General Purpose Committee - 20 May 2009
LATE AGENDA Page
8 General Manager Report
20 May 2009
General Manager's Report
AUTHOR/ENQUIRIES: Bruce Potts, Section 94 Co-ordinator
Nambucca Shire Section 94 Developer Contribution Plan: Traffic Management and
Control was adopted by Council in October 1996. The plan authorised Council
to require developer contributions to assist the upgrading of traffic
Changing residential and commercial development profiles in Bellwood have now required the review and amendment of the current contribution plan to clearly reflect the road infrastructure needs in the area, and to provide a more accurate cost of new infrastructure and framework for delivery of the infrastructure required to be provided by Council to ensure that appropriate traffic management measures are put in place to address the expected level of traffic generated in the area.
This Report details the preparation of the Draft Bellwood Local Roads and Traffic Infrastructure Developer Contribution Plan 2009, and advises Council that it is now completed and ready for public exhibition.
The draft plan is attached for Council’s information. A reduced copy of the draft concept plans for the roads upgrading are attached and scale plans (A3) will be tabled at the General Purpose Committee Meeting.
That Council endorse the Draft
Council may choose not to endorse the Draft Bellwood Local Roads and Traffic Infrastructure Developer Contribution Plan 2009, and to retain the current contribution plan. However, this may ultimately see the need for Council to fund future traffic management measures or limit future development in order to maintain acceptable traffic impacts.
Local Roads and Traffic Infrastructure Developer Contribution Plan 2009
authorises Council to require a monetary developer contribution on all new
residential and commercial development in the identified road catchment,
described in the contribution plan. The
plan details how Council proposes to collect and spend the contributions on new
road and traffic infrastructure, required as a result of new development
placing increased demand on existing local road and traffic infrastructure.
This new road and traffic infrastructure will include the upgrade of the
In March 2009
Council engaged Roadnet Pty Ltd to undertake investigations on the
The current zoning permits the creation of an additional 550 residential lots and based on Roadnet’s advice, an additional 7000 square metres of commercial Gross Floor Area over the existing approved entitlements. This in turn will lead to an increase in the local population of 1,320 persons and an additional 332 commercial car parking spaces respectively.
Traffic modelling undertaken by Roadnet Pty Ltd on behalf of Council has determined that the increase in the residential population combined with new commercial development will lead to an increase of 1,577 vehicle movements per hour across the local network.
plan will replace the
Objectives of the Contribution Plan
the current Legislation a developer contribution can only be sought where an
adopted contribution plan is in place and where
explicitly authorised. The
authorisation to demand a developer contribution is underpinned by the
demonstration of nexus between the development from which a contribution is
sought and the facility or infrastructure to be provided. Councils authority to
demand a developer contribution is therefore retained through the adoption and
enforcement of a contribution plan.
Shire Community Facilities and Open Space Developer Contribution Plan 2008 authorises
Council to undertake a specific works program to provide new or extended community
meet increased demand. The
projects included in the Works Schedule meet the Legislative requirement of
have either been: included
in the previous contribution plan schedule, or have
been identified as being required due to the shifting demographic profile and
development pattern of the Shire or replace
previous s.94 projects which have been completed, or where it is shown the
facility or infrastructure is no longer required or has been provided
elsewhere, abandoned. With
regard to c) above, under the current Legislation, Councils may use developer
contributions collected for a specific purpose or project, to be used for an
equivalent purpose, where the original purpose is no longer required, or where
it has been provided elsewhere. These funds may be utilised only for equivalent
projects where the s.94 criteria can be met. In
this regard the new contribution plan authorises the use of previously
collected section 94 funds for community infrastructure projects that replace
former project items that have either been provided and surplus funds remain,
or are deemed to be no longer required and have been abandoned. Councils
are obliged under the current Legislation to ensure developer contribution
plans reflect current trends in service, facility provision and cost. The new
2008 contribution plan effectively meets Councils obligations in this regard. Contribution Plan Objectives The
format of the 2008 contribution plan
follows the guidelines set down by the Department of Planning (2005) and
clearly sets out the principles by which Council will collect and use monetary
contributions collected under section 94. The 2008
contribution plan has the objectives of: identifying
to be provided through the use of developer contributions collected under the
previous plan identifying
to be provided through the use of future contributions collected under this
Council to use previously collected funds on equivalent projects of a section
94 purpose where the original project is no longer required or is no longer
appropriate to the community need being
reviewed and amended, where required, on completion of Community Facility and
Infrastructure Needs Study so as to accurately meet future demand Works Program The
Works program has been developed in consultation with Councils senior
management and initiates projects across the Shire where a clear nexus can be
made between the need for new or improved community infrastructure and
increased population. Most projects included in the Schedule are of a type that
can demonstrate the total cost to provide the planned infrastructure can be met
by contributions previously collected under the current plan. Projects where
Council will be required to provide an apportioned contribution are clearly
within the Works Schedule were
costed by the Director Engineering Services and Director Environment and
To allow for road widening and replacement of kerb and extensive relocation of utilities associated with the upgrade.
