Transcript Document

Planning Scheme Policies
Development Industry Information Session
10 November 2009
Planning Scheme Policies
Caboolture
PSP 21B – Council Trunk Roads and Pathways
PSP 21C – Open Space and Community Purposes
PSP 21D – Sewerage
PSP 21E – Stormwater
PSP 21F – Water Supply
PSP 21G – Administration
Pine Rivers
PSP 21 – Administration
PSP 22 – Water Supply
PSP 23 – Sewerage
PSP 24 – Stormwater
PSP 25 – Council Trunk Roads
PSP 26 – Open Space
PSP 27 – Bikeways
Redcliffe
PSP 4 8.4.1 – Administration
PSP 4 8.4.3 – Open Space & Community Facilities
PSP 4 8.4.5 – Water Supply
PSP 4 8.4.6 – Sewerage
PSP 4 8.4.7 – Transport
PSP 4 8.4.8 – Stormwater
Topics to be Covered
Definitions / Acronyms
Context
Application of policies
Structure of policies
Content of the policies
Steps to determine contributions
Capping
Infrastructure Agreements and Credits
Infrastructure Charges Advice / Notice process
Further information
PSP Acronyms
PSP – Planning Scheme Policies
PIP – Priority Infrastructure Plan
DISA – Designated Infrastructure Service Area
This is the same as the Priority Infrastructure Area (PIA) under the Priority Infrastructure Plan
PFTI – Plan for Trunk Infrastructure
DSS – Desired Standards of Service
NPV – Net Present Value
IC Advice – Infrastructure Charges Advice
IC Notice – Infrastructure Charges Notice
ICR – Infrastructure Charges Register
Definitions:
What is “Development Infrastructure”?
Under IPA, ‘development infrastructure’ is land/works
for:
1. Urban and rural residential Water Cycle management water supply, sewerage, stream management, flood
mitigation
2. Transport - roads, traffic control devices, cycle ways
3. Public Parks - playground equipment, playing fields,
courts and picnic facilities
4. Local Community Facilities - land for community halls,
public recreation centres, libraries
Definitions:
Trunk vs Non-Trunk Infrastructure
Under IPA, ‘development infrastructure’ is further categorised as
either:
1.
2.
Trunk infrastructure (higher order, servicing multiple
developments and specifically identified in the PIP as ‘trunk
infrastructure’); or
Non-trunk infrastructure (any other infrastructure)
The above categorisation determines the mechanism available
under the Act for acquiring development infrastructure through
the development assessment process.
Once a PIP is in place, Council cannot impose conditions in
relation to Trunk Infrastructure, only levy a charge.
Prior to the introductions of a PIP, these restrictions do not yet
apply and Council can still impose reasonable and relevant
conditions based on the PSPs.
Context:
The Priority Infrastructure Plan
Council is required to have a PIP in place by 30 June 2010
IPA and the current guideline 1/04 (and draft 1/08) provide for
the following approach to developing a PIP
1.
2.
3.
4.
5.
6.
7.
Determine the Planning Assumptions (timing and densities)
Set the Priority Infrastructure Area (PIA) – the area of the LGA in
which Council plans to support development within the planning
horizon.
Determine the Trunk Infrastructure Networks
Determine the Desired Standards of Service (DSS) for the Trunk
Networks
Determine the infrastructure required to provide those DSS in line
with the Planning Assumptions
Allocate Capital Costs to this infrastructure
Determine the Charge Rates (‘user pays’ approach)
Context:
The PSPs and the PIP
• The three former Councils of Caboolture, Pine Rivers and
Redcliffe commenced work on the background studies to
inform the Priority Infrastructure Plan. This work has now
informed the PSPs.
• The PSPs are an interim measure until the PIP comes into
effect.
• The PSPs are structured to mimic as much as possible the
future Infrastructure Charges Regime under the PIP.
• The PSPs were compiled for Caboolture, Redcliffe and Pine in
early 2009 and went through a Schedule 1 Consultation
process under the IPA.
Application of Policies
The 2009 PSPs will apply to all decisions on
development applications made by Council from
29 October 2009.
The next slide shows how they fit into the
assessment process under IDAS.
Proposal
Type of
Development
Location of
Proposal
(s.1.3.2 of IPA)
MCU
Is the proposal defined in
the scheme?
Use definitions.
Ch. 7 Pt. 2
Other
Development
Building Works
Operational Works
Reconfiguring
Locality,
Zone,
Precinct,
Sub-precinct
Planning Scheme
Policies
Overlays
Is the development
site mapped?
Infrastructure Contributions
Code and Impact Assessable Development
Is the site included within a
Designated Infrastructure Service
Area
MCU
Assessment
Table
MCU
Assessment
Table
Other Planning
Scheme Policies
Is an Overlay triggered?
