4. Justification and Application of Development Contributions
Total Page：16
File Type：pdf, Size：1020Kb
Hurstville City Council Hurstville Section 94 Development Contributions Plan 22012 Adopted: 12 December 2012 Effective: 14 March 2013 Hurstville Section 94 Development Contributions Plan 2012 Plan prepared by: newplan Urban Planning Solutions ABN 16 113 272 705 Member of the Planning Institute of Australia Level 6, 432 Kent Street Sydney NSW 2000 Phone: 9267 8900 E-mail: [email protected] Web: www.newplan.com.au Hurstville Section 94 Development Contributions Plan 2012 (Revsion C) Reference: D12/793 Hurstville City Council Civic Centre MacMahon Street Hurstville NSW 2220 PO Box 205 Hurstville BC NSW 1481 T 02 9330 6222 F 02 9330 6223 E [email protected] W www.hurstville.nsw.gov.au Page ii Hurstville Section 94 Development Contributions Plan 2012 Contents Page Number 1. Plan summary 1 1.1 Overview of Plan 1 1.2 Summary of Contribution Rates 3 1.3 Calculating a section 94 contribution under the Plan 3 1.3.1 Calculating section 94 Contributions 3 1.3.2 Section 94 contributions credits for existing development 4 1.4 Structure of this Plan 4 2. Administration and operation of this Plan 6 2.1 Definitions 6 2.2 References 8 2.3 Name of this Plan 8 2.4 Purposes of this Plan 8 2.5 Commencement and amendment of the Plan 8 2.6 Land to which this Plan applies 9 2.7 Development to which this Plan applies 9 2.7.1 Development exempted from contributions under this Plan 9 2.8 Relationship to other plans and policies 10 2.8.1 Pre-existing contributions plans 10 2.8.2 Voluntary Planning Agreements Policy 10 2.9 Authority to impose development contributions conditions on consents 10 2.10 Other contributions to be taken into account 11 2.11 Obligations of accredited certifiers 11 2.11.1 Complying development certificates 11 2.11.2 Construction certificates 12 2.12 Adjustment of development contribution rates in this Plan at time of development consent 12 2.13 Adjustment of monetary contributions at the time of payment 13 2.14 Timing of payment of monetary contributions required under this Plan 14 2.15 Policy on deferred or periodic payments 14 2.16 Material public benefits and dedication of land offered in part or full satisfaction of development contributions 14 2.16.1 Offer of a material public benefit made after the imposition of a development contribution condition under this Plan 14 2.16.2 Offer of a material public benefit made before the imposition of a development contribution condition under this Plan 14 2.16.3 Matters to be considered by the Council in determining offers of material public benefits 15 2.16.4 Agreements to be in writing 16 Page iii Hurstville Section 94 Development Contributions Plan 2012 2.16.5 Valuation of offers of works-in-kind and other material public benefits 16 2.17 Pooling of funds 16 2.18 Accountability and access to information 16 2.19 Review of Plan 17 2.20 Savings and transitional arrangements 18 3. Relationship between expected development and demand for infrastructure 19 3.1 Geographic context 19 3.2 Current development and population 19 3.2.1 Population and demography 19 3.2.2 Residential development 22 3.2.3 Commercial development 23 3.3 Future development and population 23 3.3.1 Population and demography 23 3.3.2 Household occupancy rates 26 3.3.3 Residential development 26 3.3.4 Commercial development 28 3.4 Local infrastructure needs 29 3.4.1 Supporting studies 29 3.4.2 Justification for the various infrastructure types 30 3.4.3 Guiding principles for local infrastructure 30 3.4.4 Open space and recreation and public domain facilities 32 3.4.5 Community facilities 33 3.4.6 Car parking facilities in Commercial Centres 36 4. Justification and application of development contributions 38 4.1 Method adopted for residential developments under this Plan 38 4.2 Determination of reasonable contributions 39 4.2.1 Residential development 39 4.2.2 Non-residential development in various commercial centres 42 4.3 Allocation of section 94 contributions 44 4.4 Application of section 94 contributions to the works schedule 47 4.4.1 Role of development contributions in delivering the infrastructureprogram 48 5. Works schedules and maps 51 5.1 Timing of works schedule projects 51 5.2 Section 94 / Priority I Projects 51 5.3 Maps - Location of Section 94 / Priority 1 Projects 51 5.4 Comprehensive Works Program Costs and Priorities Schedule for Hurstville LGA 51 Page iv Hurstville Section 94 Development Contributions Plan 2012 Tables Table 1.1 Development subject to development contributions under this Plan 2 Table 1.2 Section 94 contribution rates for residential development 3 Table 1.3 Section 94 contribution rates for non residential development in various centres 3 Table 1.4 Assumed infrastructure demand attributable to existing developments 4 Table 3.1 Estimated Resident Population for Hurstville LGA 19 Table 3.2 SEIFA Index for Hurstville suburbs 21 Table 3.3 Dwelling occupancy rates 22 Table 3.4 Population forecasts