Local Roads and Traffic Infrastructure Section 94 Developer ......Local Roads and Traffic Infrastructure Section 94 Developer Contribution Plan 2015 Contents Notes and Corrections

Local Roads and

Traffic Infrastructure Section 94 Developer Contribution

Plan 2015

Effective from 11 February 2016

Bellingen Shire Council Administration Centre

Hyde Street Bellingen NSW 2454

Certification

This document titled Local Roads and Traffic Infrastructure Section 94 Developer Contribution Plan 2015 is authorised under Section 94 of the Environmental Planning and Assessment Act (1979) and was adopted by Bellingen Shire Council on 27 January 2016, and commenced on the 11 February 2016

General Manager

Bellingen Shire Council

Local Roads and Traffic Infrastructure Section 94 Developer Contribution Plan 2015 Contents Notes and Corrections to this Issue 4 Abbreviations 5 References 6 Part A: Introduction, Operation and Administration of the

Contribution Plan 1. Introduction 8 2. Administration and Operation of the Plan 11

Part B: Community Profile and Population Estimates 3. Community Profile 18 4. Population Projections 21

Part C: Principles of the Plan 5. Principles of Reasonableness and Apportionment 24

Part D: Works Schedule and Cost Apportionment 6. Works Schedule 28 7. Allocation of Existing Contributions 30 8. Determination Contribution Rates 31

Part E Contribution details for each Contribution Catchment 9. Contribution Catchment Maps,Works Schedules and Catchment Contribution Rates 35

Bellingen Shire Council Page 4 of 69

Local Roads and Traffic Infrastructure Section 94 Developer Contribution Plan 2015

Notes and Corrections to this Issue The following corrections have been made to this document:

Nil to date



Abbreviations Council Bellingen Shire Council The Plan The Local Roads and Traffic Infrastructure Developer Contribution Plan 2015 LGA Local Government Area EP&A Act NSW Environmental Planning and Assessment Act, 1979 EP&A Regulation NSW Environmental Planning and Assessment Regulation 2000 CPI Consumer Price Index (All Groups – Sydney) TPC Total Project Cost



References New South Wales State and Local Government Area Population, Housing and Dwelling Projections: 2014 Final - New South Wales Planning & Environment National Census of Population and Housing - Australian Bureau of Statistics, Canberra (2006 & 2011) Bellingen Shire Growth Management Strategy - GHD Pty Ltd, Coffs Harbour (August 2007) Bellingen Shire Economic Profile 2014 - Lawrence Consulting



Part A

Introduction, Operation and Administration of the Contribution Plan



1 Introduction

1.1 Name of Plan This Section 94 Developer Contribution Plan has been prepared by Bellingen Shire Council (Council) in accordance with the provisions of Section 94 of the New South Wales Environmental Planning and Assessment Act 1979 (EP&A Act) and Part 4 of the Environmental Planning and Assessment Regulation 2000 (EP&A Regulation). The Plan is named the “Local Roads and Traffic Infrastructure Developer Contribution Plan 2015”. 1.2 Commencement of Contribution Plan This contribution plan is prepared pursuant to the provisions of Section 94 of the EP&A Act and Part 4 of the EP&A Regulation and is effective from 1 February 2015 1.3 Area the Plan Applies This development contribution plan applies to all land within the area of the Bellingen Shire Local Government Area (LGA) as described in Part E. The Plan applies to applications for development consent and applications for complying development certificates under Part 4 of the Act. 1.4 Background to Section 94 Contribution Plans Section 94 of the Act authorises Council to levy contributions from developers as a condition of consent for the provision of public infrastructure, facilities and services that are required as a result of increased development. The Section 94 Plan is a public document and describes Council’s policy on developer contributions. A Section 94 contribution plan details the expected increase in demand as a result of new development and links this to an increased demand for local public services, facilities and infrastructure to be provided through developer contributions. This ‘nexus’ is one of the underlying core principles of Section 94 and is the key factor in deciding if a contribution can be sought. A contribution plan must contain a description of how the contribution rate has been determined, including the formulae for determining the rate, the contribution rates, the works schedule, and the timeframe for expenditure and project delivery. The Plan needs to be flexible so it is able to respond to the changing needs of an area and it should allow for the planned and efficient provision of facilities and infrastructure expected to be required as a result of, or to assist, new development. A Plan needs to operate over a specific period of time, which in this case is 10 years, to enable a determination to be made on the infrastructure, facilities and services to be provided for the predicted rate of development during that period. The Plan should be reviewed and amended, if necessary, at the programs mid point (5 years), however the Plan may be reviewed at any time during the period of operation. Council can only levy a contribution if it is satisfied that a development, which is the subject of a development application, will or is likely to require the provision of, or increase in the demand for, public facilities within the area. Contributions may be in the form of monetary payments, dedication of land at no cost to council, the provision of a material public benefit, or a combination of these.



The ability to fund new works facilities and the upgrading of existing infrastructure in the community through the use of Section 94 contributions is important for Council. Through the use of developer contributions Council can reduce the cost and impact to existing residents in the Local Government Area for the provision of additional services and infrastructure generated by new development. The utilisation of Section 94 contributions helps to maintain the existing level of service for the community while ensuring an equivalent level can be provided for the incoming population. 1.5 Purpose of the Contribution Plan This Plan satisfies the requirements of the EP&A Act and EP&A Regulation. The Plan authorises Council:

to require the payment of a monetary contribution, or

to require the dedication of land in lieu of paying the monetary contribution, or

to accept the provision of a material public benefit including the dedication of land, or

to accept the carrying out of work under an in kind agreement, towards the provision, extension or augmentation of public road infrastructure that is likely to be required as a consequence of the potential increased demand due to development in the Bellingen LGA. The purpose of this Plan is to:

provide the framework for the efficient and equitable determination, collection and management of development contributions towards the provision of public amenities and services,

ensure that all new development that is likely to benefit from the provision of public facilities and services contributes towards their provision,

determine the likely development patterns and needs of the population which will result from that development,

ensure that the existing Bellingen Shire community is not unreasonably burdened by the provision of public facilities and infrastructure required as a result of the ongoing development and redevelopment undertaken within the Bellingen LGA,

provide an overall strategy for the coordinated delivery of public facilities and infrastructure consistent with Councils strategic plan and management plan,

provide a comprehensive and transparent strategy for the assessment, accounting and review of development contributions made under Section 94 of the Act and EP&A Regulation for the Bellingen LGA, and

indicate a program of works and capital expenditure for the provision of public works required as a result of development within the Bellingen LGA.

1.6 Relationship to Other Plans From the commencement date of this Plan the following plan is repealed:

Bellingen Local Roads and Traffic Infrastructure Section 94 Developer Contribution Plan 2009

Contributions raised and paid under the authority of this superseded plan will be directed towards the respective facilities and infrastructure described in the Work Schedule of this Plan. This Plan incorporates the outstanding fund balances of the superseded plan current at the time of this Plan’s introduction. Contributions levied under the previous plan may be adjusted according to movements in the Consumer Price Index (CPI). This would arise where the timing of the payment of the contribution is at



least one (1) year from the date of development consent, which contains the conditions imposing the Section 94 contribution. 1.7 Amenities, Facilities and Infrastructure for Levied Contributions This contribution plan establishes strategies that allow section 94 contributions to be levied towards the provision of the following categories of infrastructure or service, provided these relate to the need generated through increased development demands:

Local road upgrades – widening, vertical and horizontal realignment, reshaping

Bridge upgrades – widening, realignment, raising

Intersection upgrades – widening, auxiliary lanes, delineation

Cycleways and shared pedestrian/cycleways

Off street parking

Works delivery infrastructure (depots) 1.8 Contribution Plan Structure The contribution plan is structured in five parts: Part A: details essential components of the Plan, including the basis for preparing a development contribution plan, describes the operation and administration of the Plan, defines the area affected by the Plan and its relationship to other plans. Part B: provides details of the need for public facilities planned, including the expected development and population characteristics of the Bellingen LGA and the plan for the delivery of required facilities and infrastructure. Part C: provides details on the strategies to deliver each of the categories of facilities and infrastructure, including the causal, spatial and temporal link between the expected development and the facilities required, and the philosophy, standards and manner of facility and service delivery. Part D: details the overall Work Schedule, the allocation of existing contributions and the method used to determine contribution rates. Part E: provides Contribution Catchment Maps, details the Work Schedules for each Contribution Catchment and provide a summary of specific Contribution Rates for each Contribution Catchment.