Level of Assessment
Assessment Criteria
Ch. 5
Level of Assessment
Assessment Criteria
Ch. 4 Tables 4.1 - 4.24
Other Development
Assessment Table
Yes
Other Development
Assessment Table
Level of Assessment
Assessment Criteria
Ch. 4 Table 4.25
Is an Overlay triggered?
Level of Assessment
Assessment Criteria
Ch. 5
NO
Developer
Contributions Policies
Is the Development Consistent With
the Assumptions Made for the Timing,
Availability and Provision of Trunk
Infrastructure
What is the level of assessment (Highest Level Prevails)?
Exempt, Self Assessable, Code Assessable, Impact Assessable.
Yes
No
What are the assessment criteria (Codes)?
Self Assessable and Code Assessable Development - Zone Assessment Tables and Overlay assessment Tables.
Impact Assessable Development - Assessed against the Whole Scheme.
What are the Standards of Development.
What contributions apply or is the development premature?
Apply Contributions
Set Out in the
Development
Contributions Policy
Infrastructure Agreement
Content of Policies
Administration
1. Assumptions
2. Application
3. Calculation of contributions
4. Credits
5. Infrastructure Agreements
6. Capping
7. Financial management
8. Definitions
Network Policies
1. Background reference documents
2. Methodology
3. Plans for Trunk Infrastructure
4. Contribution rates
5. Service Catchment maps
6. Network Asset maps
7. Desired Standards of Service
Structure of Network Policies
The general set out for each of the network policies is:
Section 1 - Scope
Section 2 - Background
Section 3 - Methodology
Section 4 - Plan for Trunk Infrastructure
Schedule A - Demand Factors
Schedule B - Infrastructure Contribution Rates
Schedule C - Service Catchments
Schedule D - Network Assets
Schedule E - Desired Standards of Service
Note: For Redcliffe, Service Catchments and Network Assets are contained in the same Schedule.
Networks
The networks covered are:
1.
2.
3.
4.
5.
6.
Water Supply
Sewerage
Roads
Pathways / Bikeways
Stormwater (Quantity and Quality)
Open Space (parks, sporting facilities,
recreation trails & community facilities land)
Desired Standards of Service (DSS)
The DSS express the desired capacity and performance of the
relevant network.
The Desired Standards of Service (DSS) for each network
were developed by taking into consideration:
•
•
Existing standards of service
Relevant legislation and guidelines (for example: Australian Standards, EPP
(Water) etc)
•
Community expectations
The DSS are found in Schedule E of each network policy.
Planning Assumptions
The planning assumptions are the location, type, scale and
timing of future development on which the PIP is based.
For residential growth this is expressed in population and
dwellings.
For non residential growth this is expressed in GFA and
employees
The Planning Assumptions are found in Section 3 of the
Administration Policies.
Network Demand
The planning assumptions are assessed and for each network
converted to demand on the network.
The concept of a ‘standard’ demand unit is used.
For example:
•
•
•
•
•
EP Equivalent Person (Water - Sewer - Open Space)
ET Equivalent Tenement (Open Space)
ECA Equivalent Contributing Area (Stormwater)
CTE Chargeable Trip End (Roads – Pathways)
ResDU Residential Demand Unit (Roads – Bikeways)
Network Demand
continued
Why do we use ‘Demand Units’?
They remain constant over time.
The contribution can be calculated from ‘unit’ rates per
demand unit. This allows efficient adjustment of contributions
for inflation.
Payments made are recorded in terms of demand units as an
entitlement against the applicable lots, independent of the
amount paid.
Service Catchments
Service Catchments reflect the common benefits a
group of users receive from the delivery of a relevant
trunk network.
Users are grouped into ‘catchments’, where the cost of
the infrastructure supplied to service the catchment is
apportioned to the users within the catchment (“user
pays” principle).
It follows that charges vary between catchments
depending on servicing costs.
Service Catchments
continued
Typical service catchments for each network are:
•
•
•
•
•
Traffic zones – transport
Areas of similar development patterns – open space
Topographical features – stormwater
Water supply zones
Treatment plants – sewerage
The service catchments are shown on the maps in
Schedule C.
Plans for Trunk Infrastructure
• Plans for Trunk Infrastructure (PFTI) identify the
infrastructure to be provided to meet the DSS – this
includes land and constructed works.
• The trunk infrastructure items listed in the PFTI are
shown on the maps in Schedule D. (Schedule C for Redcliffe)
• The PFTIs then inform Council’s capital works program
but also show existing infrastructure and allow
identification of infrastructure which may be provided
by development proponents.
Contribution Rates
The cost of trunk infrastructure, grouped by service
catchments, is allocated to the users in the service
catchments. The users can be existing or future.
