on which the application is being made (if the owner is not the applicant).
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Areas subject to specific legislation, such as Robina (The Robina Land Act)) impose charges other than those shown in the Infrastructure Charges Schedules. Infrastructure Charges Notices (ICN) will therefore not be generated for these areas.
For areas covered by the PIP but outside the PIA, an ICN will be issued and Council may elect to also condition the approval of the development application to pay additional trunk infrastructure costs or to provide necessary trunk infrastructure.
13.5.2. Land Notice
For development infrastructure that is land, a Land Notice may be given in addition to, or instead of an Infrastructure Charges Notice to ensure that land is available at an appropriate time to supply infrastructure.
13.5.3. Infrastructure Conditions
In addition to Infrastructure Charges under an ICS, Council may also impose Infrastructure Conditions on a Development approval as follows:
a. A condition requiring the payment of additional trunk infrastructure costs pursuant to s5.1.25 of IPA
b. A condition requiring the construction of necessary trunk infrastructure pursuant to s5.1.24 of IPA.
13.6. Paying Infrastructure Charges
13.6.1. Timing of Payments
The amount of Infrastructure Charges shown on the ICN must be paid in accordance with Section 5.1.9 of IPA as follows:
a. ROL - before GCCC approves the plan of subdivision; or
b. BA - before the certificate of classification for the building work is issued; or
c. MCU - before the change happens; or if a), b) and c) do not apply—as stated in the ICN.
13.6.2. Methods of Paying Infrastructure Charges
Monetary Payments
Monetary payments details in Infrastructure Charges Notices can be paid by cash or cheque at GCCC Bundall or Nerang offices.
Infrastructure Agreements
Infrastructure Agreements (IA) are a mechanism that allows an applicant and Council to agree to vary certain obligations required pursuant to IPA and the PIP.
Council may consider entering into an IA in certain situations, for example to:
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a. vary the amount, the timing or the form of payment of an ICN. Eg. to allow the applicant to supply works or land in lieu of part or all of the charge
b. provide the terms on which a refund would be provided.
Development Offsets
A development may be conditioned or agreement reached (an Infrastructure Agreement) to supply certain items of trunk infrastructure as part of a development. In such instances, the value of that infrastructure identified in Clause 5.0 PLANS FOR TRUNK INFRASTRUCTURE (PFTI), less the amount of any contingencies, will be offset against the Infrastructure Charge for the relevant network.
The value of certain works or land (dedicated in fee simple), may be offset against the assessed Infrastructure Charge where an agreement is reached between the applicant and Council.
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14.0 HOW TO CALCULATE INFRASTRUCTURE CHARGES FOR A DEVELOPMENT APPLICATION
This section provides a step-by-step guide to calculating Infrastructure Charges for the Transport Network, Stormwater Network and Recreation Facilities Network.
Infrastructure Charge Schedules for the Water Supply and Sewerage Networks will be included in the PIP in a future amendment. Until that time, the Water Supply and Sewerage Networks will continue to charge for infrastructure under the existing Planning Scheme Policies 3A and 3B.
The following steps are used to calculate the Infrastructure Charges for a Development application:
Step 1 – Determine Assessable Demand
Step 2 – Deduct Credits to Determine Chargeable Demand
Step 3 – Determine Calculation Rates
Step 4 – Calculate Infrastructure Charges
14.1. Step 1 – Determine Assessable Demand
14.1.1. Reconfiguring Of Lot (ROL) Application
Except in the circumstances explained in “Special Case ROLs” below, the “Assessable Demand” is the higher of “GCCC Planned” and “Proposed Application” demand.
Determine “GCCC Planned Demand”
Network Calculation Area GCCC Planned Demand/Ha GCCC Planned Demand from Table 2- 24 Transport Net Developable Area X Trip Ends per Ha for the Domain = ______Trip Ends
Stormwater Developable Area X Fraction Impervious for the = ______Imp Ha Domain
Recreation Net Developable Area X ETs per Ha for the Domain = ______ETs* Facilities
* Round Down the resulting ETs to whole numbers.
