Administration Building Contributions Plan 2007 - Home - Port …€¦ · Administration Building Contributions Plan 2007 Port Macquarie-Hastings Council Page 8 provision of these

Administration Building Contributions Plan 2007

Port Macquarie-Hastings Council Page 2

Contents

1 PART A – EXECUTIVE SUMMARY 4

1.1 Preamble 4

1.2 Summary of Works & Contribution Rates 4

2 PART B – ADMINISTRATION AND OPERATION OF THE PLAN 7

2.1 Name of this Plan 7

2.2 Legal Context 7

2.3 Purpose of this Plan 7

2.4 When does this Plan take Effect 8

2.5 Areas and Developments to which this Plan Applies 8

2.6 Relationship with other Plans and Council Policies and Planning Instruments 9

2.7 Operation of Plan 10

2.8 When are Contributions Payable? 10 2.8.1 Timing of Payment of Contributions 10 2.8.2 Deferral of Payment 11 2.8.3 Works in Kind 11 2.8.4 Planning Agreements 12

2.9 Monitoring, Review and Adjustment of Rates 12

2.10 Construction Certificates and the Obligation of Accredited Certifiers 13

2.11 Pooling of Contributions 13

2.12 G.S.T. Implications 13

2.13 Allowances for Existing Development 14

2.14 Exemptions 14

2.15 Contribution Ratios for Residential Development 14

2.16 Contributions Formulas 16 2.16.1 Administration Building 16 2.16.2 Completed Works 16 2.16.3 Works Depot 16



3 PART C – EXPECTED DEVELOPMENT & DEMAND FOR PUBLIC FACILITIES 18

3.1 Development Background 18

3.2 Current Population 18

3.3 Anticipated Development and Population Growth 19

3.4 Proposed Works 20

3.5 Causal Nexus 21 3.5.1 Administration Building 21 3.5.2 Works Depot – Thrumster 22 3.5.3 Newberry Test 23

3.6 Physical Nexus 23 3.6.1 Administration Building 23 3.6.2 Works Depot – Thrumster 24

3.7 Temporal Nexus 24

3.8 Apportionment 25 3.8.1 Administration Building – Refurbishments & Computer Upgrades 25 3.8.2 Administration Building Extensions 26 3.8.3 Works Depot - Thrumster 26

4 BIBLIOGRAPHY 27

5 DICTIONARY 27 List of Tables Table 1 - Summary of Future Works Program and Cost 5 Table 2 - Summary of Development Contributions Rates 6 Table 3 - Development Contributions Plans Replaced and/or Amended by this Plan 9 Table 4 - Timing of Payment of Contributions 10 Table 5 - Contribution Ratios for Residential Development 14 Table 6 - Port Macquarie-Hastings Population Distribution 18 Table 7 - Population Projections, HUGS 20 List of Figures Figure 1 - Map of Area to which this plan applies, Port Macquarie-Hastings Council LGA 9 Figure 2– Administration Building Location 24 Figure 3- Approximate Location of Future Port Macquarie Works Depot 25



1 PART A – Executive Summary

1.1 Preamble The Port Macquarie-Hastings Council Local Government Area (LGA) contains a current approximate population of 70,200 residents within an area of approximately 368,100 hectares. Urban development within the LGA is diverse, ranging from Greenfield Rural-Residential Subdivisions to High Density Mixed Commercial/Residential Flat Buildings. Historic development of the area has led to most urban development being focused on the city of Port Macquarie and coastal satellite towns of Lake Cathie, Bonny Hills and the Laurieton/Camden Haven to the south. To the west, however, Wauchope on the Hastings River has also experienced above state average growth rates. Population forecasts indicate that the population of the Port Macquarie-Hastings Council is likely to grow by a further 38,649 persons between 2004 and 2027. A majority of this growth will be distributed between the greenfield subdivision areas of Area 14 (Lake Cathie/Bonny Hills) and Area 13 (Thrumster/Sancrox). A significant proportion of this growth will be attributable to net in-migration of retirees, persons aged over 55-years and to a lesser extent, young families. New residents will generate an increase in demand for public facilities and services provided by Port Macquarie-Hastings Council. Thus the population generated by new development should make a reasonable contribution toward the provision of these new and/or augmented facilities. The facilities, which Council will require development Contributions, under this plan, include the following:

Council’s Administration Building; and

Thrumster Works Depot This plan describes the forecast future demands for Council’s Administration Building and Thrumster Works Depot, the program of works implemented by Council to meet the demands; the anticipated expenditure of the programs; and the underlying basis for determining a reasonable apportionment of the costs to the new residential populations.

1.2 Summary of Works & Contribution Rates Table 1 below outlines the facilities, which development Contributions under this plan are to be levied and the total cost of these facilities. Table 2 below outlines cost, timing of facility, apportionment and the contributions rate for each facility.



