SUMMARY
INTRODUCTION
- BASIC PRINCIPLES OF SECTION 7.11
- NAME OF PLAN
- LAND TO WHICH PLAN APPLIES
- PURPOSE OF THIS DEVELOPMENT CONTRIBUTIONS PLAN
- APPLICATION OF THE PLAN
- EXEMPTIONS
- OPERATION OF THE PLAN
- RELATIONSHIP WITH OTHER PLANS, POLICIES AND DOCUMENTS
- METHOD OF PAYMENT
- PLANNING AGREEMENTS
- WHEN MUST CONTRIBUTIONS BE PAID?
- DEFERRED OR PERIODIC PAYMENT
- CONSTRUCTION CERTIFICATES AND THE OBLIGATION OF ACCREDITED CERTIFIERS
- COMPLYING DEVELOPMENT AND THE OBLIGATION OF ACCREDITED CERTIFIERS
- CREDIT & OFFSETS FOR WORKS IN KIND
- CREDIT FOR EXISTING DEVELOPMENT
- SAVINGS AND TRANSITIONAL PROVISIONS
- POOLING OF CONTRIBUTIONS
- CALCULATION OF CONTRIBUTIONS
- REVIEW AND MONITORING OF PLAN
- CONTRIBUTIONS REGISTER
- SENIORS HOUSING
- BOARDING HOUSES
Authorize Council to impose conditions under section 7.11 of the EP&A Act when permission is granted for development on land to which this plan applies. A contribution plan becomes part of the development control process under the EP&A Act under sections 4.17 and 7.11. This contribution plan has been made in accordance with the provisions of section 7.11 of the EP&A Act and Part 4 of the Environmental Planning and Assessment Regulation, 2000 (the "EP&A Regulation").
To assist in the interpretation of the contribution plan, definitions relevant to the contribution plan are included in Appendix D. The cost of the work will only be offset against the contribution required for the same facility category. The amount of the offset will be as agreed by the Council and will not exceed the cost allocation for the works included in the contribution plan.
Pursuant to section 7.21 of the EP&A Act, accredited certifiers must impose a condition requiring monetary contributions in accordance with this contribution plan. A cash flow projection will be prepared using the above elements over the life of the Contribution Plan. This plan will be subject to regular review by Council in accordance with the provisions of the EP&A Regulation.
Any changes to the contribution plan, other than minor typographical corrections, will be put on public display in accordance with the requirements of the EP&A Act and the regulation.
DEVELOPMENT POTENTIAL AND POPULATION
RESIDENTIAL DEVELOPMENT NEXUS
Assumptions have been made about the likely housing types based on land use zoning and other planning controls applicable to the Balmoral Road Release Area. Once developed, it is expected that there will be a total of 6,717 homes in the area, approx. comprising 1,559 detached homes, 1,146 integrated homes, 3,757 multi-unit homes (including a mix of townhouses/terraces and apartments) and 255 seniors homes . The expected development and resulting population within the Balmoral Road Release Area will create increased demand for various public facilities and services.
The following sections of the contribution plan identify the relationship between the anticipated development within the area and the facilities or services listed above, specify the appropriate level of allocation (if any), and provide a brief description of the proposed works and their timing.
OPEN SPACE FACILITIES
- OPEN SPACE DEMAND
- PROPOSED OPEN SPACE AND RECREATIONAL FACILITIES
- APPORTIONMENT
- SCHEDULE OF WORKS AND COST ESTIMATES
- CONTRIBUTIONS FORMULA
- TRANSPORT FACILITIES
- TRANSPORT FACILITIES DEMAND
- PROPOSED TRANSPORT FACILITIES
- APPORTIONMENT
- SCHEDULE OF WORKS AND COST ESTIMATES
- CONTRIBUTIONS FORMULA
A land area of 4.42 ha has been identified to meet the demand for local open space generated by the future residents of the Balmoral Road Release Area. Pedestrian and cycle links are an integral and important element of the open space network within the Balmoral Road Release Area. The main off-road pedestrian link and cycleway to be provided in the Balmoral Road Release Area is known as the Greenway.
A land area of 3.72 ha has been identified to meet the demand for open space links generated by the future residents of the Balmoral Road Release Area. The need to provide the open space identified in this part of the plan is generated by the residential development of the Balmoral Road Release Area. It is therefore appropriate that residential development within the Balmoral Road Release Area is subject to the full cost of providing these open space facilities.
The suburban road network within the Balmoral Road Release Area has been largely developed for rural traffic volumes only. Roads within the Balmoral Road Release Area providing access to the plots will be constructed as part of the works associated with the individual development. Signals at the intersections of Memorial Avenue with Arnold Avenue are required early in the development of the Balmoral Road Release Area to ensure the safety of vehicular movement at these intersections.
