orange development contributions plan 2015 · 2016-10-05 · orange development contributions plan...

Orange Development Contributions Plan 2015

Adopted by Orange City Council

on

3 November 2015

F1783

0.0%

Orange Development Contributions Plan 2015 Orange City Council

Orange Development Contributions Plan 2015 Prepared for Orange City Council By

GLN Planning Pty Ltd ABN 39 585 269 237 Level 10, 66 King Street Sydney NSW 2000 GPO Box 5013 Sydney NSW 2001

P [02] 9249 4100 F [02] 9249 4111

E [email protected] W glnplanning.com.au

mailto:[email protected]


GLN Planning Pty Ltd ABN 39 585 269 237 Level 10, 66 King Street Sydney NSW 2000 GPO Box 5013 Sydney NSW 2001

P [02] 9249 4100 F [02] 9249 4111

E [email protected] W glnplanning.com.au

Date of Final Issue: 1 December 2015 File Path: R:\Projects\10199 City of Orange Contributions Advice\2015 Contributions Plan

Project\Plans\10199 Orange Contributions Plan 2015.docx Project Manager: Greg New Client: Orange City Council Project Number: 10199 The purpose for which this report may be used and relied upon is limited for that which it was commissioned. Copyright in the whole and every part of this document belongs to GLN Planning and may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or form or in or on any media to any person without the prior written consent of GLN Planning.

Document history and status

Version Issued To Qty Date Prepared by: Reviewed by:

Final M McFadden 1-e 11/11/15 Greg New Greg New

mailto:[email protected]


1 December 2015 10199 Orange Contributions Plan 2015 (2) i

Table of Contents

1. Overview & Summary Schedules 1 1.1 Overview of Plan 1 1.2 Works and contribution rate summary schedules 2 1.3 Calculating a contribution under this Plan 11 1.4 What are Development Contributions? 18 1.5 Cap on monetary section 94 contributions 18

2. Administration and operation of this Plan 19 2.1 Definitions 19 2.2 Name of this Plan 20 2.3 Purpose of this Plan 20 2.4 Commencement of this Plan 21 2.5 Land to which this Plan applies 21 2.6 Development to which this Plan applies 21

2.6.1 Development exempted from contributions under this Plan 22 2.7 Relationship to other plans and policies 22 2.8 Local Infrastructure addressed by this Plan 23 2.9 Contributions for Local Infrastructure may be required as a conditions of consent 23

2.9.1 Monetary contributions 23 2.9.2 Land contributions 23

2.10 Calculation of contributions 24 2.10.1 Allowances/credits for existing Residential Accommodation development 24

2.11 Other contributions to be taken into account 24 2.12 Obligations of Accredited Certifiers 25

2.12.1 Complying Development Certificates 25 2.12.2 Construction certificates 25

2.13 Adjustment of contributions rates under this Plan 25 2.14 Adjustment of contributions required by a condition imposed under this Plan 26 2.15 Timing of payment of monetary contributions required under this Plan 26 2.16 Policy on deferred or periodic payments 26 2.17 Material public benefits and dedication of land offered in part or full satisfaction of

contributions 27 2.17.1 Offer of a Material Public Benefit made after the imposition of a Development

Contribution condition under this Plan 27 2.17.2 Offer of a Material Public Benefit made before the imposition of a Development

Contribution condition under this Plan 28 2.17.3 Matters to be considered by the Council in determining offers of Material Public

Benefits 28 2.17.4 Agreements to be in writing 29 2.17.5 Valuation of offers of works-in-kind and other Material Public Benefits 29

2.18 Pooling of funds 29 2.19 Accountability and access to information 30 2.20 Review of Plan 30 2.21 Savings and transitional arrangements 30


1 December 2015 10199 Orange Contributions Plan 2015 (2) ii

3. Relationship between expected development and demand for infrastructure 31 3.1 Local Infrastructure needs 31

3.1.1 Introduction 31 3.1.2 Current development and population 33 3.1.3 Future development and population 33 3.1.4 Local Infrastructure that will be required as a result of expected development 38 3.1.5 Infrastructure schedules and costs 39

3.2 Local Infrastructure strategy plans 40 3.2.1 Open space and recreation facilities strategy 40 3.2.2 Community and cultural facilities strategy 43 3.2.3 Roads, traffic management and cycleway facilities strategy 45 3.2.4 Stormwater management facilities strategy 51 3.2.5 Waratah release area facilities strategy 53 3.2.6 Ploughmans Valley and North West Orange release area facilities strategies 55 3.2.7 Bloomfield urban release area facilities strategy 57 3.2.8 Shiralee release area 59 3.2.9 Philip Street release area 61

4. Works schedules and maps 63

Tables Table 2.1: Development types and contributions required 21 Table 2.2: Assumed infrastructure demand attributable to existing Residential Accommodation

developments 24 Table 3.1 Residential building approvals, Orange LGA, 2002-2009 32 Table 3.2: Estimated resident population, City of Orange 32 Table 3.3: Age profile, City of Orange 33 Table 3.4: Urban residential land bank 34 Table 3.5: Sustainable Settlement Strategy population projections 35 Table 3.6: Population projections adopted for this Plan, Orange LGA 35 Table 3.7: Assumed occupancy rates in Waratah Development Contributions Plan 2005 37 Table 3.8: Occupancy rates for private occupied dwellings, Orange LGA, 2006 37 Table 3.9: Updated population projection for Waratah release area 37 Table 3.10: Household occupancy rates for Residential Accommodation development types 43 Table 3.11: Household occupancy rates for Residential Accommodation development types 45 Table 3.12: Distributor Road costs, contributions and funding – existing and future 46 Table 3.13: Trip generation adjustment factors for Residential Accommodation development types 48 Table 3.14: Share of cost of road and traffic management works attributable to demand sectors 49 Table 3.15 Household occupancy rates for Residential Accommodation development types 52 Table 3.16: Waratah release area infrastructure requirements 53 Table 3.17: Household occupancy rates for Residential Accommodation development types 55 Table 3.18: Household occupancy rates for Residential Accommodation development types 56 Table 3.19: Household occupancy rates for Residential Accommodation development types 59 Table 3.20: Household occupancy rates for Residential Accommodation development types 61 Table 3.21: Household occupancy rates for Residential Accommodation development types 62


1 December 2015 10199 Orange Contributions Plan 2015 (2) iii

Figures Figure 1.1: Waratah release area catchment (Plan applies to Residential Accommodation

development only) 12 Figure 1.2: Ploughmans Valley release area catchment (Plan applies to Residential Accommodation

development only) 13 Figure 1.3: North West Orange release area catchment (Plan applies to Residential Accommodation

only) 14 Figure 1.4: DPI/Bloomfield release area catchment Plan applies to Residential Accommodation

development in R2 zone only) 15 Figure 1.5: Shiralee release area catchment (Plan applies to Residential Accommodation

development only) 16 Figure 1.6: Phillip Street release area catchment (Plan applies to Residential Accommodation

development only) 17


1 December 2015 10199 Orange Contributions Plan 2015 (2) 1

1. Overview & Summary Schedules

1.1 Overview of Plan

The Orange Development Contributions Plan 2015 (the Plan) has been prepared to address anticipated demand for Local Infrastructure generated by new development up to 2031. The Plan applies to all land within the Orange Local Government Area (LGA).

The Plan has been prepared following a review of Orange Development Contributions Plan 2012 (the 2012 Plan). Section 2.20 of the 2012 Plan required it to be regularly updated so that Council’s infrastructure program remains on a sound financial footing, that development-generated infrastructure is delivered in a reasonable time, and that contribution rates remain reasonable over time.

This Plan updates the 2012 Plan by updating development assumptions, works items and costs in that plan, as well as a number of ‘housekeeping’ modifications to the 2012 Plan.