2 Administration and Operation of the Plan 2.1 Operation of the Plan Section 94 permits Council to require developers to provide or assist in the provision of new facilities and infrastructure required as a result of new development. The mechanism to require the contribution is through the development assessment process. In determining a development application or issuing a complying development certificate, Council may impose a condition of consent requiring the payment of a monetary contribution, dedication of land and / or works in kind, in accordance with the provisions of the plan. This plan identifies the quantum of contribution to be levied on an individual development, and what facilities and infrastructure the contribution is to be directed towards. Such details are to be included in the respective development approval. The parameters and assumptions used to identify contributions and the works as a result of development occurring are dynamic. As a result it will be necessary to review this Plan periodically. Information on the contributions received, and details of how these contributions have been applied towards the provision of the public amenities and services described in this Plan, will be reported in Council's annual financial statements. A register of contributions received under this Plan will also be maintained and made publicly available by Council. 2.2 Life of the Plan This Plan seeks development contributions for facilities and infrastructure required as a result of population increases occurring over the next ten year period. Estimated rates of development and population projections undertaken to identify growth in the Bellingen LGA for the period from 2011 to 2031 have been used as a basis for determining contribution rates. 2.3 Contribution Formula The formula used to determine the contributions regarding each type of facility and service are set out in Part D of this Plan. The formula has been based on a generic contribution that applies to each facility or infrastructure item. The contribution rates for residential development are calculated on a per person basis, and then converted to a “per dwelling bedroom occupancy rate” or where applicable a “per new lot rate”. A summary of the contribution rate for each Contribution Catchment is provided. The contribution rates will be indexed according to the CPI set out in Section 2.11. 2.4 Payment of Contributions The amount of developer contributions will be determined as a part of the assessment of a development application and will appear as a condition of approval on the respective development consent issued under Section 80 of the EP&A Act. The consent will include a condition indicating the timing, amount of payment and the specific public amenity or service in respect of which a condition is imposed. The dedication of land, provision of a material public benefit, or works in kind, or payment of a monetary contribution are to be made prior to the issue of a construction certificate. In the case of subdivision, the contribution is to be made prior to the issue of the subdivision certificate.



Where a developer negotiates a material public benefit, works in kind or dedication of land in lieu of paying a monetary contribution required under this Plan, the developer must also pay Council's reasonable costs for the management of this contribution plan. The amount of monetary contribution to be paid will be the contribution payable at the time of consent, and depending on when the development consent is acted upon, may be subject to reasonable adjustment due to movements in the financial indices and rates in Section 2.11. It is the responsibility of any person issuing a construction certificate to certify that the contributions have been paid to Council prior to the issue of the certificate. 2.5 Complying Development In accordance with Section 94EC it is the responsibility of an accredited certifier to accurately calculate and apply the Section 94 contribution conditions, where applicable. Deferred payments of contributions required by a condition of a complying development certificate will not be accepted. Payment of a monetary contribution is to be made prior to the issue of the construction certificate. In the case of subdivision, the contribution is to be made prior to the issue of the subdivision certificate. Section 94EC authorises an accredited certifier to impose a monetary contribution only. Material public benefit, works in kind or the dedication of land in lieu of paying the monetary contribution can not be imposed as a condition of complying development. 2.6 Voluntary Planning Agreement If an applicant does not wish to pay a levy in connection with the carrying out of a development, the applicant may offer to enter into a planning agreement with Council under Section 93F of the EP&A Act in connection with making a development application. Under the planning agreement, the applicant may offer to pay money, dedicate land, carry out works or provide other material benefits for public purposes. The applicant's provision under a planning agreement may be additional to or instead of paying a contribution in accordance with a condition of development consent authorised by this Plan. This will be a matter of negotiation with Council. The offer to enter into the planning agreement together with a copy of the agreement should accompany the relevant development application. Council will publicly notify the proposed planning agreement with an explanatory note relating to the agreement along with the development application and will consider the agreement as part of its assessment of that application. If council agrees to enter into the planning agreement, it may impose a condition of development consent under Section 93I(3) of the EP&A Act requiring the agreement to be entered into and performed. If Council does not agree to enter into the planning agreement, it may grant consent subject to a condition authorised by this Plan requiring the payment of a contribution. 2.7 Works In Kind and Material Public Benefits Council may allow applicants to make a contribution by way of a material public benefit for items not included in the Works Schedule, or by works in kind for items included in the Works Schedule as referred to in Section 94(5) of the EP&A Act. Council may, but is not obliged to, accept material public benefits or works in kind when:



agreement is reached between the developer and Council as to the proposed material public benefit or works in kind,

a monetary contribution in accordance with the Plan is unnecessary or unreasonable in the circumstances,

the value of the material public benefit or works in kind is at least equal to the value of the monetary contribution assessed in accordance with the Plan, and

the material public benefit of all works in kind will not prejudice the timing or the manner of the provision of the public facility for which the contribution was required.

Council may also accept a material public benefit for an item not included in the contribution plan work schedule where it considers the acceptance of that material public benefit will not create an unacceptable shortfall in contributions collected which may lead to difficulty in providing other items on the work schedule. The offer from an applicant or any other person entitled to that consent must be made in writing as part of the development application and include details of the extent and nature of the works proposed to be undertaken. 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 Council. Valuation of any land to be dedicated will be obtained by Council at the applicant’s expense. The cost of the dedication is to be borne by the applicant. The terms of the offer as accepted by Council will be included in the development consent. 2.8 Dedication of Land Dedication of land in lieu of monetary contributions for community facilities, open space or other infrastructure described in this plan will only be considered where the land has been previously identified as being required for that purpose and identified for acquisition by Council. Dedication of land will be required on an area basis in accordance with the rates in the Plan at the date of dedication. All costs of dedication are to be borne by the applicant, including but not limited to, survey, legal and administration costs. The land is to be in a condition suitable for its intended purpose cleared of all debris, weeds and waste materials and stabilised against erosion. The land is to have a compliance certificate from a registered testing authority stating that the land is free from contaminated and hazardous materials and substances. Council will not accept dedication of any lands otherwise. Land to be dedicated is to be shown on the Final Plan of Subdivision that accompanies the Subdivision Certificate application, and come under Council care and control upon registration of the subdivision. 2.9 Crown Development and Existing Development Where Consent Is Not Required Crown Development Where an application is made from a Crown Authority, Council can only impose conditions that are acceptable to that Authority or agreed to by the Minister of Planning. Existing Development where development consent not required There have been circumstances where buildings have been erected on lots and where at the time of erection, development consent was not required. If contributions were not, or could not, be levied at that time, Council cannot seek them on a later consent that does not create additional demand, and then only on the additional demand.