Table 1 - Summary of Future Works Program and Cost

Item Description Cost

Construction of HQ Extensions

3-floors office + amenities (3157m2 of floor area)

$6,300,000

Car Parking Improvement HQ

4-storey multi-level carparking structure $1,870,000

Thrumster Works Depot Admin Component

Office and Workshop $1,781,450

Total Future Construction Costs $9,951,450

Item Description Cost

Admin Building Installations

Performance Management System, Financial & Assets Implementation Stage 2

$362,320

Completed Construction One-stop shop refurbishment $593,709

Website Upgrade $130,429

Financial & Asset Implementation Stage 1 $344,063

Computer Systems Upgrade $596,375GIS Upgrade $114,398GPS upgrade $120,000Radio Network upgrade $95,000Total Completed Works Recoupment Costs $2,356,294

Completed Installations

Future Works

Completed Works Recoupment Costs



Table 2 - Summary of Development Contributions Rates

Notes:

1. The above Rates are adjusted quarterly in accordance with CPI Adjustments published by Australian Bureau of Statistics. Thus actual rates maybe higher from those shown above. Please contact Council’s Development Contributions Staff for a copy of the latest Contributions Rates.

Facilities Proposed Location Timing End of

PlanConstruction Cost

S94 Allocation (Apportionment to New Population)

Apportioned Cost (excluding interest)

Section 94 Interest

Section 94 Total

Population Increase

Occupancy Rate

Contribution Rate Per ET/Lot

Administration Building

Port Macquarie 2011 2027 $6,300,000.00 77% $4,851,000.00 $2,882,722.78 $7,733,722.78 38,649 2.44 $488.00

Car Parking Improvement HQ

Port Macquarie 2011 2027 $1,870,000.00 77% $1,439,900.00 NIL $1,439,900.00 38,649 2.44 $90.00

Thrumster Works Depot Admin Building

Thrumster 2008 2027 $1,781,450.00 36% $641,322.00 NIL $641,322.00 38,649 2.44 $40.00

Completed Works Port Macquarie 2003 2014 $2,356,294.00 18.6% $438,270.68 NIL $438,270.68 16,011 2.44 $66.00

Total: $684.00



2 PART B – Administration and Operation of the Plan

2.1 Name of this Plan This Contributions Plan may be referred to as the Port Macquarie-Hastings Administration Building Contributions Plan 2007. The Plan has been prepared in accordance with the Environmental Planning and Assessment Act 1979 and Environmental Planning and Assessment Regulation 2005.

2.2 Legal Context This plan outlines the Contributions that Council can levy towards the upgrading of Council’s Administration Facilities under Section 94 of the Environmental Planning and Assessment Amendment Act. This Contributions plan is made under the provisions of Section 94EA of the Environmental Planning and Assessment Act 1979 (as amended) and in accordance with Part 4 of the Environmental Planning and Assessment Regulation 2005. Following public exhibition, this plan can be adopted by Council and provide the basis for levying Section 94 Contributions in the future. The enabling legislation permits Council to levy a charge to cover the costs associated with development in the Port Macquarie-Hasting LGA. This is a Contributions paid to cover the costs of Civic Facilities provided to meet the demands created by new development. Guidelines for the use of Section 94 impose requirements upon Council to review its current practices and to adopt consistent and accountable methods of administering Section 94 Contributions. The key features of these requirements are:

Establishing a nexus (or direct relationship) between the need created by a new development and the provision of public services;

The Contributions must relate to or be imposed for a planning purpose; The Contributions must be reasonable for the particular development; The Contributions must be spent on the purpose for which they are collected

within a reasonable time-frame; The funds collected must be accounted for in a clearly identifiable manner.

These concepts are discussed below and demonstrate the nexus, planning purpose and reasonableness requirements of the Section 94 Practice Notes as issued by the Department of Infrastructure, Planning and Natural Resources (DIPNR).

2.3 Purpose of this Plan This Plan will enable Council to levy Section 94 Developer Contributions towards the improvement of Council’s Administration Facilities to ensure the efficient and effective



provision of these services/facilities within the Port Macquarie-Hastings LGA. Other purposes of this plan are:

To identify the extent and nature of new Administration Services/Facilities required to service the needs of the growing population;

To offer the public, and those involved in the development industry, some certainty as to current Contributions levels and Council's intentions regarding the nature, location and timing of the provision of public services and amenities;

To provide a comprehensive strategy for the assessment, collection, expenditure, accounting and review of development Contributions, and to ensure that these Contributions are fair and reasonable;

To provide public services and amenities for new development in a timely fashion, to a level and location determined to be appropriate for residents' needs;

To ensure that the existing community is not burdened by providing public services and amenities required as a result of development;

Enable Port Macquarie-Hastings Council, in future years, to recoup funds, which it has spent on the additional public infrastructure in anticipation of the new residential & tourist development.

To authorise Council, when granting consent to development applications or the issuing of complying development certificates, to impose conditions under s94 of the EP&A Act requiring the payment of monetary Contributions or the dedication of land or both.

2.4 When does this Plan take Effect This Contributions Plan is operational from 1 March 2007.

2.5 Areas and Developments to which this Plan Applies This Contributions Plan is designed to be an LGA-wide plan to respond to the demands of the whole of the Port Macquarie-Hastings Council. Accordingly a regional Contributions rate will be apportioned across the entire LGA. The Port Macquarie-Hastings Council LGA is represented in Figure 1. All residential developments that will or are likely to require the provision of or increase the demand for additional public amenities or public services, including the subdivision of land, dual occupancy, multiple dwellings, multi-storey buildings and aged-care housing will be charged a contribution under this CP. A full schedule of applicable development types is listed in Table 5 - Contribution Ratios for Residential Development, of this Plan. In assessing the demand from new residential development, an allowance has been made for tourist developments and temporary accommodation for residents from outside the Council area. The occupancy rate used to calculate the contribution rates in this plan is based on ABS figures for all dwellings and not just permanent accommodation. As a result the occupancy rate and contribution rates are lower than if the contribution were attributed just to the increase in permanent residents.