Determine “Proposed Application Demand”
Network Demand Measure Proposed Application Demand Transport Trip Ends per lot X Number of lots = from Table 2- 6 ______Trip Ends
Stormwater Developable Area X Fraction Impervious = for the Domain (Excluding any Developable area from Table 2- 24 ______Imp Ha covered by Special Case - Large Lots calculation)
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Network Demand Measure Proposed Application Demand Recreation Number of Development units for Conversion Rates = Facilities Each Development Type from Table 2- 20 fromTable 2- 20 X ______ETs
For Mixed Use, add together the demand from all development types. Determine “Assessable Demand”
Assessable Demand = Greater of GCCC Planned or Proposed Application above Assessable Demand
Transport Network Assessable Demand ______Trip Ends
Stormwater Network Assessable Demand ______Imp Ha
Recreation Facilities Network Assessable Demand ______ETs
Special cases ROLs
Transport Network
ROL Applications creating Park Living, or Management Lots, or Non-Residential Lots - Use the Proposed Application Demand as Assessable Demand.
Stormwater Network
ROL Applications creating Park Living lots or Large Residential Lots (larger than 0.1 Ha) - Assessable Demand for the proposed large lots is capped at 0.0650 Ha (650m2 impervious area) per Lot.
Recreation Facilities Network
ROL Applications creating Park Living or Non-Residential Lots - Assessable Demand = 1 ET per Lot proposed in the Application.
14.1.2. Other Development Application types
Except in the circumstances explained in Special Case Other Applications below, the “Assessable Demand” is the higher of “GCCC Planned” and “Proposed Application Demand”.
Determine “GCCC Planned Demand” Network Calculation Area GCCC Planned Demand/Ha GCCC Planned Demand from Table 2- 24
Transport Net Developable Area X Trip Ends per Ha for the Domain = ______Trip Ends
Stormwater Developable Area X Fraction Impervious for the = ______Imp Ha Domain
Recreation Net Developable Area X ETs per Ha for the Domain = ______ETs* Facilities
* Round Down the resulting ETs to whole numbers for MCU applications with a Detached Dwelling use only
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Determine “Proposed Application Demand” Network Demand Measure Proposed Application Demand Transport Number of Assessment units for X No of Net New Trips = each Land Use Category per day for the from Table 2- 7 applicable ______Total Trip Ends assessment unit(s) for all Land Uses from Table 2- 7
Stormwater Total impervious area proposed by the application
= ______Imp Ha
Recreation Number of Development units for X Conversion Rates Facilities each Development Type from Table 2- 20 = ______Total ETs from Table 2- 20 for all Development Types
For Mixed Use, add together the demand for all development types in the application.
Assessable Demand = Greater of GCCC Planned Demand or Proposed Assessable Demand Application Demand (calculated above) Transport Network Assessable Demand ______Trip Ends
Stormwater Network Assessable Demand ______Imp Ha
Recreation Facilities Network Assessable Demand ______ETs
Special Case Other Applications
MCUs relating to part of an existing Building/Structures
For MCUs which relate to only part of an existing building or structure - use the Proposed Application Demand as Assessable Demand (i.e. not compared against GCCC Planned Demand).
BAs to build a Single Detached Dwelling
The following BAs will not be assessed for Infrastructure Charges:
• Building of a single detached dwelling on a residential lot in the Detached Dwelling Domain (RD1),
• Building of a single detached dwelling on a Park Living lot
• Replacement of a single detached dwelling with a single detached dwelling.
BAs to alter or extend an Existing Building/Structure
Infrastructure Charges will not be assessed where a BA is made to alter or extend the following buildings:
• Apartment
• Attached Dwelling and Medium Density Detached Dwelling
• Detached Dwelling
140 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
• Family Accommodation
• Caretaker’s residence
• Relocatable Homes.