Existing Development without development consent Where, in the past, a development has proceeded that required development consent, but either:

consent had not been granted, or

consent had not been sought regardless of whether a contribution would or would not have been imposed, the development is liable for the contributions payable at the time the development requires to be legitimised. 2.10 Monitoring and Review of Contributions Council acknowledges the need to continually monitor and review this Contribution Plan. The contribution plan will be subject to review that will account for such matters as community need, provision costs, development rates, contribution affordability and performance of provision of works. In the event of Council identifying changes as a result of the review process, amendments to the contribution plan, (apart from the periodic adjustment of contributions that is provided for in Section 2.11 of this Plan, based on published indices), will be publicly exhibited in accordance with the requirements of the EP&A Regulation. Pursuant to Clause 32(3) of the EP&A Regulation, Council may make certain minor adjustments or amendments to the Plan without prior notice or adoption by Council. 2.11 Adjustment of Contributions Council will amend the contribution rates in line with movements in the Consumer Price Index (CPI) to ensure that the values of the contributions remain appropriate over the time of the Plan. The contribution rates listed in Part E will be amended annually and changed in accordance with the CPI to allow for changes in the cost of the provision of facilities. Contributions required as a condition of development consent will also be adjusted at the time of payment in accordance with the latest CPI (All Groups – Sydney) as published quarterly by the Australian Bureau of Statistics (ABS), using the following formula.

Contribution at the time of payment = C x CPI 2 CPI 1

Where: C - The original contribution amount as shown on the consent

CPI 2 - The CPI Number (All Groups – Sydney) currently available from the ABS at the time of payment

CPI 1 - The CPI Number (All Groups – Sydney) last published by the ABS at the time of coming into effect of the Plan, or subsequent amendment of the Plan

2.12 Accountability Financial management and accountability are important components of section 94, and Council is obliged to maintain an accurate and up to date register of all section 94 contributions. Monetary contributions received under the authority of this Plan must be recorded and kept through a separate account specifically established for this Plan. The records must indicate the contributions received, contributions expended and must include the interest, if any, earned on invested funds for each account.



These records shall be updated on a monthly basis. Separate accounting records shall be maintained for all Council's Section 94 contribution plans. Information on Section 94 accounts and funds relating to this plan shall be provided in a condensed format within Council's Annual Report in accordance with requirements of the EP&A Regulation. Information shall also be available in Council's contribution register relating to this Plan, which can be inspected at Council during normal business hours. 2.13 Deferment of Payments If Council’s policy at any given time is to allow deferred or periodic payment options for monetary Section 94 contributions it will be subject to consideration of a written application forwarded to Council prior to the due payment date for the contribution as occurs under this Plan. The decision to agree to such a request will be at the complete discretion of Council. In deciding whether to allow deferred or periodic payment of a monetary Section 94 contribution, Council will take into consideration the following:

the reasons provided by the applicant requesting a deferred or periodic payment

whether any prejudice will be caused to the community deriving benefit from the services being provided under this Plan

whether the deferment or periodic payment of the contribution is likely to prevent the facility or infrastructure being provided to meet the demands of development in a timely manner

whether the applicant has provided Council with adequate security in relation to the deferred or periodic payment

any other circumstances relevant to the case. If Council determines to allow the application, the arrangements relating to the deferred or periodic payment will not take effect until the applicant has entered into a written agreement with the Council reflecting the terms of the Council’s approval. If Council does decide to accept deferred or periodic payment, Council may require the applicant to provide a bank guarantee for the full amount of the contribution or the outstanding balance on the condition that:

indexing will be calculated from the date the contribution was due until the date of payment in accordance with Section 2.11

the bank guarantee be by a bank for the amount of the total contribution, or the amount of any outstanding contribution, plus an amount equal to 13 months interest plus any charges associated with establishing or operating the bank security

the bank unconditionally pays the guaranteed sum to the Council if the Council so demands in writing not earlier than 12 months from the provision of the guarantee or completion of the work

the bank must pay the guaranteed sum without reference to the applicant or landowner or other person who provided the guarantee, and without regard to any dispute, controversy, issue or other matter relating to the development consent or the carrying out of the development

the banks obligations are discharged when payment to the Council is made in accordance with this guarantee or when Council notifies the bank in writing that the guarantee is no longer required

where a bank guarantee has been deposited with Council, the guarantee shall not be cancelled until such time as the original contribution and accrued interest has been paid.



2.14 PooIing of Contributions This plan expressly authorises monetary Section 94 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. Monetary contributions collected under previous issues of this contribution plan, or under equivalent contribution plans to be superseded on adoption of this contribution plan, are authorised to be pooled and used for the purposes outlined in this plan. The pooling of these contributions for these uses are consistent with the purpose for which the contributions were originally collected, and they have been pooled because the intended original purpose has been either completed, abandoned or provided for by other means and/or the contributions are surplus. 2.15 Savings and Transitional Arrangements A development application submitted prior to the adoption of this plan, but not determined, shall be determined in accordance with the provisions of the Plan which applies at the date of determination of the application. The projects under the Works Schedule for this Plan incorporate previous developer contributions collected but not utilised. Any additional contributions received after the development and adoption of this Plan are to be utilised on projects outlined in the Shirewide Contribution Catchment.



Part B

Community Profile and Population Estimates



3 Community Profile 3.1 Introduction The Bellingen LGA community profile has been referred to for an understanding of the characteristics of the resident population of Bellingen Shire and to identify trends. The profile assists in projecting residential population growth and determining what facilities will be required to meet the needs of the population resulting from future development. The main data used is the NSW Planning and Environment “New South Wales and Local Government Area Population, Household and Dwelling Projections: Final 2014”. Reference has also be made to details from the ABS Census data held for 1996, 2001, 2006 and 2011 using the Bellingen LGA and postcodes 2453, 2454 and 2455. 3.2 Context and Contribution Catchments Bellingen Shire is located on the mid north coast of New South Wales and covers a total area of 1603 square kilometres. The Bellingen LGA encompasses a diverse range of terrain and is divided into three distinct geographic land types that distinguish the Shire and determine the patterns of settlement and development; the Plateau, the Valley and the Seaboard. Three significant town centres, Dorrigo, Bellingen and Urunga provide commercial and residential opportunities. Both Bellingen and Urunga are within a 30 minute drive of the regional centre of Coffs Harbour. Land use in the Shire has been primarily rural, and largely remains so, however proximity to the coast and Coffs Harbour has provided leverage for expanded residential and rural residential development, particularly in Bellingen and adjacent areas in the Valley, and along the seaboard at Repton and Hungry Head. Residential development within the established town centres is generally restricted to infill within existing residential precincts. A Growth Management Strategy for Bellingen Shire was prepared in 2007. This document has been referred to during the reassessment of previously determined Contribution Catchments in relation to potential development within the Shire. 3.3 Resident Population The resident population in Bellingen Shire has been experiencing a slow rate of growth in the period since 1996. The 2001 Census recorded 12,208 persons across the Shire, a decrease of 0.07% annually between 1996 and 2001. The 2006 Census records 12,416 persons indicating a 0.3% annual increase since 2001. The most recent Census in 2011 recorded a Shire population of 12,517 persons, an annual increase of 0.2%. Census figures typically undercount the estimated resident population. However they can provide an indication of general trends. Census figures can also be of value in determining qualitative aspects of the population such as those outlined in the following Section. 3.4 Dwelling and Household Characteristics 3.4.1 Overview Future housing development in Bellingen LGA is likely to be of a type that is focused on urban and near urban locations, with some growth in coastal and near coastal locations. It is anticipated that the choice of housing types are likely to broaden in the coming years and allowance has been made in this plan to consider a wider range of options for urban residential development including medium density.