Figure 1 - Map of Area to which this plan applies, Port Macquarie-Hastings Council LGA

2.6 Relationship with other Plans and Council Policies and Planning Instruments

This plan relates to the following relevant Council plans and policies:

Hastings Council LEP (2001) Hastings Urban Growth Strategy ‘HUGS’ (2001) Hastings Development Contributions Assessment Policy Hastings Works in Kind Policy Planning Agreement Policy

This Plan operates independently from previous Contributions plans adopted by Council. However previous plans are relevant and integrated with the production of this plan. Table 3 shows development of Contributions plans by Council, for which this plan replaces and/or amends. Table 3 - Development Contributions Plans Replaced and/or Amended by this Plan Date (Commenced)

Name of Plan Details of Plan or Amendment

1 July 2004 Hastings Section 94 Administration Building Contributions Plan – Version 1.2

Repealed



Preparation of this plan has involved review of the works schedules contained in Contributions Plans listed in Table 3 above. Where individual works have not yet been completed and the works remain appropriate and relevant to Council’s Works Program, this plan has absorbed the works from the previous plans into the works schedule. Outstanding fund balances associated with these works items at the time of the plan’s introduction, have also been accounted for in this plan. Development approvals containing conditions requiring payment of development Contributions under the previous plans will only be required to pay the Contributions amount identified in the consent, as adjusted by Consumer Price Index quarterly reviews. This Plan is consistent with Council’s current Management Plans, providing a means of funding for priority Civic Service/Facilities within the Port Macquarie-Hastings LGA.

2.7 Operation of Plan In determining a development application, Council may impose a condition requiring the payment of a monetary Contributions and/or the dedication of land in accordance with the provisions of this plan. This plan identifies the quantum of Contributions to be levied on an individual development, and what facilities the Contributions may be directed towards. Such details are to be included in the respective development consent and accompanying Notice of Payment Form – Developer Contributions. The parameters and assumptions used to identify Contributions and the works as a result of development occurring are dynamic. As a result, this plan will be reviewed regularly. Information on the Contributions received and monies expended on facilities described in this plan will be reported in Council’s annual financial statements. A register of Contributions received under this plan will be maintained and made publicly available by Council.

2.8 When are Contributions Payable?

2.8.1 Timing of Payment of Contributions Council will require Section 94 Contributions in the following manner: Table 4 - Timing of Payment of Contributions

Where a DA is required including integrated housing

Prior to the release of the construction certificate. Where no building approval is required, payment is to be made within three months of the granting of development consent, prior to occupation or as specified in the Development Consent, whichever is sooner

Subdivision Prior to the subdivision certificate being issued, or as specified in the



development consent Strata Development Prior to the release of the construction

certificate where required. If no construction certificate is required, prior to the subdivision certificate being issued or as otherwise specified in the development consent

2.8.2 Deferral of Payment Council will accept deferred payment of Development Contributions involving the construction of a building only, subject to the following conditions:

a) Lodgement of an irrevocable guarantee for the amount of the contributions plus an additional 12-month interest amount calculated at the average rate of Council’s investments performance over the past 12 months plus 1%.

b) The maximum period for which the guarantee will be accepted is the sooner of 12 months or the issue of an occupation certificate for the development.

c) Guarantees will only be accepted from an institution approved by the Manager Corporate and Financial Planning.

d) If at the end of the period for the lodgement of the guarantee, the outstanding contributions plus the additional amount referred to in ‘i’ have not been paid, Council will call in the guarantee without further reference to the applicant.

e) A pro-rata reduction in the amount referred to in ‘i’ will be allowed for payment of the outstanding contributions within 12 months or the calling in of the guarantee within 12 months.

f) The guarantee is to provide for Council to unconditionally call in the guarantee for the full amount at any time.

2.8.3 Works in Kind The council may accept an offer by the applicant to provide an “in-kind” contribution (i.e. the applicant completes part or all of work/s identified in the plan) or through provision of another material public benefit in lieu of the applicant satisfying its obligations under this plan. Council may accept such alternatives in the following circumstances:

a) The value of the works to be undertaken is at least equal to the value of the contribution that would otherwise be required under this plan; and

b) The standard of the works is to council’s full satisfaction; and c) The provision of the material public benefit will not prejudice the timing or the

manner of the provision of public facilities included in the works program; and d) Other as appropriate in the circumstances.

The matters to be addressed and the procedures to be followed in making an application to Council for “works-in-kind” or “material public benefit” are set out in Council’s “Works-In-Kind Policy”. Council will require the applicant to enter into a written agreement for the provision of the works.



Acceptance of any such alternative is at the sole discretion of the council. Council may review the valuation of works or land to be dedicated, and may seek the services of an independent person to verify their value. In these cases, all costs and expenses borne by the council in determining the value of the works or land will be paid for by the applicant.

2.8.4 Planning Agreements Council may consider negotiating a planning agreement with a developer in lieu of or partly in lieu of the applicant satisfying obligations under this plan. Planning agreements will be considered in accordance with:

a) Port Macquarie-Hastings Council Planning Agreements Policy 2006, b) The provisions of Subdivision 2 Division 6 of Part 4 of the Act, c) The provisions of Division 1A of Part 4 of the Regulation, and d) The Development Contributions Practice Notes - 2005.

