Hurstville Section 94 Development Contributions Plan 2012

Transcription

1 Hurstville City Council Hurstville Section 94 Development Contributions Plan 2012 Adopted: 12 December 2012 Effective: 14 March 2013

2 Hurstville Section 94 Development Contributions Plan 2012 Plan prepared by: newplan Urban Planning Solutions ABN Member of the Planning Institute of Australia Level 6, 432 Kent Street Sydney NSW 2000 Phone: Web: Hurstville Section 94 Development Contributions Plan 2012 (Revsion C) Reference: D12/793 Hurstville City Council Civic Centre MacMahon Street Hurstville NSW 2220 PO Box 205 Hurstville BC NSW 1481 T F E W hccmail@hurstville.nsw.gov.au Page ii

3 Hurstville Section 94 Development Contributions Plan 2012 Contents Page Number 1. Plan summary Overview of Plan Summary of Contribution Rates Calculating a section 94 contribution under the Plan Calculating section 94 Contributions Section 94 contributions credits for existing development Structure of this Plan 4 2. Administration and operation of this Plan Definitions References Name of this Plan Purposes of this Plan Commencement and amendment of the Plan Land to which this Plan applies Development to which this Plan applies Development exempted from contributions under this Plan Relationship to other plans and policies Pre-existing contributions plans Voluntary Planning Agreements Policy Authority to impose development contributions conditions on consents Other contributions to be taken into account Obligations of accredited certifiers Complying development certificates Construction certificates Adjustment of development contribution rates in this Plan at time of development consent Adjustment of monetary contributions at the time of payment Timing of payment of monetary contributions required under this Plan Policy on deferred or periodic payments Material public benefits and dedication of land offered in part or full satisfaction of development contributions Offer of a material public benefit made after the imposition of a development contribution condition under this Plan Offer of a material public benefit made before the imposition of a development contribution condition under this Plan Matters to be considered by the Council in determining offers of material public benefits Agreements to be in writing 16 Page iii

4 Hurstville Section 94 Development Contributions Plan Valuation of offers of works-in-kind and other material public benefits Pooling of funds Accountability and access to information Review of Plan Savings and transitional arrangements Relationship between expected development and demand for infrastructure Geographic context Current development and population Population and demography Residential development Commercial development Future development and population Population and demography Household occupancy rates Residential development Commercial development Local infrastructure needs Supporting studies Justification for the various infrastructure types Guiding principles for local infrastructure Open space and recreation and public domain facilities Community facilities Car parking facilities in Commercial Centres Justification and application of development contributions Method adopted for residential developments under this Plan Determination of reasonable contributions Residential development Non-residential development in various commercial centres Allocation of section 94 contributions Application of section 94 contributions to the works schedule Role of development contributions in delivering the infrastructureprogram Works schedules and maps Timing of works schedule projects Section 94 / Priority I Projects Maps - Location of Section 94 / Priority 1 Projects Comprehensive Works Program Costs and Priorities Schedule for Hurstville LGA 51 Page iv

5 Hurstville Section 94 Development Contributions Plan 2012 Tables Table 1.1 Development subject to development contributions under this Plan 2 Table 1.2 Section 94 contribution rates for residential development 3 Table 1.3 Section 94 contribution rates for non residential development in various centres 3 Table 1.4 Assumed infrastructure demand attributable to existing developments 4 Table 3.1 Estimated Resident Population for Hurstville LGA 19 Table 3.2 SEIFA Index for Hurstville suburbs 21 Table 3.3 Dwelling occupancy rates 22 Table 3.4 Population forecasts by suburb 24 Table 3.5 Dwelling occupancy rates by suburb 26 Table 3.6 Dwelling projections for Hurstville LGA and Hurstville City Centre 27 Table 3.7 Projected dwellings by suburb 28 Table 3.8 Forecast employment and floor space projections for Hurstville City Centre to Table 3.9 Guiding principles for local infrastructure planning and provision 30 Table 4.1 Section 94 contribution rates for residential development 42 Table 4.2 Community facilities provision 46 Table 4.3 Component s94 contribution rates for residential development 47 Table 4.4 Infrastructure program by category and priority 49 Table 4.5 Potential income and application of S94 contributions ( ) at time of Plan preparation 49 Table 4.6 Potential income and application of S94 contributions ( ) at time of Plan commencement 50 Figures Figure 3.1 Hurstville LGA projected population growth 25 Figure 3.2 Diagrammatic representation of inter-relationship between facilities in the Civic Precinct 35 Appendices Appendix A List of Supporting Information Appendix B Maps for Commercial Centres Map 1: Hurstville City Centre Map 2: Penshurst Local Commercial Centre Map 3: Mortdale Local Commercial Centre Map 4: Beverly Hills Local Commercial Centre Map 5: Riverwood Local Commercial Centre Appendix C Direction by the Minister for Planning (Section 94E) relevant at the time of the making of this Plan Direction dated 3 March 2011 regarding section 94 caps for residential development. Appendix D Section 94 /Priority 1 works program projects funded through section 94 Appendix E Priority 1 works program map Appendix F Comprehensive works program for Hurstville LGA up to 2031 Page v

6 1. Plan summary 1.1 Overview of Plan The Hurstville Section 94 Development Contributions Plan 2012 (the Plan) has been prepared to address anticipated demand for public amenities and public services generated by new development up to This plan addresses only section 94 contributions. The Plan applies to all land within the Hurstville Local Government Area (LGA). The Plan applies to all development in the Hurstville LGA, except development described in clause of this Plan. The types of development expected to occur in Hurstville, and which will impact on the demand for public amenities and public services addressed under this Plan, is likely to include: higher density residential development, primarily in the Hurstville City Centre (refer to Appendix C, Map 1); scattered medium density residential development across the LGA; and additional retail and commercial floor space at many of the local commercial centres including Penshurst, Mortdale, Beverly Hills and Riverwood (refer to Appendix C, Maps 2,3,4 and 5) and at the Hurstville City Centre. In addition, the generational shift in the demographics of Hurstville LGA from a mainly suburban low-density family housing context to a major centre with significant high density housing and substantial migrant intake, places significant burdens on the infrastructure of Hurstville. Accordingly, both existing and future development in the LGA, and the people living or working in that development, should share the burden of future infrastructure provision. The projected increase in demand will give rise to the need for the Council to provide new, or augment the existing, local infrastructure. This Plan authorises Hurstville City Council (Council) or an accredited certifier to impose conditions on development consents or complying development certificates requiring a development contribution for the development types identified in Table 1.1. Page 1

7 Table 1.1 Development subject to development contributions under this Plan Development type 1 The erection of a building of any the following types: dual occupancy, multi-dwelling housing; residential flat building; mixed use development that includes residential accommodation or a residential flat building The subdivision of land The erection of a non-residential building or part The erection of a non-residential building or part Limiting circumstances Where the development will or is likely to result in an increase in infrastructure demand. Where additional residential lots are created. Only in the Hurstville City Centre and where the development will or is likely to result in an increase in demand for public amenities and public services; Only in the Hurstville City Centre and the local centres of Penshurst, Mortdale, Beverly Hills and Riverwood where insufficient car parking is provided on the development site. The Plan has been prepared following reviews of: anticipated development and incoming population; the infrastructure serving the existing population and the needs of the anticipated population; and pre-existing contributions plans and funds. This Plan has been prepared in accordance with the requirements of the Environmental Planning and Assessment Act 1979 (the EP&A Act) and the Environmental Planning and Assessment Regulation 2000 (the EP&A Regulation). In preparing the Plan Council has had regard to practice notes issued by the NSW Department of Planning in accordance with clause 26(1) of the EP&A Regulation. This Plan sets out: the expected types of future development in the Council s area and the public amenities and public services required to meet that development; 1 Italicised terms are definitions used in the Standard Instrument Principal Local Environmental Plan Page 2

8 the formulas used to determine the contribution rates provided for in this Plan; the contribution rates applying to different types of development; maps showing the location of the local infrastructure items proposed to be provided by the Council supported by a works schedule setting out an estimate of their cost and staging; and 1.2 Summary of Contribution Rates Table 1.2 Section 94 contribution rates for residential development Dwelling / lot type Contribution rate for community facilities Contribution rate for open space, recreation and public domain facilities Total contribution rate (per dwelling) # 1 bedroom dwellings $1,060 $7,496 $8,556 2 bedroom dwellings $1,680 $11,878 $13,558 3 or more bedroom dwellings $2,478 $17,522 $20,000 Subdivision of land for additional residential lots $2,478 $17,522 $20,000 # Consistent with Ministerial Direction dated 3 March 2011, this plan does not authorise a monetary contribution exceeding $20,000 per residential dwelling. Contribution rates cannot be indexed above $20,000. Table 1.3 Section 94 contribution rates for non residential development in various centres Development type Non residential development that results in an increase gross floor area in Hurstville City Centre Non residential development that does not meet all of its parking requirements through onsite parking provision in: Hurstville City Centre Penshurst, Mortdale, Beverly Hills and Riverwood local commercial centres Contribution rate $148 per m 2 of gross floor area $49,082 per car parking space deficiency $28,535 per car parking space deficiency The above rates in Tables 1.2 and 1.3 are as at the September 2012 Quarter CPI. 1.3 Calculating a section 94 contribution under the Plan Contribution rates for various locations, infrastructure types and development types are shown in the tables in clause 1.2 of this Plan Calculating section 94 Contributions The total section 94 contribution levied for any individual development is the sum of the contributions shown in Tables 1.2 and 1.3, less any allowance for existing developments, if applicable. The section 94 contribution rates in these tables reflect the rates at the date that the Plan commenced. Page 3

9 These rates are regularly adjusted for inflation in accordance with the provisions of clause 2.12 and 2.13 of this Plan. Applicants should inquire at the Council for information on the latest contribution rates Section 94 contributions credits for existing development Except where provided for below, section 94 contributions determined under this Plan will be calculated according to the estimated net increase in infrastructure demand that a particular development is deemed to generate. For development sites that contain residential development or that has been subdivided for residential development, Council will take into consideration the existing infrastructure demand (based on the assumed existing population) relating to the development site for the purpose of determining the net increase, at the rates cited in Table 1.4. Table 1.4 Assumed infrastructure demand attributable to existing developments Residential development type Dwelling houses and single vacant allotments Other dwellings: 1 bedroom 2 bedroom 3 or more bedroom Assumed average household occupancy rate 3.09 persons per dwelling or lot 1.30 persons per dwelling 2.06 persons per dwelling 3.09 persons per dwelling With respect to non-residential development subject to a section 94 contribution under this Plan, contributions relate to an increase in commercial or retail floor space beyond that which exists at the time of the application. Therefore, the credit for the impact of the existing development is built-in to the determination of contributions payable. 1.4 Structure of this Plan This Plan is structured as follows: Part 1 (this Part) provides a general summary, a description of the areas and development types to which the Plan applies, the contribution rates and existing demand assumptions. In most circumstances this will provide sufficient information for an applicant to calculate an estimate of the contributions that would apply to an individual development. Part 2 includes the operational provisions of the Plan, which give it legal effect and describe how the Plan is administered and managed by the Council. Part 3 describes the relationship between development levied under this Plan and the infrastructure to be provided under this Plan. The development and demographic analysis highlights the challenge ahead and identifies key issues. This Part provides the specific nexus arguments necessary for determining reasonable section 94 contribution rates. Part 4 contains an assessment of what proportion of the total infrastructure program can reasonably be met through section 94 contributions. It shows that approximately one-third of Council s local infrastructure program will be funded through section 94 contributions. Part 4 also establishes the requirement for regular review of the assumptions and the progress of the infrastructure program. Page 4

10 Part 5 includes a list and maps of the infrastructure programs. It represents a comprehensive Council works program and may be utilised in other Council documents including its strategic planning processes under Part 2 of Chapter 13 of the Local Government Act This plan identifies the priority infrastructure that will be delivered through funds collected under this Plan. The regular review processes allow for those priorities to be amended from time to time. Page 5

11 2. Administration and operation of this Plan 2.1 Definitions In this Plan, the following words and phrases have the following meanings: Apportionment means the proportional allocation of infrastructure demand between demand segments. Examples of demand segments include existing residents and workers, new residents and workers, and individuals that demand infrastructure but which live or work outside a council area. The purpose of apportionment in a contributions plan is to ensure that new development which is required to make contributions only pays the share or portion of the cost of the local infrastructure that is equivalent to the demand it is likely to generate. Attributable cost means the estimated cost for each item in the works schedules set out in Part 5 of this Plan, which may differ from the final actual cost of the item. It will be the value used in determining the amount of any offset of monetary contributions as a result of any worksin-kind proposal. Bedroom means a room in a dwelling capable of being used as a bedroom. CPI means the Consumer Price Index (All Groups - Sydney) published by the Australian Bureau of Statistics. Council means Hurstville City Council. Development has the meaning under section 4 of the EP&A Act which in relation to land means: (a) the use of land; and (b) the subdivision of land; and (c) the erection of a building; and (d) the carrying out of a work; and (e) the demolition of a building or work; and (f) any other act, matter or thing referred to in Section 26 that is controlled by an environmental planning instrument. Page 6

12 Development consent means consent under Part 4 of the EP&A Act to carry out development and includes, unless expressly excluded, a complying development certificate. Development contribution means any contribution or levy required to be paid or agreement reached, pursuant to the provisions of Division 6 of Part 4 of the EP&A Act and includes: (a) Planning Agreements; (b) Local Infrastructure Contributions; and (c) Special Infrastructure Contributions 2. EP&A Act means the Environmental Planning and Assessment Act EP&A Regulation means the Environmental Planning and Assessment Regulation LGA means Local Government Area. Local Infrastructure Contributions includes contributions pursuant to section 94 and fixed development consent levies pursuant to section 94A of the EP&A Act. This Plan only covers to Section 94. Local Infrastructure means public amenities and public services within the area, but excluding water and sewerage services. Material public benefit means a benefit provided, by a person entitled to act on a development consent, as an alternative to a development contribution. Monetary Contributions includes monetary contributions required by a consent authority under section 94(1)(b) of the EP&A Act. Plan means this contributions plan. Planning agreement or Voluntary Planning Agreement or VPA means a planning agreement referred to in Section 93F of the EP&A Act. Residential means Residential Accommodation as defined in the Standard Instrument Principal Local Environmental Plan. Works in kind means the provision of a material public benefit that is work nominated in the works schedule of a contributions plan and may include both full and partial provision of the work. 2 This Plan makes no provisions relating to Special Infrastructure Contributions Page 7