Near urban or rural residential housing development is expected to remain the main component of the housing mix, as will a likely trend towards multi unit housing. However the demand for separate housing on urban residential lots is expected to remain the key housing choice. 3.4.2 Dwelling Types and Growth Table 3.1 provides the number of different types of dwellings in the Bellingen LGA for two periods, 2006 and 2011, as well as a percentage comparison for these different dwelling types with Regional NSW. Table 3.1 Dwelling Types and Growth between 2006 and 2011 (2011 Census)

Bellingen Shire 2006 2011 Change

Bellingen Regional Bellingen Regional from 2006

Dwelling Type Number % NSW % Number % NSW % to 2011

Separate house 5,123 88.7 81.7 5,217 87.9 81.5 +94

Medium density 363 6.3 13.6 379 6.4 14.0 +16

High density. 20 0.3 2.1 30 0.5 2.2 +10

Caravan, cabin, houseboat 210 3.6 1.9 246 4.1 1.7 +36

Other 59 1.0 0.6 56 0.9 0.5 -3

Not stated 0 0.0 0.1 4 0.1 0.2 +4

Total Private Dwellings 5,775 5,932 +157

3.4.3 Occupancy Rates The household occupancy rate for the Bellingen LGA in 2011 was 2.33 persons compared with a State average of 2.6 persons. The average occupancy rate of persons per dwelling for different dwelling types, based on the number of bedrooms, is provided in Table 3.2. Table 3.2 Occupancy Rates (for different dwelling types, per No. of Bedrooms: 2006 Census)

Number of bedrooms: 1 2 3

Dwelling Type

Detached housing 1.6 1.9 2.4

Semi detached, row or townhouse 1.2 2.3 2.3

Flat, unit or apartment 2.0 2.0 3.5

3.4.4 Dwelling Approvals Table 3.3 details the rate of dwelling approvals in the Bellingen LGA for the period from 2007 to 2014. Table 3.3 Dwellings Approvals in Bellingen Shire from 2007 to 2014 (Lawrence Consulting: Bellingen Shire Economic Profile 2014)

Year 2007 2008 2009 2010 2011 2012 2013 2014 Total

No. of Dwelling Approvals

33 40 31 47 27 19 18 25 240

The total number of approvals of 240 over the eight year period represents an average of 30 dwellings per year. However the number of approvals has been trending down with an average over the last four years to 2014 of 22 dwelling approvals per year. This trend supports the population projections



determined in Section 4 which are used to determine the contribution rates over the ten year period from 2016 to 2026 for this Plan. 3.4.5 Summary of Key Trends Emerging trends in the demographics of the Bellingen LGA which will assist in determining the requirements for new and upgraded infrastructure to meet changes in demand due to increase population can be obtained from analysis of available data provided through the Australian Bureau of Statistics (ABS) and other sources. Some key characteristics of the Bellingen LGA for consideration are:

A low population density of 7.7 persons per square kilometre

A higher than average unemployment rate coupled with a lower labour force participation rate

A low income population

Low dwelling densities

Lower than average occupancy rates for dwellings

A high proportion of fully owned dwellings In common with other coastal LGA’s Bellingen is experiencing an ageing population, however unlike other equivalent areas it is coupled with a declining birth rate and outward migration of persons aged 20 to 44 years. This trend is likely to continue over the longer term due to land supply factors and the LGA’s proximity to the regional city of Coffs Harbour. The ageing population will have some implications for the provision of future local road and traffic infrastructure, however over the time frame of this Plan these implications are not considered to be significant.



4 Population Projections 4.1 Projected population 2015 to 2025 This Section provides detail on the expected future residential population of the Bellingen LGA across new residential release areas, established urban and village areas and rural areas. Table 4.1 provides the projections of total population, households and implied dwellings provided in 2014 by NSW Planning and Environment. Table 4.1 Population, Household and Dwelling Projections

Bellingen Shire Year:

2011

2016

2021

2026

2031

Total Population 12,900 13,000 13,000 12,950 12,800

Total Households 5,400 5,500 5,560 5,700 5,700

Average Household Size 2.36 2.31 2.27 2.24 2.21

Implied Dwellings 6,150 6,300 6,400 6,450 6,450

Figures from NSW Planning and Environment State and Local Government Area Population, Household and Dwelling Projections: 2014 Final

4.2 Residential Development in Bellingen Shire Patterns of settlement across the LGA have traditionally supported lower density detached residential housing on larger blocks. Established urban areas, such as the townships of Bellingen and Dorrigo, have attracted incremental growth within the township cores, and on the edges, through the subdivision of small rural land parcels and or larger residential lots. Targeted new release areas at North Bellingen have provided a supply of new residential land since 1988. The coastal township of Urunga could potentially experience a period of higher growth with the release of up to 250 lots at South Urunga. The Contribution Catchment areas used in the “Local Roads and Traffic Infrastructure Section 94 Developer Contribution Plan 2009” were reviewed including an assessment of the Bellingen Shire Growth Management Strategy 2007, the current status of development and identified current and potential infrastructure requirements in the Bellingen LGA. In order to be consistent with the “Community Facilities and Open Space Infrastructure Section 94 Developer Contribution Plan 2014” the previously determined Contribution Catchments have been adopted for this Plan. These Contribution Catchment areas are as follows:

Catchment 1 Hydes Creek Road Residential New Release Catchment 2 Hydes Creek Road Rural Residential Release Catchment 3 Hydes Creek Road / North Bank Road Rural Residential Release Catchment 4 North Bellingen Rural Residential Release Catchment 5 North Bellingen Established Areas Catchment 6 East Bellingen / Nobles Lane Release Catchment 7 South Bellingen Established Area A

(Ford, Hill, Watson, Dudley, Park, Mary, Prince, Church) Catchment 8 South Bellingen Established Area B

(Crown, Connell, Endeavour, Tibouchina, Halpin, Dillon, Funda, Sara, Raymond) Catchment 9 South Bellingen Established Area C (William, South, Bowra, Watson, Robert, Coronation, Oak, West, Briner) Catchment 10 South Bellingen Established Area D (Business Precinct, Short Street) Catchment 11 Urunga Established Area Catchment 12 South Urunga Established Area Catchment 13 Hungry Head Rural Residential Catchment 14 Raleigh West Catchment 15 Repton



Catchment 16 Dorrigo Catchment 17 Shirewide

Maps showing the Contribution Catchment areas are given in Part E of this Plan. 4.3 Population Projections and Expected Development Trends Generally it is expected that there will be changes in population numbers which will not be evenly distributed throughout the Shire. In this regard it is expected that there will be a growth in dwellings which will predominantly occur in or near established urban centres and is more likely to be greater towards the coast. The freestanding detached dwelling is expected to remain the preferred choice of housing stock, however, medium density housing such as apartments and villa type development may become more popular as the community ages. Based on data available from NSW Planning and Environment the population of the Bellingen LGA is expected to remain relatively steady over the period from 2015 to 2025. However over this same period there is an expected increase of 170 implied dwellings which, based on the equivalent average household size, translates to an increase in population associated with additional dwellings of 386 persons. The contribution rates for new development determined in this Plan are based on this change in population figure. The estimated population increases for specific Contribution Catchments over the life of the Plan are given in Table 4.2. These population increases have been estimated having regard for the total area of the Contribution Catchment, the physical characteristics of the Contribution Catchment area in relation to development potential, details used in previous road contribution plans (in terms of proportion compared to total estimated population increase), analysis of census information and local knowledge and experience. Table 4.2 Estimated number of additional persons for each Contribution Catchment over the

life of the Plan

Contribution Catchment

No.