2.9 Monitoring, Review and Adjustment of Rates Council will adjust the contributions levy in this plan on a quarterly basis. To ensure that the value of the contributions is not eroded by inflation, Council will increase the levy in accordance with the Consumer Price Index All Group Index Number for Sydney (CPI), as published by the ABS. Where contributions have been levied under an existing consent, granted in accordance with this Plan, but not yet paid, the contribution will continue to be indexed on a quarterly basis in accordance with the above until such time as they are paid. Contributions rates will be adjusted in accordance with the following formula

CRA =

Where:

CRA is the adjusted contributions rate at the time of adjustment in the Contributions Plan, or at the time of payment of the contributions, as applicable. CRO is the original contribution rate in the contributions plan, or at the time of the development consent, as applicable. CPIO is the original CPI rate at the time of adoption of the contributions plan, or at the time of the development consent, as applicable. CPIC is the current CPI rate at the time of adjustment of the contributions rate in the Contributions Plan, or payment of the contributions, as applicable.

( ) CROCPIO

CPIOCPIC ×−

+1



The cost of proposed works in the contribution plan will be reviewed annually if warranted, but at least every three years, to ensure the CPI adjustments reflect the 'real' cost of acquisitions and construction. Council will also review this plan if it becomes necessary to borrow additional funds to meet the Section 94 funding component of the works program due to a shortfall in the receipt of development contributions.

2.10 Construction Certificates and the Obligation of Accredited Certifiers

In accordance with Section 94EC of the EP & A Act and Clause 146 of the EP & A Regulation, a Certifying Authority must not issue a construction certificate for building work or subdivision work under a development consent unless it has verified that each condition requiring the payment of monetary Contributions has been satisfied. In particular, the certifier must ensure that the applicant provides a receipt(s) confirming that Contributions have been fully paid and copies of such receipts must be included with copies of the certified plans provided to the Council in accordance with Clause 142(2) of the EP & A Regulation. Failure to follow this procedure may render such a certificate invalid. The only exceptions to the requirement are where a works in kind, material public benefit, and dedication of land or deferred payment arrangement has been agreed by Port Macquarie-Hastings Council. In such cases, Council will issue a letter confirming that an alternative payment method has been agreed with the applicant.

2.11 Pooling of Contributions This plan expressly authorises monetary S94 Contributions paid for different purposes to be pooled and applied (progressively or otherwise) for those purposes. The priorities for the expenditure of the levies are shown in the works schedule.

2.12 G.S.T. Implications Pursuant to the Division 81 determination made under the Goods and Services Tax Act 1999 by the Federal Treasury, no Goods and Services Tax (GST) is applicable to the payment of Contributions made under Section 94 of the Environmental Planning and Assessment Act 1979. The exemption applies to both cash Contributions or land works in lieu of Contributions.



2.13 Allowances for Existing Development Contributions will be levied according to the estimated increase in demand. An amount equivalent to the contribution attributable to any existing (or approved) development on the site of a proposed new development will be allowed for in the calculation of contributions.

2.14 Exemptions The types of development exempted from the application of this plan include:

• Non-residential land uses. • Exiting vacant residential lots currently rated for water and sewer (except where

development involves subdivision or an increase in population density). • A change of land use not involving the creation of additional lots, dwellings or

increased population. • Development exempted by direction of the Minister pursuant to Section 94E of

the Environmental Planning and Assessment Act 1979 (No. 203) • Rural or farming enterprises, which do not result in an increase in the demand

for Community, Cultural, Administration and Emergency Services/Facilities. • Development exempted by Council’s Development Contribution Assessment

Policy. • A Granny Flat, where the floor space is equal to or less than 50m2.

2.15 Contribution Ratios for Residential Development The purpose of Contribution Ratios is to charge equitable proportions of contribution rates for residential development based on proportionate increases in expected population. Contribution Ratios contained in Table 5 below show the percentage of the contribution (Equivalent Tenement (ET)) chargeable to residential and tourist accommodation development. Table 5 - Contribution Ratios for Residential Development Description Percentage

A house - single density (one lot with one dwelling entitlement) detached dwelling in Rural1(a1), 1(a3) or 1(a4) zones (e.g. managers residence or rural worker's dwelling) Lots > 450 100

Flats, units, town houses, villas, dual occupancies, Integrated Housing designed forlots less than 450m2 etc. and permanent self-contained caravan park accommodation

• one (1) bedroom 50 • two (2) bedroom 67



Description Percentage

• three (3) bedroom 90 • four (4) or more bedrooms 100

High density (3 or more storeys) • one (1) bedroom 50 • two (2) bedroom 67 • three (3) bedroom 90 • four (4) or more bedrooms 100

Boarding houses, guest houses, hostels, B&Bs etc • not self-contained, shared facilities for cooking, laundry

and bathrooms per bedroom not dormitory or bunkrooms

25

• partially self contained, shared facilities for cooking &laundry but own ensuite per bedroom not dormitory orbunk rooms

35

• not self-contained, shared facilities for cooking, laundryand bathrooms per bed, dormitory or bunk rooms

12.5

• partially self contained, shared facilities for cooking &laundry but own ensuite per bed, dormitory or bunkrooms

17.5

• B&Bs are currently contributions exempt for a trial period Nil

Motel unit

• partially self contained (shared facilities for cooking &laundry but own ensuite) 25