13 2.2 References A list of reports, studies and other information informing the preparation of this Plan is contained in Appendix A. 2.3 Name of this Plan This contributions plan is called the Hurstville Section 94 Development Contributions Plan Purposes of this Plan The primary purpose of the Plan is to authorise: the Council, when granting consent to an application to carry out development to which this Plan applies; or an accredited certifier, when issuing a complying development certificate for development to which this Plan applies, to require a development contribution to be made towards: the provision, extension or augmentation of public amenities and public services; and the recoupment of the costs incurred by Council in providing existing public amenities and public services, within the area to which this Plan applies. Other purposes of the Plan are: to provide the framework for the efficient and equitable determination, collection and management of development contributions toward the provision of public amenities and public services generated by development within the area; to determine the demand for public amenities and public services generated by the incoming population to the area and ensure that development makes a reasonable contribution toward the provision of services and facilities that are required for that population; to ensure that the existing community is not unreasonably burdened by the provision of public amenities and public services required (either partly or fully) as a result of development in the area; and to ensure Council s management of development contributions complies with relevant legislation and practice notes, and achieves best practice in plan format and management. 2.5 Commencement and amendment of the Plan This Plan commences on the date on which public notice was published pursuant to clause 31(4) of the EP&A Regulation. Applications made after this date will be assessed against the requirements of this Plan. Council is authorised under clause 32(3) of the EP&A Regulation to make certain types of amendments to the Plan without the need for prior exhibition of those amendments (refer to clauses 2.13 and 2.14 of this Plan for details). Page 8

14 2.6 Land to which this Plan applies This Plan applies to all of the land in the City of Hurstville LGA. 2.7 Development to which this Plan applies This Plan applies to all applications for development consent and complying development certificates required to be made by or under Part 4 of the Act in respect of land to which this plan applies. Subject to clause and any Direction issued by the Minister for Planning: Table 1.1 of this Plan identifies the types and areas of development affected by development contributions under this Plan. Tables 1.2 and 1.3 provide the contribution rates applicable to those types and areas of development; and Copies of relevant Ministerial Directions that may affect the calculation or imposition of contribution requirements contained in this Plan can be accessed on the Department of Planning s website Development exempted from contributions under this Plan The following types of development, or components of development, will be exempted from a requirement to make contributions under this Plan: Development for the purposes of any form of seniors housing as defined in State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004 that is provided by a social housing provider as defined in that Policy. Development for the purposes of Affordable Housing as defined by, and approved in accordance with, State Environmental Planning Policy (Affordable Rental Housing) With respect to In-fill Affordable Housing this exemption only applies to that part of the building that is managed by a registered community housing provider. Development for the sole purpose of disabled access; Development for the sole purpose of reducing the consumption of mains-supplied potable water, or reducing the energy consumption of a building; Development for the sole purpose of the adaptive re-use of an item of environmental heritage; and Development exempted from contributions by a Direction of the Minister pursuant to section 94E of the EP&A Act, current at the time of assessment of the application. (The direction will provide the terms of its applicability). Page 9

15 2.8 Relationship to other plans and policies Pre-existing contributions plans This Plan repeals the following Section 94 Contributions plans: Plan No. 1 Traffic Management & Car Parking (19 December 2006) Plan No. 2 Open Space & Community Recreation Facilities (26 October 2004) Plan No. 3 Drainage (29 September 1998) Plan No. 4 Community Services and Facilities (10 July 2001) Plan No. 5 Management (12 April 2001) Plan No. 6 Library & Information Services (10 July 2001) Plan No. 7 Urban Spaces (8 April 2004) When a contributions plan is repealed, the associated works program is also repealed and so the monies collected need not be applied to that program. Nevertheless, that money was collected in certain geographical areas, in relation to certain development activity, and the development consent conditions described that the money would be applied to provide certain types of infrastructure. Therefore, money received under pre-existing contributions plans shall generally be applied according to the following principles (in priority order): money should be allocated toward the specific projects for which it was collected; or if these projects are no longer considered necessary, the money should be spent in the area in which it was collected for the general purpose (infrastructure category) for which it was collected; or if there is no necessity to provide infrastructure in the relevant category, the money should be spent in the area in which it was collected for a similar purpose to that for which it was collected. That is, money should be spent to deliver infrastructure to support the community that provided the funds Voluntary Planning Agreements Policy Planning agreements are an alternative or supplement to section 94 contributions requirements in development consents. Any proposal by a developer to enter into a planning agreement with the Council shall be undertaken in accordance with Council s Policy on Planning Agreements, copies of which are available from Council s administration office, or on Council s web site. 2.9 Authority to impose development contributions conditions on consents This Plan authorises Council or an accredited certifier, when determining a development application or an application for a complying development certificate relating to development to which this Plan applies, and subject to other provisions of this Plan, to impose a condition requiring a section 94 contribution on that development, including: Page 10

16 the dedication of land free of cost to the Council; and / or the payment of a monetary contribution to the Council, to enable the provision of public amenities and public services identified in this Plan. This Plan also authorises the Council and accredited certifiers to require monetary contributions from development towards recouping the cost of the provision of existing local infrastructure that has been provided by the Council for or to facilitate the carrying out of development and which the development will benefit from. Accredited certifiers should also refer to clause 2.11 of this Plan as to their obligations in assessing and determining applications Other contributions to be taken into account Council, in proposing to impose a requirement for a development contribution, will take into consideration any land, money or other material public benefit that the applicant has elsewhere dedicated or provided free of cost within the area (or any adjoining area) or previously paid to the consent authority, other than: a benefit provided as a condition of the grant of development consent under the EP&A Act, or a benefit excluded from consideration by a planning agreement. In order for Council to consider the previous benefits made by the applicant, details must be submitted at the time of the development application. A reduction in the contribution requirement under this Plan may be considered where it can be demonstrated by the applicant that: the land, money or other material public benefit previously provided continues to provide an ongoing benefit to the community; the benefit was not required to be provided under a condition of consent or under a planning agreement; the benefit offsets some of the need for public amenities or public services identified in this Plan; whether the works schedule included this Plan would require amendment; and the financial implications for cash flow and the continued implementation of the works schedule included in this Plan (including whether the Council would need to make up for any shortfall in contributions by its agreement to reduce the contribution) Obligations of accredited certifiers Complying development certificates In accordance with Section 94EC of the EPA& Act, this Plan authorises that, in relation to an application made to an accredited certifier for a complying development certificate: the accredited certifier must, if a complying development certificate is issued, impose a condition requiring a development contribution, if such a contribution is authorised by this Plan; and Page 11

17 such contribution can only be a monetary contribution required under this Plan; and the amount of the monetary contribution that the accredited certifier must so impose is the amount determined in accordance with this Plan. It is the responsibility of the principal certifying authority to accurately calculate and apply the development contribution conditions to complying development certificates. Deferred payments of contributions required by a condition of a complying development certificate will not be accepted. If an accredited certifier fails to comply with this requirement, the consent authority may impose the necessary condition on the complying development certificate and it has effect as if it had been imposed by the accredited certifier Construction certificates It is the responsibility of an accredited certifier issuing a construction certificate to certify that any development contributions required as a condition of development consent or complying development certificate have been paid to the Council prior to the issue of the notice of commencement. The accredited certifier must ensure that the applicant provides a receipt (or receipts) confirming that contributions have been fully paid and copies of such receipts must be included with copies of the certified plans provided to the Council in accordance with clause 142(2) of the EP&A Regulation. Failure to follow this procedure may render such a certificate invalid and expose the certifier to legal action. The only exceptions to the requirement are where a work in kind, material public benefit, dedication of land and/or deferred payment arrangement has been agreed by the consent authority. In such cases Council will issue a letter confirming that an alternative payment method has been agreed with the applicant Adjustment of development contribution rates in this Plan at time of development consent The section 94 contribution rates imposed at the time of development consent are to be adjusted to reflect the indexed cost of the provision of infrastructure included in this Plan. In accordance with clause 32(3)(b) of the EP&A Regulation, the Council may, without the necessity of preparing a new or amending contributions plan, make changes to the monetary contribution rates set out in this Plan to reflect variations to the Consumer Price Index (All Groups Index) for Sydney as provided by the Australian Bureau of Statistics. The contribution rates in this Plan are adjusted in accordance with the formula below at the time of imposing a condition on a development consent requiring payment of the monetary contribution to reflect quarterly variations in the CPI since the September 2012 quarter. The CPI index number at September 2012 quarter was Nothing in this clause authorises the Council to increase the contribution rates such that it is able to require the payment of a monetary contribution exceeding $20,000 for each dwelling. C 1 x CPI 2 C 2 = Page 12

18 CPI 1 Where: C 1 = contribution rate as shown in this Plan C 2 = contribution rate imposed on the development consent prepared during that quarter CPI 1 = Consumer Price Index (All Groups) for Sydney at the time of preparing this Plan (September 2012 quarter CPI index number 102.2) CPI 2 = Consumer Price Index (All Groups) for Sydney at the time of granting the relevant development consent Adjustment of monetary contributions at the time of payment The monetary section 94 contribution amounts imposed on developments at the time of consent are adjusted at the time of payment to reflect the indexed cost of the provision of infrastructure included in this Plan. A monetary contribution required by a condition of development consent imposed in accordance with this Plan will be indexed between the time of preparing this Plan (September 2012 quarter - CPI index number 102.2) and the date on which the contribution is paid in accordance with the Consumer Price Index (All Groups Index) for Sydney as provided by the Australian Bureau of Statistics. Nothing in this clause authorises the Council, in respect to a section 94 contribution amount in a consent that relates to residential accommodation development, to adjust that contribution to an amount in excess of $20,000 for each dwelling in that residential accommodation development. C 2 x CPI 3 C 3 = Where: CPI 1 C 2 = contribution rate imposed on the development consent C 3 = contribution rate at the time the contribution is paid CPI 1 = Consumer Price Index (All Groups) for Sydney at the time of preparing this Plan (September 2012 quarter CPI index number 102.2) CPI 3 = Consumer Price Index (All Groups) for Sydney at the time that the contribution is to be paid. Page 13

19 2.14 Timing of payment of monetary contributions required under this Plan Council s policy in relation to the timing of payments of monetary contributions required under this Plan is as follows: Development applications involving subdivision - prior to the release of the subdivision certificate. Development applications involving building work - prior to the release of a construction certificate as specified in the development consent. Development applications where no subdivision or building approval is required prior to the issue of development consent or release of the occupation certificate. Complying development works prior to the issue of a complying development certificate Policy on deferred or periodic payments Council will not accept the deferred or periodic payment of any monetary contribution required under this Plan 2.16 Material public benefits and dedication of land offered in part or full satisfaction of development contributions A person may make an offer to the Council to carry out works or provide another kind of material public benefit or dedicate land, in lieu of making a contribution in accordance with a condition imposed under this Plan, in the terms described below Offer of a material public benefit made after the imposition of a development contribution condition under this Plan The Council may accept an offer made in writing to the Council that provides for: a material public benefit (other than the dedication of land or the payment of a monetary contribution) in part or full satisfaction of a condition already imposed requiring the payment of a monetary contribution; or the dedication of land free of cost towards the provision of public facilities to meet the demands of the development. Where the Council accepts such an offer, it is not necessary for the consent to be amended under section 96 of the EP&A Act Offer of a material public benefit made before the imposition of a development contribution condition under this Plan An applicant for consent to carry out development to which this Plan applies may request that any consent granted to the development is made subject to a condition that the applicant carries out work or provides another material public benefit that would satisfy the requirements of this Plan in relation to the development. The applicant s request: Page 14

20 may be contained in the relevant development application; or may constitute an offer to enter into a planning agreement relating to the development accompanied by the draft agreement. The Council will consider the request as part of its assessment of the development application. If the Council decides to grant consent to the development and agrees to a request made in the relevant development application, it may impose a condition under section 80A of the EP&A Act requiring the works to be carried out or the material public benefit to be provided. If the applicant makes an offer to enter into a planning agreement, the Council will, if it proposes to enter into the agreement, publicly notify the draft agreement and an explanatory note relating to the draft agreement together with the development application in accordance with the requirements of the EP&A Act. If the Council decides to grant consent to the development and agrees to enter into the planning agreement, it may impose a condition under clause 25(3) of schedule 1 of the EP&A Act requiring the agreement to be entered into and performed Matters to be considered by the Council in determining offers of material public benefits In addition to any matters identified above the Council will take into account the following matters in deciding whether to accept an offer of material public benefit: the requirements contained in any material public benefits or works-in-kind policy that the Council has adopted; and the standard and timing of delivery of, and security arrangements applying to, the works the subject of the offer are to Council's satisfaction; and the conditions applying to the transfer of the asset to the Council are to Council's satisfaction; and the value of the material public benefit is to be at least equal to the value of the contributions assessed according to this Plan; and the provision of the material public benefit will not prejudice the timing or the manner of the provision of public facilities included in the works program. Where the offer of material public benefit does not relate to an item of infrastructure identified in this Plan, the Council will take into account the following additional matters: the overall benefit of the proposal; and the proposal is for the provision of an appropriate alternative facility to that which the contribution was required which will provide public benefit to the local community; and whether the works schedule included this Plan would require amendment; and the financial implications for cash flow and the continued implementation of the works schedule included in this Plan (including whether the Council would need make up for any shortfall in contributions by its acceptance of the offer); and the implications of funding the recurrent cost of the facility(ies) the subject of the offer. Page 15

21 Agreements to be in writing Council will require the applicant to enter into a written agreement for the provision of a material public benefit prior to its provision or the commencement of the development. If the offer is made by way of a draft planning agreement under the EP&A Act, the Council will require the agreement to be entered into and performed via a condition in the development consent. Agreements shall specify (as a minimum) the works the subject of the offer, the value of those works, the relationship between those works and this Plan, the program for delivering the works. Planning agreements shall address the matters included in the EP&A Act and EP&A Regulation Valuation of offers of works-in-kind and other material public benefits The value of works offered as works-in-kind is the attributable cost of the works (or a proportion of the attributable cost if the offer involves providing only part of a work) indexed in accordance with the provisions of this Plan. The attributable cost of works will be used in the calculation of the value of any offset of monetary contributions required under this Plan. The value of any other kind of material public benefit will be determined by a process agreed to between the Council and the person making the offer at the time the development application is being prepared Pooling of funds To provide a strategy for the orderly delivery of the infrastructure, this Plan authorises monetary contributions paid: for different purposes in accordance with the conditions of various development consents authorised by this Plan; and for different purposes under any other contributions plan approved by the Council to be pooled and applied progressively for those purposes. The priorities for the expenditure of pooled monetary contributions under this Plan are the priorities for works as set out in the relevant works schedules. In deciding whether to pool and progressively apply contributions funds, Council is satisfied that this action will not unreasonably prejudice the carrying into effect, within a reasonable time, of the purposes for which the money was originally paid Accountability and access to information Council is required to comply with a range of financial accountability and public access to information requirements in relation to development contributions. These are addressed in Divisions 5 and 6 of Part 4 of the EP&A Regulation and include: maintenance of, and public access to, a contributions register; Page 16