Where Council considers excess demand has been created from these developments, Council may issue an ICN (refer 13.2.5).
For all other BAs to alter or extend an existing building or structure - use the Proposed Application Demand as the Assessable Demand (i.e. not compared against GCCC Planned Demand).
14.2. Step 2 – Determine Chargeable Demand
Transport Network credits granted by Council may result from:
i. Previous Payments for the Transport Network
ii. Existing Lawful Use Rights:
a. Use established: Non-Residential lots - based on Evidence provided by the applicant; Residential lots – 6.5 trip ends unless evidence provided by the applicant to support higher credit
b. Use not established: a nominal credit of 6.5 Trip Ends per residential lot
Stormwater Network Credits granted by Council may result from:
i. Previous Payments for the Stormwater Network.
ii. Existing Lawful Use Rights based on:
a. Property data held by GCCC
b. Evidence provided by the applicant
c. A nominal credit of 0.03 Ha (300m2) impervious area for each existing lot.
Recreation Facilities Network Credits granted by Council may result from:
i. Previous Payments for the Recreation Facilities Network
ii. Recreational Facilities Dedication
iii. Existing Lawful Use Rights (residential only):
a. Use established - A nominal credit of 1 ET per each existing residential lot; or per evidence provided by the applicant
b. Use not Established – 1 ET per existing residential lot.
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 141 of 152
Credits Credits
Transport Credits ______Trip Ends
Stormwater Credits ______Imp Ha
Recreation Facilities Credits ______ETs
Chargeable Demand = Assessable Demand minus Credits Chargeable Demand
Transport Network Chargeable Demand ______Trip Ends
Stormwater Network Chargeable Demand ______Imp Ha
Recreation Facilities Network Chargeable Demand ______ETs
14.3. Step 3 – Determine Charge Rate/s
Determine Charge Rate/s Network Charge Area Name Charge Type Charge Rate/s Transport From Table 2- 8 and Table 2- 9 Local Government Roads $______per Trip End
from Table 2- 8
State Controlled Roads $______per Trip End
______from Table 2- 9
Stormwater From Table 2- 12 Quantity $______per Imp Ha
from Table 2- 12
Quality $______per Imp Ha
______from Table 2- 12
Recreation From Table 2- 21 Recreation Facilities $______per ET Facilities ______from Table 2- 21
Determine Rebates
Rebates may apply for the Transport and Stormwater Networks for some Not-For-Profit Community Groups. Refer to Table 2- 26 Rebates for Not-For-Profit Community Groups to determine whether rebates apply.
Rebate % From Table 2- 26 Transport Network Rebate Rate %
Stormwater Network Rebate Rate %
142 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
14.4. Step 4 – Calculate Infrastructure Charges
Multiply the Chargeable Demand by the Charge Rate and deduct any rebates if applicable, to determine the Infrastructure Charges for the development.