The type of development expected to occur in Orange, and which will impact on the demand for Local Infrastructure addressed under this Plan, is likely to include:

• Residential Accommodation development in release areas including Ploughmans Valley, North West Orange, Waratah, Bloomfield, Leeds Parade, Phillip Street and Shiralee;

• infill development through re-subdivision of lots or multi-unit and dual occupancy development in the established urban areas of Orange;

• infill development in the villages of Spring Hill and Lucknow;

• rural residential or ‘large lot’ Residential Accommodation development in several localities including Clifton Grove, Ammerdown and Calare, and in the Murphys Lane area; and

• dispersed rural Residential Accommodation development in various rural localities.

There have been various estimates of future population growth made for Orange. Projections prepared for this Plan indicate that the estimated residential population is expected to increase from 38,295 in 2009 (ABS 2009) to 43,850 in 2026, a total of 5,555 residents. The Plan estimates that the equivalent of over 3,000 standard residential lots.

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 the Orange City Council (Council) or an Accredited Certifier to impose conditions on Development Consents or Complying Development Certificates requiring Development Contributions for the following:

• open space and recreation facilities;

• community and cultural facilities;

• stormwater drainage facilities;

• roads, traffic management and cycleways facilities;

• local facilities directly serving each of the release areas of Ploughmans Valley, North West Orange, Waratah, Bloomfield, Phillip Street, and Shiralee; and

• plan preparation and administration.



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 Local Infrastructure required to meet that development;

• 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 items of Local Infrastructure proposed to be provided by the Council supported by a works schedule setting out an estimate of their cost and staging; and

• the administrative and accounting procedures applying to contributions that are required by this Plan.

1.2 Works and contribution rate summary schedules

The summary schedules on the following pages are included in this Plan:

• Contributions by area and category (including total infrastructure costs)

• Contributions by development type and area (including total infrastructure costs)

It is stressed that these are provided as summary tables only and more details are contained in the later sections of the Plan.

The contribution rates shown reflect the contribution rates at the date that the Plan commenced. Rates are regularly adjusted for inflation in accordance with the provisions of Section 2.13 of this Plan. Applicants should inquire at the Council for information on the latest contribution rates.



Residential Development Contributions Rates Summary

Per Resident

Per Subdivided Lot

or Detached Dwelling House

Per 3 or more Bedroom Dwelling

Per 2 Bedroom Dwelling


Development in Waratah urban release areaOpen Space and Recreation 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and Cultural 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and Cycleways 1,842.81$ 5,067.72$ 5,067.72$ 2,981.01$ 2,384.81$ Stormwater Drainage -$ -$ -$ -$ -$ Local Area Facilities 3,636.36$ 9,999.99$ 9,999.99$ 5,818.18$ 4,363.63$ Plan Preparation and Administration 207.42$ 570.41$ 570.41$ 331.88$ 248.91$ Total 7,121.54$ 19,584.23$ 19,584.23$ 11,426.98$ 8,719.29$ Development in Ploughmans Valley urban release areaOpen Space and Recreation 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and Cultural 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and Cycleways 1,851.52$ 5,091.67$ 5,091.67$ 2,995.10$ 2,396.08$ Stormwater Drainage 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Local Area Facilities 3,410.05$ 9,377.63$ 9,377.63$ 5,456.07$ 4,092.05$ Plan Preparation and Administration 204.24$ 561.66$ 561.66$ 326.78$ 245.09$ Total 7,012.23$ 19,283.62$ 19,283.62$ 11,252.23$ 8,588.93$ Development in North West Orange urban release areaOpen Space and Recreation 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and Cultural 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and Cycleways 1,851.52$ 5,091.67$ 5,091.67$ 2,995.10$ 2,396.08$ Stormwater Drainage 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Local Area Facilities 2,029.33$ 5,580.65$ 5,580.65$ 3,246.92$ 2,435.19$ Plan Preparation and Administration 162.82$ 447.75$ 447.75$ 260.51$ 195.38$ Total 5,590.08$ 15,372.73$ 15,372.73$ 8,976.81$ 6,882.36$ Development in DPI / Bloomfield urban release areaOpen Space and Recreation 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and Cultural 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and Cycleways 1,851.52$ 5,091.67$ 5,091.67$ 2,995.10$ 2,396.08$ Stormwater Drainage 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Local Area Facilities 1,915.82$ 5,268.52$ 5,268.52$ 3,065.32$ 2,298.99$ Plan Preparation and Administration 101.94$ 280.33$ 280.33$ 163.10$ 122.33$ Total 5,415.70$ 14,893.18$ 14,893.18$ 8,697.80$ 6,673.10$ Phillip Street Release AreaOpen Space and Recreation 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and Cultural 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and Cycleways 1,851.52$ 5,091.67$ 5,091.67$ 2,995.10$ 2,396.08$ Stormwater Drainage 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Local Area Facilities 3,629.03$ 9,979.84$ 9,979.84$ 5,806.45$ 4,354.84$ Plan Preparation and Administration 210.81$ 579.73$ 579.73$ 337.29$ 252.97$ Total 7,237.78$ 19,903.90$ 19,903.90$ 11,613.13$ 8,859.60$ Shiralee Release Area (Full)Open Space and Recreation 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and Cultural 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and Cycleways 1,842.81$ 5,067.72$ 5,067.72$ 2,981.01$ 2,384.81$ Stormwater Drainage 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Local Area Facilities 6,458.51$ 17,760.90$ 17,760.90$ 10,333.61$ 7,750.21$ Plan Preparation and Administration 295.43$ 812.44$ 812.44$ 472.69$ 354.52$ Total 10,143.17$ 27,893.73$ 27,893.73$ 16,261.60$ 12,345.25$ Shiralee Release Area (Capped)Open Space and Recreation 725.81$ 725.81$ 1,911.02$ 1,433.27$ Community and Cultural 146.18$ 146.18$ 384.89$ 288.67$ Roads and Cycleways 1,119.84$ 1,119.84$ 2,981.01$ 2,384.81$ Stormwater Drainage 67.74$ 67.74$ 178.37$ 133.78$ Local Area Facilities 17,760.90$ 17,760.90$ 10,333.61$ 7,750.21$ Plan Preparation and Administration 179.53$ 179.53$ 472.69$ 354.52$ Total 20,000.00$ 20,000.00$ 16,261.60$ 12,345.25$ Development in remainder of LGA Note 1

Open Space and Recreation 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and Cultural 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and Cycleways 1,851.52$ 5,091.67$ 5,091.67$ 2,995.10$ 2,396.08$ Stormwater Drainage 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Local Area Facilities -$ -$ -$ -$ -$ Plan Preparation and Administration 101.94$ 280.33$ 280.33$ 163.10$ 122.33$ Total 3,499.88$ 9,624.67$ 9,624.67$ 5,632.48$ 4,374.11$

Note 1: Development on land zoned RU1, RU5, E1, E2 and E3 is not required to make contributions for Roads and Cycleways and Stormwater Drainage