22 maintenance of, and public access to, accounting records for contributions receipts and expenditure; annual financial reporting of contributions; and public access to contributions plans and supporting documents. These records are available for inspection free of charge at the Council s administration office Review of Plan The infrastructure identified in this Plan is the result of detailed investigations that assessed demands attributable to both the existing and future population of Hurstville LGA up to 2031 (refer Appendix A for references). The Plan is predicated on progressive application of development contributions and funds from other sources toward provision of a prioritised list of infrastructure items (i.e. items listed in Part 5 of this Plan). Priorities for infrastructure items were determined at the time this Plan was prepared. However it is likely that the scope of, and priority attached to, each of the infrastructure items will change over the life of the Plan. It is also likely that the estimated cost of items will need to be adjusted as facility designs are firmed up. Council will therefore review the Plan regularly to ensure: it remains financially sustainable; it continues to address the priority infrastructure needs generated by new development; it can plan for and source complementary revenue streams in order to deliver the portion of the works schedule not met via development contributions; that the public amenities and public services will be delivered in a reasonable time; and that contribution rates remain reasonable over time. In conjunction with the preparation of the annual Management Plan, a report shall be prepared for the elected Council that addresses the following: The total amount of development contributions imposed on consents and the amount received by the Council. A summary of total funds available in each infrastructure category. A progress report on the delivery of infrastructure items identified in Council s contributions plans, including the timing and cost of items delivered under the Plan. A recommendation as to the next stage of the infrastructure program that should be delivered in response to the level of funds held and the development that has occurred or is likely to occur in the near future. It is not necessary that all, or indeed any, of the contributions be spent in that financial year. The recommendation may be that the funds be retained in trust and carried over to deliver a more significant and costly project. Any other matter considered relevant to the regular review of the Plan. The Council shall then consider the report and determine whether any adjustment to the Plan is required. Page 17

23 The Plan is to be adjusted, re-exhibited and remade where any of the following occurs as part of the annual review: Where a reprioritisation of infrastructure items is endorsed by the elected Council. Where the description or costs of infrastructure items have changed. Where the Council decides to adjust the contribution rates Savings and transitional arrangements A development application which has been submitted prior to the adoption of this Plan but not determined shall be determined in accordance with the provisions of the plan which applied at the date of determination of the application. Page 18

24 3. Relationship between expected development and demand for infrastructure 3.1 Geographic context Hurstville LGA is in southern Sydney, approximately 17 kilometres south of central Sydney and covering an area of about 23 square kilometres. The LGA is bordered to the north by Canterbury LGA, to the east by Rockdale LGA, to the west by Bankstown LGA and to the south-west by the Georges River with Kogarah LGA to the south-east. The Hurstville City Centre is identified as one of eight Major Centres under the Sydney Metropolitan Strategy. The importance of Hurstville as a transit-oriented development node is highlighted by the fact that it is the 14 th busiest railway station in the CityRail network. Major features of the LGA include Westfield Shopping Centre (Hurstville), Hurstville Entertainment Centre, Johnny Warren Indoor Sports Centre, Hurstville Aquatic Leisure Centre, St George Regional Museum, Hurstville Oval, Oatley Park and Georges River National Park. 3.2 Current development and population Population and demography Table 3.1 illustrates the population growth in the Hurstville Local Government Area since This Plan uses 2006 as the base year for estimating population growth through to 2031 so as to assess infrastructure pressures generated by that new population. At the time of preparing this Plan the 2011 Census data was not released. Table 3.1 Estimated Resident Population for Hurstville LGA Annual change Year (ending June 30) Estimated resident population (persons) Number Percent (%) Source: , ,683 1, ,567 1, , , , , , , , , id Community profile, Australian Bureau of Statistics, Cat. No Population by Age and Sex, Region of Australia, The 2011 estimates are not final and are subject to revision by ABS. Page 19

25 Age structure Analysis of the age structure of Hurstville LGA in 2006 compared to the Sydney Statistical Division shows that there was a smaller proportion of people in the younger age groups (0 to 17 years) but a larger proportion of people in the older age groups (60+ years). Overall, 22.1 percent of the population was aged between 0 and 17, and 20.0 percent were aged 60 years and over, compared with 23.6 percent and 16.7 percent respectively for the Sydney Statistical Division. This may suggest a greater need for youth and aged services than would be required in Sydney generally. Country of birth Analysis of the country of birth of the population in Hurstville LGA in 2006 compared to the Sydney Statistical Division shows that there was a larger proportion of people born overseas as well as a larger proportion of people from a non-english speaking background. Overall, 37.5 percent of the population was born overseas, and 32.4 percent were from a non- English speaking background, compared with 31.8 percent and 24.0 percent respectively for the Sydney Statistical Division. The dominant non-english speaking country of birth in Hurstville was people born in China, accounting for 10.9 percent of the total population (or 7,979 people). A further 3 percent of the population were born in Hong Kong. The highest concentration of people born in China and Hong Kong reside in the suburb of Hurstville, and the City Centre in particular with 40 percent of the population of the City Centre being born in China and 7.2 percent being born in Hong Kong. There are also large proportions of Chinese and Hong Kong born residents in Riverwood (12.7 percent and 3.5 percent), Penshurst (11.1 percent and 3.1 percent) and Beverly Hills/Narwee (11.3 percent and 3.9 percent). Between 2001 and 2006, the number of residents born in China increased by 2,989 people, from 4,990 to 7,979. This represents 93 percent of all new overseas-born residents. All overseas born residents increased by 3,217 people from 24,182 to 27,399. It may therefore be appropriate to target services and facilities to this group. Level of assistance required A number of measures can be used to assist in determining the level of provision of community facilities and services. The Index of Relative Socio-Economic Disadvantage (or SEIFA index) is derived from attributes such as low income, low educational attainment, high unemployment, jobs in relatively unskilled occupations and variables that reflect disadvantage rather than measure specific aspects of disadvantage (e.g., indigenous and separated / divorced). The index value for the Sydney Statistical Division is notionally 1,000 and other smaller areas are given an index value that is compared to that. Table 3.2 shows the SEIFA index value for Hurstville LGA and each of the suburbs. This would reinforce the need for additional community facilities in the Hurstville City Centre. Page 20

26 Table 3.2 SEIFA Index for Hurstville suburbs SEIFA index of disadvantage Hurstville City's small areas (ranked from greatest to least disadvantaged) 2006 SEIFA index of disadvantage Hurstville City Centre Riverwood Hurstville Remainder Penshurst Kingsgrove Beverly Hills Narwee Peakhurst Hurstville City Mortdale Peakhurst Heights Oatley Lugarno Source:.id Community profile, Australian Bureau of Statistics, Socio-Economic Indexes for Areas (SEIFA), Household types Analysis of the household types in Hurstville LGA compared with the Sydney Statistical Division in 2006 reveals comparable proportions of family households and lone person households. Family households accounted for 71.2 percent of total households in Hurstville City (68.6 percent for SSD) while lone person households comprised 22.2 percent (21.8 percent for SSD). Dwelling types Analysis of the types of dwellings of the households in Hurstville LGA in 2006 compared to the Sydney Statistical Division shows that 58.2 percent occupied a separate house (57.1 percent SSD); 15.0 percent occupied a medium density dwelling (17.4 percent SSD); while 20.9 percent occupied high-density dwellings (17.3 percent in the Sydney Statistical Division). This higher rate of high density living would suggest a greater need for public open space and community facilities in the vicinity of those dwelling types (that is, in and near the centres). Household occupancy rates Dwelling occupancy is significant for converting per capita infrastructure demand to demand attributable to residential development. Table 3.3 shows dwelling occupancy rates for different size dwellings for the LGA recorded at the 2006 Census. Page 21

27 Table 3.3 Dwelling occupancy rates Residential development type Assumed average household occupancy rate Dwelling houses and single vacant allotments 3.09 persons per dwelling or lot Other dwellings: 1 bedroom 1.30 persons per dwelling 2 bedroom 2.06 persons per dwelling 3 or more bedroom 3.09 persons per dwelling Source: Australian Bureau of Statistics, 2006 Community profile Residential development The role that the LGA has played in the housing market has shifted from the provision of detached family housing since the inter-war era to the provision primarily of medium and high density residential flats, principally in and around the retail centres. The recent prevalence of denser housing forms has resulted in more young people (18-29 years) migrating to the LGA than previously. The availability of more affordable family housing in neighbouring areas to the west and south of the LGA has lead to a minor net loss of families. It may be assumed that a number of the migration patterns will continue into the future, most notably flows into the City from overseas and loss of family households to neighbouring areas. The LGA features industrial areas in Peakhurst-Mortdale, Kingsgrove and Hurstville. Those near the Hurstville City Centre have been under pressure to convert to higher-value residential and commercial uses in recent years. Continued residential development around the Hurstville City Centre will reinforce its position as the main retail and commercial area for the region. The number of dwellings in the LGA grew steadily over the 10 years to 2006, with 3,088 additional dwellings added to the housing stock over this period. Over this period the LGA accommodated an average of 308 additional private dwellings per year, an annual average increase of approximately 1.2 percent. The total number of dwellings in the LGA in 2006 was 29,117. Of these additional dwellings, over half, 1,581 are higher density dwellings in the suburbs of Hurstville (including City Centre), Beverly Hills and Narwee. Most of the other half - 1,487 - were medium density dwellings throughout various other suburbs. Page 22

28 3.2.3 Commercial development Business, retail, commercial and like activity tends to be concentrated around railway nodes, with the major centre at Hurstville. Hurstville LGA provides a strong employment base within the southern sub-region of Sydney. In 2001, Hurstville LGA provided employment for 20,139 workers. Of these, 7,942 were located in the City Centre 3, accounting for 39.4 percent of Hurstville s total employment. Over the period employment across the LGA grew by 1.4 percent from a figure of 19, Whilst the number of jobs grew by 1.4 percent at the LGA level, total employment in the Hurstville City Centre fell from 8,190 to 7,942 jobs between 1996 and 2001, representing a 3.0 percent decline overall. 5 In 2004, the City Centre contained approximately 203,394 square metres of commercial and retail floor space, of which approximately 11,069 square metres was vacant. In 2007, there were 74,152 square metres of floor space currently vacant or under construction in the City centre Future development and population Population and demography The population of the Hurstville LGA is expected to continue to rise steadily over the next 25 years. Table 3.4 shows the forecast growth for the Hurstville LGA and its component areas. 3 SGS Forecasting Study, p27 4 SGS Forecasting Study, p25 5 SGS Forecasting Study, p28 6 SGS Forecasting Study, p57 Page 23

29 Table 3.4 Population forecasts by suburb Forecast year Change between 2006 and 2031 Area Total increase average annual % change Beverly Hills - Narwee 9,606 10,995 12,602 2, Kingsgrove 3,300 3,653 3, Lugarno 5,747 5,698 5, Mortdale 8,630 9,087 9,881 1, Oatley 5,623 5,871 6, Peakhurst 9,686 10,221 11,052 1, Peakhurst Heights 2,358 2,178 2, Penshurst 8,386 8,987 10,485 2, Riverwood 5,145 5,743 6,458 1, Hurstville City Centre 3,331 6,162 8,945 5, Hurstville Remainder 15,100 15,140 15, Hurstville Suburb Total 18,431 21,302 24,691 6, Hurstville LGA 76,912 83,735 93,388 16, Source:.id Population and Household Forecast, 2008 In 2006, 76,912 people lived in the LGA. By 2031 the population is expected to increase by 21.4 percent to a total of 93,388 persons, an increase of 16,476 over this period, or an average 659 people per year. Of the total population growth expected for Hurstville LGA over the next 25 years, the City Centre will accommodate approximately 30 percent of new residents. The remaining growth in population is expected to be concentrated in the smaller centres of the LGA, primarily around transport nodes. The City Centre will play an increasing role in accommodating Hurstville s new population. In 2006 the City Centre housed 3,331 people, 4.3 percent of Hurstville s total population. This will steadily increase over the next 25 years to 8,945 people, almost 10 percent of the LGA s population. This level of growth will create increasing pressure on facilities, services and amenity particularly in the City Centre area. Figure 3.1 provides a graphic representation of the relative population growth by suburb, illustrating a high growth corridor from the Hurstville City Centre in the central-eastern part of the LGA. Page 24

30 Source: Clouston Study p. 34 Figure 3.1 Hurstville LGA projected population growth The following future demographic trends have been identified for the Hurstville LGA: There will be a general ageing of the population. The age groups forecast to increase their share of the total population over the 2006 to 2031 period are those between years. Household types are expected to diversify over the period. Traditional family households are expected to decrease in number. The most significant forecast increases are in the smaller household types, which are driven partly by attracting younger age groups into apartments. The ageing process and increases in empty nest households also increases the number of smaller households. Hurstville City Centre will retain its role as a destination for migrant groups and young people. It is anticipated that Hurstville s current role as an attractive place for migrants to Page 25

31 live, particularly from Asia, will be reinforced. Smaller centres with higher density living opportunities will also continue to attract these groups, albeit in lower numbers Household occupancy rates Occupancy rates across the LGA are expected to gradually decline over the next 25 years from 2.68 persons per household to 2.58 persons per household. The City Centre is expected to experience slightly lower occupancy rates than households in the suburban areas of the LGA. Table 3.5 shows the projected household occupancy rates across the LGA and for suburban areas for 2006 and also looking forward to 2031, Table 3.5 Dwelling occupancy rates by suburb Hurstville LGA Hurstville City Centre Beverly Hills Narwee Hurstville Remainder Kingsgrove Lugarno Mortdale Oatley Peakhurst Peakhurst Heights Penshurst Riverwood Source: calculated from figures in:.id Population and Household Forecast, Residential development The Sydney Metropolitan South Sub-Regional Strategy (2007) provides a dwelling target for the Hurstville LGA of 4,100 additional dwellings by id, Population and Household Forecasts, derivative analysis Page 26

32 Demographic projections prepared by id. consulting demographic consultants for Hurstville Council indicate that these targets are achievable, supported by significant growth in dwelling numbers in the City Centre. Table 3.6 shows Council s dwelling projections for the Hurstville LGA and the Hurstville City Centre to 2031, while Table 3.7 shows the forecasted dwelling growth by suburb (tables shown over page). Apart from the City Centre, a significant increase in the housing stock is also expected in the suburbs of Beverly Hills-Narwee and Penshurst over the next 25 years. These areas are projected to increase their dwelling numbers by approximately 1,100 dwellings each between 2006 and This would represent about 30 percent of the increase for the LGA, while another 30 percent will be provided in the Hurstville City Centre. Table 3.6 Dwelling projections for Hurstville LGA and Hurstville City Centre LGA City Centre Year No. of dwellings Absolute change % change No. of dwellings Absolute Change % Change % of new dwellings in LGA created within City Centre TOTAL Source:.id demographers, Population and Household forecasts for Hurstville City Council, 2008 Page 27