• self contained (ensuite and kitchen) Equates to a 1bedroom unit. For motel suites in excess of 1 bedroom,apply the percentages for high density units

50

Aged unit where the development is approved under SEPP (Seniors Living) or the Applicantdemonstrates to Council's satisfaction that the development will be occupied by olderpersons as defined in the SEPP and the maximum occupancy for any unit is 2 persons

• self contained (ensuite & kitchen) 1 bedroom 40

• self contained 2 bedroom 55

• self contained 3 or more bedrooms 75

Nursing Home/Hostels

• High Dependency/Residential Care Facility (per bed) Nil

• Low Dependency/Hostel (per bed) 35

Caravan parks and or camping sites

• transient, not permanent (not self-contained) 25 • transient, not permanent (partially self-contained) 35



Description Percentage

• permanent (not self-contained) 25 • permanent (partially self-contained, ensuite) 35

• permanent (self-contained, ensuite & kitchen) see flats, units,

townhouses etc

Note: Residential Development means any use listed in this table whether or not the use is intended for temporary, short term, long term, permanent, or tourist accommodation.

2.16 Contributions Formulas The Contributions rate is calculated as follows:

Contributions Rate = (Per Lot or ET)

( ) OPP

IATC×

+×

Where, TC = Total Cost of Facility A = Apportionment attributable to new development I = Interest on loan on apportioned amount attributable to growth P = Estimated Population Increase OP = Occupancy Rate

2.16.1 Administration Building The Contributions calculation for the future works is based on 77% apportionment, and is detailed below:

Contributions Rate = (Per Lot or ET)

( ) 00.578$44.2649,38

78.722,882,2$%77000,170,8$=×

+×

2.16.2 Completed Works The following calculation is relevant for the purposes of the completed works undertaken by Port Macquarie-Hastings Council. There is no interest component and the calculation is based on 18.6% apportionment:

Contributions Rate = (Per Lot or ET) 00.66$44.2

011,16%6.1800.294,356,2$

=××

2.16.3 Works Depot The final calculation is for the administration-building component of the Thrumster Works Depot. No interested is calculated, as Council is yet to determine whether borrowing funds will be required to commence the project in 2011. The calculation is based on 36% apportionment:



Contributions Rate = (Per Lot or ET) 00.40$44.2

649,38%3600.450,781,1$

=××

Therefore, the total Contributions figure to be charged new development under this Contributions Plan is:

00.684$00.40$00.66$00.578$ =++



3 PART C – Expected Development & Demand for Public Facilities

3.1 Development Background The Port Macquarie-Hastings Council LGA contains approximately 70,200 residents, present day, within an area of approximately 368,100 hectares. In terms of settlement hierarchy, the Port Macquarie urban area is the major population and service centre with a population of 37,405 people (2001 Census). Other towns include Wauchope to the west on the Port Macquarie-Hastings Council River and the coastal settlements of Lake Cathie, Bonny Hills, Laurieton and Camden Haven to the South. Villages include Comboyne, Beechwood, Kew, Kendall, Long Flat, Telegraph Point and Herons Creek. Smaller rural enclaves include Rollands Plains, Pappinbarra, Hollisdale, Ellenborough, Rawdon Island, Lorne and Sancrox. The coastal area of the Port Macquarie-Hastings Council has experienced rapid population growth since the late 1960’s, with the Port Macquarie Township being the focus centre of growth. The Hastings Council Urban Growth Strategy (HUGS) population projections indicate a population increase of approximately 8000 people every 5-years up to 2021. The Mid-North Coast is a desirable place to live and the Port Macquarie-Hastings Council LGA is experiencing a significant net in-migration of families and retirees to the area. A majority of the population growth will be catered for in the coastal urban areas of Port Macquarie and Lake Cathie/Bonny Hills, with flow on effect for Wauchope and Camden Haven. These factors have resulted in the Port Macquarie-Hastings Council experiencing both redevelopment of older urban development, especially Port Macquarie, and sprawling greenfield subdivisions on the urban fringes.

3.2 Current Population The 2001 Census identified that 58.6 percent of the LGA’s population resided in Port Macquarie. The population of the individual townships in the LGA and their growth characteristics differ substantially. The following table shows the distribution of the Port Macquarie-Hastings population throughout the LGA, upon which this plan is based. Table 6 - Port Macquarie-Hastings Population Distribution

Locality

Population (2004 estimate)

Port Macquarie 38, 998Innes Peninsular 1,805Sancrox/Thrumster 1,450Lake Cathie / Bonny Hills (Area 14) 4,670Wauchope 5,435Camden Haven 9,481



Rural Western 7,405

Total: 70,200 The 2004 base population is adopted as the start date to be consistent with the previous plan, Port Macquarie-Hastings Section 94 Administration Building Contributions Plan Version 1.2, which is repealed by this plan.

3.3 Anticipated Development and Population Growth Council has prepared population projections for the LGA, which has resulted in the preparation of the following four documents:

Hastings Council Urban Growth Strategy (HUGS), adopted by Council May 2001 and endorsed by the Director General of DIPNR August 2001.

Camden Haven Urban Growth Strategy (CHUGS), adopted by Council June 2003 and endorsed by Director General of DIPNR September 2003.