Facility

Monetary Contribution



Contributions ScheduleDevelopment in Waratah urban release area

Per Resident

Per Subdivided Lot





Open Space and Recreation Land Acquisition - Future -$ -$ -$ -$ -$ -$ Works - Future 18,602,245$ 938.23$ 2,580.13$ 2,580.13$ 1,501.17$ 1,125.88$ Land & Works - Existing 11,232,600$ 256.16$ 704.44$ 704.44$ 409.86$ 307.39$ Sub total 29,834,845$ 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and CulturalLand Acquisition 617,525$ 111.17$ 305.71$ 305.71$ 177.86$ 133.40$ Works 718,766$ 129.39$ 355.82$ 355.82$ 207.03$ 155.27$ Land & Works - Existing -$ -$ -$ -$ -$ -$ Sub total 1,336,291$ 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and CyclewaysLand Acquisition -$ -$ -$ -$ -$ -$ Works 30,678,408$ 1,563.11$ 4,298.56$ 4,298.56$ 2,528.57$ 2,022.85$ Land & Works - Existing 5,383,121$ 279.69$ 769.16$ 769.16$ 452.45$ 361.96$ Sub total 36,061,529$ 1,842.81$ 5,067.72$ 5,067.72$ 2,981.01$ 2,384.81$ Waratah Release AreaLand Acquisition 6,328,400$ 3,268.80$ 8,989.20$ 8,989.20$ 5,230.08$ 3,922.56$ Works 4,384,507$ 2,264.72$ 6,227.99$ 6,227.99$ 3,623.56$ 2,717.67$ Land & Works - Existing 3,672,911-$ 1,897.16-$ 5,217.20-$ 5,217.20-$ 3,035.46-$ 2,276.60-$ Sub total 7,039,996$ 3,636.36$ 9,999.99$ 9,999.99$ 5,818.18$ 4,363.63$ Plan Preparation and AdministrationPlan Preparation and Administration 207.42$ 570.41$ 570.41$ 331.88$ 248.91$ Sub total 207.42$ 570.41$ 570.41$ 331.88$ 248.91$

Facility Value of Land & Works Schedule

Monetary Contribution Residential Development



Contributions ScheduleDevelopment in Ploughmans Valley urban release area

Per Resident

Per Subdivided Lot





Open Space and Recreation Land Acquisition - Future -$ -$ -$ -$ -$ -$ Works - Future 18,602,245$ 938.23$ 2,580.13$ 2,580.13$ 1,501.17$ 1,125.88$ Land & Works - Existing 11,232,600$ 256.16$ 704.44$ 704.44$ 409.86$ 307.39$ Sub total 29,834,845$ 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and CulturalLand Acquisition 617,525$ 111.17$ 305.71$ 305.71$ 177.86$ 133.40$ Works 718,766$ 129.39$ 355.82$ 355.82$ 207.03$ 155.27$ Land & Works - Existing -$ -$ -$ -$ -$ -$ Sub total 1,336,291$ 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and CyclewaysLand Acquisition -$ -$ -$ -$ -$ -$ Works 30,678,408$ 1,571.82$ 4,322.51$ 4,322.51$ 2,542.65$ 2,034.12$ Land & Works - Existing 5,383,121$ 279.69$ 769.16$ 769.16$ 452.45$ 361.96$ Sub total 36,061,529$ 1,851.52$ 5,091.67$ 5,091.67$ 2,995.10$ 2,396.08$ Stormwater DrainageLand Acquisition 68,442$ 2.64$ 7.26$ 7.26$ 4.23$ 3.17$ Works 6,642,886$ 141.86$ 390.10$ 390.10$ 226.97$ 170.23$ Land & Works - Existing 543,661$ 33.02-$ 90.80-$ 90.80-$ 52.83-$ 39.62-$ Sub total 7,254,989$ 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Ploughmans Valley Release AreaLand Acquisition 1,995,120$ 1,094.42$ 3,009.64$ 3,009.64$ 1,751.07$ 1,313.30$ Works 4,433,138$ 2,431.78$ 6,687.40$ 6,687.40$ 3,890.85$ 2,918.14$ Land & Works - Existing 437,939$ 116.15-$ 319.42-$ 319.42-$ 185.84-$ 139.38-$ Sub total 6,866,197$ 3,410.05$ 9,377.63$ 9,377.63$ 5,456.07$ 4,092.05$ Plan Preparation and AdministrationPlan Preparation and Administration 204.24$ 561.66$ 561.66$ 326.78$ 245.09$ Sub total 204.24$ 561.66$ 561.66$ 326.78$ 245.09$





Contributions ScheduleDevelopment in North West Orange urban release area

Per Resident

Per Subdivided Lot





Open Space and Recreation Land Acquisition - Future -$ -$ -$ -$ -$ -$ Works - Future 18,602,245$ 938.23$ 2,580.13$ 2,580.13$ 1,501.17$ 1,125.88$ Land & Works - Existing 11,232,600$ 256.16$ 704.44$ 704.44$ 409.86$ 307.39$ Sub total 29,834,845$ 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and CulturalLand Acquisition 617,525$ 111.17$ 305.71$ 305.71$ 177.86$ 133.40$ Works 718,766$ 129.39$ 355.82$ 355.82$ 207.03$ 155.27$ Land & Works - Existing -$ -$ -$ -$ -$ -$ Sub total 1,336,291$ 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and CyclewaysLand Acquisition -$ -$ -$ -$ -$ -$ Works 30,678,408$ 1,571.82$ 4,322.51$ 4,322.51$ 2,542.65$ 2,034.12$ Land & Works - Existing 5,383,121$ 279.69$ 769.16$ 769.16$ 452.45$ 361.96$ Sub total 36,061,529$ 1,851.52$ 5,091.67$ 5,091.67$ 2,995.10$ 2,396.08$ Stormwater DrainageLand Acquisition 68,442$ 2.64$ 7.26$ 7.26$ 4.23$ 3.17$ Works 6,642,886$ 141.86$ 390.10$ 390.10$ 226.97$ 170.23$ Land & Works - Existing 543,661$ 33.02-$ 90.80-$ 90.80-$ 52.83-$ 39.62-$ Sub total 7,254,989$ 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ NW Orange Release AreaLand Acquisition 1,772,964$ 1,532.43$ 4,214.18$ 4,214.18$ 2,451.89$ 1,838.91$ Works 921,576$ 997.38$ 2,742.79$ 2,742.79$ 1,595.80$ 1,196.85$ Land & Works - Existing -$ 500.48-$ 1,376.32-$ 1,376.32-$ 800.77-$ 600.58-$ Sub total 2,694,540$ 2,029.33$ 5,580.65$ 5,580.65$ 3,246.92$ 2,435.19$ Plan Preparation and AdministrationPlan Preparation and Administration 162.82$ 447.75$ 447.75$ 260.51$ 195.38$ Sub total 162.82$ 447.75$ 447.75$ 260.51$ 195.38$





Contributions ScheduleDevelopment in DPI / Bloomfield urban release area

Per Resident

Per Subdivided Lot





Open Space and Recreation Land Acquisition - Future -$ -$ -$ -$ -$ -$ Works - Future 18,602,245$ 938.23$ 2,580.13$ 2,580.13$ 1,501.17$ 1,125.88$ Land & Works - Existing 11,232,600$ 256.16$ 704.44$ 704.44$ 409.86$ 307.39$ Sub total 29,834,845$ 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and CulturalLand Acquisition 617,525$ 111.17$ 305.71$ 305.71$ 177.86$ 133.40$ Works 718,766$ 129.39$ 355.82$ 355.82$ 207.03$ 155.27$ Land & Works - Existing -$ -$ -$ -$ -$ -$ Sub total 1,336,291$ 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and CyclewaysLand Acquisition -$ -$ -$ -$ -$ -$ Works 30,678,408$ 1,571.82$ 4,322.51$ 4,322.51$ 2,542.65$ 2,034.12$ Land & Works - Existing 5,383,121$ 279.69$ 769.16$ 769.16$ 452.45$ 361.96$ Sub total 36,061,529$ 1,851.52$ 5,091.67$ 5,091.67$ 2,995.10$ 2,396.08$ Stormwater DrainageLand Acquisition 68,442$ 2.64$ 7.26$ 7.26$ 4.23$ 3.17$ Works 6,642,886$ 141.86$ 390.10$ 390.10$ 226.97$ 170.23$ Land & Works - Existing 543,661$ 33.02-$ 90.80-$ 90.80-$ 52.83-$ 39.62-$ Sub total 7,254,989$ 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Bloomfield / DPI Release AreaLand Acquisition -$ -$ -$ -$ -$ -$ Works 2,845,000$ 1,915.82$ 5,268.52$ 5,268.52$ 3,065.32$ 2,298.99$ Land & Works - Existing -$ -$ -$ -$ -$ -$ Sub total 2,845,000$ 1,915.82$ 5,268.52$ 5,268.52$ 3,065.32$ 2,298.99$ Plan Preparation and AdministrationPlan Preparation and Administration 101.94$ 280.33$ 280.33$ 163.10$ 122.33$ Sub total 101.94$ 280.33$ 280.33$ 163.10$ 122.33$