Cost Estimates for Provision of New Traffic Infrastructure
11,265.61 n equivalent375.50 is based on Councils requirement of 1 car space per 30 square metres of commercial floor area.
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. Total Project Cost: $76,848 S.94: 100% Item 2: Macksville
Park, Macksville Provision of additional undercover area adjoining
existing amenities building and due to increased demand Total Project Cost: $46,109 S.94: 100% Item 3: Macksville
Park, Macksville Provision of additional security storage facility
due to increased demand from Shire sporting associations Total Project Cost: $51,232 S.94: 100% Item 4: South
Macksville Park, Preston Drive South Macksville. 2 Stage development of new parkland in growing
residential precinct. Park to provide informal recreation at local and district
level due to strategic central location Total Project Cost: $230,546 S.94: 100% Item 5: Valla
Pre School, Valla Beach Construction of new car park to meet increased
traffic and parking demands Total Project Cost: $44,827 S.94: 100% Item 6: Coronation
Park Nambucca Heads Replacement of existing amenities building.
Apportioned s94 contribution. Total Project Cost: $1,322,709 S.94: 25% ($330,677) Item 7: Open
Space and Community Facilities Study Funded study to assess future facility and open
space needs of Shire Total Project Cost: $30,000 S.94: 100% Item 8: Macksville Library Loan repayment carried Total: $60,000 Items 9 - 13: Cycle and Shared
Path Ways Staged
implementation of Councils Adopted Cycleway Plan Total Project Cost: $7,380,000 S.94:
20% ($1,476,000) Total
cost of Work Schedule is $9,242,271 with $2,346,239 costed from existing and
future s.94 contributions. Format
and Methodology The 2008 contribution
plan imposes a standard base rate across the Shire taking into consideration
the contributions previously collected and the expected cost of project
delivery. The base rate is calculated at $705.39
per person / $1,692.38 per new lot. The
new rate compares favourably with the existing mean average rate across the
Shire of $1,495.04 per lot, or $622.93 per person.
Contribution base rates applicable across the plan catchment are described at Table C.3 of the contribution plan.
for Roads Infrastructure Delivery Contribution Catchments Contribution
catchments generally remain unchanged from the previous plan, however given
that the base contribution rate is standardised across the Shire the catchments
will serve the purpose of identifying level of contributions and future works
program. The funds will be required to be accounted for against the contribution
catchment as per the existing arrangement and in line with current Legislation.
need to , depending on the extent of commercial development.
The has been prepared for the express purpose of providing Council with adequate funding for the construction of new local road and traffic facilities as detailed in the contribution plan work schedules. The contribution plan clearly demonstrates the nexus between new residential and commercial development, with the resultant increase in hourly vehicle movements across the road network; and the need for the planned road infrastructure to meet that demand. The estimated total project costs are explained and the costs of providing the new infrastructure is reasonable and fairly apportioned between new commercial development and new residential development as has been determined by traffic modelling. The base rates for development allow for the 100% recoupment of cost through section 94 contributions over the life of the plan.
This section 94 contribution plan was prepared and reviewed in consultation with Council Officers from the Environmental Planning, Engineering Services and Corporate Services directorates. The plan was subject to internal review and agreement on format and content prior to issue.
Section 94 Plans form an important strategic planning tool for Council and as such provide longer term sustainability of infrastructure and facility delivery.
Section 94 developer contributions represent a significant income stream for Council in assisting with the provision of new road infrastructure, where that infrastructure is required as a result of new development demands. The provision of the road infrastructure detailed in this plan relies on developer contributions to fund the works program. However Council may determine such works are required beforehand. As such, the roadworks may need to be funded by either Council sourcing money from general revenue or taking out a loan to fund the works and recouped under the section 94 plan.
Direct and indirect impact on current and future budgets
The impacts are detailed in the report.
Source of fund and any variance to working funds
There is no impact on working funds.
12113/2009 - Concept plans for roads - Section 94 Developer Contributions: Bellwood Local Roads