33 Table 3.7 Projected dwellings by suburb Change % of LGA increase City Centre Beverly Hills Narwee Hurstville Remainder Kingsgrove Lugarno Mortdale Oatley Peakhurst Peakhurst Heights Penshurst Riverwood Source:.id demographers, Population and Household forecasts for Hurstville City Council, Commercial development The Sydney Metropolitan Strategy s designation of Hurstville City Centre as a major centre provides a policy impetus for increases in commercial and retail floor space within the centre. In assessing how Sydney as a whole was to cater for employment growth of 1 million jobs by 2031, this overall target was distributed amongst the major and larger scale centres in the Sydney catchment. A target of 4,100 additional jobs between 2001 and 2031 was set by the South Subregional Strategy for the Hurstville City Centre. Despite this, it is noted that the Government Asset Management Committee has indicated that it favours centres designated as regional cities in the Metro Strategy rather than major centres. More detailed analysis carried out by economic development consultants (SGS Economics and Planning) for Council suggests that the creation of employment opportunities within the Hurstville side of the City Centre is expected to be in the order of 3,017 jobs over the period covered by this Plan. Accordingly, Council is planning for the delivery of its LGA employment target mainly within the Hurstville City Centre. Table 3.8 provides a summary of the forecast employment and floor-space projections for Hurstville City Centre to 2031 Page 28

34 Table 3.8 Forecast employment and floor space projections for Hurstville City Centre to 2031 Total additional employment (target) 3,017 Persons Estimated additional commercial floor space 54,000 m 2 Estimated additional retail floor space 24,800 m 2 Estimated additional other floor space 26,500 m 2 TOTAL ADDITIONAL FLOOR SPACE 105,300 m 2 Floor-space currently vacant or under construction 74,152 m 2 ADDITIONAL FLOOR-SPACE REQUIRED / ANTICIPATED 31,148 m 2 Commercial and Other 16,800 m 2 Retail 14,300 m 2 Source: SGS Economics and Planning, Hurstville City Centre Forecasting Study, 2007, p Local infrastructure needs In order to determine the need for facilities and services generated by the anticipated development there must be some understanding of the likely demand for those services and the proportion of that demand attributable to the new development Supporting studies Using the demographic analysis and the economic forecasting studies as a basis, Council commissioned studies to analyse its open space, recreation and community facilities infrastructure needs and determine the specific items that would satisfy those needs. Additional internal studies and reviews were undertaken in relation to all other infrastructure needs. These studies are listed in Appendix A List of Supporting Information. The outcome of these reviews was the identification of a comprehensive local infrastructure program that would address the needs of the Hurstville population through to This program will be further reviewed through Council s rolling 10-year Community Strategic Plan preparation processes pursuant to the provisions of the Local Government Act This process also includes the preparation of rolling 4-year delivery programs for Council s principal activities. As the program addresses both current and future local infrastructure needs through to 2031, only a portion of this can be reasonably charged to future development. Part 4 of this Plan outlines the methodology applied to determine reasonable section 94 contributions. Part 5 includes more details on the program, including infrastructure lists and location maps. The process of identifying the infrastructure was informed by the guiding principles outlined in clause and addressed the current issues in relation to each category of infrastructure (refer to clauses 3.4.4, and 3.4.6). Clause 2.20 requires Council to regularly review the infrastructure program. Page 29

35 3.4.2 Justification for the various infrastructure types The supporting studies providing justification for open space, recreation, public domain and community facilities had been completed prior to completion of this Plan. The Hurstville 0pen Space, Recreation, Community Facilities and Library Facilities Strategy () (Clouston study) was the key supporting study for these facilities. Supporting studies justifying a link between future development and public transport, road and traffic management works had not yet been completed. All works in these categories have therefore been included in the comprehensive works program but as priority 3 works, which do not attract funding through section 94 contributions. Contributions for car parking arise when specific developments do not address their particular parking requirements on site. A need for local infrastructure arises only as a result of this lack of provision, thus justifying the payment of a development contribution Guiding principles for local infrastructure The guiding principles for the selection, planning and provision of local infrastructure (primarily open space, recreation, public domain and community facilities) identified in this Plan are described in Table They reflect the principles established in the Clouston study. Table 3.9 Guiding principles for local infrastructure planning and provision Principle Quality assets Size and scale Location Notes Facilities should be of a high standard and a size that directly respond to needs. Larger spaces and places, which cater for a wide range of needs are preferred. There has been a general shift away from small stand-alone facilities towards the provision of larger, but fewer, facilities that are designed for a bigger population catchment and provide a wider range of spaces, services and activities. This approach assumes that people often prefer to travel a further distance to facilities that offer greater choice and better amenity. Effective links with the transport system are essential to ensuring that this approach works. Best practice favours the clustering of facilities in neighbourhood centres to enhance accessibility and connectivity with related uses. Well used facilities tend to be located in places that are readily accessible by public transport and where 8 Clouston Study pp28-31 Page 30

36 Co-Location Principle Multipurpose and multifunction Reuse and Adaptability Place-making & Community Identity Community Building & Social Gathering Partnerships Notes people already congregate, such as in close proximity to shopping centres and schools. These locations increase convenience and decrease car trips by reducing the need for multiple trips. Clustering together different services and facilities is preferred. Co-location usually involves bringing community services and facilities together in a single location, sometimes as part of a multi-service centre. It is intended to enhance both coordination among services, and convenience for clients who can access multiple services from a single point of contact. Facilities that can be used for a number of different purposes by different people are preferred. To make the best use of limited resources, and ensure that facilities are utilised as much as possible (including at night and at weekends), buildings and spaces need to provide for multiple uses and serve a range of population groups, as well as being capable of adapting as needs change over time. Buildings and spaces designed for a single purpose have been found to lack the flexibility to respond to changing community needs or to accommodate more than one type of service, program or activity at a time. Transforming underutilised places and spaces is a priority. Older style buildings and spaces were often designed and built for one purpose. Some of these facilities could be adapted for new services and community needs and where this is the case councils should seek to transform their assets in order to maximise the performance and return on Council own land and buildings. New facilities should be designed to allow for flexibility into the future so that new trends, community interest and activities can be accommodated in existing facilities. Spaces and places as focal points for community activity are favoured. Community facilities and open spaces provide important gathering places for people and can be focal points for community activity and catalysts for social interaction. They are recognised as having the potential to contribute to the creation of vital public spaces that help engender a sense of place and distinctive community identity. When located in or with retail and commercial centres, community facilities and spaces such as plazas and parks can help to reinforce the role of those centres as public gathering, meeting and information sharing places. It is important that community buildings have a civic quality, sense of stability and level of amenity that marks them as an important place in the community. Places for neighbours to meet each other, take part in activities and form the bonds of the community are preferred. Open Spaces and Community facilities are recognised as providing an important focus for community building activities, enhancing the connections and relationships among people in order to strengthen common values and promote collective goals. These goals may include community cohesion, safer neighbourhoods, support for isolated or disadvantaged people, healthier children and families, more local employment opportunities, greater cultural recognition, more equitable access to housing or more profitable local businesses. Recognising the role that community facilities and open spaces can play in providing a focal point where people with common interests can come together, and a base for community development activities, is important in planning community buildings and open space and recreation facilities. Council could team up with schools, community organisations or the private sector to provide required local infrastructure. Building on the concepts of multipurpose, multifunction and sustainability, community and recreation facilities are increasingly dependent on the development of partnerships to make them work. While local government has been the traditional provider of community facilities, resource and practical constraints have combined to necessitate seeking partnership opportunities in the development of community facilities. A number of opportunities Page 31

37 Principle Sustainability Facility Hierarchy Equitable distribution Notes exist to partner with educational institutions such as schools and universities, government departments such as health and community services, community organisations, service providers and the private sectors. These opportunities range from the inclusion of community space in voluntary planning agreements to accessing school halls built as part of the Building and Education Revolution program. They can also include arrangements whereby various components of the delivery of a community facility are provided by various partners with certain uses of the facility or discounts on rent or maintenance given as consideration for upfront contributions. These contributions may take the form of a capital or land contribution. Considering the short and long term design, delivery and management of facilities and services. The increasing focus on all aspects of sustainability means that not only are sustainable design, materials, energy and water aspects of the design and construction of open spaces and recreation and community buildings important, so too is sustainability in terms of funding, management and maintenance arrangements. Enhancing and/or creating facilities that serve the community at an appropriate scale. This strategy recognises the need to provide open spaces and facilities that cater for varying numbers of people depending on location and proximity to growth areas. Respond to the suburbs and areas that need facilities to cater for increased population. Whilst the Hurstville City Centre is the main district centre for the LGA other growth areas also need to be recognised. Spaces and facilities with good train, bus or cycle links existing infrastructure with the potential for reuse/adaptability should not be discounted on the premise that they are not located in the centre or other growth areas Open space and recreation and public domain facilities Issues According to The Hurstville Open Space, Recreation, Community Facilities and Library Facilities Strategy () (Clouston study), the following key issues should be addressed in relation to the provision of open spaces, recreation and public domain facilities. The facilities such as toilets, change rooms etc. associated with sports fields are approximately 30 to 40 years old and reaching the end of their functional life span. Hurstville residents seem to engage in a high level of structured sport as indicated by park usage rates. In some instances some sports fields suffer from over-use and there is no sports field hierarchy. Although there is roughly an equal distribution of open spaces across the LGA and people in most suburbs have a choice of several open spaces close to their home, there is a lack of open spaces along the two major railway corridors that service the LGA. This need for open space is most pressing in the growth areas of Mortdale and Penshurst in the south and Beverly Hills and Narwee in the north. The majority of open spaces within the LGA are generic, that is, they generally look the same and have the same furniture, fixtures and equipment within them. There is little response to local character with the exception of places like Oatley Park which responds to its natural and cultural heritage setting. Therefore there is the opportunity to create a hierarchy of interesting spaces and places for people to visit. Page 32

38 In several local parks the basic elements of a park are missing. Items such as footpaths, seating, shade, and enclosure for play areas are lacking, decreasing the usability of these spaces. There is potential for new open spaces and public domain areas to be created in the centre of Hurstville as part of Hurstville City Centre master-planning options. This is key for providing informal green spaces and urban plazas within a high population growth area. There are success stories in the form of the large-scale multi-use facilities. They are very popular and are potentially over-subscribed. There is limited access to areas with high recreation amenity that is, waterways and foreshores along the Georges River and Salt Pan Creek. Infrastructure list Based on these issues and application of guiding principles discussed in clause 3.4.3, the Clouston study identified various active and passive open space and recreation infrastructure, connections and public domain improvements to meet population demands. These are listed in Part 5 of this Plan Community facilities Issues According to the Clouston study, the following key issues should be addressed in relation to the current provision of community (including library) facilities. There is a general lack of community space for group activities and meetings. The spaces that exist and are affordable to community organisations are often overbooked and demand generally exceeds supply. In particular demand is for program/activity spaces for larger group activities such as gentle exercise for seniors and cultural group activities. Services sometime find it difficult to access centrally located meeting spaces. Services particularly report wanting to access affordable and accessible program and office space in the City Centre. The need for additional space at both the Central and Penshurst libraries. Both libraries require expansion to add to book stock and also to house specialist collections such as children s resources and non-english books, magazines and non-print materials. Although required on different scales, both libraries also require physical expansion to support the large student population and to meet the community building function that modern libraries play. The impact of community space shortage on service expansion and program development. Many services report being unable to meet demand for their services due to physical constraints placed on them due to the nature of the facility in which they are located. This ranges from not having adequate office space to house the number of staff required to limiting group frequency and sizes due to a lack of adequate program space. Lack of facilities that are fit for purpose i.e. designed as community facilities. Many services are housed in buildings that were designed for a purpose other than community services. As such, services report that the buildings are not suitable for the types of activities and services they would like to operate. As service mandates and community needs change, services are limited in their ability to meet these changes due to the lack of flexibility in the design of their facilities. Page 33

39 The importance of integrating community and library facilities with open space. A connection to open space from community facilities is highly valued and adds both enmity and expanded functionality to community facilities. In addition, a connection to open space can lead to an increased level of activity on the site. This can create an area of interest for a community and assist in the creation of a community hub that engages a wider range of residents for longer periods of time. The impact of the age and nature of community buildings on affordability especially regarding maintenance. As facilities age, they require a higher level of maintenance and upkeep. This is a burden that is shared by Council and community agencies. As maintenance costs increase, it can become more difficult for services with limited budgets to meet these costs. Further, as communities change, Council may find itself investing in less than ideal redevelopments of inflexible and inappropriate spaces. These changes may only meet community need for a limited period of time, and can be costly to provide and revisit as community needs and demands change. Infrastructure list Based on these issues and application of guiding principles discussed in clause 3.4.3, the Clouston study identified various community facilities and associated infrastructure for the Hurstville LGA, which are identified in the comprehensive works program in Part 5. Of particular note is the proposal to upgrade the Civic Precinct (bound by MacMahon Street, Dora Street, Queens Road and Park Road) in the Hurstville City Centre. This is considered necessary for the following reasons: A substantial proportion of the Hurstville population increase, over 30 percent will live in the Hurstville City Centre. If current trends continue, that incoming population is likely to be primarily new migrants, primarily from Asian countries and will therefore require additional community support. Hurstville City Centre is identified as a Major Centre in the Metro Strategy and therefore should provide appropriate scale facilities for the broader, LGA-wide, catchment. Council has substantial land-holdings in the centre at the Civic Precinct, which would cater for an integrated community centre and administration building. As indicated in the guiding principles, a quality facility, at an appropriate size and scale, colocating services and facilities, as well as open space (plaza) and car-parking, creating a sense of place and helping build community cohesion would all point to the provision of a community hub at the Civic Precinct. Page 34

40 As illustrated in Figure 3.2 9, the community facilities would be provided in conjunction with public domain and open space improvements as well as car parking. Figure 3.2 Diagrammatic representation of inter-relationship between facilities in the Civic Precinct 9 Clouston study p 94 Page 35

41 3.4.6 Car parking facilities in Commercial Centres Issues Proposed non-residential developments within the Hurstville LGA will generate demand for car parking and are required to provide car parking as determined by the applicable Development Controls Plans. Parking and access needs are most significant for developments generating higher vehicle trips, particularly non-residential developments that include commercial, retail and entertainment uses. It is also the case that a significant component of the parking needs associated with these types of uses relates to employees and visitors. Where the uses are concentrated in a centre there are also visitor linked trips where one car parking space may be used for a number of visitor purposes. In such cases efficiencies can be gained by having car parking provided in a few consolidated locations. Hurstville City Centre - Car parking to meet the needs of development in the Hurstville City Centre is provided in various forms including on-site privately owned parking; on-site privately owned public parking; on-street public parking and off-street public parking in large formalised car park areas. Key parking areas in the City Centre include the Civic Precinct off MacMahon Street, Treacy Street, Gloucester Street, Westfield Shopping Centre, Medica Centre and Hurstville Central Shopping Centre. These car parks are currently operating at capacity. Council has traditionally had an active role in ensuring that the Hurstville City Centre functions efficiently through providing an appropriate level of on-street car parking and through providing numerous public car parks on land in and adjacent to the centre. Indeed, the centre could not function properly without Council s ongoing provision of these parking assets. Penshurst, Mortdale, Beverly Hills and Riverwood Local Commercial Centres - The same issues and principles apply in these local commercial centres as the Hurstville City Centre. Public off-street carparking is already provided in these centres at the following locations. These public carparking areas are now at capacity. Penshurst Connolly Street carpark Mortdale Cook Street carpark Beverly Hills - Fredrick Street and Edgebaston Road carparks Riverwood - Webb Street and Coleridge Street carparks. Infrastructure list For the commercial centres of Hurstville City Centre, Penshurst, Mortdale, Beverly Hills and Riverwood, where a non-residential development proposes fewer than the required number of off-street car parking spaces specified by the relevant development controls, the appropriate contribution referred to in this Plan shall be paid for each space that is not provided on the development site. Contributions that are collected will be applied to the construction of car-parking facilities in the commercial centre catchment within which the development site is located. Hurstville City Centre: In the development of the Civic Precinct, Council is planning a public car parking facility for approximately 400 cars. The final size of the facility is still under review but Council is proposing to plan this new parking facility so as to cater for: the needs of the new civic facilities and other developments on this site itself; Page 36