Network Chargeable Charge Rate/s Infra- Less Infrastructure Demand structure Rebate Charges Charge
Before Rebates Transport X Local $ = $ = $ Government Roads
X State $ = $ = $ Controlled ______Roads Trip Ends
Stormwater X Quantity $ = $ = $
X Quality $ = $ = $ ______Imp Ha
Recreation ______X Recreation $ = $ Facilities ETs Facilities
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 143 of 152
APPENDIX A – GCCC PLANNED DEMAND FOR PLANNING SCHEME LOCAL AREA PLANS & STRUCTURE PLANS
Table 2- 27 Local Area Plans
LAP Precinct Precinct Name Size (NDA) of existing Density Transport Stormwater Recreation site to be Developed Code (Trip (IMP Facilities End/Ha) Fract/Ha) (ET/Ha) Beenleigh Town Centre LAP Precinct 1:City Heart RD6 600 0.9 150 Precinct 2:Beenleigh Central RD5 400 0.9 100 Precinct 3:Inner City South RD5 400 0.9 100 Precinct 4Community Precinct 4a-4b 0 0.5 0 Precinct 5:Western Gateway RD5 400 0.9 100 Precinct 6:Inner City North RD5 400 0.9 100 Precinct 7:Parklands and Recreation 0 0 0 Precinct 8:Education 0 0.5 0 Precinct 9:River Gateway 0 0.2 0 Precinct 10:Southpoint RD1 65 0.65 10 Precinct 11:Town Centre Residential RD5 400 0.9 100 Precinct 12:Traditional Residential Up to 500m2 RD1 130 0.65 20 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Broadbeach LAP Precinct 1: Central Mixed Use RD8 1540 0.9 385 Precinct 2: Highway Tourism RD8 1540 0.9 385 Precinct 3: Residential and Low Impact Tourism RD6 600 0.9 150 Residential and Low Impact Tourism RD7 800 0.9 200 Residential and Low Impact Tourism RD8 1540 0.9 385 Precinct 4: Pacific Fair RD7 800 0.9 200 Precinct 5: Jupiter's Casino In accordance with Jupiter’s Casinos Agreement Act 1983 Precinct 6: T.E. Peters RD7 800 0.9 200 Precinct 7: Broadbeach State School 0 0.5 0 Precinct 8: Public Open Space 0 0 0 Precinct 9: Highway Restaurant RD7 800 0.9 200 Bundall Central LAP Precinct 1: Commercial and Residential RD7 800 0.9 200 Precinct 2: Public Open Space 0 0 0 Bundall Equestrian LAP Precinct 1: Gold Coast City Turf Club 40 0.65 10 Precinct 2: Equestrian Services 40 0.9 10 Burleigh LAP Precinct 1: Burleigh Heads Commercial Core RD6 600 0.9 150 Precinct 2: Burleigh Town Marketplace RD5 400 0.9 100 Precinct 3: Tourist and Residential RD5 400 0.9 100 RD7 800 0.9 200 Precinct 4: Fringe Business RD3 260 0.9 40 Precinct 5: Home Business RD2 215 0.9 33 Precinct 6: Public Open Space 0 0 0 Precinct 7: Community Facilities 0 0.5 0
144 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
LAP Precinct Precinct Name Size (NDA) of existing Density Transport Stormwater Recreation site to be Developed Code (Trip (IMP Facilities End/Ha) Fract/Ha) (ET/Ha) Burleigh Ridge LAP Precinct 1: Detached Dwelling LL1 104 0.65 16 Detached Dwelling Up to 500m2 RD1 130 0.65 20 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Detached Dwelling RD2 215 0.9 33 Precinct 2: Residential Choice RD2 215 0.9 33 RD5 400 0.9 100 RD6 600 0.9 150 Precinct 3: Environmental Public Open Space 0 0 0 Precinct 4: Community Facilities 0 0.5 0 Chevron Island LAP Precinct 1: Commercial (a) D2 1625 0.9 149 Commercial (b) - (c) D2 596 0.9 149 Precinct 2: Inner Residential D1 400 0.9 100 Precinct 3: Waterfront Residential D1 236 0.9 59 Precinct 4: Open Space 