Community Facilities and Open Space

Developer Contribution Plan 2008

 

 

Final Draft for Exhibition

 

 

 

 

 

 

 

Nambucca Shire Council

 

 

 

June 2008

 

 


Contents

 

PART A

 

1A        Introduction

 

1.1          Name of this Plan                                                                                                                               3

1.2          Commencement of Contribution Plan                                                                            3

1.3          What Area does this plan apply to                                                                                   3

1.4          What is a s94 contribution plan                                                                                        3

1.5          Purpose of this contribution plan                                                                                     4

1.6          Relationship to other plans                                                                                                               4

1.7          For what amenities will contributions be levied                                                            5

1.8           Contribution plan structure                                                                                                                5

 

2A        Administration and Operation of the Plan

 

2.1          Operation of the Plan                                                                                                          6

2.2          What is the life of this Plan                                                                                                                6

2.3          What is the contribution formula                                                                                      6

2.4          When are contributions payable                                                                                      6

2.5          Are contributions payable for complying development                                                                7

2.6          Offer to enter into a voluntary planning agreement                                                       7

2.7          Works in Kind and material public benefit                                                                     8

2.8          Dedication of land                                                                                                               8

2.9          Monitoring and review of contributions                                                                           9

2.10        Adjustment of contributions                                                                                              9

2.11        Accountability                                                                                                                       9

2.12        Deferment of payments                                                                                                     10

2.13        Savings and transitional arrangements                                                                         11

 

PART B

 

3B        Community Profile

 

3.1          Resident Population                                                                                                           12

3.2          Demographic Characteristics                                                                                          12

3.3          Dwelling and Household Characteristics                                                                      14

 


4B        Population Projections and Facility Demand

 

4.1          Residential Development in Nambucca Shire                                                                              17

4.2        Population Projections and Expected Development Trends                                      18

 

PART C

 

5C        Strategy

 

5.1          Definition of Community Facilities and Infrastructure                                                  19

5.2          Existing provision                                                                                                                                20

5.3          Nexus and Future Demand                                                                                               20

5.4          Community Infrastructure Work Schedule Summary                                                   20

5.5          Apportionment                                                                                                                     21

5.6          Contribution Catchments                                                                                                  21

5.7          Contribution Rate                                                                                                                                21

5.8          Community Infrastructure Work Schedule                                                                     22

5.9          Community Infrastructure Schedule (Cycle Ways)                                                       23

 

PART D

 

6D        References and Support Documents

                                                                                                                                    24

 

TABLES

 

            Table 1                  Population Size and Change Nambucca LGA                                              12

                Table 2                  Age Structure Nambucca LGA                                                                          13

                Table 3                  Dwelling Growth 1996 – 2006                                                                          14

                Table 4                  Occupancy Rates 2006                                                                                      15

                Table 5                  Commenced Residential Dwellings 2001 – 2006                                       16

                Table 6                  Population Projections                                                                                       17

                Table 7                  Summary of Contributions                                                                                                21

 

 

 

 


Part A

 

1.   Introduction

 

1.1        Name of this Plan

 

This s.94 Developer Contribution Plan is prepared in accordance with the provisions of section 94 of the Environmental Planning and assessment act (1979) (EP&A Act) and Part 4 of the Planning and Assessment Regulation (2000) (Regulation).

 

The Plan is named the “Nambucca Community Facilities and Open Space Developer Contribution Plan 2008”.

 

1.2        Commencement of Contribution Plan

 

This contribution plan is prepared pursuant to the provisions of s.94 of the EP&A Act and Part 4 of the Regulation and is effective from [Insert Date]

 

1.3        What area does this Plan apply to?

 

This Plan applies to all land within the Nambucca Shire indicated on the map at Appendix A.

 

This development contribution plan applies to applications for development consent and applications for complying development certificates under Part 4 of the Act.

 

1.4        What is a s.94 contribution plan?

 

s.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 s.94 plan remains a public document and describes Councils policy on developer contributions.