42 the growth in demand for parking in the vicinity as a result of other developments in the Hurstville City Centre; and the expected undersupply of parking by other development sites in the City Centre. Any retail and commercial developments in the City Centre which cannot provide on-site carparking, shall be required to be pay the appropriate contributions for each space that is not provided on the development site. Contributions that are collected will be applied to the construction of Civic Precinct car-parking facilities. Penshurst, Mortdale, Beverly Hills and Riverwood Local Commercial Centres: In order to ensure efficient and centralised public car parking areas that will meet any carparking shortfalls by future development, Council propose to develop the existing public carparking areas in these centres. Any development contributions arising from a shortfall in car-spaces will be allocated to these facilities in the commercial centre catchment. Page 37

43 4. Justification and application of development contributions 4.1 Method adopted for residential developments under this Plan The following is a summary of the approach described in this part of the Plan to determine the maximum reasonable contribution for residential development and the allocation of the reasonable contribution. Determination of reasonable contribution: Determine the appropriate rate of provision of open space based on a review of literature. Compare this to the current rate of provision in hectares per 1,000 residents. For Hurstville, the current provision rate is lower than that recommended in the literature. Plan to provide sufficient open space land so as to maintain the current rate of provision and determine approximate cost of providing open space at that rate. Note that for Hurstville, the cost of providing this amount of open space (land only) is estimated at over $56,000 per additional dwelling. Ignoring development affordability factors, this amount represents the maximum reasonable contribution for land for open space purposes only. In theory it would be reasonable to require additional contributions for all other infrastructure categories (ie open space embellishment, community facilities, libraries, road and traffic management, public transport). This maximum reasonable contribution ($56,000 + contributions for other facilities) significantly exceeds the maximum allowed by Ministerial Direction (i.e. $20,000 per dwelling). Therefore the Plan adopts $20,000 as the total allowable per dwelling contribution rate for a three bedroom dwelling or a newly subdivided lot. Having adopted $20,000 as the contribution for a three-bedroom dwelling, lesser contributions are appropriate for smaller dwelling types. Prevailing occupancy rates determine contribution amounts for other dwelling sizes and the per person rate (refer Table 4.1). Allocation of the total allowable contribution: Determine the reasonable contribution from residential development for the community facilities identified in the relevant supporting study. Allocate the balance of the total allowable contribution to the various open space categories noting that a proportion of the public domain infrastructure will be funded through nonresidential development. No part of the total allowable contribution is allocated to road and traffic management, transport infrastructure and car parking at this stage. Page 38

44 4.2 Determination of reasonable contributions Residential development Introduction Part 5 of this Plan lists infrastructure items that are required by the existing and anticipated additional population of the LGA. In order to determine the reasonable share of the costs of this infrastructure that should be met from new development, Council has considered: the cost of the anticipated development replicating the current levels of local infrastructure provision, or replicating other appropriate planning benchmarks; and the State Government s policy on limiting the quantum of section 94 contributions for residential development. From this assessment it was found that the maximum reasonable section 94 contribution that could be imposed on residential development is higher than the amount allowed by the State Government. The Plan therefore authorises a section 94 contribution that is less than the maximum that is reasonable. Maximum reasonable contribution In an urban infill area like Hurstville LGA the most significant local infrastructure cost is usually land acquisition. Open space and recreation facilities tend to be the most land-hungry infrastructure items. In assessing the maximum section 94 contribution that Council could impose on development in its area it is instructive to first examine open space needs associated with anticipated development. In discussing benchmarks for open space design, Thomson 10 states that: The application of standards to the provision of open space is gradually being replaced by a needs-based approach by many local planning authorities. Key limitations to the use of a standards based approach include its emphasis on quantity rather than quality, 10 Design for Open Space, commissioned factsheet by Steve Thomson 16 September 2008 at ( Your Development has been developed through a partnership between CSIRO Division of Sustainable Ecosystems and the Department of the Environment, Water, Heritage and the Arts (DEWHA). The NSW Department of Planning, other State Government Departments and agencies from various Australian States, NGOs and major developers provided advice for this project. Page 39

45 the lack of responsiveness to the needs of individual communities, and the failure to recognise changing recreational trends due to demographics, cultural differences or new recreational activities. Despite these limitations, standards do provide a general guide or starting point for what constitutes a reasonable amount of public open space. A standard of 2.83ha of open space per 1000 population comprising of 1.62ha of active and 1.21ha of passive areas was first proposed by Unwin (1929)... The planning literature and historic practice suggests that developed open space should be provided at the rate of 2.83 hectares per 1,000 people. The rate of provision of local, neighbourhood and district developed open space 11 in Hurstville LGA at the time this Plan was prepared was 2.25 hectares per 1,000 people. This equates to 22.5 square metres per person. This Plan anticipates a population increase of 16,476 people by 2031 with this increase primarily attributable to new residential development. This equates to over 37 hectares of additional open space required just to maintain the current rate of provision. Even more would be required to achieve the Unwin benchmark. Assuming the current occupancy rate of 3.09 persons per dwelling (for 3 or more bedroom dwellings), the required contribution would need to provide for 69.5 square metres of open space (acquisition and embellishment) per standard dwelling. According to RP Data 12, the median house price for the Hurstville LGA is $730, Assuming a sufficient number of large residential lots in the order of 1,000 square metres each could be found in the right locations to provide the required open space. This would equate to a conservative land value of $730 per square metre. A rough estimate of open space embellishment costs for an infill area like Hurstville would be an average of $80 per square metre. On this basis, the required section 94 contribution per 3 or more bedroom dwelling for acquisition and embellishment of open space only would then be: (69.5 square metres per dwelling) X ($810 per square metre) = $56,295 contribution per dwelling. 11 Excludes area of regional open space and areas that are undeveloped open space areas (e.g. bushland areas) 12 About RP Data, 13 Free suburb profile at This provides median house price for a suburb and compares that with the LGA. The median house price for the suburb of Hurstville, where a large proportion of development is likely to occur and where open space may be required was $770,000 in February. Page 40

46 Although a contribution of this magnitude is justifiable on planning and equity of service provision grounds, it would be inappropriate to require this amount given its likely negative impact of housing supply and affordability. State Government policy on section 94 contributions Since late 2008 the NSW Government has been concerned with the impact of development contributions on housing supply and affordability. At that time it announced that water and sewer headworks developer charges in the Sydney Water and Hunter Water service regions would be discontinued; special infrastructure contributions in Sydney Growth Centres would be reduced to $11,000 per lot for a temporary period; and local development contributions (or section 94 contributions) would be subject to a threshold of $20,000 per lot or dwelling. The Minister for Planning subsequently issued a Direction under section 94E of the EP&A Act on 13 January 2009 imposing the $20,000 per lot / dwelling threshold for local contributions. The Direction allowed councils that wanted to impose contributions greater than $20,000 per dwelling to seek the Minister s approval. Without that approval a council was bound to imposing contributions on residential development under the threshold. On 4 June the NSW Government announced an end to the threshold and application of a hard cap on local contributions instead. A new Direction was issued by the Minister stating that: A council as a consent authority must not impose a condition of development consent under section 94(1) or 94(3) of the Act requiring the payment of a monetary contribution exceeding $20,000 for each dwelling authorised by the consent or in the case of a development consent that authorises the subdivision of land into residential lots, exceeding $20,000 for each lot authorised by the consent. The NSW Government has now made the $20,000 threshold a legal cap on all local development contributions in infill areas and put in place mechanisms to allow councils to fund legitimate infrastructure costs that cannot be recovered under the cap. The Direction has been subsequently amended - the most recent Direction addressing contribution caps is dated 3 March A copy of this Direction is included in Appendix D. The Government further announced that: in the event of any council seeking an increase above that cap, IPART will now review that application; if IPART determines an increase is warranted, the council will then take responsibility for funding the difference, meaning developers will not pay any more than the cap; and development-generated infrastructure costs could be funded by special rate variations that would be determined by IPART. This Plan: is consistent with the Minister s Direction in that it authorises section 94 contributions on residential development within the cap, and in so doing effectively responds to the need for Council to keep local contributions at a level that maintains development affordability; and Page 41

47 includes an infrastructure program that provides a basis for potential future application to IPART seeking approval for other funding sources to meet the balance of the cost of the strategic infrastructure program. This is notwithstanding that Council could, but for the Minister s Direction, impose a reasonable section 94 contribution for larger dwellings well in excess of the cap. As a strategy to help maintain development affordability, this Plan proposes a total section 94 contribution of $20,000 for larger residential dwellings and to distribute or allocate this total amount amongst the various relevant infrastructure categories, as described in clause and clause Section 94 contributions for smaller dwellings are determined on the basis of the assumed occupancy rate for those dwellings, as shown in Table 4.1. Table 4.1 Section 94 contribution rates for residential development Dwelling size Assumed average household occupancy rate Contribution rate 1.0 person $6,582 1 bedroom dwellings 1.30 persons per dwelling $8,556 2 bedroom dwellings 2.06 persons per dwelling $13,558 3 or more bedroom dwellings 3.09 persons per dwelling $20,000 Subdivision of land for additional residential lots 3.09 persons per dwelling $20,000 The above rates are as at the September 2012 Quarter CPI. The split of these contribution rates among the different infrastructure categories is shown in Table Non-residential development in various commercial centres (i) Development proposing additional non-residential floor space in Hurstville City Centre The City of Sydney LGA is an appropriate context for considering the proportional worker / resident demand for public domain facilities in a dense urban centre such as Hurstville City Centre. Page 42

48 According to surveys carried out by Sydney City Council, and referenced in the City of Sydney Development Contributions Plan , approximately 80 percent of users of open space were residents and 20 percent were workers. The City of Sydney contributions plan therefore recommended apportioning the cost of open space and public domain works in accordance with that ratio. That is, 80 percent apportioned to residential growth and 20 percent to employment growth. This is in the context of approximately equal populations of workers and residents in the subject catchment. According to the Sydney Metropolitan Strategy 15, the Hurstville major centre had 12,983 workers in This is anticipated to increase by 3,017 workers to 16,000 workers in The residential population of Hurstville City Centre is anticipated to increase over the same period by 5,614 residents to a 2031 total of 8,945 residents. While the worker population is likely to increase by about 17 percent, resident population will nearly triple in the City Centre. Although it is difficult to accurately conclude usage levels without carrying out surveys, it is difficult to argue that such surveys could provide, with any high degree of certainty, the precise apportionment of usage levels between workers and residents. With significant demographic changes over the next few years, it is unlikely that any surveys will remain current for long. That both groups are users is certain. That the burden of the resident population is likely to increase at a greater rate than that of the worker population is also certain. Accordingly, attributing a higher demand level to residents is appropriate. The 80/20 split between residents and workers, as used by the City of Sydney, appears reasonable to also apply to the Hurstville City Centre developments and is a means of assigning a reasonable contribution for City Centre local infrastructure to the City Centre s anticipated non residential developments. To cater for the anticipated additional 3,017 workers in Hurstville, all planned to be located in Hurstville City Centre, an additional 31,148 square metres of floor space is required 16. This Plan identifies over $23 million worth of public domain improvements in the Hurstville City Centre. These public domain improvements include the Central Plaza (see PR6 in works schedule) and Civic Precinct (see PR7). As the upgrade of the public domain enhances the usability of Council s public land, these improvements are justified as an enhancement of Council s open space networks. In accordance with the City of Sydney approach outlined above this Plan assumes that 20 percent of these works cost will be met by employment growth. The development contribution to be paid by retail and commercial development, where there is an increase in that floor space, is calculated at the time this Plan was prepared by dividing the apportioned cost by the anticipated development, i.e.: 14 Apportionment Resident and Worker populations, procedures p31, the public domain, p82 15 Centres and Corridors, p95 16 refer to table 3.8 of this plan Page 43

49 Total cost of City Centre open space works $23,061,059 x 20% = $4,612,212 $4,612,212 / 31,148 square metres of non residential floor space = $148 per additional square metre of non residential floor space (ii) Development incorporating a car parking shortfall As outlined in section and in the Works Schedule (Projects P1 to P5), Council intends to provide new public car parking facilities within various local commercial centres. The costs of providing a car parking space within these carparks have been calculated, as at the date of making this plan, to be: Hurstville City Centre: $49,082 per space; Penshurst, Mortdale, Beverly Hills and Riverwood local centres: $28,535 per space. The catchments to which these contributions apply are shown on the following maps included in Appendix C: Map 1 - Hurstville City Centre Map 2 Penshurst Local Commercial Centre Map 3 Mortdale Local Commercial Centre Map 4 Beverly Hills Local Commercial Centre Map 5 Riverwood Local Commercial Centre Proposed non-residential development within the above areas will generate demand for carparking as determined by Councils relevant Development Controls Plans. Where a nonresidential development proposes fewer than the number of off-street car-parking spaces specified by the relevant development controls relating to the land, the appropriate contribution referred to above shall be paid for each space that is not provided on the development site. Contributions that are collected will be applied to the construction of car-parking facilities in the catchment within which the development site is located. 4.3 Allocation of section 94 contributions Clause of this Plan identified that a total section 94 contribution of $20,000 per large residential dwelling, or $6,582 per additional resident was reasonable. This clause justifies the reasonable break-up of that section 94 contribution between the two infrastructure categories levied on residential development under this Plan open space/ recreation facilities and community facilities. Because: the total cost of the Plan s community facilities is significantly less than the Plan s open space and public domain program; and there is great variance between the calculated maximum reasonable contribution rate for open space land ($56,000) and the capped total contribution rate ($20,000), Page 44