by suburb 24 Table 3.5 Dwelling occupancy rates by suburb 26 Table 3.6 Dwelling projections for Hurstville LGA and Hurstville City Centre 27 Table 3.7 Projected dwellings by suburb 28 Table 3.8 Forecast employment and floor space projections for Hurstville City Centre to 2031 29 Table 3.9 Guiding principles for local infrastructure planning and provision 30 Table 4.1 Section 94 contribution rates for residential development 42 Table 4.2 Community facilities provision 46 Table 4.3 Component s94 contribution rates for residential development 47 Table 4.4 Infrastructure program by category and priority 49 Table 4.5 Potential income and application of S94 contributions (2006-2031) at time of Plan preparation 49 Table 4.6 Potential income and application of S94 contributions (2012-2031) at time of Plan commencement 50 Figures Figure 3.1 Hurstville LGA projected population growth 25 Figure 3.2 Diagrammatic representation of inter-relationship between facilities in the Civic Precinct 35 Appendices Appendix A List of Supporting Information Appendix B Maps for Commercial Centres Map 1: Hurstville City Centre Map 2: Penshurst Local Commercial Centre Map 3: Mortdale Local Commercial Centre Map 4: Beverly Hills Local Commercial Centre Map 5: Riverwood Local Commercial Centre Appendix C Direction by the Minister for Planning (Section 94E) relevant at the time of the making of this Plan Direction dated 3 March 2011 regarding section 94 caps for residential development. Appendix D Section 94 /Priority 1 works program – projects funded through section 94 Appendix E Priority 1 works program map Appendix F Comprehensive works program for Hurstville LGA – up to 2031 Page v 1. Plan summary 1.1 Overview of Plan The Hurstville Section 94 Development Contributions Plan 2012 (the Plan) has been prepared to address anticipated demand for public amenities and public services generated by new development up to 2031. This plan addresses only section 94 contributions. The Plan applies to all land within the Hurstville Local Government Area (LGA). The Plan applies to all development in the Hurstville LGA, except development described in clause 2.7.1 of this Plan. The types of development expected to occur in Hurstville, and which will impact on the demand for public amenities and public services addressed under this Plan, is likely to include: . higher density residential development, primarily in the Hurstville City Centre (refer to Appendix C, Map 1); . scattered medium density residential development across the LGA; and . additional retail and commercial floor space at many of the local commercial centres including Penshurst, Mortdale, Beverly Hills and Riverwood (refer to Appendix C, Maps 2,3,4 and 5) and at the Hurstville City Centre. In addition, the generational shift in the demographics of Hurstville LGA from a mainly suburban low-density family housing context to a major centre with significant high density housing and substantial migrant intake, places significant burdens on the infrastructure of Hurstville. Accordingly, both existing and future development in the LGA, and the people living or working in that development, should share the burden of future infrastructure provision. The projected increase in demand will give rise to the need for the Council to provide new, or augment the existing, local infrastructure. This Plan authorises Hurstville City Council (Council) or an accredited certifier to impose conditions on development consents or complying development certificates requiring a development contribution for the development types identified in Table 1.1. Page 1 Table 1.1 Development subject to development contributions under this Plan Development type1 Limiting circumstances The erection of a building of any the following types: Where the development will or is likely to result in an increase in infrastructure demand. dual occupancy, multi-dwelling housing; residential flat building; mixed use development that includes residential accommodation or a residential flat building The subdivision of land Where additional residential lots are created. The erection of a non-residential building or part Only in the Hurstville City Centre and where the development will or is likely to result in an increase in demand for public amenities and public services; The erection of a non-residential building or part Only in the Hurstville City Centre and the local centres of Penshurst, Mortdale, Beverly Hills and Riverwood where insufficient car parking is provided on the development site. The Plan has been prepared following reviews of: . anticipated development and incoming population; . the infrastructure serving the existing population and the needs of the anticipated population; and . pre-existing contributions plans and funds. This Plan has been prepared in accordance with the requirements of the Environmental Planning and Assessment Act 1979 (the EP&A Act) and the Environmental Planning and Assessment Regulation 2000 (the EP&A Regulation).