 

A s.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 s.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, and the formulae for determining the rate; the contribution rates; the works schedule; and, timeframe for expenditure and project delivery.

 

The Plan should be flexible, it should be able to respond to the changing needs of an area, and it should allow for the planned, efficient provision of facilities and infrastructure expected to be required as a result of, or to assist, new development.

 

The plan should operate over a specific period of time, which in this case is 10 years, for determining both the rate of development and the infrastructure, facilities and services to be provided within that period.  The plan should be reviewed and amended if necessary at the programs mid point (5 years).

 

Council can only demand a contribution if it is satisfied the development, the subject of the development application, will or is likely to require the provision of or increase 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 embellishment of existing infrastructure in the community through the use of s.94 contributions is highly important for Nambucca Shire Council. Through the use of developer contributions Council reduce the cost and impact of existing residents in the LGA for the provision of additional services and infrastructure generated by new development. The utilisation of s.94 contributions guarantees the service level for the existing population is maintained while ensuring an equivalent level is provided for the incoming population.

 

1.5        Purpose of this contribution plan

 

This plan satisfies the requirements of the EP&A Act and Regulation and authorises Nambucca Shire Council to require payment of a monetary contribution, a dedication of land or in lieu of, to accept the provision of material public benefit, including the dedication of land, or the carrying out of a works in kind agreement, towards provision, extension or augmentation of public facilities, infrastructure and/ or services that will, or are likely to be, required as a consequence of development in the Nambucca Shire.

 


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 benefits from these public facilities and infrastructure contribute towards their provision

§ Determine the likely development patterns and needs of the population which will result from that development

§ Ensure that the existing Nambucca 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 Nambucca 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 which is implemented for the assessment, accounting and review of development contributions made under s.94 of the Act and regulation for the Nambucca LGA; and

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

 

1.6        Relationship to other Plans

 

This Plan supersedes:

 

§ Nambucca Shire Council (1993) Section 94 Contribution Plan Community Facilities

 

Contributions raised and paid under the authority of this Plan will be directed towards the respective facility and infrastructure described in the Work Schedule of this Plan.

This Plan incorporates the outstanding fund balance 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 condition imposing the section 94 contribution/s.

 


1.7        For what amenities, facilities and / or infrastructure will contributions be levied?

 

This contribution plan establishes strategies that allow section 94 contributions to be levied towards the provision of the following categories of facility, infrastructure or service provided these relate to the need generated through increased development demands:

 

§ Community Facilities

§ Open Space

§ Community Facilities and Recreation Planning Study

 

1.8        Contribution plan structure

 

The contribution plan is structured in four (4) parts:

 

Part A: details essential components of the Plan, including the basis for preparing a development contribution plan, describes the Plans operation and administration, defines the area affected by the Plan and its relationship to other plans.

 

Part B: provides details of the need for public facilities planned to be provided, including the expected development and population characteristics of the Nambucca Shire 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 support documentation and references.


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 may 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 this plan will be reviewed 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        What is the life of this Plan?

 

This Plan seeks development contributions for facilities and infrastructure required as a result of population increases occurring over the next ten (10) year period. The time frame selected accords with the estimated rates of development and population projections completed to identify growth from 2008.

 

2.3        What is the contribution formula?

 

The formula used to determine the contributions regarding each type of facility and service are set out in Part C of this Plan. The formulas have been based on a generic contribution formula that applies to each facility or infrastructure item.

 

The contribution rate will be indexed according to the CPI set out in section 2.10. A summary of the contribution rate is provided. The contribution rates for residential development are calculated per person, and then converted to a per dwelling bedroom occupancy or where applicable per new lot.

 

2.4        When are contributions payable?

 

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 notice 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 provision of material public benefits or works in kind, or payment of a monetary contribution is 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 or works in kind 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 2.10

 

2.5        Are contributions payable for complying development?

 

It is the responsibility of the principal certifying authority to accurately calculate and apply the section 94 contribution conditions where applicable. 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. Deferred payments of contributions required by a condition of complying development certificate will not be accepted.