50 this Plan first determines the fair allocation of the total contribution rate to community facilities and then assigns balance of the contribution rate (after to open space and recreation and public domain facilities. Community facilities contribution rate The demographic analysis in clauses 3.2 and 3.3 illustrates that during the period between the 2001 Census and the 2006 Census, Hurstville started to experience a shift in its social character. With a substantial increase in the availability of high-density accommodation in the Hurstville City Centre, there was an influx of residents, primarily from China, into the City Centre. Between 2001 and 2006 the population of Hurstville LGA increased by 2,381 residents and 1,785 of these residents came to the suburb of Hurstville, with 40 percent of these residing in the City Centre. The rate of influx is also increasing with 3,179 new residents coming to Hurstville LGA in the three years to 2009 compared to 2,381 in the five years before that. With many of these new residents also being new migrants to Australia, there is particular additional need for community facilities. This is evidenced by the fact that the SEIFA index - the index of social disadvantage - is lowest for the Hurstville City Centre compared to any other part of the LGA. This lends support to the theory that the demand for community facilities by the incoming community will be greater than the previous demand levels, both because of the escalating population and on an individual basis as a result of the particular needs of these people. This Plan addresses an additional development-generated population of 16,476 people. This extra population would generate significant demands for social infrastructure. Based on planning benchmarks provided by the Department of Planning ( Sieve Criteria for infrastructure 17 ), this extra demand may be expected to generate the equivalent of: either 1 branch library or a significant share of a new central library; 1 large multi-purpose neighbourhood centre; 1 medium sized meeting hall; and a portion of new performing arts, cultural, exhibition and entertainment centre or centres. The Department s benchmarks suggest that the anticipated additional population would put significant pressure on Council s community facilities infrastructure and generate the need to provide the following: a branch library or significant expansion of district library; a medium size hall; 17 Appendix C Draft Local Development Contributions Guidelines Page 45

51 a large multi-purpose community facility; and some expansion of LGA wide facilities; As stated previously, in order to determine the reasonable share of the costs of this infrastructure that should be met from new development, Council has considered the cost of the anticipated development replicating the current levels of infrastructure provision. The calculation of a reasonable contribution for community facilities is shown in Table 4.2. Table 4.2 Community facilities provision Total current community facilities floor space 14,016 square metres Total 2006 population 76,912 Current rate of provision m 2 / 1,000 people Population increase to ,476 Additional floor space to be provided by incoming population to maintain current rate 3,003m 2 Assumed cost per square metre of floor space $4,000 Total maximum reasonable s94 contribution from residential development toward $12,012,000 community facilities A $12 million expansion of community facilities would represent the base level of reasonable provision attributable to expected residential development. Noting the issues raised in Clause that is, existing rates of provision are not meeting current demands and the future demands will be different from current demands due to the higher number of migrants in growth areas - at least a 10 per cent increase above current provision rates is considered reasonable. Therefore a total allocation of $13,213,200 to community facilities is considered appropriate. Based on a projected additional population of 16,476, the section 94 contribution for community facilities would be: $13,213,200 / 16,476 persons = $802 per person (indexed to $816 at the Sept 2012 CPI quarter) Open space, recreation and public domain facilities contribution rate The remainder of the total section 94 contribution for residential development identified in Table 4.1 would be applied toward the provision of open space, recreation and public domain facilities. Applying the assumed occupancy rates to anticipated residential development (clause 3.3.2) generates the section 94 contribution rates for residential development shown in Table 4.3. Page 46

52 Table 4.3 Component s94 contribution rates for residential development Dwelling size Assumed average household occupancy rate Total contribution rate Contribution rate for community facilities Contribution rate for open space and recreation facilities 1 bedroom dwellings 2 bedroom dwellings 3 or more bedroom dwellings 1.0 person $6,582 $816 $5, persons per dwelling 2.06 persons per dwelling 3.09 persons per dwelling $8,556 $1,060 $7,496 $13,558 $1,680 $11,878 $20,000 $2,478 $17,522 The above rates in Tables 1.2 and 1.3 are as at the September 2012 Quarter CPI. 4.4 Application of section 94 contributions to the works schedule This Plan is predicated on collecting a reasonable level of contributions from development, and delivering priority infrastructure items from a comprehensive list from the contributions pool. This is an important principle, as it balances the objectives of determining a reasonable and affordable contribution with the need for infrastructure items to be provided in a reasonable time. The Plan does this by: assuming that both existing and future development is accountable for the comprehensive works program; but that Council will apply section 94 contributions to complete priority projects as and when those funds become available. Projects are prioritised according to the procedure described below; and establishing an annual planning and delivery process linked to the Management Plan (clause 2.20) that ensures effective targeting of contributions to priority projects, and that plans for alternative sources of funding (such as general revenue, special rate variations and grants) to complete the infrastructure program in a timely manner Prioritisation procedure In accordance with the prioritisation procedure outlined below, Council identified the works that it considers would, in accordance with the terms of this Plan, be most justified in being delivered through the income received from the development to be levied under this Plan. Principle 1. Priority 1 works are those works that can reasonably be funded through section 94 contributions. Works that are not local infrastructure that has a relationship with development should be primarily funded through other sources. Principle 2. Works relating to car-parking facilities will be funded from development contributions only to the extent where contributions were received as a result of a failure by developments to provide car-parking on site. Page 47

53 Principle 3. Only 80 percent of the cost of public domain works in Hurstville City Centre is to be met via residential development contributions. The remaining 20 percent will be paid for through non-residential development as outlined in clause Principle 4. In accordance with clauses and 4.3 Council is justified in levying up to approximately $13.4 million for infrastructure in the community facilities category. Principle 5. Utilising the priorities allocated in relevant studies, eliminate the lowest priorities. The Clouston Study recommended a High, Medium and Low priority to each project. Projects identified as low and medium-low were excluded. Principle 6. Prioritise projects according to the extent to which they would meet the needs of future development. That is, works that would be required solely as a result of demand generated through future development would receive highest priority. Works that are generated partly by existing pressures or are desired for other reasons would require additional funding from other sources and so receive a lower priority. Principle 7. Assign a high priority to projects that add to past infrastructure investment, such as augmentations of existing parks. After assessing projects in the comprehensive program according to the above principles, they were each given a priority of 1, 2 or 3 in the Infrastructure Costs and Priorities Schedule in Part 5 of the Plan. The anticipated role of development contributions in delivering the schedule is discussed in clause Role of development contributions in delivering the infrastructureprogram Infrastructure studies underpinning this Plan (particularly the Clouston study) have resulted in the compilation of the comprehensive infrastructure program included in Part 5 of this Plan. The total program has an estimated cost of $306.2 million (in September Qtr 2012 dollars). The total cost of facilities identified to receive section 94 funding is $170.4 million. Based on a contribution of $6,582 per person (refer Table 4.3), and a total expected population increase of 16,476 people for the LGA between , the income from development contributions that Council may expect is therefore around $113 million. However this figure will vary depending on the commencement date of this Plan. The revised potential section 94 income from this Plan has been adjusted in Table 4.6 below to recognise the delayed commencement date of the Plan and the projected population between (11,960 people). The revised section 94 income is around $83.3million. Further contribution income under this Plan may be expected as follows: over $4 million is expected in section 94 contributions from non-residential development in the City Centre for public domain works in the City Centre; an indeterminate level of section 94 contributions for public car parking in the Hurstville City Centre, Penshurst, Mortdale, Beverly Hills and Riverwood Local Commercial Centres from non-residential developments where there is a shortfall in the provision of car parking onsite. The infrastructure program in Part 5 of the Plan has been broken up as per the prioritisation procedure: Priority 1 infrastructure $170.4 million Priority 2 infrastructure $85.6 million Priority 3 infrastructure $50.2 million Page 48

54 Total $306.2 million The break up by infrastructure category and priority is shown in Table 4.4, while an illustration of the likely funds to be received from the various sources, again by infrastructure category, is shown in Table 4.5. Table 4.4 Infrastructure program by category and priority Priority 1 works ($m) Priority 2 works ($m) Priority 3 works ($m) Total ($m) Open space, recreation and public domain $104.0 $81.8 $10.7 $196.5 Community facilities $46.8 $3.8 $50.6 Public transport $0.2 $0.2 Roads and traffic $39.3 $39.3 Car parking $19.6 TBD TBD $19.6 Total $170.4 $85.6 $50.2 $306.2 As the contributions likely to be received are less than the total program cost, collected contributions will therefore be directed toward delivering Priority 1 items identified in Part 5. Table 4.5 Potential income and application of S94 contributions ( ) at time of Plan preparation Total works ($m) Estimated s94 funds ($m) Council and other sources of funding ($m) Open space recreation and public domain $196.5 $95.0 (res) $4.6 (non res) $96.9 Community facilities $50.6 $13.4 $37.2 Public Transport $0.2 - $0.2 Roads and Traffic $ $39.3 Car Parking $19.6 Indeterminate amount based on parking deficient dev. Indeterminate amount based on parking deficient dev. Total $306.2 Approx $113 $173.6-$193 The above figures are as at the September 2012 Quarter CPI. The potential section 94 income from this Plan has been adjusted in Table 4.6 below to recognise the delayed commencement date of the Plan and the projected population between 2012 and Page 49

55 Table 4.6 Potential income and application of S94 contributions ( ) at time of Plan commencement Total works ($m) Estimated s94 funds ($m) Council and other sources of funding Open space recreation and public domain $196.5 $68.9 (res) $4.6 (non res) Community facilities $50.6 $9.8 $40.8 Public Transport $0.2 - $0.2 Roads and Traffic $ $39.3 Car Parking $19.6 Indeterminate amount based on parking deficient dev. $123 Indeterminate amount based on parking deficient dev. Total $306.2 Approx $83.3 Approx $203.3-$222.9 The above figures are as at the September 2012 Quarter CPI. Page 50

56 5. Works schedules and maps 5.1 Timing of works schedule projects Infrastructure needs, and the priorities attached to those needs by Council and the community, will change over time. This Plan establishes a review program (refer clause 2.20) that aims to ensure priorities remain current and that infrastructure delivery remains compatible with the aspirations of the Hurstville community. In addition to the priority determined for each project, the timing of development will be determined through the review program to ensure that the appropriate infrastructure is delivered in response to the development that occurs immediately preceding each review. Works schedules and maps are shown on the following pages. 5.2 Section 94 / Priority I Projects All works identified as Priority 1 works that can be funded by section 94 contributions are included in Appendix D. 5.3 Maps - Location of Section 94 / Priority 1 Projects Only works included in Appendix D (Priority 1 works) have been identified on the location maps. Maps are included in Appendix E. 5.4 Comprehensive Works Program Costs and Priorities Schedule for Hurstville LGA All infrastructure attributed to both the existing and future population of Hurstville up to 2031 is included in Appendix F. Page 51

57 Document Information Revision Date Revision Details / Status Author Checked A Draft Plan for Council Report for public exhibition NS B Plan adopted by Council NS C Plan effective NS D Comments Page 52

58 Appendix A List of Supporting Information ARUP, Hurstville City Centre Traffic Study Department of Planning, Sydney Metropolitan Strategy, South Subregion, Draft Subregional Plan, 2007 Newplan and SGS Economics, City of Hurstville Development Contributions Review 2007 Department of Planning, Draft Local Development Contributions Guidelines, November 2009 Clouston Associates, Elton Consulting, Oneighty Sport & Leisure Solutions, Hurstville Open Space, Recreation, Community Facilities & Library Facilities Strategy, April (Clouston study) SGS Economics and Planning, Hurstville City Centre Forecasting Study, Draft Final report, September 2007 (SGS Forecasting Study) SGS Economics and Planning, Hurstville City Centre, Urban Design Options, Peer review, November 2009 City of Sydney, City of Sydney Development Contributions Plan 2006.id (demographers), Community Profile, 2006 and 2001 Enumerated Census information for: Hurstville City Council, July 2008.id (demographers), Population and Household Forecasts for: Hurstville City Council, June 2008 Hurstville City Council, Hurstville City Centre Public Domain Plan, October 2007 Hurstville City Council, Asset Management Strategy and Policy, 2008 Ministry of Transport, Transport Data Centre, Employment and Commuting in Sydney s Centres, , December 2008 Hurstville City Council, Policy on Planning Agreements, 2006 Rider Hunt Sydney Pty. Ltd. (Quantity Surveyors), Section 94 Contributions Management Plan Cost Estimate for Car-parking in Hurstville City Centre, October 2006 SKM, Traffic Model 2009 Page 53

59 Appendix B Maps of Commercial Centres Page 54

60 Page 55

61 Page 56

62 Page 57

63 Page 58

64 Page 59

65 Appendix C Directions by the Minister for Planning (Section 94E) relevant at the time of the making of this Plan Page 60

66 Page 61

67 Page 62

68 Page 63

69 Page 64

70 Page 65

71 Page 66

72 Page 67

73 Page 68

74 Appendix D Section 94 / Priority 1 Projects (Projects that may be funded through section 94 funds) Page 69

75 Hurstville Development Contributions Plan 2012 APPENDIX D SECTION 94 / PRIORITY 1 PROJECTS Item Code Description of work Location Total Cost (Sept Quarter 2012 Priority Comments, including links to other projects Supporting studies / information OPEN SPACE, RECREATION AND PUBLIC DOMAIN FACILITIES Active Recreation AR2.1 AR2.2 Penshurst Park - Stage 1 Upgrade play areas to District Standard including fencing & shade, fitness equipment, lighting, etc. Develop site wide master plan to address the Sports Hub and Precinct development model. Penshurst Park - Stage 2 Sports facilities upgrade including new main building with associated infrastructure, toilet facilities etc, synthetic turf training area, Other works to increase sporting capacity - extension of Aquatic/Leisure centre, Lighting, Carparking Penshurst $3,853, OSRCLF Strategy Penshurst $17,337,543 1 OSRCLF Strategy AR3.1 Olds Park Stage 1 - Upgrade facilities including new main building with associated infrastructure, toilet facilities, lighting, synthetic turf to increase capacity, parking. Also Include develop site wide master plan for to address the Sports Hub and Precinct development model. Penshurst $17,206,010 1 CFL4 - Masterplan should include Penshurst Library expansion OSRCLF Strategy AR3.2 Olds Park Stage 2 - Upgrade play area to district standard (including fencing and shade structures), circuit path, fitness equipment, lighting, seating, BBQs Penshurst $1,322,284 1 CFL4 - Masterplan should include Penshurst Library expansion OSRCLF Strategy AR4 AR6 AR7 AR8 Gannons Park, Peakhurst (to be read in conjunction with the Community Facility Strategy which highlights a new community facility within the Park). Inlcudes masterplan, upgrade sports facilities and buildings, upgrade passive play area to district standard (including fencing and shade structures), etc. Riverwood Park, Riverwood - masterplan, upgrade sports facilities to increase capacity - new building & upgrade pitches. Upgrade passive play area to district standard (including fencing and shade structures, seating) Beverly Hills Park, Beverly Hills - masterplan, upgrade sports facilities to increase capacity - new building & upgrade pitches. Upgrade passive play area to district standard (including fencing and shade structures, seating) Peakhurst Park, Peakhurst - Masterplan, upgrade to sports facilities/pitches and new/upgrade buildings. Grading works to northern bank to make use of underutilised space Peakhurst $4,274,484 1 Master plan should include new neighbourhood level community facility. See CFL9. OSRCLF Strategy, and Gannons Park Masterplan, McGregor Coxall, 2011 Riverwood $2,443, OSRCLF Strategy Beverly HIlls $3,477, OSRCLF Strategy Peakhurst $4,859, OSRCLF Strategy Passive Recreation PR4 PR5 The provision of one new strategically located Adventure play area (flying fox, climbing walls etc.) or all ages play area (feasibility study and community consultation would be required to determine the best location and nature of this facility). Also to include new play are with play equipment, fitness equipment, lighting, seating. Informal use of open space Audit. Prepare a LGA wide audit of council or government owned land that could be used for informal use such as commuter car parks used as multi-use hard courts on weekends; council operated child care playgrounds used by playgroups etc. ALL $6,035,707 1 CFL3 - Opportunity to colocate with new multi-purpose Youth Facility OSRCLF Strategy ALL $54, OSRCLF Strategy PR6 Hurstville City Centre Central Plaza, Forest Road (in line with HCC s Public Domain Plan Oct 2007 and Hurstville City Centre Masterplan, 2004) Hurstville City Centre $8,184,009 1 Potential to link to Central Library and Museum complex/multi-purpose community centre. See CFL 1 and CFL2. OSRCLF Strategy ; HCC Public Domain Plan 2007; Hurstville City Centre Masterplan, 2004