0 0 0 Coolangatta LAP Precinct 1: Central RD7 800 0.9 200 RD8 1540 0.9 385 Precinct 2: Kirra Hill RD6 600 0.9 150 Precinct 3: Marine Parade RD7 800 0.9 200 Precinct 4: Lanham Street RD8 1540 0.9 385 Precinct 5: Marine Parade East RD7 800 0.9 200 Coomera LAP Precinct 1 Refer Coomera Town Centre LAP Precinct 2: Coomera Residential Up to 500m2 RD1 130 0.65 20 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Coomera Residential RD2 215 0.9 33 RD3 260 0.9 40 Precinct 3: Local Centres RD2 215 0.9 33 Precinct 4: Marine Industry 163 0.9 14 Precinct 5: Fringe Business 1625 0.9 30 Precinct 6: Low Impact Industry 195 0.9 3 Precinct 7: Community Purposes 0 0.5 0 Precinct 8: Park Living 8 0.2 1.25 Precinct 9: Private Open Space 16 0.2 2.5 Precinct 10: Rural Living/Open Space 0 0 0 Precinct 11: Agriculture/Conservation 0 0 0 Coomera Town Centre LAP Precinct 1: Town Centre Core 1(a)-1(c) RD7 800 0.9 200 Precinct 2: Core Residential RD7 800 0.9 200 Precinct 3: Tourism and Recreation RD7 800 0.9 200 Precinct 4: Community Purposes (Medical) RD7 0 0.5 0
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 145 of 152
LAP Precinct Precinct Name Size (NDA) of existing Density Transport Stormwater Recreation site to be Developed Code (Trip (IMP Facilities End/Ha) Fract/Ha) (ET/Ha) Precinct 5: Community Purposes (School) RD7 0 0.5 0 Precinct 6: Showroom/Commercial 6(a)-6(b) 1625 0.9 40 Precinct 7: Light Industrial 195 0.9 3 Precinct 8: Frame Residential Up to 500m2 RD1 130 0.65 20 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Precinct 9: Open Space 0 0 0 Currumbin Hill LAP Precinct 1: Detached Dwelling RDCH 48 0.65 12 Detached Dwelling Up to 500m2 RD1 130 0.65 20 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Precinct 2: Residential Choice RD4 325 0.9 50 RD5 400 0.9 100 Precinct 3: Local Business RD5 400 0.9 100 Precinct 4: Private Open Space 16 0.2 2.5 Precinct 5: Public Open Space 0 0 0 Eagleby LAP Precinct 1: Low Density Residential Up to 500m2 RD1 130 0.65 20 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Low Density Residential LDR9/LL3 33 0.9 5 Precinct 2: Medium Density Residential RD4 200 0.9 50 Precinct 3: Community Purposes 0 0.5 0 Precinct 4: Public Open Space 0 0 0 Precinct 5: Commercial and Economic Development (5a) (5c)- 1625 0.9 25 Commercial and Economic Development (5b) 1625 0.9 30 Precinct 6: Twin Rivers Greenbelt (6a) 0 0 0 Twin Rivers Greenbelt (6b) 163 0.1 3 Twin Rivers Greenbelt (6c) - (6e) 0 0 0 East Coomera Yawalpah LAP Precinct 1: Tidal and Intertidal Areas 0 0 0 Precinct 2: Areas Fringing Tidal and Intertidal Areas 0 0 0 Precinct 3: High Terrestrial Conservation Significance Areas 0 0 0 Precinct 4: Moderate Terrestrial Conservation Significance Areas 0 0 0 Precinct 5: Rehabilitation Areas 0 0 0 Precinct 6: Sugar Cane Areas 0 0 0 Precinct 7: Preferred Development as Park Living 8 0.2 1.25 Areas Guragunbah LAP Precinct 1 Residential - Rural Residential 8 0.2 1.25 Precinct 2 Residential - Low Medium Density 104 0.65 16 Precinct 3 Mixed Residential/Tourism Use 104 0.9 16 Precinct 4 Commercial Industry 195 0.9 3
146 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