Contributions ScheduleDevelopment in Shiralee urban release area(Uncapped contribution rates)

Per Resident

Per Subdivided Lot





Open Space and Recreation Land Acquisition - Future -$ -$ -$ -$ -$ -$ Works - Future 18,602,245$ 938.23$ 2,580.13$ 2,580.13$ 1,501.17$ 1,125.88$ Land & Works - Existing 11,232,600$ 256.16$ 704.44$ 704.44$ 409.86$ 307.39$ Sub total 29,834,845$ 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and CulturalLand Acquisition 617,525$ 111.17$ 305.71$ 305.71$ 177.86$ 133.40$ Works 718,766$ 129.39$ 355.82$ 355.82$ 207.03$ 155.27$ Land & Works - Existing -$ -$ -$ -$ -$ -$ Sub total 1,336,291$ 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and CyclewaysLand Acquisition -$ -$ -$ -$ -$ -$ Works 30,678,408$ 1,563.11$ 4,298.56$ 4,298.56$ 2,528.57$ 2,022.85$ Land & Works - Existing 5,383,121$ 279.69$ 769.16$ 769.16$ 452.45$ 361.96$ Sub total 36,061,529$ 1,842.81$ 5,067.72$ 5,067.72$ 2,981.01$ 2,384.81$ Stormwater DrainageLand Acquisition 68,442$ 2.64$ 7.26$ 7.26$ 4.23$ 3.17$ Works 6,642,886$ 141.86$ 390.10$ 390.10$ 226.97$ 170.23$ Land & Works - Existing 543,661$ 33.02-$ 90.80-$ 90.80-$ 52.83-$ 39.62-$ Sub total 7,254,989$ 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Shiralee Release AreaLand Acquisition 2,432,124$ 479.33$ 1,318.16$ 1,318.16$ 766.93$ 575.20$ Works 30,338,352$ 5,979.18$ 16,442.74$ 16,442.74$ 9,566.69$ 7,175.01$ Land & Works - Existing -$ -$ -$ -$ -$ -$ Sub total 32,770,476$ 6,458.51$ 17,760.90$ 17,760.90$ 10,333.61$ 7,750.21$ Plan Preparation and AdministrationPlan Preparation and Administration 295.43$ 812.44$ 812.44$ 472.69$ 354.52$ Sub total 295.43$ 812.44$ 812.44$ 472.69$ 354.52$





Contributions ScheduleDevelopment in Phillip Street urban release area

Per Resident

Per Subdivided Lot





Open Space and Recreation Land Acquisition - Future -$ -$ -$ -$ -$ -$ Works - Future 18,602,245$ 938.23$ 2,580.13$ 2,580.13$ 1,501.17$ 1,125.88$ Land & Works - Existing 11,232,600$ 256.16$ 704.44$ 704.44$ 409.86$ 307.39$ Sub total 29,834,845$ 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and CulturalLand Acquisition 617,525$ 111.17$ 305.71$ 305.71$ 177.86$ 133.40$ Works 718,766$ 129.39$ 355.82$ 355.82$ 207.03$ 155.27$ Land & Works - Existing -$ -$ -$ -$ -$ -$ Sub total 1,336,291$ 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and CyclewaysLand Acquisition -$ -$ -$ -$ -$ -$ Works 30,678,408$ 1,571.82$ 4,322.51$ 4,322.51$ 2,542.65$ 2,034.12$ Land & Works - Existing 5,383,121$ 279.69$ 769.16$ 769.16$ 452.45$ 361.96$ Sub total 36,061,529$ 1,851.52$ 5,091.67$ 5,091.67$ 2,995.10$ 2,396.08$ Stormwater DrainageLand Acquisition 68,442$ 2.64$ 7.26$ 7.26$ 4.23$ 3.17$ Works 6,642,886$ 141.86$ 390.10$ 390.10$ 226.97$ 170.23$ Land & Works - Existing 543,661$ 33.02-$ 90.80-$ 90.80-$ 52.83-$ 39.62-$ Sub total 7,254,989$ 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Phillip Street Release AreaLand Acquisition 57,850$ 466.53$ 1,282.96$ 1,282.96$ 746.45$ 559.84$ Works 392,150$ 3,162.50$ 8,696.88$ 8,696.88$ 5,060.00$ 3,795.00$ Land & Works - Existing -$ -$ -$ -$ -$ -$ Sub total 450,000$ 3,629.03$ 9,979.84$ 9,979.84$ 5,806.45$ 4,354.84$ Plan Preparation and AdministrationPlan Preparation and Administration 210.81$ 579.73$ 579.73$ 337.29$ 252.97$ Sub total 210.81$ 579.73$ 579.73$ 337.29$ 252.97$





Contributions ScheduleDevelopment in remainder of LGA

Per Resident

Per Subdivided Lot





Open Space and Recreation Land Acquisition - Future -$ -$ -$ -$ -$ -$ Works - Future 18,602,245$ 938.23$ 2,580.13$ 2,580.13$ 1,501.17$ 1,125.88$ Land & Works - Existing 11,232,600$ 256.16$ 704.44$ 704.44$ 409.86$ 307.39$ Sub total 29,834,845$ 1,194.39$ 3,284.57$ 3,284.57$ 1,911.02$ 1,433.27$ Community and CulturalLand Acquisition 617,525$ 111.17$ 305.71$ 305.71$ 177.86$ 133.40$ Works 718,766$ 129.39$ 355.82$ 355.82$ 207.03$ 155.27$ Land & Works - Existing -$ -$ -$ -$ -$ -$ Sub total 1,336,291$ 240.56$ 661.53$ 661.53$ 384.89$ 288.67$ Roads and CyclewaysLand Acquisition -$ -$ -$ -$ -$ -$ Works 30,678,408$ 1,571.82$ 4,322.51$ 4,322.51$ 2,542.65$ 2,034.12$ Land & Works - Existing 5,383,121$ 279.69$ 769.16$ 769.16$ 452.45$ 361.96$ Sub total 36,061,529$ 1,851.52$ 5,091.67$ 5,091.67$ 2,995.10$ 2,396.08$ Stormwater DrainageLand Acquisition 68,442$ 2.64$ 7.26$ 7.26$ 4.23$ 3.17$ Works 6,642,886$ 141.86$ 390.10$ 390.10$ 226.97$ 170.23$ Land & Works - Existing 543,661$ 33.02-$ 90.80-$ 90.80-$ 52.83-$ 39.62-$ Sub total 7,254,989$ 111.48$ 306.57$ 306.57$ 178.37$ 133.78$ Public Car ParkingLand & Works - Existing 4,248,300$ Sub total 4,248,300$ Plan Preparation and AdministrationPlan Preparation and Administration 101.94$ 280.33$ 280.33$ 163.10$ 122.33$ Sub total 101.94$ 280.33$ 280.33$ 163.10$ 122.33$

Note: Development on land zoned RU1, RU5, E1, E2 and E3 is not required to make contributions for Roads and Cycleways and Stormwater Drainage

Residential Development


Monetary Contribution



1.3 Calculating a contribution under this Plan

The type and quantum of the contribution applicable to any development will relate to:

• the type of development proposed (refer to Section 2.6 for list of developments subject to a contribution under this Plan);

• the location of the development site; and

• the Local Infrastructure service catchments that are relevant to the development site.