Area (ha)

Indicative potential lot

yield

Estimated No. of additional

persons over life of Plan

1 38.7 116 60

2 115.4 69 27

3 165.1 83 11

4 73.8 37 10

5 97.2 Infill 11

6 Not finalised

7 41 Infill 16

8 40.8 Infill 34

9 47.7 Infill 8

10 11.3 infill 7

11 140.4 Infill 40

12 139.9 245 99

13 63.9 32 14

14 353.9 71 11

15 286.4 Infill 14

16 339 Infill 24

17 Shire 386



Part C

Principles of the Plan



5 Principles of Reasonableness and Apportionment The underlying principle of the Section 94 legislation requires a contribution plan to meet the tests of reasonableness and accountability. It is the responsibility of Council to determine what is reasonable, however the concepts of fairness, equity, sound judgement and moderation are seen to underpin the definition. Reasonableness is demonstrated in terms of nexus between the contributing development and the infrastructure being provided through that contribution, and apportionment of costs. 5.1 Nexus The legislation requires that in order to demand a contribution for the road and traffic projects detailed in this plan, the plan must meet the three separate conditions of connectivity:

Causal nexus

Physical nexus, and

Temporal nexus

Causal Nexus Anticipated new residential development in, or close to, existing urban centres will place new demands on the established local road and traffic network. Greater capacity will be required at key local intersections and on local roads to meet the expected demand from the predicted increase in vehicles. Physical Nexus Contribution Catchments have been identified and determined with regard to the collective nexus between the projects and the community being served by the works. Temporal Nexus The schedule of works identifies projects being planned to be provided to satisfy the future demands on the local traffic network. The work schedule details the type and cost of projects to be provided within time frames related to expected contributions.

5.2 Types of Projects in Relation to Developer Contributions Population growth is predicted to occur within or near to established urban centres. The major proportion of development types are likely to comprise single freestanding buildings on new urban and rural residential lots on the fringes of town centres, however an increase across infill and dual occupancy sectors on existing lots in established urban areas will also increase. It should be noted that new residential development will not be equitably distributed across the Shire, nor can it effectively be predicted to occur within a specified time frame or pattern of release. Given that the nature of residential development is guided by a combination of particular market factors, which in turn are directed by broader political and financial influences such as employment, migration (external and internal) and age of the population, the forecast development timeframes may be affected . The increase in population associated with new housing development is forecast to be gradual over the life of this Plan, however growth spikes may occur within some sectors during the period. As a result, on average, a gradual increase in local traffic volumes will be experienced on the existing local road network requiring improvements to some specific infrastructure to provide greater capacity. Consequently this Plan has included consideration of requiring developer contributions for the following types of local road and traffic infrastructure projects:

Road widening and shoulder improvements



Pavement rehabilitation

Intersection improvements including construction of roundabouts

Traffic control and safety devices

Public transport infrastructure

Cycle ways

Bridge works associated with increased capacity

Delineation and signage

Related projects of regional or shirewide significance, including upgrade of main works depot. 5.3 Principles for Apportionment The approach to determining the rate of apportionment will vary depending on specific circumstances, however the critical tests of apportionment are that it is:

practical

equitable

based on best available information at the time

reasonable in the circumstance, and

publicly accountable The level of apportionment will vary with Contribution Catchment populations and degree of demand due to anticipated changes in population. The rate of apportionment is, in part, calculated on predicted rates of growth across the specific Contribution Catchments with consequent anticipated demand increase, measured against existing infrastructure capacity as well as the scale and type of work and the level of need. It should be noted that there is little detailed information available on the existing capacity of much of the local road network and the benefits in obtaining more accurate information are low compared to the costs involved. Consequently the level of apportionment is somewhat subjective due to this lack of detailed information and is based on assessing the factors outlined above along with local knowledge and experience. In this regard, where a project is required to provide increased traffic capacity or to service the needs solely or uniquely attributed to development in a Contribution Catchment, in most cases the development within that Contribution Catchment will be required to contribute based on the full cost of provision. Where the improvement will be shared with the existing community, such as where an existing intersection within an established area is upgraded to meet demands from new infill development, then the cost of that provision will be apportioned between the development and the existing community.



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Part D Works Schedule and Cost Apportionment



6 Works Schedule 6.1 Identified Works Schedule Development in identified areas, as determine by the adopted Contribution Catchments in Section 4.2, will have a potential impact on the existing local road network and traffic infrastructure due to increased traffic volumes. Specific projects, relevant to the types of works outlined in Section 5.2, to address potential deficiencies have been identified. The overall Local Roads and Traffic Infrastructure Work Schedule, including proposed project delivery timeframes, is provided in Table 6.1. The total project cost (TPC) is the estimated total cost of the project inclusive of all fees, charges, materials and labour costs based on commercial market rates and referenced against projects of equivalent type and scale and includes a pre-design contingency amount where relevant.



Table 6.1 Works Schedule Project Details

Project

No.

Description Unit Rate ($) Quantity Estimated

Cost ($)

Total

Project

Cost (incl.

conting-

ency) ($)

Delivery

Threshold

1 Wheatley Street (North Bank Road),

Bellingen - Upgrade between McNally

Street and McCristal Drive

lin. m 1,200 250 300,000 352,500 Post 2020

2 Intersection of Hyde Street and Bridge

Street, Bellingen - Upgrade

item 500,000 1 500,000 587,500 Post 2018

3 Bellingen Town Centre - Increased car

parking capacity

ea 12,000 20 240,000 282,000 Post 2018

4 Wheatley Street (Gleniffer Road),

Bellingen - Safety upgrade west of

Sunset Ridge Drive

lin. m 300 100 30,000 35,250 Post 2018

5 Hungry Head Cycleway, Urunga - Stage

2

item 230,000 1 230,000 270,250 Post 2018

6 Urunga Town Centre - Increased car

parking capacity

ea 12,000 6 72,000 84,600 Post 2024

7 Intersection of Hillside Drive and Pilot

Street, Urunga - Upgrade

item 150,000 1 150,000 176,250 Post 2020

8 Hungry Head Road, South Urunga -

Upgrade intersection with round-a-bout

at Hungry Head Beach access road

item 500,000 1 500,000 587,500 Post 2024

9 South Arm Road, Raleigh - Upgrade

shoulder

lin. m 1,000 450 450,000 528,750 Post 2018

10 Intersection of Bailey Street and Repton

Road, Repton - Upgrade

item 80,000 1 80,000 94,000 Post 2022

11 Intersection of Bailey Street and

Mylestom Drive - Realignment

item 120,000 1 120,000 141,000 Post 2022

12 Intersection of Hickory Street and Cedar

Street, Dorrigo - Traffic delineation

item 50,000 1 50,000 58,750 Post 2020

13 Deep Creek Bridge on Tyringham

Road, Dorrigo - Provision of shared

footpath/cycleway on bridge

item 204,000 1 204,000 229,500 Completed

14 Park Street, Bellingen - Upgrade Bus

Interchange

item 240,727 1 240,727 240,727 Stage 1

Completed

15 Perrys Road Tuckers Rock Road,

Repton - Upgrade intersection

item 350,000 1 350,000 393,750 Stage 1

Completed

16 Shire Works Depot - Upgrade item 4,670,242 1 4,670,242 4,670,242 Completed

17 Bellingen Main Street Project item 1,000,000 1 1,000,000 1,175,000 Post 2017



7 Allocation of Existing Contributions 7.1 Existing Contributions Council has collected contributions under previous contribution plans. These plans were based on a number of projections and assumptions. As part of revising the current local road and traffic infrastructure plan the previously collected contributions need to be reallocated in light of current circumstances and the revised works schedule. This Plan authorises these previously collected and unused contributions to be pooled and utilised for the Section 94 purposes outlined in Table 7.1. These allocations have been made in a way which will ensure as much as practical that there is a nexus between the development that contributed the funds and the benefits derived from the project. The allocations also take into account Council’s priorities and funding circumstances. Table 7.1 Allocation of previously collected and unused contributions

Project

No.