 

The provision of material public benefits, works in kind or 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 a subdivision certificate.

 

Where a developer negotiates a material public benefit or works in kind in lieu of paying the monetary contribution required under this Plan, the developer must also pay Council's reasonable costs for the management of this contributions Plan.

 


2.6        Offer to enter into a 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 voluntary planning agreement with Council under s.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 draft agreement should accompany the relevant development application.

 

Council will publicly notify the draft planning agreement and an explanatory note relating to the draft 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 s.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 s.94(5) of the Environmental Planning and Assessment Act 1979.

 

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 Section 94 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.

 

It may also accept a material public benefit for an item not included on 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 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 dedications are 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. 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        Monitoring and Review of Contributions

 

Nambucca Shire 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 is s.2.10 of this Plan, based on published indices), will be publicly exhibited in accordance with the requirements of the EP&A Regulation 2000.

 

Pursuant to Cl32(3) of the Regulation 2000, Council may make certain minor adjustments or amendments to the Plan without prior public exhibition and adoption by Council.

 

2.10      Adjustment of Contributions

 

To ensure that the values of the contributions are not eroded over time by movements in the Consumer Price Index (CPI), Council will amend the contribution rates. The contribution rates listed in Part C will be amended annually and increased according to the CPI to allow for increases in the cost of provision for facilities. Contributions will also be adjusted at the time of payment in accordance with the quarterly CPI.

 

Contributions required as a condition of development consent will 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.

 

2.11      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 are updated on a monthly basis.

 

Separate accounting records are maintained for all Council's section 94 contribution plans. Information on section 94 accounts and funds relating to this plan will be provided in a condensed format within Nambucca Shire Council's Annual Report/s in accordance with requirements of the EP&A Regulation 2000. Information is also available in Council's contribution register relating to this plan, which can be inspected at Council during normal business hours.

 

2.12      Deferment of Payments

 

If Councils 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.

 

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

§ no 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 the Council with adequate security in relation to the deferred or periodic payment;

§ any other relevant circumstances of 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 Councils approval.

 

The decision to agree to such a request will be at the complete discretion of Council.

 

If Council does decide to accept deferred or periodic payment, Council may require the applicant to provide a bank guarantee by a bank 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

§ 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 thirteen (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 twelve (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 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.

 

2.13      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 applied the date of determination of the application.


Part B

 

3.         Community Profile

 

The community profile is prepared to provide a clear understanding of the characteristics of the resident population of the Nambucca 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. Data is drawn from the ABS Census data held for 1996, 2001 and 2006 using the Nambucca LGA and postcodes 2453, 2454 and 2455.

 

3.1       Resident Population

 

The resident population of the Nambucca Shire has been experiencing stagnant growth since 1996. The 2001 Census recorded 17,778 persons across the Shire, an Increase of 0.17% annually between 1996 and 2001. The 2006 Census records 17,896 persons indicating a 0.2% annual increase since 2001.

 

Table 1                  Population Size and Change Nambucca Shire Local Govt Area

 

 

Year

 

Population

 

Average % Change P.A.

 

1991

 

16 699

 

 

 

1996

 

17 567

 

1.04

 

2001

 

17 778

 

0.17

 

2006

 

17 896

 

0.2

 


3.2        Demographic Characteristics

 

3.2.1     Age Structure

 

In the 2006 Census 20.2% of the population usually resident in Nambucca LGA were children aged between 0 – 14 years, compared with the NSW state median of 19.8%. Comparatively, a large proportion of the population, 32.3%, was aged 55 years and over, against a State median of 24.8%. The median age for persons in the Nambucca Shire was 44 years against a State median of 37 years.

 

These figures reflect the trend of coastal and near coastal locations as popular retirement destinations, and the relatively low numbers of younger people is complementary to the ageing population trend.

Table 2                  Age Structure, Nambucca LGA 1996 – 2006

 

 

Age Group

 

1996

(no.)