Note that:

All Residential Accommodation development throughout the LGA that is likely to generate an increase in demand for infrastructure identified in Sections 3.2.1 to 3.2.4 of this Plan will be levied a contribution for all of those infrastructure categories. There are several exceptions however and these are noted in Table 2.1 and in the discussion on demand and cost apportionment in each of those sections.

In addition to note 1., Residential Accommodation development situated within the Waratah, Ploughmans Valley and North West Orange, DPI/Bloomfield, Phillip Street and Shiralee release areas, as shown in Figures 1.1 to 1.6, respectively, will be required to make a contribution toward various ‘local area’ items identified in Sections 3.2.5, 3.2.6, 3.2.7, 3.2.8 and 3.2.9, respectively, of this Plan.

Contribution rates for various locations, infrastructure types and development types are shown in the tables in Section 1.2 of this Plan.

The total monetary contribution levied for any individual development is the sum of the contributions shown in Section 1.2, less any allowance for existing developments, if applicable (refer to Section 2.10.1).

The contribution rates in this Plan are the contribution rates at the date that the Plan commenced. Rates are regularly adjusted for inflation in accordance with the provisions of Section 2.13 of this Plan. Applicants should inquire at the Council for information on the latest contribution rates.



Figure 1.1: Waratah release area catchment (Plan applies to Residential Accommodation development only)



Figure 1.2: Ploughmans Valley release area catchment (Plan applies to Residential Accommodation development only)



Figure 1.3: North West Orange release area catchment (Plan applies to Residential Accommodation only)



Figure 1.4: DPI/Bloomfield release area catchment Plan applies to Residential Accommodation development in R2 zone only)



Figure 1.5: Shiralee release area catchment (Plan applies to Residential Accommodation development only)



Figure 1.6: Phillip Street release area catchment (Plan applies to Residential Accommodation development only)



1.4 What are Development Contributions?

Development contributions are contributions made by those undertaking development approved under the EP&A Act toward the provision of public infrastructure.

A council or an Accredited Certifier can require, through imposition of a condition or conditions on a Development Consent, Development Contributions if:

• the relevant council has adopted a contributions plan justifying the contribution (such as this Plan); and

• the contribution is imposed in accordance with the provisions of such a plan.

There are two kinds of Development Contributions for Local Infrastructure that may be required by a consent authority that is a council or an Accredited Certifier. These are:

• contributions imposed pursuant to the provisions of section 94 of the EP&A Act and which illustrate a direct link or nexus between the development and the infrastructure; and

• contributions imposed pursuant to the provisions of section 94A of the EP&A Act and which need not reflect a nexus between the development and the infrastructure. Section 94A levies are simply a monetary contribution that is based on a percentage of the proposed cost of carrying out a development.

However, only one of these types of contribution may be imposed on any individual Development Consent.

This Plan is only concerned with section 94 contributions.

1.5 Cap on monetary section 94 contributions

As part of the State Government’s strategy to stimulate housing construction, increase housing supply and improve housing affordability in NSW, the Government now imposes limits on the total monetary section 94 contributions that a consent authority may impose on developments.

The Minister for Planning issued a direction under section 94E of the EP&A Act effective from 21 August 2012 that restricts consent authorities from imposing conditions of consent requiring monetary section 94 contributions on Development for residential lots or dwellings in excess of the monetary cap specified by or under the Direction.

The monetary cap applying to residential development on land within Orange LGA is $20,000 per lot or dwelling.

Consistent with that policy, this Plan does not authorise section 94 contributions on a Residential Accommodation Development to exceed $20,000 per lot or dwelling in that Development.



2. Administration and operation of this Plan

2.1 Definitions

In this Plan, the following words and phrases have the following meanings:

Accredited Certifier has the same meaning as in the EP&A Act.

Apportionment means the process by which the assessed demand or cost is related specifically to the development from which contributions may be sought. Apportionment seeks to ensure that new development only pays its share or portion of the cost of the facility or work for which it has created a demand.

Attributable Cost means the estimated cost for each item in the works schedules set out in Section 4 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 related to any works-in-kind proposal.

Local Infrastructure means public amenities and public services but does not include water and sewerage services.

Complying Development Certificate has the same meaning as in the EP&A Act.

CPI means the Consumer Price Index (All Groups - Sydney) published by the Australia Statistician.

Council means Orange City Council.

Development has the same meaning as in the EP&A Act.

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 the making of a monetary contribution, dedication of land or the providing of a Material Public Benefit as works in kind, or any combination of the above as referred to in the EP&A Act for the provision of public or Local Infrastructure.

EP&A Act means the Environmental Planning and Assessment Act 1979.

EP&A Regulation means the Environmental Planning and Assessment Regulation 2000.

LGA means Local Government Area.

Material Public Benefit means something provided by a person entitled to act on a Development Consent, other than the dedication of land or the payment of a monetary contribution.

Plan means this contributions plan.

Planning Agreement means a Planning Agreement referred to in Section 93F of the EP&A Act.



Residential Accommodation has the same meaning as in Orange Local Environmental Plan 2011.

residential accommodation means a building or place used predominantly as a place of residence, and includes any of the following:

(a) attached dwellings,

(b) boarding houses,

(c) dual occupancies,

(d) dwelling houses,

(e) group homes,

(f) hostels,

(g) multi dwelling housing,

(h) residential flat buildings,

(i) rural workers’ dwellings,

(j) secondary dwellings,

(k) semi-detached dwellings,

(l) seniors housing,

(m) shop top housing,

but does not include tourist and visitor accommodation or caravan parks.

Servicing Strategy means the Infrastructure Assessment: Southern Suburb Servicing Strategy prepared by Geolyse Pty Ltd in 2009.

SSS means the Orange Sustainable Settlement Strategy and Local Environmental Study prepared by Parsons Brinckerhoff, October 2004.

Work in kind means the undertaking of a work or provision of a facility by an applicant which is already nominated in the works schedule of a contributions plan.

2.2 Name of this Plan

This contributions plan is called the Orange Development Contributions Plan 2015.

2.3 Purpose 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 section 94 contribution to be made towards:

• the provision, extension or augmentation of Local Infrastructure only where development is likely to require the provision of or increase the demand for Local Infrastructure; and

• the recoupment of the cost of providing existing Local Infrastructure 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 Local Infrastructure generated by development within the area;

• to determine the demand for public facilities 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 infrastructure 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.

2.4 Commencement of this Plan

This Plan commences on the date on which public notice was published, pursuant to clause 31(4) of the EP&A Regulation.

2.5 Land to which this Plan applies

This Plan applies to all of the land in the City of Orange LGA.

2.6 Development to which this Plan applies

Table 2.1 sets out the types of development that may be required under this Plan to make a contribution toward the provision of Local Infrastructure, and the contributions that the development type may be subject to.