Description Contribution

Allocation

($)

Total: 2,438,552

1 Wheatley Street (North Bank Road), Bellingen - Upgrade between

McNally Street and McCristal Drive

335,832

2 Intersection of Hyde Street and Bridge Street, Bellingen - Upgrade 260,452

3 Bellingen Town Centre - Increased car parking capacity 186,323

4 Wheatley Street (Gleniffer Road), Bellingen - Safety upgrade west

of Sunset Ridge Drive

34,478

5 Hungry Head Cycleway, Urunga - Stage 2 84,740

6 Urunga Town Centre - Increased car parking capacity -

7 Intersection of Hillside Drive and Pilot Street, Urunga - Upgrade 147,317

8 Hungry Head Road, South Urunga - Upgrade intersection with

round-a-bout at Hungry Head Beach access road

568,136

9 South Arm Road, Raleigh - Upgrade shoulder 524,269

10 Intersection of Bailey Street and Repton Road, Repton - Upgrade 93,156

11 Intersection of Bailey Street and Mylestom Drive - Realignment 31,919

12 Intersection of Hickory Street and Cedar Street, Dorrigo - Traffic

delineation

22,181

13 Deep Creek Bridge on Tyringham Road, Dorrigo - Provision of

shared footpath/cycleway on bridge

86,646

14 Park Street, Bellingen - Upgrade Bus Interchange -

15 Perrys Road Tuckers Rock Road, Repton - Upgrade intersection -

16 Shire Works Depot - Upgrade 50,418

17 Bellingen Main Street Project 12,685



8 Determination of Contribution Rates 8.1 Apportionment of Project Cost Comparing the expected change in population within a specific Contribution Catchment over the life of the plan to the existing population in different associated areas provides a method of determining the demand which will potentially be created by the new development and consequently a means of apportioning the cost of each project between the new development and the existing population. For this Plan the apportionment of funding for a particular Contribution Catchment towards each specific project has been determined based on a ratio of the expected population increase in that Contribution Catchment over the life of the Plan (as determined in Section 4.3) to the existing population in an assigned area which predominantly would be expected to use a particular facility to which the project relates. The ratio is the expected population increase divided by the expected population increase plus the existing population of the assigned area. Predominant use of a project upgrade by the existing population has been based on the assigned areas and their estimated existing population figures given in Table 8.1: Table 8.1 Assigned areas for each project with estimated existing population figures

Project No.

Assigned area Estimated population

1 North-eastern Valley Rural Area and Northside Valley Urban Area 2,196

2 Valley Area 6,448

3 Valley Area 6,448

4 North-western Valley Rural Area 638

5 Seaboard Area 4,173

6 Seaboard Area 4,173

7 Seaboard Urban Area 2,520

8 Valley Area and Seaboard Area 10,621

9 Raleigh Area 1,287

10 Repton Area 1,544

11 Repton Area 1.544

12 Plateau Urban Area 1,437

13 Plateau Urban Area 1,437

14 Shire Area 13,000

15 Repton Area 1,544



The apportionment of project costs between new contributions expected to be collected over the life of the Plan, existing contributions and required Council funding, is given in Table 8.2 and includes the. percentage of each projects total cost apportioned to developer contributions.



Table 8.2 Details apportionment of costs to projects in the Works Schedule

Project

No.

Description Contributing

Catchments

Percentage

of project

apportioned

to

Developer

Contribution

s

Amount of

TPC

Apportioned

to Develop-

ment

Demand

Apportion-

ment of

Contribut-

ions

Received

Required

BSC

Funding

(excluding

existing

contribut-

ions)

Total: $ 270,740 $ 2,438,552 $ 7,198,277

1 Wheatley Street (North Bank

Road), Bellingen - Upgrade

between McNally Street and

McCristal Drive

1, 2, 3, 5, 4.7% 16,668$ 335,832$ -$

2 Intersection of Hyde Street and

Bridge Street, Bellingen - Upgrade

1, 2, 3 ,4, 5,

7 ,8, 9, 10,

2.8% 16,300$ 260,452$ 310,749$

3 Bellingen Town Centre - Increased

car parking capacity

1, 2, 3 ,4, 5,

7 ,8, 9, 10,

2.8% 7,824$ 186,323$ 87,853$

4 Wheatley Street (Gleniffer Road),

Bellingen - Safety upgrade west of

Sunset Ridge Drive

4, 1.5% 544$ 34,478$ 228$

5 Hungry Head Cycleway, Urunga -

Stage 2

11, 12 ,13 3.5% 9,558$ 84,740$ 175,952$

6 Urunga Town Centre - Increased

car parking capacity

11, 12, 13,

14, 15

4.1% 3,461$ -$ 81,139$

7 Intersection of Hillside Drive and

Pilot Street, Urunga - Upgrade

12, 3.8% 6,661$ 147,317$ 22,271$

8 Hungry Head Road, South Urunga

- Upgrade intersection with round-

a-bout at Hungry Head Beach

access road

1, 2, 3 ,4, 5,

7 ,8, 9, 10,

11, 12, 13,

14, 15

3.3% 19,364$ 568,136$ 0$

9 South Arm Road, Raleigh -

Upgrade shoulder

14, 0.8% 4,481$ 524,269$ 0-$


Repton Road, Repton - Upgrade

15, 0.9% 844$ 93,156$ 0-$


Mylestom Drive - Realignment

15, 0.9% 1,267$ 31,919$ 107,814$

12 Intersection of Hickory Street and

Cedar Street, Dorrigo - Traffic

delineation

16, 1.6% 965$ 22,181$ 35,604$

13 Deep Creek Bridge on Tyringham

Road, Dorrigo - Provision of

shared footpath/cycleway on

bridge

16, 1.6% 3,770$ 86,646$ 139,083$

14 Park Street, Bellingen - Upgrade

Bus Interchange

17, 2.9% 6,942$ -$ 233,785$

15 Perrys Road Tuckers Rock Road,

Repton - Upgrade intersection

15, 0.9% 3,537$ -$ 390,213$

16 Shire Works Depot - Upgrade 17, 2.9% 134,672$ 50,418$ 4,485,152$

17 Bellingen Main Street Project 17, 2.9% 33,882$ 12,685$ 1,128,433$

Notes: "TPC" Total Project Cost



8.2 Calculation of Contribution Rate The contribution rates to be applied under this Plan are based on a determined rate per person using the following formula across all Contribution Catchments:

Total Project Cost [TPC] x % TPC Apportioned to ECPC Contribution Base Rate [CBR] = ----------------------------------------------------------------------------- Expected Catchment Population Change [ECPC]

Where:

Contribution Base Rate [CBR]: The amount deemed to be payable by development on a per person basis.

Total Project Cost [TPC]: The estimated total cost of the project. % TCP Apportioned to ECPC: The apportionment of TPC (in percentage terms) to be paid for

through developer contributions. Expected Catchment Population The expected change in population within the relevant Change [ECPC]: Contribution Catchment over the life of the Plan.

From this calculated rate per person all other contribution rates are derived from the assumed occupancy rate of particular development types as determined by data provided by the Australian Bureau of Statistics Census for the Bellingen LGA Statistical Division. The details of these rates are provided in Part E.



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Part E Contribution details for each Contribution Catchment

Contribution Catchment Maps

Projects for Contribution Catchments

Catchment Contribution Rates



9.1 Contribution Catchment 1

Hydes Creek Road Residential New Release

Contribution Catchment 1: Project Details Project

No.