 

2001

(no.)

 

2006

(no.)

 

Change

96-06(%)

 

0-4 years

 

1 132

 

973

 

978

 

-13.5

 

5-9 years

 

1 402

 

1 247

 

1 101

 

-22.7

 

10-14 years

 

1 499

 

1 441

 

1 265

 

-16.0

 

15-19 years

 

1 088

 

1 175

 

1 126

 

3.7

 

20-24 years

 

679

 

574

 

652

 

-3.9

 

25-29 years

 

746

 

686

 

567

 

-25.3

 

30-34 years

 

1 022

 

791

 

737

 

-29.4

 

35-39 years

 

1 319

 

1 041

 

868

 

-37.7

 

40-44 years

 

1 265

 

1 347

 

1 154

 

-7.9

 

45-49 years

 

1 174

 

1 298

 

1 427

 

20.4

 

50-54 years

 

946

 

1 216

 

1 353

 

39.8

 

55-59 years

 

922

 

1 069

 

1 389

 

45.8

 

60-64 years

 

933

 

1 077

 

1 229

 

29.5

 

65-69 years

 

1089

 

990

 

1 134

 

5.5

 

70-74 years

 

1 051

 

1 039

 

932

 

-11.39

 

75-79 years

 

650

 

865

 

883

 

35.1

 

80-84 years

 

389

 

482

 

653

 

59.4

 

85 years and over

 

261

 

351

 

448

 

62.0

 

Total

 

17 567

 

17 662

 

17 896

 

1.86

 

3.3.2     Household Type

Couple only households (32.2%) and lone person households (30.1%) in 2006 comprised a large proportion of the households in the Nambucca LGA. This is higher than the New South Wales average where couple only households account for 22.9%. Lone person households are significantly higher than the State average of 23.0%.

 

Single parent families comprise 18.6% of families, (State av 15.8%). In the 2006 Census Nambucca LGA recorded that family households accounted for 67.5% (State 67.3%) of occupied private dwellings and group households 2.4% (State 3.7%)

 

3.3.3     Ethnicity

 

In the 2006 Census, 84.0% of persons resident in the Nambucca LGA stated they were born in Australia, significantly higher than the National average of 70.9%. Aboriginal and Torres Strait Islanders accounted for 1.8% of the LGA population, lower than the National average of 2.3%.

 

Of those residents not born in Australia, 4.8% were English and 1.1% from New Zealand. The remaining 8.3% were born elsewhere

 

3.3.4     Income

Nambucca has a broad income distribution, however the trend is towards the lower end of weekly incomes. In 2006 the gross median individual weekly income was $296 per week compared to the State average of $461.

 

In 2006 the median family income in Nambucca LGA was $642 per week against the State average of $1,181

 

3.3.5     Labour Force Participation

 

In 2006 6,421 residents of Nambucca LGA were in the labour force. Of the total labour force 5,069 were engaged in either full-time or part time employment, representing 78.9% of the working population. The unemployment rate for Nambucca LGA in 2006 was 15.2% compared with a State unemployment rate at that time of 5.9%.

 

The labour force participation rate (LFPR) for Nambucca LGA in 2006 was 45.54% compared with a New South Wales LFPR of 60.2%.

 

3.4        Dwelling and Household Characteristics

 

3.4.1     Overview

 

Future housing development in Nambucca LGA is likely to be of a type that is focused on urban and near urban locations, with significant 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 a significant 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 Growth

 

Table 3                  Dwelling Growth (1996-2006)

 

 

Dwelling Type

 

1996

 

2001

 

2006

 

% change 96-01

 

% change 01-06

 

Detached House

 

5 327

 

5 932

 

6 187

 

10.2%

 

4.2%

 

Semi, row, terrace,etc

 

282

 

195

 

263

 

-30.85%

 

34.87%

 

Flat, unit, apartment.