The cost is to be equitably shared across all users and
development only pays for its fair share.
This cost allocation results in the contribution rates per
service catchment per demand unit ($ICR/demand
unit).
The contribution rates are shown in Schedule B of the
network policies.
Steps to Determine Contributions
Step 1 – check the relevant network service catchments where the
property is located
Step 2 – determine applicable trunk networks
Step 3 – determine what you are proposing (land use)
Step 4 – determine the total demand your proposal will generate
Step 5 – determine existing demand on the site
Step 6 – calculate contributions based on the increase in demand
Step 7 – other (capping, credits, remissions, IAs)
Step 1 – Determine Service
Catchments
Schedule C of network
policies contain the service
catchment maps.
PD Online – available soon
www.moretonbay.qld.gov.au
Development > PD Online
Step 2 – Applicable Trunk Networks
Are you in a Service Catchment? Eg Sewerage
Step 3 – what are you proposing?
Are you proposing a Material Change of Use or Reconfiguring
a Lot?
MCU – are for the defined uses in the planning scheme –
see Schedule A - Demand Factors for MCUs
RAL – by planning scheme zone –
see Schedule A - Demand Factors for RALs
Schedule A of each Network Policy
Step 4 – Total Demand
For each network, this is the total network demand that
will be generated once the development is completed.
NOTE: The total demand will need to be compared with the planning
assumptions for the site. The higher will apply for the purposes of calculating
contributions.
Section 5.2 Administration Policy & Schedule A in each
Network Policy (Demand Factors).
Step 5 – Existing Demand
Existing demand is the demand for each network a development proponent
has already paid for in the past or is entitled to by way of existing use rights
on the subject land.
1.
2.
3.
Existing demand recorded in Council’s ICR
The demand on which previously paid infrastructure contributions were based
The equivalent demand of each lawful use undertaken on the land prior to the
application being made
Section 5.3 Administration Policy & Schedule A in each Network Policy
(Demand Factors)
Step 6 – Calculate Contributions
Contribution = (Total Proposed Demand – Existing Demand)
x Contribution Rate
∑For all network components & administration
For each network
Contribution = (A – B – C) x D x E where A=(PxF)
+
Administration
Where:
P = Demand Parameter (the size/scale of the proposal)
F = Demand Factor (listed in Schedule A of the relevant network policy)
A = Total demand of the proposal (expressed in Demand Units)
B = any existing demand for the site (expressed in Demand Units)
C = any Infrastructure Credits (expressed in Demand Units)
D = Infrastructure contribution rate
E = Escalation Factor
Step 7
Capping
Infrastructure Agreements & Credits
Capping
•
The capping scheme applies to Residential
development only.
•
The current capping rates are as follows:
- Pine Rivers: Res Lots $29,455 and Units $23,564
- Caboolture:
- Redcliffe:
•
Res Lots $25,000 and Units $20,000
Res Lots $20,000 and Units $16,000
The Administration Policy for all three districts
contains the Capping Methodology in Section 5.7.
Infrastructure Agreements
When are they required?
1.
2.
3.
For any item of Trunk Infrastructure contributed by a developer.
Transfer of land.
To specify payment terms and any refund arrangements.
An IA must define the developer contributed Trunk Asset by:
1.
2.
3.
The project identifier in the PFTI.
The value of the item as outlined in the PFTI.
The credit specified Demand Units.
Credits
A Credit is the amount (measured in demand units) credited by Council to
a development proponent for the construction or donation of
Trunk Infrastructure identified in the PFTI, and which can be used
to offset the monetary contribution by the development proponent
for the network.
Council’s policy arrangements for credits are outlined in Section
6.6 of the Administration Policies.
Credits are issued for Trunk Infrastructure. Provision of Trunk
Infrastructure by a development proponent requires an
Infrastructure Agreement be entered into.
Arrangements in relation to credits are detailed in said
Infrastructure Agreement.
Credits
continued
Basically, the determination of the Credit is as
follows:
1.
Identify the Item of Trunk Infrastructure in the PFTIs.
2.
Determine the value of the Trunk Infrastructure.
3.
Find the contribution rate in the relevant service catchment.
4.
Divide the value of the Trunk Infrastructure by the contribution rate
and obtain the Credit in Demand Units.
Infrastructure Charges Advice / Notice Process
Information Required with DA Lodgement
To enable IC Advices to be issued with decision notices,
the following information will be required with the
lodgement of an application:
1.
Existing demand entitlements for each trunk network
2.
Proposed total demand for each trunk network expressed in
the relevant demand factors
Additional Information
Infrastructure Contributions page
www.moretonbay.qld.gov.au
Development > Infrastructure Contributions
Contains Fact sheets
Will shortly have a Fee Estimation Tool
available