76 Hurstville Development Contributions Plan 2012 APPENDIX D SECTION 94 / PRIORITY 1 PROJECTS Item Code PR7 Description of work Location Total Cost (Sept Quarter 2012 Hurstville City Centre Civic Precinct, MacMahon Street (in line with HCC Public Domain Plan and Hurstville City Centre Masterplan 2004) Hurstville City Centre Priority Comments, including links to other projects $14,877,050 1 Potential to link to Central Library and Museum complex/multi-purpose community centre. See CFL 1 and CFL2 Supporting studies / information OSRCLF Strategy ; HCC Public Domain Plan 2007; Hurstville City Centre Masterplan, 2004 PR8 Jubilee Park, Mortdale - masterplan for new community facility and upgrade to netball courts, new toitlet facilities, and embellishment of passive open space areas inlcuding play area. Mortdale $1,340,355 1 AR18/CFL7 - Mortdale Community Centre relocation and devt of new facility OSRCLF Strategy and Council Engineers 2012 Connections C14 Route A: Mortdale Station to Olds Park (including library) Lime Kiln Bay Reserve and Jubilee Park (to link with potential community facilities near/ in park). - upgrade footpaths, signalling, cycle path Mortdale $3,346,520 1 See CFL4 - Access to Penshurst Library expansion OSRCLF Strategy C15 Route B: Penshurst station to Olds Park (including library), with extension to Pole Depot and Penshurst Park - upgrade footpaths, signalling, cycle path, seating. Penshurst $2,040,561 1 See CFL4 - Access to Penshurst Library expansion OSRCLF Strategy C16 C17 C20 Route C: Hurstville station to Penshurst Park and Hurstville Park/Oval- upgrade footpaths, signalling, cycle path, seating. Route D: Beverly Hills station to Beverly Hills Park, Olds Park (including library), the M5 Linear park to the north and potential community facilities - upgrade footpaths, signalling, cycle path, seating. Route G: Riverwood station to Peakhurst Park, Riverwood Park and Olds Park - upgrade footpaths, signalling, cycle path, seating. Hurstville $1,802, OSRCLF Strategy Beverly Hills $1,632,448 1 Potential improvements should maximise access to community facilities. See CFL4. OSRCLF Strategy Riverwood $3,234, OSRCLF Strategy Acquisitions AQR1 Mortdale Land Acquisition - In conjunction with the Community Facilities Strategy for Mortdale investigate the potential to develop a new open space or plaza associated with a new community facility and access. Mortdale $3,264,897 1 Potential to link with new community facility. See CFL7. For embellishment works see PR 20 OSRCLF Strategy AQR3 Hurstville Acquisition - Investigate the purchase of a site in the north western part of the suburb of Hurstville to create a local park. As part of this investigation the rationalisation of small local parks with minimal provision of facilities should be explored. Hurstville $3,264,897 1 Potential to link with new community facility. See CFL8. For embellishment works see PR 21 OSRCLF Strategy Management Strategies M2 Partnership Development - Explore the possibility of extending the quantum of useable open space and recreation facilities within the LGA by developing partnerships. ALL $65,298 1 See CFL10 - Partnerships with schools OSRCLF Strategy M3 Useage Review - Carry out a useage review of bowling clubs and croquet club and other appropriate recreation venues and/or clubs to determine future viability and possible re-use of land ALL $87, OSRCLF Strategy Community Facilities CFL1 Development of a new Central Library and Museum complex (district level facility) Size: 6,477sqm - Civic Precinct Hurstville (City Centre) $28,186,947 1 Potential to link to civic open space and also open spaces connected to community/youth centre. See PR6 and PR7. OSRCLF Strategy

77 Hurstville Development Contributions Plan 2012 APPENDIX D SECTION 94 / PRIORITY 1 PROJECTS Item Code CFL2 Description of work Location Total Cost (Sept Quarter 2012 Development of a multipurpose community centre including a senior citizens centre and entertainment centre (district level facility). Size: 2,335sqm - Civic Precinct Hurstville (City Centre) Priority Comments, including links to other projects $10,164,714 1 Potential to link to civic open space and also open spaces connected to library. See PR6 and PR7. Supporting studies / information OSRCLF Strategy CFL3 Development of a multipurpose Youth Facility (district level facility). Size: 830sqm (new facility) Hurstville (City Centre) $3,874,345 1 Potential to link to open civic OSRCLF Strategy space and also open spaces connected to library. See PR4. CFL4 Penshurst Library Refurbishment/Relocation to include additional space for book stock and community space (neighbourhood level facility) Penshurst $754,844 1 To be included in a master planning process for Olds park. See AR3. OSRCLF Strategy CFL7 Mortdale Community Centre Relocation and development of new facility (neighbourhood level facility): Size: 574sqm Mortdale $3,836,893 1 Could be included as part of the Jubilee Park redevelopment should the facility be relocated. See PR18. OSRCLF Strategy and Council Engineers 2012 CAR PARKING P1 P2 P3 P4 P5 City Centre Underground Multi-level carpark (based on $49,082) per space for 400 spaces) Riverwood Local Commercial Centre - upgrade of carparking in Webb Street and Coleridge Street Beverly Hills Local Commercial Centre - upgrade of carparks in Fredrick Street and Edgebaston Road Mortdale Local Commercial Centre - upgrade of carparking in Cook Street carpark Penshurst Local Commercial Centre - upgrade of carparking in Connolly Street Hurstville City Centre $19,632,916 1 Where a non-residential development provides insufficient parking on-site a contribution will be levied. Riverwood TBD 1 Where a non-residential development provides insufficient parking on-site a contribution will be levied based on provision of underground parking ($28,535 per space) Beverly Hills TBD 1 Where a non-residential development provides insufficient parking on-site a contribution will be levied based on provision of underground parking ($28,535 per space) Mortdale TBD 1 Where a non-residential development provides insufficient parking on-site a contribution will be levied based on provision of underground parking ($28,535 per space) Penshurst TBD 1 Where a non-residential development provides insufficient parking on-site a contribution will be levied based on provision of underground parking ($28,535 per space) Hurstville City Centre Master plan 2004 and Rider Hunt Cost Estimate for Car-parking in Hurstville City Centre Oct 2006 HCC Cost estimate for underground car-parking HCC Cost estimate for underground car-parking HCC Cost estimate for underground car-parking HCC Cost estimate for underground car-parking Total Section 94 / Priority 1 Projects $170,454,938 Notes Priority 1 works only will be funded under the contributions plan,but only to the extent of contributions received over the life of the plan. The Council will review the infrastructure priorities on an annual basis. The priroties may be adjusted from time to time to respond to evolving community needs.

78 Appendix E Section 94 / Priority 1 Works Program Map Page 71

79 Page 72

80 Appendix F Comprehensive Works Program for Hurstville LGA up to 2031 Page 73

81 Hurstville Development Contributions Plan 2012 (Effective 14 March 2013) APPENDIX F COMPREHENSIVE WORKS PROGRAM FOR HURSTVILLE LGA UP TO 2031 Item Code Description of work Location Total Cost (Sept Quarter 2012) Priority Comments, including links to other projects Supporting studies / information OPEN SPACE, RECREATION AND PUBLIC DOMAIN FACILITIES Active Recreation AR1 AR2.1 AR2.2 AR3.1 Prepare Preliminary Concept plans for all District level facilities to determine project brief, identify upgrade works required and estimate overall budgets Penshurst Park - Stage 1 upgrade play areas to District Standard including fencing & shade, fitness equipment, lighting, etc. Develop site wide master plan to address the Sports Hub and Precinct development model. Penshurst Park - Stage 2 Sports facilities upgrade including new main building with associated infrastructure, toilet facilities etc, synthetic turf training area, Other works to increase sporting capacity - extension of Aquatic/Leisure centre, Lighting, Carparking Olds Park Stage 1 - Upgrade facilities including new main building with associated infrastructure, toilet facilities, lighting, synthetic turf to increase capacity, parking. Also Include develop site wide master plan for to address the Sports Hub and Precinct development model. ALL $108,830 2 Preliminary Concept plans should consider the inclusion of existing and/or proposed community facilities and libraries. OSRCLF Strategy Penshurst $3,853, OSRCLF Strategy Penshurst $17,337,543 1 OSRCLF Strategy Penshurst $17,206,010 1 OSRCLF Strategy AR3.2 Olds Park Stage 2 - Upgrade play area to district standard (including fencing and shade structures), circuit path, fitness equipment, lighting, seating, BBQs Penshurst $1,322,284 1 OSRCLF Strategy AR4 AR5 AR6 Gannons Park, Peakhurst (to be read in conjunction with the Community Facility Strategy which highlights a new community facility within the Park). Inlcudes masterplan, upgrade sports facilities and buildings, upgrade passive play area to district standard (including fencing and shade structures), etc. Hurstville Oval, Hurstville - masterplan, upgrade sports buildings and pitches, nets, upgrade passive play area to district standard (including fencing and shade structures), circuit path. Riverwood Park, Riverwood - masterplan, upgrade sports facilities to increase capacity - new building & upgrade pitches. Upgrade passive play area to district standard (including fencing and shade structures, seating) Peakhurst $4,274,484 1 Master plan should include new neighbourhood level community facility. See CFL9. OSRCLF Strategy, and Gannons Park Masterplan, McGregor Coxall, 2011 Hurstville $3,449, OSRCLF Strategy Riverwood $2,443, OSRCLF Strategy AR7 AR8 Beverly Hills Park, Beverly Hills - masterplan, upgrade sports facilities to increase capacity - new building & upgrade pitches. Upgrade passive play area to district standard (including fencing and shade structures, seating) Peakhurst Park, Peakhurst - Masterplan, upgrade to sports facilities/pitches and new/upgrade buildings. Grading works to northern bank to make use of underutilised space Beverly HIlls $3,477, OSRCLF Strategy Peakhurst $4,859, OSRCLF Strategy AR9 Hurstville Golf Course, Mortdale Mortdale $4,418, OSRCLF Strategy AR10 Evatt Park, Lugarno Lugarno $3,694, OSRCLF Strategy AR11 Ken Rosewall Tennis Centre, Mortdale Mortdale $1,371, OSRCLF Strategy AR12 Gifford Park, Penshurst Penshurst $2,051, OSRCLF Strategy AR13 Oatley Park, Oatley (sports field only) Oatley $228, OSRCLF Strategy AR14 Kempt Field, Hurstville Hurstville See PR OSRCLF Strategy AR15 Croot Park, Hurstville Hurstville $391, OSRCLF Strategy AR16 Smith Street Park, Kingsgrove Kingsgrove See PR OSRCLF Strategy AR17 Lambert Reserve, Peakhurst Peakhurst Heights See PR OSRCLF Strategy

82 Hurstville Development Contributions Plan 2012 (Effective 14 March 2013) APPENDIX F COMPREHENSIVE WORKS PROGRAM FOR HURSTVILLE LGA UP TO 2031 Item Code Description of work Location Total Cost (Sept Quarter 2012) Priority Comments, including links to other projects Supporting studies / information AR18 Jubilee Park, Mortdale Mortdale See PR8 2 Master plan should include potential Mortdale community facility. See CFL7. OSRCLF Strategy Passive Recreation PR1 Local Park Audit - Develop a LGA wide local park upgrade audit and implementation program focusing on upgrade of or new play facilities (including enclosure and shade), circuit paths, fitness equipment, seating, shelters, barbecues. ALL $217, OSRCLF Strategy PR2 PR3 Land Use Reclassification - Re-classify General Community Use land. Local Park Design Guide - Develop Generic Design Guide for Local park upgrades. ALL $43, OSRCLF Strategy ALL $54, OSRCLF Strategy PR4 The provision of one new strategically located Adventure play area (flying fox, climbing walls etc.) or all ages play area (feasibility study and community consultation would be required to determine the best location and nature of this facility). Also to include new play are with play equipment, fitness equipment, lighting, seating. ALL $6,035,707 1 CFL3 - Opportunity to colocate with new multi-purpose Youth Facility OSRCLF Strategy PR5 Informal use of open space Audit. Prepare a LGA wide audit of council or government owned land that could be used for informal use such as commuter car parks used as multi-use hard courts on weekends; council operated child care playgrounds used by playgroups etc. ALL $54, OSRCLF Strategy PR6 Hurstville City Centre Central Plaza, Forest Road (in line with HCC s Public Domain Plan Oct 2007 and Hurstville City Centre Masterplan, 2004) Hurstville City Centre $8,184,009 1 OSRCLF Strategy ; HCC Public Domain Plan 2007; Hurstville City Centre Masterplan, 2004 PR7 Hurstville City Centre Civic Precinct, MacMahon Street (in line with HCC Public Domain Plan and Hurstville City Centre Masterplan 2004) Hurstville City Centre $14,877,050 1 Link to Central Library and Museum complex/multipurpose community centre. See CFL 1 and CFL2 OSRCLF Strategy ; HCC Public Domain Plan 2007; Hurstville City Centre Masterplan, 2004 PR8 Jubilee Park, Mortdale - masterplan for new community facility and upgrade to netball courts, new toitlet facilities, and embellishment of passive open space areas inlcuding play area. Mortdale $1,340,355 1 AR18/CFL7 - Mortdale Community Centre relocation and devt of new facility OSRCLF Strategy and Council Engineers 2012 PR9 Acacia Reserve, Oatley Oatley $999, OSRCLF Strategy PR10 Henry Lawson Drive Reserve, Peakhurst Peakhurst $1,893, OSRCLF Strategy PR11 Smith Street Park, Kingsgrove Kingsgrove $1,142, OSRCLF Strategy PR12 Lambert reserve, Whitegates Ave, Peakhurst Heights Peakhurst Heights $1,329, OSRCLF Strategy PR13 Tallowwood Avenue Reserve, Lugarno Lugarno $718, OSRCLF Strategy PR14 Keppel Avenue Reserve, Riverwood Riverwood $470, OSRCLF Strategy PR15 Edgebaston Road Reserve, Beverly Hills Berverly Hills $755, OSRCLF Strategy PR16 Progress Park, Narwee Narwee $717, OSRCLF Strategy PR17 Upgrade of Myles Dunphy Reserve to meet Neighbourhood level natural Area facilities. Oatley See C8 2 - OSRCLF Strategy PR18 Kempt Field, Hurstville (in line with HCC Public Domain Plan) Hurstville $2,520, OSRCLF Strategy/HCC Public Domain Plan