 

498

 

554

 

608

 

11.24%

 

9.74%

 

Other Dwelling

 

 

 

 

 

Caravan, cabin, houseboat

 

 

536

 

 

446

 

 

463

 

 

-16.79%

 

 

3.8%

Improvised home, tent, sleep out

 

 

14

 

 

8

 

 

23

 

 

-48.85%

 

 

65.22%

House or flat attached to shop, office,

 

 

51

 

 

39

 

 

32

 

 

-23.52%

 

 

-17.94%

 

Total Other Dwelling

 

601

 

493

 

518

 

-17.97%

 

5.07%

 

Dwelling structure not stated

 

 

73

 

 

80

 

 

11

 

 

9.58%

 

 

-86.25%

 

Total Occupied Private Dwellings

 

 

6 781

 

 

7 254

 

 

7 587

 

 

6.9%

 

 

4.6%

 

The key trends over the period 1996 – 2006 as indicated in Table 3 are:

 

§ Over the 10 years 1996 – 2006 the total number of occupied dwellings in the Nambucca LGA increased by 11.5% or 806 dwellings.

§ Development of flats, units and apartments has grown significantly in the period 2001-2006

§ The growth of detached houses has remained steady with a slight increase in the 01-06 figures

 


3.4.3     Dwelling Type

 

In 2006 detached housing comprised 81.5% of the Nambucca LGA private occupied housing stock. Medium density type housing, semi detached, units and apartments, made up 11.5% of the stock, 6.0% comprised caravans and the remaining 1.0% other housing types.

 

From the data available the ratio of dwelling types across the LGA has remained stable over the period 01-06.

 

3.4.4     Tenure

 

In 2006 46.32% of Nambucca LGA dwellings were fully owned, with a further 24.2% being purchased. This compared with figures for New South Wales where overall 34.82% of dwellings were fully owned and a further 31.88% were being purchased.

 

In 2006 in the Nambucca LGA 25.6% of dwellings were subject to rental agreements compared to the State figure of 29.53% for the same period

 

3.4.5     Occupancy Rates

 

Table 4                  Occupancy Rates (No Bedrooms per dwelling type: 2006 Census)

 

 

Number of bedrooms

 

1

 

2

 

3

 

Detached housing

 

1.3

 

1.6

 

2.4

 

Semi detached, row or townhouse

 

1.0

 

1.5

 

2.0

 

Flat Unit or apartment

 

1.2

 

1.5

 

2.2

 

The household occupancy rate for the Nambucca LGA in 2006 was 2.4 persons compared with a State and national average of 2.6 persons. The average for persons per dwelling, based on the number of bedrooms, is detailed in Table 4 above.

 


3.4.6     Commenced Residential Dwellings

 

Table 5                  Dwellings Commenced Construction 2001 – 2006 in Nambucca Shire

 

 

Year

 

2001

 

2002

 

2003

 

2004

 

2005

 

2006

 

Total

 

Commenced Residential Buildings

 

212

 

262

 

293

 

287

 

251

 

190

 

1,495

 

 

Table 5 details the rate of residential construction in the Nambucca LGA for the period 2001-06. The total commencement rate of 1,495 dwellings represents 249 dwellings per year.

 

3.4.7     Summary of Key Trends

 

From analysis of available data provided through the Australian Bureau of Statistics (ABS) and other sources emerging trends in the demographics of the Nambucca LGA can be revealed which will assist in the planning and delivery of new community facilities and infrastructure to meet increased population demand.

 

Key characteristics of the Nambucca LGA are:

 

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

§ A net decline in the age groups 0 – 44 years. The two age groups with the highest growth in the LGA are those in the 50 –54 age group, and those aged over 85.

§ 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 Nambucca LGA is experiencing an ageing population however unlike other equivalent areas it is coupled with a declining birth rate and outward migration of persons aged 20-44 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 has effects on the planning and provision of future open space and community facilities.

 


4.         Population Projections and Facility Demand

 

This Section provides detail on the future resident population of the Nambucca LGA across new residential release areas, established urban and villages and rural. It reviews the anticipated rate and type of residential development likely to occur over the next 20 years, and the expected demand for community facilities and open space.