Wauchope Urban Growth Strategy (WUGS), currently in draft. Rural Residential Release Strategy adopted by Council on 22 March 2004 and

the Director General of DIPNR on 20 April 2004. The aim of the above documents is to accommodate and guide population growth in the LGA through to the year 2021 by:

Urban consolidation, particularly Port Macquarie: Expansion of Area 14 (Lake Cathie/Bonny Hills) based on Sewage Treatment

Plant expansion to 12,000 EP, with deferral of approvals for further urban development of residential-zoned land in Area 14 until infrastructure service capacities are adequate;

Development of Area 13 New Town (West of Port Macquarie); Providing sustainable urban settlement; Providing land release strategies consistent with community needs and

aspirations; and To protect the environment, character and amenity of the Port Macquarie-

Hastings LGA. Population projections provide an indication of the future demand for public facilities. Council has reviewed its projections for the future population of the LGA and in this plan those projections are used as a basis for determining the appropriate Contributions which should be levied on new development which generates increased population. Council’s population projection by Township/locality, for the period 2004 to 2024 is shown in Table 7 below:



Table 7 - Population Projections, HUGS

Notes: Growth estimates are based on the adopted medium projections in HUGS.

3.4 Proposed Works Port Macquarie-Hastings Council is responsible for the everyday running of the Port Macquarie-Hastings Council Local Government Area. The Council’s civic functions are wide-ranging, and must be carried out in such a way as to provide an adequate, equitable and appropriate service to a growing community. This Council’s adopted mission is: "To provide leadership and meet the community's needs in an equitable and inclusive way that enhances the area's environmental, social and economic qualities." Council’s main administration office in Port Macquarie represents the principal item of infrastructure necessary for Council to provide this service. The administrative office building is now over 12 years old, and with the area’s growing population it has been necessary for Port Macquarie-Hastings Council to plan for a number of significant improvements, additions, and refurbishments to this building to more adequately undertake its function of servicing the needs of the Port Macquarie-Hastings Council community. Further Council’s Koala Street Works Depot is to be replaced with a larger facility at Thrumster to make way for the final stages of Wayne Richards Park sporting fields. Some administrative offices will be located at the Thrumster-Depot facility. Therefore works include:

Port Macquarie 38,998 50,529 11,531 23%

Innes Peninsula 1,805 7,568 5,763 76%

Sancrox/Thrumster 1,450 8,404 6,954 83%

Lake Cathie / BonnyHills

4,670 11,018 6,348 58%

Camden Haven 9,481 13,481 4,000 30%

Wauchope 5,435 7,679 2,244 29%

King Creek 956 1,781 825 46%

Rural (Western) 7,405 8,389 984 12%

Totals 70,200 108,849 38,649 36%

Increase No.

Increase %

Growth Areas 2004 Estimate 2027 Estimate



• Refurbishments to the customer service floor (one-stop-shop) and various public

meeting rooms – completed in 2002;

• Major computer systems upgrade, including an upgrade to Council’s radio network, and GIS & GPS systems – completed in 2002;

• Future computer installations and upgrades programmed over the next 10 years;

• Future floor-area & car park extensions to the Administration Building on corner

of Lord & Burrawan Streets – proposed to be undertaken in 2011.

• Future Works Depot - Thrumster Admin Facilities – Depot to be commenced in 2011.

This plan sets out the means of calculating a reasonable Contribution towards the expansion and embellishment of Council’s administration infrastructure commensurate to the demand created by population growth generated by new development. This Contributions plan will apply to all residential development that occurs within the Port Macquarie-Hastings Council Local Government Area.

3.5 Causal Nexus

3.5.1 Administration Building Council has a number of legislative, administrative, strategic and financial functions that are necessary to ensure the efficient delivery of customer service to the community. These functions include:

Financial, rating and administrative procedures; Environmental health; Recreation services; Tourism; Community & social services; Strategic planning & statutory development control; Road, drainage and infrastructure design; Coordination of emergency services; Administration of the Companion Animals Act; Parks & Gardens administration & design; Public property management.

Port Macquarie-Hastings Council’s administration building, on the corner of Lord and Burrawan Streets, Port Macquarie is the principal accommodation for the office-based needs of these functions. The existing administration building was built, and first occupied at the start of 1991 and has a floor area of 4200sqm. The population of the Port Macquarie-Hastings Council LGA at that time was 49,448 persons. The total staff numbers for the Port Macquarie-Hastings Council Network in 1991 was 510, of which 187 were directly



accommodated in the Burrawan Street office. Other than for minor fluctuations in casual staff numbers, the total number of staff for Port Macquarie-Hastings Council has varied little since this time, averaging at 500 persons over these 12 years. The 2004 staffing total for the Council was 492 persons, 194 of which are accommodated in the Lord & Burrawan Streets office. In this same period, the population of the Port Macquarie-Hastings Council LGA increased from a figure of 49,448 in 1991 to approximately 70,200 in 2004, an increase of around 3% per annum. Based on figures contained in the Port Macquarie-Hastings Council Urban Growth Strategy (HUGS) the Port Macquarie-Hastings Council LGA is expected to continue to experience an annual population growth rate varying between 1.5% and 2.5% p.a. to 2027, at which time the LGA’s population is expected to be 108,849 based on medium projections. History has shown administration infrastructure to approximate a 10-year life span before significant upgrades and/or expansion is necessary to accommodate the demands associated with the population growth of the region. The existing building is now over 12 years old, with the only (internal) refurbishments & improvements of any significance having occurred within the last 12 months. The refurbishment of the customer service counter in the Lord & Burrawan Streets office is an example where Council recognised the need to improve efficiency in the delivery of service to the growing community. Despite these recent works, the need for additional public meeting rooms has already been identified as critical to cater for future growth in the community’s population. The recent computer systems & GIS upgrade has also been introduced in direct response to the increased pressure being placed on Council’s service functions resulting from increased development activity, financial transactions, and administrative demands directly generated by this population growth. In the immediate future, a major expansion of the administrative office will also be necessary as additional staff is accrued, additional resources and hardware is acquired, and existing floor space is taken up by the various planned improvements to the building. Essentially a 75% expansion (3000sqm) of the existing floor space of the office building is envisaged, to accommodate the expected increase in the population by approximately 32% over the next 20 years. Various options for the expansion of the Council’s administration centre have been explored including the acquisition of a new site, the construction of a new building in close proximity to the existing offices, the erection of a third storey to the existing facility, and the expansion of the existing building footprint. The latter option is the most cost efficient option available to the Council.