Table 2.1: Development types and contributions required

Development type Development contributions required under this Plan

Residential Accommodation development throughout the LGA

Open space and recreation • future land acquisitions • future works • recoupment works

Community and cultural facilities • future works and programs

Residential Accommodation development other than: • development on land zoned RU1, RU5, E1, E2

and E3 under Orange Local Environmental Plan 2011

• development within the Waratah release area (Figure 1.1)*

Stormwater drainage facilities • future land acquisitions • future works

Roads and cycleways facilities • future land acquisitions • future works • recoupment works

Residential Accommodation development within the Waratah release area (Figure 1.1)

Open space and recreation facilities, community and cultural facilities, paths and cycleways,



Development type Development contributions required under this Plan

stormwater drainage facilities designed to serve the Waratah release area • future land acquisitions • future works • recoupment works

Residential Accommodation development within the Ploughmans Valley release area (Figure 1.2)

Open space and recreation facilities, roads and traffic management facilities designed to serve the Ploughmans Valley release area • future land acquisitions • future works

Residential Accommodation development within the North West Orange release area (Figure 1.3)

Open space and recreation facilities designed to serve the North West Orange release area • future land acquisitions • future works

Residential Accommodation development within the DPI / Bloomfield release area (Figure 1.4)

Roads and traffic management facilities designed to serve the DPI / Bloomfield release area • future works

Residential Accommodation development within the Shiralee release area (Figure 1.5)

Open space and recreation facilities, street presentation, stormwater drainage facilities, and roads and traffic management facilities designed to serve the Shiralee release area • future land acquisitions • future works

Residential Accommodation development within the Phillip Street release area (Figure 1.6)

Roads and traffic management facilities designed to serve the Phillip Street release area • future works

* Waratah excluded from LGA wide stormwater drainage and cycleways only; Waratah developments are required to contribute to Roads facilities

2.6.1 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.

2.7 Relationship to other plans and policies

This Plan repeals Orange Development Contribution Plan 2012.

Funds collected for specific types of infrastructure under Orange Development Contribution Plan 2012 will be directed toward the provision of the same type of Local Infrastructure included in this Plan.



2.8 Local Infrastructure addressed by this Plan

The types of Local Infrastructure required to meet the demands of the expected future development in the Orange LGA, and which are addressed in this Plan, are as follows:

• new and upgraded roads and intersections;

• pedestrian and cycleways;

• streetscape treatments;

• local and district sporting, recreational, cultural and social facilities including a multi-purpose community centre, playgrounds and their embellishment;

• drainage and stormwater management works including retarding basins and channel widening; and

• Local Infrastructure land acquisition.

2.9 Contributions for Local Infrastructure may be required as a conditions of consent

2.9.1 Monetary contributions

This Plan authorises Council or an Accredited Certifier, when determining an application for Development 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 monetary contribution on that Development to enable the provision of Local Infrastructure identified in this Plan.

This Plan also authorises the Council or an Accredited Certifier 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.

2.9.2 Land contributions

This Plan authorises Council, through the imposition of a condition or conditions of Development Consent, to require in connection with any Development on land to which this Plan applies:

• the dedication of land for Local Infrastructure free of cost to the Council; and / or

• the payment of a monetary contribution to the Council for land for Local Infrastructure

• that is required to enable the provision of Local Infrastructure identified in this Plan.

Wherever land required under this Plan is situated within a development site within an urban release area, the Council will generally require the developer of that land to dedicate the land required under this Plan free of cost.

The value of any land required to be dedicated will be taken into account in determining the total monetary contributions required by the Development under this Plan. Where the area of land to be dedicated exceeds the amount that would be required for the Development, then the difference shall be reimbursed or offset against other contributions required by the Council.



Council is not obliged to reimburse contributions until such time as all of the development anticipated in this Plan has been approved.

2.10 Calculation of contributions

Contribution rates applying to Development are shown in Section 1.2 of this Plan.

The formulas used to calculate contribution rates are set out in the infrastructure strategy plans included in Section 3.2 of this Plan.

2.10.1 Allowances/credits for existing Residential Accommodation development

Monetary 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 Residential Accommodation Development Contributions, 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 2.2.

Table 2.2: Assumed infrastructure demand attributable to existing Residential Accommodation developments

Residential Accommodation development type Assumed average household occupancy rate

Dwelling houses and single vacant allotments 2.75 persons per dwelling or lot

Other dwellings:

1 bedroom 1.2 persons per dwelling


3 or more bedroom 2.75 persons per dwelling

2.11 Other contributions to be taken into account

Council, in proposing to impose a requirement for a Local Infrastructure 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 Local Infrastructure 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 make up for any shortfall in contributions by its agreement to reduce the contribution).

2.12 Obligations of Accredited Certifiers

2.12.1 Complying Development Certificates

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

• 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.

Failure to follow this procedure may render such a certificate invalid and expose the certifier to legal action.

2.12.2 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 certificate.

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.

2.13 Adjustment of contributions rates under this Plan

The purpose of this section is to ensure that the monetary contribution rates imposed at the time of Development Consent are regularly 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, Council may, without the necessity of preparing a new or amending contributions plan, make changes to the section 94 contribution rates set out in this Plan to reflect quarterly variations to the Consumer Price Index (All Groups Index) for Sydney as provided by the Australian Bureau of Statistics.

Note: The contribution rate will not be less than the contribution rate specified at the date of the adoption of this Plan.

2.14 Adjustment of contributions required by a condition imposed under this Plan

The purpose of this section is to ensure that the monetary contributions imposed on Developments at the time of Development Consent are adjusted at the time of payment to reflect the indexed cost of the provision of infrastructure included in this Plan.

A Local Infrastructure Contribution required by a condition of Development Consent imposed in accordance with this Plan will be indexed between the date of the grant of the Development Consent 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.

The current contribution rates are published by the Council and are available from the Council offices. Should the Council not validly publish the applicable contribution rates, the rate applicable will be calculated in accordance with the most recent validly published rate.

2.15 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 the construction certificate.

• 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.

2.16 Policy on deferred or periodic payments

Council may accept the deferred or periodic payment of part or all of a monetary contribution required under this Plan if the applicant, or any other person entitled to act upon the relevant consent, makes a written request and can satisfy the Council that non-compliance with the payment provisions is justified.

Acceptance of any request for deferred or periodic payment is entirely at the discretion of the council.

Deferred or periodic payments may be permitted in any of the following circumstances:



• Compliance with the provisions of Section 2.15 of this Plan is unreasonable or unnecessary in the circumstances of the case and deferred or periodic payment of the contribution will not prejudice the timing or the manner of the provision of public facilities included in the works program.

• Where the applicant intends to make a contribution by way of a Planning Agreement, works-in-kind or land dedication in lieu of a cash contribution and the council and the applicant have a legally binding agreement for the provision of the works or land dedication.

If the Council does decide to accept deferred or periodic payment, the Council will require the applicant to provide a bank guarantee by a bank or other appropriate financial institution for the full amount of the contribution or the outstanding balance on condition that:

• the bank guarantee be for the amount of the total contribution, or the amount of the outstanding contribution, plus a provisional amount equal to 10 percent of the outstanding amount plus any charges associated with establishing or operating the bank security;

• the bank or financial institution must pay the guaranteed sum without reference to the applicant or landowner or other person who provided the guarantee, and without regard to any dispute, controversy, issue or other matter relating to the Development Consent or the carrying out of Development;

• the bank or financial institution’s obligations are discharged when payment to the Council is made in accordance with this guarantee or when Council notifies the bank or financial institution in writing that the guarantee is no longer required; and where a bank guarantee has been deposited with the Council, the guarantee shall not be cancelled until such time as the original consent contribution (plus indexation in accordance with this Plan from the date of the Development Consent) has been paid

2.17 Material public benefits and dedication of land offered in part or full satisfaction of 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.

2.17.1 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.



2.17.2 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:

• 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 section 93I (3) of the EP&A Act requiring the agreement to be entered into and performed.

2.17.3 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 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(s) the subject of the offer.

2.17.4 Agreements to be in writing

Council will require the applicant to enter into a written agreement for the provision of the works prior to the commencement of works or 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.

Works in kind and Material Public Benefit agreements shall be made between the Council and the developer and (if the developer is not the land owner) the land owner.

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.

2.17.5 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.

2.18 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.



2.19 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;

• 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.