However, additional upgrades to signals are due to traffic associated with the Balmoral Road Release Area. It is noted that pedestrian and cycle links through the open space network of the Balmoral Road Release Area are addressed in Section 4 of the plan. As set out in Section 5.1 the majority of roads within the Balmoral Road Exemption Area will be constructed as part of the works associated with the individual development.
Severn Value Drive and Arnold Avenue is due to the Balmoral Road Release Area and regional traffic movements. The demand for the upgrade and signaling of the Wrights Road and Windsor Road intersection is due to the Balmoral Road Release Area and regional traffic movements. However, when turning traffic generated by the Balmoral Road Release Area is added to the analysis, the.
The need to provide a roundabout at the Solent Circuit junction and the extension of Fairway Drive is a result of residential development both within the Balmoral Road Release Area and the Solent Circuit housing scheme. Based on an analysis of expected traffic flows, 75% of the cost of the roundabout will be charged to residential development within the Balmoral Road release area.
COMMUNITY FACILITIES
- COMMUNITY FACILITIES DEMAND
- PROPOSED COMMUNITY FACILITIES
- APPORTIONMENT
- SCHEDULE OF WORKS AND COST ESTIMATES
- CONTRIBUTIONS FORMULA
Since the preparation of this Contribution Plan, there has been a significant increase in the projected population within the North Kellyville area, as well as a marginal increase in the projected population within the Balmoral Road catchment area. This additional growth has increased the projected population within the catchment for this facility and as a result the area of the planned expansion (originally an additional 600 m2) is now 850 m2. Rouse Hill Library will serve the population of the Balmoral Road Relief Area due to its proximity, ease of access and services provided.
Library services will include fiction and nonfiction, reference library, children's library, Internet access, learning programs, study facilities, vacation programs, and book clubs. Given the services offered, location within the Balmoral Road Release Area is not considered necessary. It is considered reasonable that residents of the Balmoral Road Release Area will travel to this type of facility.
The need to provide 850m2 of expansion space for the library at Rouse Hill Regional Center has been created by the future residential development of Balmoral Road and Kellyville North Freehold Areas. The requirement for this additional library floor space is based on the populations of the Balmoral Street Clearance Area and the North Kellyville area and is divided between these two (2) areas based on the projected residential population within each area. Therefore, the proportion of the costs of the additional library space to be allocated to residential development within the Balmoral Street Clearance Area is 43.3%.
The remainder of the cost of the additional floor space will be attributable to the North Kellyville area. A schedule of community facilities to be charged for in terms of this plan is included in Appendix A. List of essential works, cost estimates are included only for the acquisition of land for community facilities.
The formula for calculating the Community Facilities - Capital Works and Community Facilities - Acquisition Premium Rate is set out in Section 2.19.
ADMINISTRATION COSTS
ADMINISTRATION AND PLAN PREPARATION
APPORTIONMENT
SCHEDULE OF WORKS AND COST ESTIMATES
CONTRIBUTIONS FORMULA
WORKS SCHEDULE
Capital Expenditure Index (Open Space) 3.36% p.a. Capital Expenditure Index (Traffic and Drainage) 3.36% p.a. Unless otherwise specified, the definitions of terms used in this contribution plan will be those used in the Environmental Planning and Assessment Act 1979, the Environmental Planning and Assessment Regulations 2000 and The Hills Local Environmental Plan 2019. Acquisition costs Include all costs and expenses incurred in the purchase of land or floor area, including, but not limited to, the purchase price, valuation, legal and surveying costs.
Capital Costs Include all costs and expenses incurred in delivering the public facilities identified, including but not limited to design, consultant and professional fees, project management fees, insurance premiums, construction and fit-out costs. This does not include any recurring costs that may be incurred in operating and maintaining the facility once it is built. 1 - Land to which plan applies Developer Contributions Means a monetary contribution, the dedication of land free of charge.
Population Means the projected population of the Balmoral Road Release Area, above the estimated population as of April 13, 2006 Human Services Study Means the Human Services Local Environmental Study. Library Report Means the Rouse Hill Library and Community Report completed by the AEC Group in July 2004, as amended. LEP 2005 Means Baulkham Hills Local Environmental Plan 2005, as amended LEP 2019 Means The Hills Local Environmental Plan 2019, as amended Multi-Unit Housing.
RMP study means analysis of recreation needs and provision of public open space for the Balmoral Road release area completed by RMP &. Traffic Report means the Balmoral Conservancy Area Traffic and Transport Report completed by the Council in May 2006. Works in Nature Means the construction or provision of all or part of a public facility that is identified in the Plan of Contribution works plan .