Description Total Project

Cost ($)

Apportion-

ment (%)

Apportioned

Cost ($)

Rate per

Person ($)


Bellingen - Upgrade between McNally Street

and McCristal Drive

352,500 2.6% 9,175 152.92



587,500 0.9% 5,315 88.59


parking capacity

282,000 0.9% 2,551 42.52

8 Hungry Head Road, South Urunga - Upgrade

intersection with round-a-bout at Hungry

Head Beach access road

587,500 0.5% 3,210 53.49

Total: 1,809,500 20,251 337.52$



Roads and Traffic Infrastructure Contributions Summary Contribution Catchment 1:

Hydes Creek Road Residential New Release

Application Type Equivalent No.

of persons

Local

Contribution

Shire

Contribution

Total Plan

Contribution

Per Person Rate: $337.52 $454.65 $792.17

Subdivision per New Lot 2.4 $810.05 $1,091.16 $1,901.21

Detached Dwellings

1 Bedroom 1.6 $540.03 $727.44 $1,267.47

2 Bedrooms 1.9 $641.29 $863.84 $1,505.13

3 Bedrooms 2.4 $810.05 $1,091.16 $1,901.21

Semi/Row/Townhouse/Unit

1 Bedroom 1.2 $405.02 $545.58 $950.60

2 Bedrooms 2.3 $776.30 $1,045.70 $1,822.00

3 Bedrooms 2.3 $776.30 $1,045.70 $1,822.00

Additions / Increased Capacity

per additional Bedroom

(above concessional 3 B'rooms)0.3 $101.26 $136.40 $237.66

Self Contained / Independent

Seniors Living

1 Bedroom 0.6 $202.51 $272.79 $475.30

2 Bedrooms 0.8 $270.02 $363.72 $633.74

3 Bedrooms 1.0 $337.52 $454.65 $792.17

Tourist accommodation

per Bed 0.3 $101.26 $136.40 $237.66



9.2 Contribution Catchment 2 Hydes Creek Road Rural Residential Release


No.


Cost [TPC]

Apportion-

ment (%)

Apportioned

Cost

Rate per

Person



and McCristal Drive

352,500 1.2% 4,129 152.92



587,500 0.4% 2,392 88.59


parking capacity

282,000 0.4% 1,148 42.52




587,500 0.2% 1,444 53.49

Total: 1,809,500 9,113 337.52$




Hydes Creek Road Rural Residential Release


of persons

Local

Contribution

Shire

Contribution

Total Plan

Contribution

Per Person Rate: $337.52 $454.65 $792.17


Detached Dwellings

1 Bedroom 1.6 $540.03 $727.44 $1,267.47

2 Bedrooms 1.9 $641.29 $863.84 $1,505.13

3 Bedrooms 2.4 $810.05 $1,091.16 $1,901.21


1 Bedroom 1.2 $405.02 $545.58 $950.60

2 Bedrooms 2.3 $776.30 $1,045.70 $1,822.00

3 Bedrooms 2.3 $776.30 $1,045.70 $1,822.00





Seniors Living

1 Bedroom 0.6 $202.51 $272.79 $475.30

2 Bedrooms 0.8 $270.02 $363.72 $633.74

3 Bedrooms 1.0 $337.52 $454.65 $792.17


per Bed 0.3 $101.26 $136.40 $237.66



9.3 Contribution Catchment 3 Hydes Creek Road / North Bank Road Rural Residential Release


No.


Cost

Apportion-

ment (%)

Apportioned

Cost

Rate per

Person



and McCristal Drive

352,500 0.5% 1,682 152.92



587,500 0.2% 974 88.59


parking capacity

282,000 0.2% 468 42.52




587,500 0.1% 588 53.49

Total: 1,809,500 3,713 337.52$




Hydes Creek Road / North Bank Road Rural Residential Release


of persons

Local

Contribution

Shire

Contribution

Total Plan

Contribution

Per Person Rate: $337.52 $454.65 $792.17


Detached Dwellings

1 Bedroom 1.6 $540.03 $727.44 $1,267.47

2 Bedrooms 1.9 $641.29 $863.84 $1,505.13

3 Bedrooms 2.4 $810.05 $1,091.16 $1,901.21


1 Bedroom 1.2 $405.02 $545.58 $950.60

2 Bedrooms 2.3 $776.30 $1,045.70 $1,822.00

3 Bedrooms 2.3 $776.30 $1,045.70 $1,822.00





Seniors Living

1 Bedroom 0.6 $202.51 $272.79 $475.30

2 Bedrooms 0.8 $270.02 $363.72 $633.74

3 Bedrooms 1.0 $337.52 $454.65 $792.17


per Bed 0.3 $101.26 $136.40 $237.66



9.4 Contribution Catchment 4 North Bellingen Rural Residential Release


No.


Cost

Apportion-

ment (%)

Apportioned

Cost

Rate per

Person



587,500 0.2% 886 88.59


parking capacity

282,000 0.2% 425 42.52

4 Wheatley Street (Gleniffer Road), Bellingen -

Safety upgrade west of Sunset Ridge Drive

35,250 1.5% 544 54.37




587,500 0.1% 535 53.49

Total: 1,492,250 2,390 238.97$




North Bellingen Rural Residential Release


of persons

Local

Contribution

Shire

Contribution

Total Plan

Contribution

Per Person Rate: $238.97 $454.65 $693.62


Detached Dwellings

1 Bedroom 1.6 $382.35 $727.44 $1,109.79

2 Bedrooms 1.9 $454.04 $863.84 $1,317.88

3 Bedrooms 2.4 $573.53 $1,091.16 $1,664.69


1 Bedroom 1.2 $286.76 $545.58 $832.34

2 Bedrooms 2.3 $549.63 $1,045.70 $1,595.33

3 Bedrooms 2.3 $549.63 $1,045.70 $1,595.33





Seniors Living

1 Bedroom 0.6 $143.38 $272.79 $416.17

2 Bedrooms 0.8 $191.18 $363.72 $554.90

3 Bedrooms 1.0 $238.97 $454.65 $693.62


per Bed 0.3 $71.69 $136.40 $208.09



9.5 Contribution Catchment 5 North Bellingen Established Areas


No.


Cost

Apportion-

ment (%)

Apportioned

Cost

Rate per

Person



and McCristal Drive

352,500 0.5% 1,682 152.92



587,500 0.2% 974 88.59


parking capacity

282,000 0.2% 468 42.52




587,500 0.1% 588 53.49

Total: 1,809,500 3,713 337.52$




North Bellingen Established Areas


of persons

Local

Contribution

Shire

Contribution

Total Plan

Contribution

Per Person Rate: $337.52 $454.65 $792.17


Detached Dwellings

1 Bedroom 1.6 $540.03 $727.44 $1,267.47

2 Bedrooms 1.9 $641.29 $863.84 $1,505.13

3 Bedrooms 2.4 $810.05 $1,091.16 $1,901.21


1 Bedroom 1.2 $405.02 $545.58 $950.60

2 Bedrooms 2.3 $776.30 $1,045.70 $1,822.00

3 Bedrooms 2.3 $776.30 $1,045.70 $1,822.00





Seniors Living

1 Bedroom 0.6 $202.51 $272.79 $475.30

2 Bedrooms 0.8 $270.02 $363.72 $633.74

3 Bedrooms 1.0 $337.52 $454.65 $792.17


per Bed 0.3 $101.26 $136.40 $237.66



9.6 Contribution Catchment 6 East Bellingen / Nobles Lane Release

Contribution Catchment 6: Project Details

(Not included in this Plan Issue)




East Bellingen / Nobles Lane Release

(Not included in this Plan Issue)



9.7 Contribution Catchment 7 South Bellingen Established Area A (Streets including: Ford, Hill, Watson, Dudley, Park, Mary, Prince, Church)


No.