2.20 Review of Plan

This Plan will be reviewed from time to time to ensure that:

• the Plan remains financially sustainable;

• the Plan continues to address the infrastructure needs generated by new development;

• the Local Infrastructure will be delivered in a reasonable time; and

• that contribution rates remain reasonable over time.

Matters to be addressed may include (but not necessarily be limited to) the following:

• changing estimates of the costs of the infrastructure items;

• adjusting estimated costs to completed costs for completed Local Infrastructure; and

• review of the need for Local Infrastructure demanded by development.

Review, amendment and updating of the Plan (except for the types of amendments specified in clause 32(3) of the EP&A Regulation) will require preparation and public exhibition of a new contributions plan.

2.21 Savings and transitional arrangements

A development application which has been submitted prior to the commencement 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.



3. Relationship between expected development and demand for infrastructure

3.1 Local Infrastructure needs

3.1.1 Introduction

Orange LGA is located 260 kilometres west of Sydney on the NSW Central Tablelands. The LGA extends beyond the urban area, particularly to the south and south east. Orange is surrounded by Blayney and Cabonne LGAs.

The Orange LGA is supported by a diverse economy that includes various activities including manufacturing, tertiary services including tourism, retail as well as traditional primary industries such as agriculture, forestry and mining.

The settlement character of Orange is characterised by the contrasting centre grid and surrounding curvilinear subdivisions. Recent urban growth has also been directed generally to the north of the CBD, in response to the planning principles established in the 1970s Bathurst-Orange growth centre era. In recent times however a new development front has commenced to the south in the Bloomfield area.

Other key features of Orange’s current urban structure include:

• rural residential estates on the fringes of the CBD such as those to the north west (Ammerdown) and the north east (Clifton Grove);

• an open space network integrated with drainage reserves which traverse from south to north;

• rail links which separate east and west Orange and which also, prior to development in Bloomfield, defined the southern limit of the urban area;

• primary retailing and service activities concentrated within the centre square-mile grid; and

• industrial and employment areas along a north-south rail corridor, to the north east and south east of the CBD.

Economic profile

The traditional agricultural role of Orange LGA is still significant in maintaining the urban area as a key service centre for the surrounding region. Government and education facilities support this rural role, including the offices and a research station of NSW Agriculture and NSW TAFE Rural Studies. Notwithstanding the agricultural role of Orange, there have been a number of emerging industries impacting on current development. Increased economic activity in the mining industry is likely to have been a key cause of growth in the construction and property industries over at least the last decade.

Retail and business services are focused in the Orange CBD, either side of the eastern end of Summer Street. A network of smaller centres in Orange’s neighbourhoods support retailing in the CBD.

Other significant economic activities contributing to Orange’s current development status include manufacturing, warehousing, government and community services.



In recent years, tourism has played a more significant role in the local economy. Accommodation and other services related to tourism have increased in response to visitors enjoying Orange and surrounding region’s attractions (particularly its wineries, heritage buildings and natural features).

Residential Accommodation development profile

Orange’s current urban residential structure is of generally low density suburbs comprising detached dwelling houses with dispersed medium density development in the form of villas, town houses and dual occupancies. There are rural residential living areas on the outskirts of the suburbs and in other areas of the LGA. Village style living can be found at the communities of Lucknow and Spring Hill, south east of the main urban area.

Dwelling creation usually leads to increased populations and resultant increasing demands on infrastructure.

Recent trends in dwelling creation in terms of the annual number of building approvals issued by Council are shown in Table 3.1. The data show recent approvals have averaged 205 per year.

Table 3.1 Residential building approvals, Orange LGA, 2002-2009

2000-01

2001-02

2002-03

2003-04

2004-05

2005-06

2006-07

2007-08

2008-09

Average

Dwelling approvals

204 205 168 219 238 182 214 182 229 205

Source: Orange Sustainable Settlement Strategy Update, May 2010, prepared by Newplan

Population profile

At June 2008, Orange had a residential population of 37,991 with an annual growth rate of 1.2 percent recorded for the 2007-08 year, although year on year results since 2001 have been volatile. Recent movements in the LGA population are shown in Table 3.2.

Table 3.2: Estimated resident population, City of Orange

Year Estimated resident

population Annual change

Number Number Percent (%)

2001 36,999 - -

2002 37,066 67 0.2

2003 37,126 60 0.2

2004 36,956 -170 -0.5

2005 36,970 14 0

2006 37,108 138 0.4

2007 37,525 417 1.1

2008 37,991 466 1.2 Source: Orange City Council website

The age profile of Orange residents is shown in Table 3.3.



The age structure is relatively comparable to the statistics for the ‘Central West Division’ and shows that the largest single age group is 35 to 49 years old, with 27.2 percent of the population aged between 0-17 and 18.5 percent aged over 60 years.

3.1.2 Current development and population

Table 3.3: Age profile, City of Orange

Age group Number Percentage (%)

0 to 4 2,486 7.1

5 to 11 3,668 10.5

12 to 17 3,369 9.6

18 to 24 3,224 9.2

25 to 34 4,366 12.5

35 to 49 7,121 20.4

50 to 59 4,221 12.1

60 to 69 2,873 8.2

70 to 84 2,938 8.4

85 and over 651 1.9

Total 34,917 100

Source: Orange City Council website

3.1.3 Future development and population

Urban residential areas to cater for growth

The Orange Sustainable Settlement Strategy and Local Environmental Study (the SSS) prepared by Parsons Brinckerhoff in October 2004, identified Residential Accommodation development supply and demand issues for the LGA.

The SSS also made recommendations as to the direction of development and likely rate of growth of Orange in the future, including the following:

• existing urban zoned areas and North Orange should receive priority for accommodating Orange’s short term urban growth needs. Urban residential areas should be accommodated to meet the city’s short, medium and long term urban growth needs;

• development of a strategy for urban growth in the medium to long term in South Orange (i.e. ‘Bloomfield’ and other areas south of the rail line); and

• development of a health service cluster or ‘hospital suburb’ to complement the Bloomfield Hospital development.

The SSS identified the capacity for existing residential zoned areas (at the time the study was prepared) to accommodate additional dwellings. Residential land bank data has since been updated in a forthcoming review of the SSS.

A summary of the current urban residential land bank is shown in Table 3.4. The table shows the approximate number of residential allotments that could be developed on land zoned for urban purposes.



Table 3.4: Urban residential land bank

Area Number of potential new allotments

East Orange (including Glenroi, Bowen, Suma Park and Clifton Grove) 342

North East Orange (Leeds Parade) 300

North and North West Orange (including Bletchington and Ammerdown) 410

West Orange (including Calare) 40

Ploughman’s Valley 895

Waratah 863

Bloomfield / DPI land 540

Total 3,390

Source: Orange City Council

The development areas in Table 3.5 will accommodate the bulk of future Residential Accommodation development over at least the next 20 years.

Since the SSS was completed, land north (at Waratah) and south (at Bloomfield) of the urban area has been rezoned to permit Residential Accommodation development and the land bank information reflects these developments.

Development at Waratah commenced in the mid-2000s. An indicative lot yield for the area identified in the development control plan is 1,200 standard lots. Taking into account planning objectives to promote a range of lot sizes and housing forms, it is expected that the optimum dwelling yield of the Waratah area will be in the order of 1,300 dwellings including multi-unit developments, dual occupancies and aged housing (seniors living) sites. It is anticipated that the housing mix for the area may ultimately be as follows:

• Standard dwelling lots (>500m2): 1,050 dwellings

• 3 bedroom dwellings in unit developments or on cottage lots between 350m2 and 500m2: 180 dwellings

• 2 bedroom dwellings as units, dual occupancies, or as town house lots <350m2: 50 dwellings

• 1 bedroom dwellings in unit developments: 20 dwellings

The Bloomfield area has been recently been rezoned to cater for both public and private hospital developments as well as for approximately 800 standard residential lots west of Forest Road. A recent infrastructure assessment of this area has found however that the dwelling yield is more likely to be 540 dwellings.