LAP Precinct Precinct Name Size (NDA) of existing Density Transport Stormwater Recreation site to be Developed Code (Trip (IMP Facilities End/Ha) Fract/Ha) (ET/Ha) Precinct 5 Local Commercial/ Community Facility 1625 0.9 25 Precinct 6 Tourism - Built Environment 800 0.9 200 Precinct 7 Tourism - Open Use 104 0.65 16 Precinct 8 School 0 0 0 Precinct 9 Active/Passive Recreation 0 0 0 Precinct 10 Passive Recreation 0 0 0 Precinct 11 Conservation Area 0 0 0 Precinct 12 Open Space Corridor 0 0 0 Helensvale Town Centre LAP Precinct 1: Rail-Oriented Town Centre RD7 800 0.9 200 Precinct 2: Town Centre Residential RD6 600 0.9 150 Precinct 3: Frame Area RD7 800 0.9 200 Hope Island LAP Precinct 1: Major Resorts In accordance with approved plan of development & Integrated Resort Development Act 1987 & Sanctuary Cove Resort Act 1985. Precinct 2: Santa Barbara and Boykambil Villages LL2 104 0.65 16 Precinct 3: South Crescent Avenue as Park Living LL1 8 0.2 1.25 Precinct 4: Hope Island Central Up to 500m2 RD1 130 0.65 20 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Precinct 5: Hope Harbour LL2 163 0.9 16 Precinct 6: Tourist and Retail (Oxenford - Southport Road and 1625 0.9 25 Broadwater Terrace)- Precinct 7: Caseys and Oxenford - Southport Roads RD3 260 0.9 40 Mudgeeraba Village LAP Precinct 1: Core Business RD5 400 0.9 100 Precinct 2: Traditional Village Up to 500m2 RD1 130 0.65 20 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Traditional Village RD3 260 0.9 40 RD5 400 0.9 100 Precinct 3: Community Purposes 0 0.5 0 Precinct 4: Residential Environs RD3 260 0.9 40 Precinct 5: Public Open Space 0 0 0 Nerang LAP Precinct 1: Town Centre (North- Up to 500m2 RD1 130 0.65 20 West) Sub Precinct 1 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Town Centre (North-West) Sub Precincts 2-4 RD6 600 0.9 150 Precinct 2: Town Centre (South-East) Sub Precincts 1-4 RD6 600 0.9 150 Precinct 3: Gold Coast City Council Offices and Environs RD6 600 0.9 150 Precinct 4: Railway SP1-SP3 RD5 400 0.9 100 Railway SP4 Up to 500m2 RD1 130 0.65 20
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 147 of 152
LAP Precinct Precinct Name Size (NDA) of existing Density Transport Stormwater Recreation site to be Developed Code (Trip (IMP Facilities End/Ha) Fract/Ha) (ET/Ha) 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Precinct 5: Mixed Residential (SP1) RD5 400 0.9 100 RD4 325 0.9 50 Precinct 6: Riverfront RD4 325 0.9 50 Precinct 7: Open Space/ Recreation/ Community 0 0 0 Precinct 8: Industrial various 195 0.9 3 Precinct 9: Urban Residential Up to 500m2 RD1 130 0.65 20 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Precinct 10: Large Lot Residential as Park Living LLRA 8 0.2 1.25 Large Lot Residential – south of Nerang LLRB 33 0.4 5 Beaudesert Rd Precinct 11: Fringe Business 1625 0.9 30 Palm Beach LAP Precinct 1: Central RD7 800 0.9 200 Precinct 2: Cypress Terrace RD6 600 0.9 150 Precinct 3: Palm Beach Avenue RD4 325 0.9 50 Precinct 4: Jefferson Lane RD7 800 0.9 200 Paradise Point LAP Precinct 1: Local Retail Centre RD5 400 0.9 100 Precinct 2: Small Office Area RD5 400 0.9 100 Precinct 3: Multi-Unit Development RD5 400 0.9 100 Robina LAP In accordance with approved plan of development & Local government (Robina Central Planning Agreement) Act 1992 