 

4.1        Residential Development in Nambucca 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 MacksvIlle and Nambucca Heads, have attracted incremental growth within the township cores, and on the edges, through the subdivision of small rural land parcels and or larger lots residential lots. Targeted new release areas have provided a significant supply of new residential land since 1988.

 

Table 6                  Population Projections Nambucca Shire 2006 - 2026

 

 

Year

 

Population

 

Av Annual Growth (%)

 

Population Projection (2008)

 

Av Annual Growth (2008) (%)

 

 

ABS Census

 

ABS Census

 

S.94 Plan

 

S.94 Plan

 

1991

 

16 699

 

 

 

 

1996

 

17 567

 

1.04%

 

 

 

2001

 

17 662

 

0.17%

 

 

 

2006

 

17 896

 

0.2%

 

17 896

 

0.2%

 

2008

 

 

 

 

 

17 961

 

 

 

2012

 

 

 

18 140

 

0.25%

 

2016

 

 

 

18 865

 

1.0%

 

2020

 

 

 

19 619

 

1.0%

 

2024

 

 

 

20 011

 

0.5%

 

2028

 

 

 

20,411

 

0.5%

 

4.2                    Population Projections and Expected Development Trends

 

Based on data available from the ABS (census 2006) and on historical Census figures (1991, 1996, 2001) it is expected that the population of the Nambucca LGA will increase from 17,896 persons (2006) to 20,411 persons by 2028, indicating a net growth of 2,515 persons.

 

It is expected that most of this growth will occur in or near established urban centres and is more likely to be greater towards the coast. Generally the population growth is not expected to be evenly distributed.

 

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.

 


Part C Strategy

 

5          Community Facilities

 

5.1        Definition of Community Facilities and Infrastructure

 

Community facilities and infrastructure as defined in this contribution plan and the provision of which is supported by Legislation includes:

 

(a)   Local parks

(b)   Local sporting and recreational facilities,

(c)   cultural, civic and social service facilities

(d)   Land required for (a) to (c) above

 

Local Parks

Local parks are defined as being located within urban residential precincts and provide passive recreation at a neighbourhood level. They are designed to provide a well managed informal recreational open space within an attractive setting. Local parks have an important role in the conservation and protection of local biodiversity and the provision of interconnected corridors.

 

Local parks should provide an area of not less than 0.25ha.

 

Park facilities and improvements can include:

§ Connecting pathways

§ Shade planting's

§ Play equipment

§ Park furniture

§ Ground plane material – turf, mulch, paving

§ Signage

§ Perimeter fencing

§ Conservation/protection/restoration of biodiversity

§ Ball play area

§ Canine off leash area

§ Water connection

 

Local Sporting and Recreational Facilities

Includes sportsgrounds and associated facilities to service local community sporting demand.

 

Facilities to be provided can include:

§ Double playing fields to provide for AFL, league, union or football overlay in winter, and cricket overlay in summer

§ Amenities building (300sq.m)

§ Car park and access road (40 spaces)

§ Perimeter fence

§ Shade tree planting and general landscape improvement

 

Cultural, Civic and Social Service Facilities

Includes the provision of neighbourhood or community centres, local library or combination facility to service new local demand. Other infrastructure that meets this definition Includes dual use off road pathways for cyclists, pedestrians and the disabled or aged.

 

5.2        Community Infrastructure Existing Provision

 

The Nambucca LGA has experienced an annual mean growth in new dwellings of 10.6% in the 10 years to 2006. The highest levels of new residential growth have been concentrated in existing core urban and near urban areas within the valley and coastal precincts.

 

The existing provision of community facilities, infrastructure and service within the Shire is adequate in terms of overall floor area, however distribution of facilities remains an issue.

