Development Contributions Plan - Growth Areas Authority

CONTENTS
1.0 PART 1: STRATEGIC BASIS 7
1.1 PLANNING AND ENVIRONMENT ACT 1987 7
1.2 PRECINCT STRUCTURE PLAN 9
1.3 THE AREA TO WHICH THE DEVELOPMENT CONTRIBUTIONS
PLAN APPLIES 9
1.4 INFRASTRUCTURE PROJECT JUSTIFICATION 11
1.4.1 Introduction 11
1.4.2 Items not included in the Development Contributions Plan 11
1.5 INFRASTRUCTURE PROJECTS 13
1.5.1 Transport 13
1.5.2 Community Facilities 15
1.5.3 Unencumbered Local Passive Open Space 17
1.5.4 Active Recreation 17
1.5.5 Strategic Planning 17
1.5.6 Project Timing 17
1.5.7 Distinction between Community and Development
Infrastructure 17
2.0 PART 2: CALCULATION OF CONTRIBUTIONS 19
2.1 CALCULATION OF NET DEVELOPABLE AREA AND
DEMAND UNITS 19
2.1.1 Introduction 19
2.1.2 Net Developable Area 19
2.1.3 Land Budget and Demand Units 19
2.1.4 Development and Population Projections 19
2.2 CALCULATION OF CONTRIBUTION CHARGES 21
2.2.1 Calculation of Costs 21
2.2.2 External Use 21
2.2.3 Cost Apportionment 21
2.2.4 Main Catchment Areas 21
CLYDE NORTH PSP DEVELOPMENT CONTRIBUTIONS PLAN
3.0 PART 3: ADMINISTRATION AND IMPLEMENTATION32
3.1 ADMINISTRATION OF THE DEVELOPMENT CONTRIBUTIONS
PLAN 32
3.1.1 Payment of Contribution Levies and Timing 32
3.1.2 Cost of the Preparation of the PSP 32
3.1.3 Works in kind 32
3.1.4 Credit for over provision 33
3.1.5 Funds Administration 33
3.1.6 Construction and Land Value Costs and Indexation 33
3.1.7 Development Contributions Plan Review Period 34
3.1.8 Collecting Agency
(Agency responsible for collecting infrastructure levy) 34
3.1.9 Development Agency
(Agency Responsible for Works) 34
3.2 IMPLEMENTATION STRATEGY 34
3.2.1 Rationale for the Implementation Strategy 34
3.2.2 Implementation mechanism 34
4.0 PART 4: OTHER INFORMATION 35
4.1 ACRONYMS 35
4.2 GLOSSARY 35
4.3 SUPPORTING INFORMATION 36
5.0 PART 5: PROJECT DETAILS 37
5.1 TRANSPORT PROJECTS 37
5.2 COMMUNITY FACILITIES PROJECTS 51
5.3 ACTIVE RECREATION PROJECTS 55
PLANS
Plan 1: growth area framework 6
Plan 2: future urban structure 8
Plan 3: Development Contributions plan 10
Plan 4: Road and Transport Projects 12
Plan 5: Community Projects 14
Plan 6: Open Space Projects 16
Plan 7: Land use Budget 18
TABLES
Table 1: Summary Land Use Budget 20
Table 2: Property specific land use budget 22
Table 3: Overall Housing Yields Summary 23
Table 4: Overall Housing Yield Details 23
Table 5: Infrastructure project justification 24
Table 6: Calculation of Costs 27
Table 7: Schedule of Costs 30
Contents 3