Southport LAP Precinct 1: Retail RD8 1540 0.9 385 Precinct 2: Commerce and Administration (with four RD7 800 0.9 200 character areas) Precinct 3: Short Street RD7 800 0.9 200 Precinct 4: Medical RD4 325 0.9 50 Precinct 5: Showroom S(a) RD6 600 0.9 150 Showroom S(b) RD2 215 0.9 33 Precinct 6: Trades T(a) - T(b) 195 0.9 3 Precinct 7: Foreshore 0 0 0 Precinct 8: Public Open Space 0 0 0 Precinct 9: Residential Up to 500m2 RD1 130 0.65 20 501m2 - 799m2 RD1 104 0.65 16 800m2 - 1199m2 RD1 104 0.65 16 1200m2 - 2399m2 RD1 117 0.65 18 Greater than 2400m2 RD1 130 0.65 20 Residential - RC(a) RD6 600 0.9 150 Residential - RC(b) RD6 600 0.9 150 Residential - RC(c) RD2 132 0.9 33 RD6 600 0.9 150
148 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
LAP Precinct Precinct Name Size (NDA) of existing Density Transport Stormwater Recreation site to be Developed Code (Trip (IMP Facilities End/Ha) Fract/Ha) (ET/Ha) Residential - RC(d) RD1 163 0.65 25 RD4 325 0.9 50 Residential - RC(e) RD1 130 0.65 20 RD1 104 0.65 16 RD1 104 0.65 16 RD1 117 0.65 18 RD1 130 0.65 20 Residential - RC(f) RD4 325 0.9 50 RD5 400 0.9 100 Smith Street development Area RD3 260 0.9 40 Precinct 10: Local Centres RD1 (and 163 0.65 25 unstated) RD4 325 0.9 50 Precinct 11: Community Facilities 0 0.5 0 Precinct 12: Sundale RD6 600 0.9 150 South Stradbroke Island 0 0 0 Springbrook 0 0 0 Surfers Paradise LAP Precinct 1: Entertainment SP1 - SP3 RDX 1540 0.9 385 Precinct 2: High Rise Accommodation RD8 1540 0.9 385 RDX 1540 0.9 385 Precinct 3: Budds Beach RD2 215 0.9 33 Precinct 4: Peninsula RD5 400 0.9 100 Precinct 5: South West Tourism RD7 800 0.9 200 Precinct 6: Paradise Island RD5 400 0.9 100 Precinct 7: Public Open Space 0 0 0 The Spit (Gold Coast Harbour) Precinct 1: Phillip Park and Environs 0 0 0 Precinct 2: The Seaway Park 0 0 0 Precinct 3: Beach Front Park 0 0 0 Precinct 4: Sea World Drive Central 400 0.9 100 Precinct 5: Sea World 200 0.9 50 Precinct 6: Southport Boat Harbour 400 0.9 100 Uplands Drive Woodlands Way Precinct 1: Napper Road Precinct - Sewer 16 0.65 4 Napper Road Precinct - Not Sewer 13 0.2 2 Precinct 2: Large Lot Residential Precinct - Sewer 16 0.65 4 Large Lot Residential Precinct - No Sewer 13 0.2 2 West Burleigh Township LAP Precinct 1: Township RD2 1625 0.9 33 Precinct 2: Tallebudgera Creek and Environs 0 0 0 Yatala Enterprise Area LAP Precinct 1: General Impact Business and Industry 195 0.9 3 Precinct 2: Low Impact Business and Industry 195 0.9 3 Precinct 3: Food and Produce Industry 195 0.9 3 Precinct 4: Future Business and Industry 195 0.9 3 Precinct 5: Extractive Industry 163 0.1 3 Precinct 6: Open Space 0 0 0
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 149 of 152
Table 2- 28 Structure Plans
Precinct Description Transport Stormwater Recreation (Trip (IMP Facilities End/Ha) Fract/Ha) (ET/Ha)
Emerging Communities
Beenleigh District Structure Plan
Precinct Residential 104 0.65 16
Park Living 8 0.2 1.25
Local Business 1625 0.9 25
Meat Processing 195 0.9 3
Open Space/Conservation 0 0 0
Ormeau
Precinct Residential 104 0.65 16
Rural 0 0 0
Open Space/Buffer 0 0 0
Town Centre 1950 0.9 40
Conservation/Landscape Protection 0 0 0
Oxenford/Upper Coomera
Precinct Residential 104 0.65 16