 

5.3        Nexus and Future Demand

 

As the Shires population continues to age future demand is likely to be focused on the provision of services and facilities that support improved access and mobility. Data is presently unavailable on the breakdown of age on inward migration, nor are figures available on age against new home purchase in the Shire, however anecdotal evidence suggests that that those aged 45 years and over comprise a significant proportion of the inward migration.

 

Local organised sporting bodies continue to attract significant support from the community commensurate with the current population growth figures. Expected growth over the coming decade will increase demand for sporting facilities at a district level.

 

5.4        Community Facilities Work Schedule Summary

 

Item 1    Hennessey Tape Oval, Bowraville

Extension to existing amenities building to provide additional change rooms due to increases registration of junior players from across the Shire.

 

Item 2:   Macksville Park, Macksville

Provision of additional undercover area adjoining existing amenities building and due to increased demand

 

Item 3:   Macksville Park, Macksville

Provision of additional security storage facility due to increased demand from Shire sporting associations

 

Item 4:   South Macksville Park, Preston Drive South Macksville.

Staged development of new parkland in growing residential precinct. Park to provide informal recreation at local and district level due to strategic central location

 

Item 5:   Valla Pre School, Valla Beach

Construction of new carpark to meet increased traffic and parking demands

 

Item 6:   Coronation Park Nambucca Heads

Replacement of existing amenities building. Apportioned s94 contribution.

 

Item 7:   Open Space and Community Facilities Study

Funded study to assess future facility and open space needs of Shire

 

Item 8:   Macksville Library Loan Repayment

                Carry over loan from previous plan

 

Item 9 through 13:              Cycle and Shared Path Ways

Staged implementation of Councils Adopted Cycleway Plan

 

5.5        Apportionment

 

The population of the Shire is expected to grow at a mean annual average rate of 0.65% over the life of the plan, giving an overall population growth rate of 13% over the full life of the contribution plan. Considering that the existing population of the Shire will benefit from facility and infrastructure provision provided to meet new demand due to residential development, the apportioned rate, or share, of costs for s.94 contributions is 20%. The rate of apportionment is determined by future population growth at 13% plus 7% variance.

 


5.6        Contribution Catchments

 

This contribution plan comprises one (1) contribution catchment based on future urban growth. In accordance with the underlying principles of the section 94 legislation the contributions will be used to directly fund community infrastructure projects distributed across the collection catchment.

 

5.7        Contribution Rate

 

The contribution rate is calculated as follows:

 

Formula

Contribution per Person ($) =           TC x RA

                                                                RP

 

Where:

 

TC = total cost of new works minus value of previously collected contributions

RA = the proportion of total cost to be attributed to new development

RP = the increase in Shire residential

 

Calculation

Contribution per Person ($) = ($9,242,271-374,808) x 0.2

                                                                2 515

= $705.16 (per person)

 

Table 7 Summary of Contributions (All Residential)

 

 

Number Bedrooms

 

Rate ($) per Person

 

1

 

2

 

3

 

New Lot

 

Occupancy Rate

 

 

1.6

 

1.9

 

2.4

 

 

 

Community Infrastructure

 

$705.16

 

$1 128.26

 

$1 339.80

 

$1 692.38

 

$1 692.38

 


  -  

SECTION 94 DEVELOPER CONTRIBUTIONS: COMMUNITY FACILITIES AND OPEN SPACE CONTRIBUTION PLAN 2008

Attachment 1

14088/2008 - Draft Community Facilities Contribution Plan

 

 

5.8       Community Infrastructure Work Schedule

 

 

Item

 

Description/Type

 

Area/No

 

$/m2 /ea

 

SubTotal

 

Prelims

 

Fees

 

Proj Mng

 

Cont’

 

Total Est

 

ThresholdDate

1

Hennessey Tape Oval

Bowraville

§ Upgrade to amenities building

20sq.m

3,000sq.m

$60,000

6,000

2,310

NA

8,538

76,848

2009

2

MacksvIlle Park

Macksville

§ Construction of awning

 

 

1

 

 

ea

 

 

$36,000

 

 