3.5.2 Works Depot – Thrumster Council’s current aging facility in Koala Street is due for replacement as the final stages of Wayne Richards Park are completed in 2008. A new facility is proposed in the Thrumster region to the west of Port Macquarie. To facilitate an efficiently run depot facility, some administrative office space will be required on site at the depot and with



the use of modern technology, will be connected directly to the Lord & Burrawan Street’s Information Technology systems.

3.5.3 Newberry Test New residential development and population growth will create additional demands for the provision of public amenity, facilities and public services managed by the Council. Clearly, there is a need for Council’s service functions to respond to the growth of the LGA’s population, and to be provided at a rate commensurate with the average annual increase of more than 1.5 % still expected to occur into the future. It has been previously established by the Land & Environment Court that a Council’s administration office is representative of the infrastructure directly enabling the provision of public services and amenities within the meaning of S.94 of the EP&A Act 1979, and thereby satisfies the Newberry test of validity as a planning purpose for which Contributions may be sought in a Contributions plan. The physical and temporal nexus for the identified works is described in more detail below.

3.6 Physical Nexus The physical nexus indicates the reasons for the location of the particular facility(s) to be provided. The location of the Administration Building is shown in Figure 2whilst the location of Works Depot is shown in Figure 3.

3.6.1 Administration Building With respect to the planned additions to the existing administration building, the decision to augment this facility, rather than select a new location for a separate building has been taken for the following reasons:

The Burrawan Street site is owned by Council currently, and thereby negates the need to spend significant monies on the acquisition of property;

The site & immediate surrounds are already recognized as a civic/public space and are familiar to the Port Macquarie-Hastings Council community as the location at which Council undertakes its primary administrative functions;

The existing building is located within a commercial district, recently rezoned to 3(b) Special Business, thereby enabling the establishment of complementary businesses in close proximity to the Council;

There are a number of existing Council-related businesses established within this area that benefit from the close proximity to Council’s administrative centre;

The existing building is designed in such a way as to enable the expansion of its floor area at relatively minimal cost;

Segregation of Council’s service functions over various locations restricts effective communication and sharing of resources.



3.6.2 Works Depot – Thrumster As the current Koala Street facility is proposed to be demolished to make way for the final stages of the Wayne Richards Park sports fields, a new facility central to the existing and future populations of the Port Macquarie-Hastings Council LGA is required. Thrumster is identified for significant ‘new-town’ residential expansion under the Area 13 – Urban Design Master Plan. Thus the facility will be ideally located for Council’s outdoor staff and the provision of their service to the existing and future areas of the LGA. Figure 2– Administration Building Location

3.7 Temporal Nexus The temporal nexus indicates the staging and provision strategy chosen for the establishment of the administrative and support facilities. The timing nexus is twofold in that some works covered by this Contributions Plan have already been completed, while others are yet to occur. In respect to the completed works, the timing has regard to the date of completion of the various improvements & refurbishments, relative to the life expectancy of those resources and infrastructure provided. The timing of the future works is based on undertaking the administration building extensions and construction of the Works Depot within the next five years. Future



computer and systems upgrades identified in this Contributions plan will be ongoing and will occur on an as-needs basis. Figure 3- Approximate Location of Future Port Macquarie Works Depot

3.8 Apportionment

3.8.1 Administration Building – Refurbishments & Computer Upgrades

A portion of the administration office refurbishments provided by Council has been necessary to accommodate future needs, but also maintain an adequate standard of service to meet the demands of the current population. In this respect, the recently completed one-stop shop, as well as the recent, and future computer hardware & software upgrades are designed to provide for the needs of the growing population over the next 10 years, but will also provide improved and more efficient service to the existing Port Macquarie-Hastings Council community. It is therefore reasonable to apportion only 18.6 % of the cost of these resources to the demands generated by new development. This figure has regard to: Estimated Population 2004 70,200Estimated Population 2014 86,211Estimated Population growth 16,011Population growth apportioned over total population (i.e. calculated to life expectancy of works)

18.6 %



3.8.2 Administration Building Extensions Future expansion of the administration building, extended car park and interest repayments on the loan required to be taken out for these works, are all in direct response to the increased demands generated by the area’s growing population. The proposed building expansion of 3000sqm is envisaged to accommodate the existing and proposed population from 2004 to 2027. The present 2004 population is estimated to be 70,200 with a projected growth over the next 23 years (by 2027) to 108,849 based on medium projections. Therefore, the cost of the future works has been apportioned at 77% as follows:

( )( ) =×

×× 100

EPAFSPGEFS Percentage of expansion attributable to growth

Where, EFS = Existing Floor Space AFS = Additional Floor Space PG = Population Growth to 2027 EP = 2004 Population Thus,

( )( ) =×

×× 100

200,70000,3649,38200,4

sqmsqm 77% of expansion attributable to growth

3.8.3 Works Depot - Thrumster The present population is estimated to be 70,200 with a projected growth to 108,849 by 2027. From this the proportion of the Depot Facility attributable to growth is 36%. This equates to $641,322.00 of the funding of the facility being growth related. This funding will be recouped as contributions are received for the full growth to 108,849 people, estimated to be approximately 25-years.