Cost

Apportion-

ment (%)

Apportioned

Cost

Rate per

Person



587,500 0.2% 1,417 88.6


parking capacity

282,000 0.2% 680 42.5




587,500 0.1% 856 53.5

Total: 1,457,000 2,954 184.60$




South Bellingen Established Area A (Streets including: Ford, Hill, Watson, Dudley, Park, Mary, Prince, Church)


of persons

Local

Contribution

Shire

Contribution

Total Plan

Contribution

Per Person Rate: $184.60 $454.65 $639.25


Detached Dwellings

1 Bedroom 1.6 $295.36 $727.44 $1,022.80

2 Bedrooms 1.9 $350.74 $863.84 $1,214.58

3 Bedrooms 2.4 $443.04 $1,091.16 $1,534.20


1 Bedroom 1.2 $221.52 $545.58 $767.10

2 Bedrooms 2.3 $424.58 $1,045.70 $1,470.28

3 Bedrooms 2.3 $424.58 $1,045.70 $1,470.28





Seniors Living

1 Bedroom 0.6 $110.76 $272.79 $383.55

2 Bedrooms 0.8 $147.68 $363.72 $511.40

3 Bedrooms 1.0 $184.60 $454.65 $639.25


per Bed 0.3 $55.38 $136.40 $191.78



9.8 Contribution Catchment 8 South Bellingen Established Area B (Streets including: Crown, Connell, Endeavour, Tibouchina, Halpin, Dillon, Funda, Sara, Raymond)


No.


Cost

Apportion-

ment (%)

Apportioned

Cost

Rate per

Person



587,500 0.5% 3,012 88.59


parking capacity

282,000 0.5% 1,446 42.52




587,500 0.3% 1,819 53.49

Total: 1,457,000 6,276 184.60$




South Bellingen Established Area B (Streets including: Crown, Connell, Endeavour, Tibouchina, Halpin, Dillon, Funda, Sara, Raymond)


of persons

Local

Contribution

Shire

Contribution

Total Plan

Contribution

Per Person Rate: $184.60 $454.65 $639.25


Detached Dwellings

1 Bedroom 1.6 $295.36 $727.44 $1,022.80

2 Bedrooms 1.9 $350.74 $863.84 $1,214.58

3 Bedrooms 2.4 $443.04 $1,091.16 $1,534.20


1 Bedroom 1.2 $221.52 $545.58 $767.10

2 Bedrooms 2.3 $424.58 $1,045.70 $1,470.28

3 Bedrooms 2.3 $424.58 $1,045.70 $1,470.28





Seniors Living

1 Bedroom 0.6 $110.76 $272.79 $383.55

2 Bedrooms 0.8 $147.68 $363.72 $511.40

3 Bedrooms 1.0 $184.60 $454.65 $639.25


per Bed 0.3 $55.38 $136.40 $191.78



9.9 Contribution Catchment 9 South Bellingen Established Area C (Streets including: William, South, Bowra, Watson, Robert, Coronation, Oak, West, Briner)


No.


Cost

Apportion-

ment (%)

Apportioned

Cost

Rate per

Person



587,500 0.1% 709 88.59


parking capacity

282,000 0.1% 340 42.52




587,500 0.1% 428 53.49

Total: 1,457,000 1,477 184.60$




South Bellingen Established Area C (Streets including: William, South, Bowra, Watson, Robert, Coronation, Oak, West, Briner)


of persons

Local

Contribution

Shire

Contribution

Total Plan

Contribution

Per Person Rate: $184.60 $454.65 $639.25


Detached Dwellings

1 Bedroom 1.6 $295.36 $727.44 $1,022.80

2 Bedrooms 1.9 $350.74 $863.84 $1,214.58

3 Bedrooms 2.4 $443.04 $1,091.16 $1,534.20


1 Bedroom 1.2 $221.52 $545.58 $767.10

2 Bedrooms 2.3 $424.58 $1,045.70 $1,470.28

3 Bedrooms 2.3 $424.58 $1,045.70 $1,470.28





Seniors Living

1 Bedroom 0.6 $110.76 $272.79 $383.55

2 Bedrooms 0.8 $147.68 $363.72 $511.40

3 Bedrooms 1.0 $184.60 $454.65 $639.25


per Bed 0.3 $55.38 $136.40 $191.78



9.10 Contribution Catchment 10 South Bellingen Established Area D (Business Precinct, Short Street)


No.


Cost

Apportion-

ment (%)

Apportioned

Cost

Rate per

Person



587,500 0.1% 620 88.59


parking capacity

282,000 0.1% 298 42.52




587,500 0.1% 374 53.49

Total: 1,457,000 1,292 184.60$




Bellingen Established Area D (Business Precinct, Short Street)


of persons

Local

Contribution

Shire

Contribution

Total Plan

Contribution

Per Person Rate: $184.60 $454.65 $639.25


Detached Dwellings

1 Bedroom 1.6 $295.36 $727.44 $1,022.80

2 Bedrooms 1.9 $350.74 $863.84 $1,214.58

3 Bedrooms 2.4 $443.04 $1,091.16 $1,534.20


1 Bedroom 1.2 $221.52 $545.58 $767.10

2 Bedrooms 2.3 $424.58 $1,045.70 $1,470.28

3 Bedrooms 2.3 $424.58 $1,045.70 $1,470.28





Seniors Living

1 Bedroom 0.6 $110.76 $272.79 $383.55

2 Bedrooms 0.8 $147.68 $363.72 $511.40

3 Bedrooms 1.0 $184.60 $454.65 $639.25


per Bed 0.3 $55.38 $136.40 $191.78



9.11 Contribution Catchment 11 Urunga Established Area


No.


Cost

Apportion-

ment (%)

Apportioned

Cost

Rate per

Person

5 Hungry Head Cycleway, Urunga - Stage 2 270,250 0.9% 2,499 62.47

6 Urunga Town Centre - Increased car parking

capacity

84,600 0.9% 778 19.44




587,500 0.4% 2,140 53.49

Total: 942,350 5,416 135.40$




Urunga Established Area


of persons

Local

Contribution

Shire

Contribution

Total Plan

Contribution

Per Person Rate: $135.40 $454.65 $590.05


Detached Dwellings

1 Bedroom 1.6 $216.64 $727.44 $944.08

2 Bedrooms 1.9 $257.26 $863.84 $1,121.10

3 Bedrooms 2.4 $324.96 $1,091.16 $1,416.12


1 Bedroom 1.2 $162.48 $545.58 $708.06

2 Bedrooms 2.3 $311.42 $1,045.70 $1,357.12

3 Bedrooms 2.3 $311.42 $1,045.70 $1,357.12





Seniors Living

1 Bedroom 0.6 $81.24 $272.79 $354.03

2 Bedrooms 0.8 $108.32 $363.72 $472.04

3 Bedrooms 1.0 $135.40 $454.65 $590.05


per Bed 0.3 $40.62 $136.40 $177.02



9.12 Contribution Catchment 12 South Urunga Established Area


No.


Cost

Apportion-

ment (%)

Apportioned

Cost

Rate per

Person

5 Hungry Head Cycleway, Urunga - Stage 2 270,250 2.3% 6,185 62.47

6 Urunga Town Centre - Increased car parking

capacity

84,600 2.3% 1,925 19.44

7 Intersection of Hillside Drive and Pilot Street,

Urunga

Documents

Local Roads and Traffic Infrastructure Section 94 Developer ......Local Roads and Traffic Infrastructure Section 94 Developer Contribution Plan 2015 Contents Notes and Corrections