Park Living 8 0.2 1.25
Rural 0 0 0
Open space/Buffer 0 0 0
Industry 195 0.9 3
Conservation/Landscape Protection 0 0 0
South Helensvale
Precinct Urban Residential 104 0.65 16
Open Space 0 0 0
Kopps Road
Precinct Urban Residential 65 0.65 10
Environmental Village 8 0.2 1.25
Park Living 8 0.2 1.25
Conservation and Recreation 0 0 0
Existing Open Space 0 0 0
Quarry 163 0.1 3
Local Convenience - Retail and Activity Centre 1625 0.9 25
150 of 152 Infrastructure Charges Schedule Ver.1.1 Amended Jan 07
Precinct Description Transport Stormwater Recreation (Trip (IMP Facilities End/Ha) Fract/Ha) (ET/Ha)
Gilston
Precinct Urban Development 104 0.65 16
Business Activity 1625 0.9 25
Rural 0 0 0
Existing Open Space 0 0 0
Open Space for Conservation and Recreation 0 0 0
Preschool/Primary School 0 0 0
Reedy Creek
Precinct Urban Residential 104 0.9 16
Low Density Urban Residential 33 0.65 5
Park Living 8 0.2 1.25
Rural 0 0 0
Proposed Open Space & Nature Conservation 0 0 0
Existing School 0 0.5 0
Industry 195 0.9 3
Mudgeeraba Forest 8 0.2 1.25
Special Development Area 104 0.65 16
Ver.1.1 Amended Jan 07 Infrastructure Charges Schedule 151 of 152
PART 8 INFRASTRUCTURE DIVISION 3 REFERENCE DOCUMENTATION
REFERENCE AND EXTRINSIC MATERIAL
The following Extrinsic Material for the PIP is held at Council’s Nerang Office and will be made available for viewing on request.
Subject/Network Document General Extrinsic Material PIP Contingency Approach
Our Living City Gold Coast Planning Scheme Land Development Guidelines (2005)
Population Projections GCCC Priority Infrastructure Plan (PIP) “Growth Projections and Planning Assumptions” (June 2005)
A New Approach to Ascertain City Wide Residential Capacity and a Template for Housing Density Intensification in Southeast Queensland: Experience of Gold Coast City – (September 2006)
Administration Costs Assessment of Ongoing Administration Costs – Report Number 8
Transport Network Extrinsic Gold Coast Priority Infrastructure Plan – Derivation of Trunk Road Material Infrastructure Network Charges Report (June 2006) Veitch Lister Consulting
Charge Appointment for Transport
Provision for School Car Parking and off Road paths per Trip End
Bike Network Construction Costs
Off Road Cycle and Pedestrian Path program
PFTI Bike Network Construction Schedule
Proposed Off-Road District Pedestrian/Cycle Paths
Road Network Construction Costs – New Roads
Road Network Construction Costs – Existing Roads
Tender / Quotation Project Estimate Summary
Council Road Network Upgrades (Dec 2005)
PFTI Road Network Schedule
Letter from Department of Main Roads (10 November 2005)
Charge Apportionment for Transport
Table 4A: GCCC – Road Infrastructure Charges Plan
Recreation Facilities Extrinsic GCCC Recreation Sport and Open Space Plan (2005) – prepared to Material inform Recreation Facilities planning
Core Economics – Recreational Facilities Infrastructure Charges Schedule Model 2005 (June 2006)
Recreation, Sport and Open Space Study – Northern Growth Corridor (June 2005) by Strategic Leisure Pty Ltd and ROSS Planning Pty Ltd
Stormwater Network Extrinsic GCCC Stormwater Infrastructure Charge Report (February 2006) by Material JWP P/L
152 of 152 Reference Documentation Ver.1.1 Amended Jan 07