4 BIBLIOGRAPHY

• Australian Bureau of Statistics, 2001 Census • Australian Bureau of Statistics Data:

• Census Collector Districts Comparisons 1981-2001 • Population Projections by CCD Data • Structure of Dwellings by Number of Persons • Port Macquarie-Hastings Council Land Use Data • Housing Balance Data • CPI Index

• Development Contributions Practice Notes – July 2005, DIPNR

• Port Macquarie-Hastings Council Community Profile 2003, Port Macquarie-

Hastings Council, 2003 • Port Macquarie-Hastings Council Urban Growth Strategy 2001, Port

Macquarie-Hastings Council, 2001

• Port Macquarie-Hastings Council Open Space Community, Cultural and Recreation Facilities Study – Recreation Planning Associates, August 2002

• Transport and Population Data Centre NSW SLA Population Projections,

2001 to 2031, 2004 Release - Detailed Data, Version 1.2, DIPNR

5 Dictionary “Bed & Breakfast Establishment” means a building used as a single dwelling and for providing holiday accommodation. Such holiday accommodation is to be limited to three bedrooms and is not to include self-contained accommodation. “Capital cost” means all of the costs of a one-off nature designed to meet the cost of providing, extending or augmenting infrastructure. “Catchment” means a geographic or other defined area to which a contributions plan applies. “Cluster Housing” means integrated residential development that consists of:

• The subdivision of land into 3 or more allotments; and • The erection of single dwelling on each of the allotments to be created by that

subdivision provided that the erection of the dwelling occurs prior to the issue of a subdivision certificate.



“Community infrastructure” means infrastructure of a communal, human or social nature, which caters for the various life-cycle needs of the public including but not limited to childcare facilities, community halls, youth centres, aged persons facilities. “Contributions Plan” means a public document prepared by council pursuant to s94EA of the Environmental Planning and Assessment Act. “Development” means:

• the erection of a building on that land • the carrying out of a work in, on, over or under that land • the use of that land or of a building or work on that land • the subdivision of that land.

“Dwelling” means a room or suite of rooms occupied or used so as constructed or adapted as to be capable of being occupied or used as a separate residence. “Developer Contributions” means a monetary contribution, the dedication of land free of cost or the provision of a material public benefit. “Dual Occupancy” means 2 dwellings, whether attached or detached, on a single lot. “Granny Flat” means a dual occupancy where the secondary dwelling contains only one (1) bedroom (with no separate studies or other similar rooms) and has a floor area of 50m2 or less. “Integrated Housing” means the same as cluster housing. “Material Public Benefit” does not include the payment of a monetary contributions or the dedication of land free of cost. “Nexus” means the relationship between the expected types of development in the area and the demand for additional public facilities to meet that demand. “Planning agreement” means a voluntary agreement referred to in s93F of the Environmental Planning and Assessment Act. “Planning authority” means:

• a council, or • the Minister, or • the corporation, or • a development corporation (within the meaning of the Growth Centres

(Development • Corporations) Act 1974), or • a public authority declared by the EP&A Regulations to be a planning

authority for the purposes of this Division. “Planning benefit” means a development contribution that confers a net public benefit, that is, a benefit that exceeds the benefit derived from measures that would



address the impacts of particular development on surrounding land or the wider community. “Planning obligation” means an obligation imposed by a planning agreement on a developer requiring the developer to make a development contribution. “Public” includes a section of the public. “Public benefit” is the benefit enjoyed by the public as a consequence of a development contribution. “Public facilities” means public infrastructure, facilities, amenities and services. “Public purpose” is defined in s93F(2) of the Environmental Planning and Assessment Act to include the provision of, or the recoupment of the cost of providing public amenities and public services (as defined in s93C), affordable housing, transport or other infrastructure. It also includes the funding of recurrent expenditure relating to such things, the monitoring of the planning impacts of development and the conservation or enhancement of the natural environment. “Recurrent costs” mean any cost, which is of a repeated nature that is required for the operation or maintenance of a public facility. “Residential Development” means any use listed in table 4 whether or not the use is intended for temporary, short term, long term, permanent, or tourist accommodation. “Residential Flats” means a building containing three or more self-contained dwellings, whether or not those dwellings are use for short stay holidaymakers, including serviced or managed apartments; or for permanent accommodation either being leased or owner occupied. “Thresholds” means the level at which the capacity of an infrastructure item is reached or the event which triggers the requirement for the provision of a facility. “Utility service” means basic engineering services such as power, water, sewerage and telecommunications. “Works-in-Kind” means the construction or provision of the whole or part of a public facility that is identified in a works schedule in a contributions plan.

End

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