3,600

 

 

1,386

 

 

NA

 

 

5,123

 

 

46,109

 

 

Post 2008

3

Macksville Park

Macksville

§ Construction of secure storage facility

 

 

 

20sq.m

 

 

 

2000sq.m

 

 

 

40,000

 

 

 

4,000

 

 

 

1,540

 

 

 

NA

 

 

 

5,692

 

 

 

51,232

 

 

 

Post 2008

4

 

South MacksvIlle Park

Preston Drive

South Macksville

Stage 1

 

Stage 2

 

 

 

 

 

 

 

 

 

90,000

 

 

90,000

 

 

9,000

 

 

9,000

 

 

3,465

 

 

3,465

 

 

NA

 

 

NA

 

 

12,808

 

 

12,808

 

 

115,273

 

 

115,273

 

 

Post 2008

 

 

Post 2010

5

Valla Pre School / Community Centre

Valla Beach

§ Construction of car park

 

 

 

 

 

 

35,000

 

 

 

 

3,500

 

 

 

 

1,347

 

 

 

 

NA

 

 

 

 

4,980

 

 

 

 

44,827

 

 

 

 

2009

6

Coronation Park

Nambucca Heads

§ New amenities building

 

 

300sq.m

 

 

3,500sq.m

 

 

1,050,000

 

 

73,500

 

 

39,322

 

 

11,628

 

 

148,259

 

 

1,322,709

 

 

Post 2009

7

Open Space and Community Facilities Study

 

1

 

ea

 

30,000

 

 

 

 

 

30,000

 

2009

8

Macksville Library

§ Loan Repayment

 

 

 

60,000

 

 

 

 

 

60,000

 

 

 

 

Total

 

 

 

 

 

 

 

 

 

$1,862,271

 


  -  

SECTION 94 DEVELOPER CONTRIBUTIONS: COMMUNITY FACILITIES AND OPEN SPACE CONTRIBUTION PLAN 2008

Attachment 1

14088/2008 - Draft Community Facilities Contribution Plan

 

5.9       Community Infrastructure (Cycle Ways) Work Schedule

 

 

Item

 

DescrIptIon/Type

 

LIn.m

 

$/lIn.m

 

SubTotal

 

Prelims

 

Fees

 

Proj Mng

 

Cont’

 

Total Est

 

Threshold

Date

 

9

 

Valla Cycle Way

§ Stage 1 – 5

 

 

5,200

 

$200 lin.m

 

$1,040,000

 

NA

 

NA

 

NA

 

130,000

 

1,170,000

 

2009

 

10

 

Nambucca Cycle Way

§ Stage 1 – 6

 

 

 

11,800

 

 

$200 lin.m

 

 

2,360,000

 

NA

 

NA

 

NA

 

 

295,000

 

 

2,655,000

 

 

Post 2009

 

11

 

Macksville Cycle Way

§ Stage 1 - 5

 

 

9000

 

 

 

$200 lin.m

 

 

1,800,000

 

NA

 

NA

 

NA

 

 

225,000

 

 

2,025,000

 

 

Post 2010

 

12

 

 

Scotts Head Cycle Way

§ Stage 1 - 6

 

 

4,500

 

 

 

$200 lin.m

 

 

900,000

 

NA

 

NA

 

NA

 

 

112,500

 

 

1,012,500

 

 

Post 2010

 

13

 

Bowraville Cycle Way

 

2,300

 

 

$200 lin.m

 

460,000

 

NA

 

NA

 

NA

 

57,500

 

517,500

 

Post 2010

 

14

 

Total

 

 

 

 

 

 

 

 

 

 

$7,380,000

 

 

 

 

 


Part D - References and Support Materials

 

Census Data 1991; 1996; 2001; 2006 Australian Bureau of Statistics, Canberra 

Draft Mid North Coast Regional Strategy. Department of Planning, New South Wales. 2006

Nambucca Shire Cycleway Plan. Nambucca Shire Council, New South Wales. 2005