83 Hurstville Development Contributions Plan 2012 (Effective 14 March 2013) APPENDIX F COMPREHENSIVE WORKS PROGRAM FOR HURSTVILLE LGA UP TO 2031 Item Code Description of work Location Total Cost (Sept Quarter 2012) Priority Comments, including links to other projects Supporting studies / information PR19 Nicol Murray Reserve, Mortdale. Mortdale $102,317 2 OSRCLF Strategy PR20 Embellishment of Mortdale Land Acquisition - In conjunction with the Community Facilities Strategy for Mortdale (Cook Street carpark) Mortdale $7,052,178 2 Potential to link with new community facility. See CFL7. Dependent on AQR1 PR21 Embellishment of King Georges Road Acquisition - Beverly Hills $8,532,265 2 Potential to link with new community facility. See CFL8. Dependent on AQR2 OSRCLF Strategy OSRCLF Strategy PR22 Embellishment of Hurstville Land Acquisition Hurstville $4,287,898 2 Dependent on AQR3 OSRCLF Strategy Pathway Connections C1 C2 Path Design Guidelines - Develop a Generic Design Guide, using current standards with design principles, specification of materials and fixtures for new paths and board walks etc. Foreshore Connections Feasibility Project - Undertake a Feasibility study to investigate a strategic continuous foreshore connection along Georges River and Salt Pan Creek from Oatley Train Station to Riverwood Park. ALL $43, OSRCLF Strategy ALL $87, OSRCLF Strategy C3 LGA wide Footpath Audit to improve Pedestrian Links - Develop a LGA wide footpath and cycle route upgrade audit and implementation program. C4 Route 1: Riverwood Park to and including Clarendon Road Reserve/northern boundary of Henry Lawson Drive ALL $97, OSRCLF Strategy Peakhurst / Riverwood $5,441, OSRCLF Strategy C5 C6 C7 C8 C9 Route 3: Murdoch Crescent Reserve to and including Banksia Place Reserve Evatt Park Foreshore Reserve Route 6: Gannons Park to and including Jinna Road Reserve and Peakhurst Foreshore Reserve Route 7: Hurstville Golf Course southern boundary to and including Oatley Park and Lime Kiln Bay Route 9: Myles Dunphy Reserve north to Oatley train station. Route 2: Southern boundary of Henry Lawson Drive to and including Salt Pan Creek Reserve Lugarno $4,081, OSRCLF Strategy Lugarno / Peakhurst Heights $6,801,870 2 CFL9 - Access to new neighbourhood level community facility in Gannons Park OSRCLF Strategy Mortdale / Oatley $5,332, OSRCLF Strategy Oatley $4,189, OSRCLF Strategy Lugarno / $5,441, OSRCLF Strategy Peakhurst C10 Route 4: Banksia Place Reserve to and including Edith bay Reserve and Lugarno Parade Reserve via street footpaths and Cedar Street Reserve. Lugarno To be confirmed as part of C2 2 - OSRCLF Strategy C11 Route 5: Lugarno Parade Reserve to and including Heinrich Reserve with option to Woodlands Avenue Reserves via street footpaths. Lugarno To be confirmed as part of C2 2 - OSRCLF Strategy C12 Route 8: Oatley Park to Myles Dunphy Reserve via Douglas Haig Street and Myrtle Street and/or Freeman Avenue Reserve and Meyer Reserve. Oatley To be confirmed as part of C2 2 - OSRCLF Strategy C13 Route 10: Myles Dunphy Reserve south to Yarran Road Reserve. Oatley To be confirmed as part of C2 2 - OSRCLF Strategy C14 Route A: Mortdale Station to Olds Park (including library) Lime Kiln Bay Reserve and Jubilee Park (to link with potential community facilities near/ in park). - upgrade footpaths, signalling, cycle path Mortdale $3,346,520 1 See CFL4 - Access to Penshurst Library expansion OSRCLF Strategy C15 Route B: Penshurst station to Olds Park (including library), with extension to Pole Depot and Penshurst Park - upgrade footpaths, signalling, cycle path, seating. Penshurst $2,040,561 1 See CFL4 - Access to Penshurst Library expansion OSRCLF Strategy C16 C17 Route C: Hurstville station to Penshurst Park and Hurstville Park/Oval- upgrade footpaths, signalling, cycle path, seating. Route D: Beverly Hills station to Beverly Hills Park, Olds Park (including library), the M5 Linear park to the north and potential community facilities - upgrade footpaths, signalling, cycle path, seating. Hurstville $1,802, OSRCLF Strategy Beverly Hills $1,632,448 1 Potential improvements should maximise access to community facilities. See CFL4. OSRCLF Strategy

84 Hurstville Development Contributions Plan 2012 (Effective 14 March 2013) APPENDIX F COMPREHENSIVE WORKS PROGRAM FOR HURSTVILLE LGA UP TO 2031 Item Code Description of work Location Total Cost (Sept Quarter 2012) Priority Comments, including links to other projects Supporting studies / information C18 Route E: Kingsgrove station to Beverly Hills Park. Kingsgrove $952, OSRCLF Strategy C19 C20 C21 Route F: Narwee station to Olds Park (including library) (work with Bankstown Council where necessary). Route G: Riverwood station to Peakhurst Park, Riverwood Park and Olds Park - upgrade footpaths, signalling, cycle path, seating. Route H: Oatley station to Oatley Park (Myles Dunphy reserve links to Oatley station highlighted in strategy C7). Narwee $1,462,402 2 Potential improvements should maximise access to community facilities. See CFL8. OSRCLF Strategy Riverwood $3,234, OSRCLF Strategy Oatley $1,632, OSRCLF Strategy Public Domain Works in Local Commercial Centres PD1 Upgrade Mortdale Commercial Centre Mortdale $2,194,011 3 General estimate from HCC engineers PD2 Upgrade Riverwood Commercial Centre Riverwood $1,055,650 3 From Capital Works program PD3 Upgrade Mulga Street Commercial Centre Oatley $670,392 3 General estimate from HCC engineers PD4 Upgrade Lugarno Commercial Centre Lugarno $174,127 3 General estimate from HCC engineers PD5 Upgrade Kingsgrove Commercial Centre Kingsgrove $518,030 3 General estimate from HCC engineers PD7 Upgrade The Kingsway Commercial Centre Kingsgrove $274,251 3 General estimate from HCC engineers Acquisitions AQR1 Mortdale Land Acquisition - In conjunction with the Community Facilities Strategy for Mortdale investigate the potential to develop a new open space associated with a new community facility and access. Mortdale $3,264,897 1 Potential to link with new community facility. See CFL7. For embellishment works see PR 20 OSRCLF Strategy AQR2 King Georges Road Acquisition - Investigate the purchase of a site along King Georges Road in Beverly Hills to be converted to a neighbourhood park. Beverly Hills $5,441,496 2 Potential to link with new community facility. See CFL8. For embellishment works see PR 21 OSRCLF Strategy AQR3 Hurstville Acquisition - Investigate the purchase of a site in the north western part of the suburb of Hurstville to create a local park. As part of this investigation the rationalisation of small local parks with minimal provision of facilities should be explored. Management Strategies Hurstville $3,264,897 1 For embellishment works see PR 22. OSRCLF Strategy M1 M2 Maintenance Review - Carry out a review of current maintenance practices Partnership Development - Explore the possibility of extending the quantum of useable open space and recreation facilities within the LGA by developing partnerships. ALL $54, OSRCLF Strategy ALL $65,298 1 See CFL10 - Partnerships with OSRCLF Strategy schools M3 Useage Review - Carry out a useage review of bowling clubs and croquet club and other appropriate recreation venues and/or clubs to determine future viability and possible re-use of land ALL $87, OSRCLF Strategy COMMUNITY FACILITIES CFL1 Development of a new Central Library and Museum complex (district level facility) Size: 6,477sqm - Civic Precinct Hurstville (City Centre) $28,186,947 1 Potential to link to civic open space and also open spaces connected to community/youth centre. See PR6 and PR7. OSRCLF Strategy CFL2 Development of a multipurpose community centre including a senior citizens centre and entertainment centre (district level facility). Size: 2,335sqm - Civic Precinct Hurstville (City Centre) $10,164,714 1 Potential to link to civic open space and also open spaces connected to library. See PR6 and PR7. OSRCLF Strategy CFL3 Development of a multipurpose Youth Facility (district level facility). Size: 830sqm (new facility) Hurstville (City Centre) $3,874,345 1 Potential to link to open civic OSRCLF Strategy space and also open spaces connected to library. See PR4.

85 Hurstville Development Contributions Plan 2012 (Effective 14 March 2013) APPENDIX F COMPREHENSIVE WORKS PROGRAM FOR HURSTVILLE LGA UP TO 2031 Item Code Description of work Location Total Cost (Sept Quarter 2012) Priority Comments, including links to other projects Supporting studies / information CFL4 CFL5 Penshurst Library Refurbishment/Relocation to include additional space for book stock and community space (neighbourhood level facility) Pole Depot Community Centre Expansion (neighbourhood level facility). Size: 623sqm (additional including car spaces) Penshurst $754,844 1 To be included in a master planning process for Olds Park. See AR3. OSRCLF Strategy Penshurst $1,893,641 2 Enhanced use of the reserve could be considered with the redevelopment of the facility. Could be managed as part of a larger master planning process for the whole site. OSRCLF Strategy CFL7 CFL8 Mortdale Community Centre Relocation and development of new facility (neighbourhood level facility): Size: 574sqm New community facility at Beverly Hills/Narwee (neighbourhood level facility). Size: 304sqm Mortdale $3,836,893 1 Could be included as part of the Jubilee Park redevelopment should the facility be relocated. See PR18. Beverly Hills/Narwee $1,153,597 2 Limited potential to link to existing or redeveloped open space, however an outdoor community areas is proposed to be attached to this facility. See AQR2. OSRCLF Strategy and Council Engineers 2012 OSRCLF Strategy CFL9 New Community Facility in Gannon s Park (neighbourhood level facility). Size: 196sqm Peakhurst $701,895 2 To be included in any master plan process for Gannon s Park. See AR4. OSRCLF Strategy ; Gannons Park Masterplan McGregor Coxall Sept 2011 CFL10 Partnerships with local schools regarding use of school halls and facilities. Size: N/A ALL Staff Time 2 Potential to activate school ovals and open spaces in conjunction with this strategy. See M2. OSRCLF Strategy PUBLIC TRANSPORT PT1 Public Transport Initiatives within the CBD Hurtville City Centre $217,660 3 Previous s94 plan - disabled access works ROAD AND TRAFFIC MANAGEMNENT RT1 RT2 Widen Treacy Street railway underpass ie road bridge (at Forest Road) to 4-lanes Widen The Avenue road underpass ie railway bridge (at Tracey Street) to 4-lanes RT3 Widen Lily Street road bridge (railway underpass) to 4- lanes Hurstville City Centre Hurstville City Centre Hurstville City Centre $5,985,646 3 Detail investigations currently being undertaken by RailCorp $13,603,739 3 Detail investigations by the RailCorp are in progress. Concept design has been prepared by Council ARUP Hurstville City Centre Traffic study 2007/SKM traffic modelling 2009 SKM Traffic model 2009 $13,603,739 3 ARUP Traffic Study recommendation. Detail ARUP Hurstville City Centre Traffic study surveys and a concept design 2007/SKM traffic has been prepared by Council. modelling 2009 RT4 Improvements to road pavement on bus interchange routes Hurstville City Centre $2,745,778 3 General estimate from HCC engineers LATM1 Beverly Hills Beverly Hills $326,490 3 HCC engineers estimate. Need linked to increase in population LATM2 Penshurst Penshurst $435,320 3 HCC engineers estimate. Need linked to increase in population LATM3 Narwee Narwee $326,490 3 HCC engineers estimate. Need linked to increase in population LATM4 Riverwood Riverwood $326,490 3 HCC engineers estimate. Need linked to increase in population LATM5 Mortdale Mortdale $435,320 3 HCC engineers estimate. Need linked to increase in population

86 Hurstville Development Contributions Plan 2012 (Effective 14 March 2013) APPENDIX F COMPREHENSIVE WORKS PROGRAM FOR HURSTVILLE LGA UP TO 2031 Item Code Description of work Location Total Cost (Sept Quarter 2012) Priority Comments, including links to other projects Supporting studies / information LATM6 Peakhurst Peakhurst $326,490 3 HCC engineers estimate. Need linked to increase in population LATM7 Oatley Oatley $435,320 3 HCC engineers estimate. Need linked to increase in population LATM8 Lugarno Lugarno $326,490 3 HCC engineers estimate. Need linked to increase in population LATM9 Kingsgrove Kingsgrove $435,320 3 HCC engineers estimate. Need linked to increase in population CAR PARKING P1 City Centre Underground Multi-level carpark (based on $49,082 per space for 400 spaces) Hurstville City Centre $19,632,916 1 Where a non-residential development provides insufficient parking on-site a contribution will be levied. Hurstville City Centre Master plan 2004 and Rider Hunt Cost Estimate for Carparking in Hurstville City Centre Oct 2006 P2 P3 P4 P5 Riverwood Local Commercial Centre - upgrade of carparking in Webb Street and Coleridge Street Beverly Hills Local Commercial Centre - upgrade of carparks in Fredrick Street and Edgebaston Road Mortdale Local Commercial Centre - upgrade of carparking in Cook Street carpark Penshurst Local Commercial Centre - upgrade of carparking in Connolly Street Riverwood TBD 1 Where a non-residential development provides insufficient parking on-site a contribution will be levied based on provision of underground parking ($28,535 per space) Beverly Hills TBD 1 Where a non-residential development provides insufficient parking on-site a contribution will be levied based on provision of underground parking ($28,535 per space) Mortdale TBD 1 Where a non-residential development provides insufficient parking on-site a contribution will be levied based on provision of underground parking ($28,535 per space) Penshurst TBD 1 Where a non-residential development provides insufficient parking on-site a contribution will be levied based on provision of underground parking ($28,535 per space) HCC Cost estimate for underground carparking July HCC Cost estimate for underground carparking July HCC Cost estimate for underground carparking July HCC Cost estimate for underground carparking July Total Priority 1 items (Section 94 Projects) $170,454,938 Total Priority 2 items $85,571,562 Total Priority 3 items $50,206,505 Total Comprehensive Infrastructure Program $306,233,004 Notes Priority 1 works only will be funded under the contributions plan,but only to the extent of contributions received over the life of the plan. The Council will review the infrastructure priorities on an annual basis. The priroties may be adjusted from time to time to respeond to evolving community needs.

87 Hurstville Section 94 Development Contributions Plan 2012 Reference: SF12/793 Hurstville City Council Civic Centre MacMahon Street Hurstville NSW 2220 PO Box 205 Hurstville BC NSW 1481 T F E W hccmail@hurstville.nsw.gov.au Page 74