Dwelling and population projections – Orange LGA

The SSS identified 2 population growth scenarios for the City of Orange. These are shown in Table 3.5. Council has relied on the medium projection of 0.8% growth per annum for the future planning for sewer and water infrastructure.



Table 3.5: Sustainable Settlement Strategy population projections

Year Medium projection @ 0.8 percent per annum growth

High projection @ 1.1 percent per annum growth

2001 36,999 36,999

2006 38,503 39,079

2011 40,068 41,276

2016 41,696 43,597

2021 43,391 46,048

2026 45,155 48,637

Source: Orange Sustainable Settlement Strategy and Local Environmental Study, pp5-9

As shown in Table 3.2, Orange’s population in 2008 was less than that predicted by the SSS. That is, the 2008 estimated residential population published by the Australian Bureau of Statistics was 37,991 (compared to the 2008 SSS assumption of 39,121).

Notwithstanding, this Plan still assumes that the population of the Orange LGA will grow at an average annual rate of 0.8 percent for the life of this Plan. Taking the latest published population number and projecting forward at 0.8 percent produces an updated set of projections shown in Table 3.6. This table also shows the anticipated number of extra dwellings that may be created to accommodate the future population utilising the occupancy rate assumptions contained in the SSS.

Table 3.6: Population projections adopted for this Plan, Orange LGA

Year Estimated resident population projection

Cumulative additional dwellings required @ 1.6

persons per dwelling marginal occupancy rate

2008 37,991

2009 38,295 154

2010 38,601 309

2011 38,910 465

2012 39,221 623

2013 39,535 782

2014 39,851 942

2015 40,170 1,103

2016 40,492 1,266

2017 40,816 1,430

2018 41,142 1,595

2019 41,471 1,762

2020 41,803 1,930

2021 42,137 2,099

2022 42,474 2,270

2023 42,814 2,442



Year Estimated resident population projection

Cumulative additional dwellings required @ 1.6

persons per dwelling marginal occupancy rate

2024 43,157 2,615

2025 43,502 2,790

2026 43,850 2,966

Source: Orange Sustainable Settlement Strategy and Local Environmental Study, pp5-9

The projections in Table 3.6 are the basis for the calculation of whole-of-LGA infrastructure demand attributable to new development under this Plan.

These projections indicate that the population is forecast to grow by 5,555 persons over the Plan period from 2009 to 2026. 1

Dwelling and population projections – Waratah release area

This Plan identifies a need for certain facilities to be provided to serve the current and future population of the Waratah release area in the City’s north.

The facilities were first identified in Waratah Development Contributions Plan 2005 at the commencement of development in that area.

This Plan:

• absorbs the land and works (completed and future) that were included in previous contributions plans;

• enables the funds collected under previous contributions plans to be applied towards the provision of specific Waratah infrastructure identified in this Plan;

• updates the estimated costs of the land and works;

• documents the completed costs of facilities, where the facility has been completed; and

• updates the estimated future population of the Waratah area to reflect latest occupancy rate trends in the City of Orange.

In regard to the last point, the Waratah Development Contributions Plan 2005 assumed that households would be occupied at a level that was generally consistent with occupancy rates being recorded in the City of Orange during the mid 1990s.

Since that time, returns from the Census of Population and Housing show that some occupancy rates have declined for the LGA as a whole. Table 3.7 shows the household occupancy rates assumed in Waratah Development Contributions Plan 2005 and Table 3.8 shows the 2006 Orange LGA occupancy rates for all dwellings.

1 Recent data indicate that ERP is tracking higher than these projections. For example, the ERP for Orange in 2014 was 41,431 and not 39,851 indicated by the projections. The projections in Table 3.6 are still considered to be valid for the purpose of determining contributions under this Plan which has a life to 2026. That is, recent buoyant growth could be a short term phenomenon, and it is reasonable at this stage to keep to the average 0.8% per annum growth rate.



Table 3.7: Assumed occupancy rates in Waratah Development Contributions Plan 2005


Dwelling houses and single vacant allotments >500m2

3.3 persons per dwelling or lot

“Cottage lots” between 350m2 and 500m2 3.0 persons per lot

“Town house lots” < 350m2 2.7 persons per lot

Other dwellings:




Source: Waratah Development Contributions Plan 2005, pp10,11

Table 3.8: Occupancy rates for private occupied dwellings, Orange LGA, 2006

Residential dwelling type by number of bedrooms

Average household occupancy rate




Source: Australian Bureau of Statistics Expanded Community Profile, Tables X29-X31

Applying the updated occupancy rates to the projected dwelling types and numbers for the Waratah area results in the updated population projection shown in Table 3.9.

At the time this Plan was prepared (2015), existing and approved development accounted for approximately 1,551 of the total 3,487 residents anticipated for the Waratah release area. This meant that the remaining development (attributable to 1,936 future residents) will need to meet the cost of the Waratah release area infrastructure contained in this Plan.

Table 3.9: Updated population projection for Waratah release area

Residential dwelling type by number of bedrooms

Projected number of dwellings

Average household occupancy rate

Estimated population

1 bedroom 20 1.2 persons per dwelling

24

2 bedroom 50 1.6 persons per dwelling

80

3 or more bedroom 1,230 2.75 persons per dwelling

3,383

Totals 1,300 3,487

The occupancy rates shown in Table 3.9 will also be used as a basis for converting per person contribution rates for infrastructure serving other areas of the LGA to per dwelling rates.

In this regard, the assumed occupancy rate for 3 or more bedroom dwellings will also apply to separate house lots that are levied contributions under this Plan.



Dwelling and population projections – other release areas

This Plan also identifies a need for certain facilities to be provided to serve the future population other release areas – i.e. Ploughmans Valley, North West Orange, Bloomfield, Phillip Street and Shiralee.

The facilities for the first two of these areas were first identified in the Orange City Development Contributions Plan 1999 at the commencement of development in those areas. The facilities for Bloomfield have been identified in the report Infrastructure Assessment: Southern Suburb Servicing Strategy prepared by Geolyse Pty Ltd in 2009.

In relation to Ploughmans Valley and North West Orange, this Plan:

• identifies land and works that were included in Orange City Development Contributions Plan 1999 that are not yet provided;

• enables the funds collected under Orange City Development Contributions Plan 1999 and not yet expended to be applied towards the provision of specific release area infrastructure;

• updates the estimated costs of the land and works; and

• attributes the cost of remaining facilities to the anticipated remaining development in these areas.

In relation to the last point, the anticipated development in these areas is as follows:

• Ploughmans Valley 663 dwellings (accommodating 1,823 residents)

• North West Orange 336 dwellings (accommodating 924 residents)

In relation to Bloomfield, Phillip Street, and Shiralee, this Plan identifies the infrastructure required to specifically service the residential areas and shares the cost among the projected development, i.e.

• Bloomfield 540 dwellings (accommodating 1,485 residents)

• Phillip Street 45 dwellings (accommodating 124 residents)

• Shiralee 1,845 dwellings (accommodating 5,074 residents)

3.1.4 Local Infrastructure that will be required as a result of expected development

Orange LGA will experience further urban development in the future.

Development of existing and proposed urban development areas will result in Orange increasing from a current estimated population of 38,295 in 2009 to approximately 43,850 in 2026 – an increase of 5,555 persons.

Such growth will be primarily a result of new Residential Accommodation development.

Council estimates that some 3,000 additional dwellings will be needed across the City during the period (Table 3.6). Waratah, the LGA’s current main development area has the capacity to accommodate a total of 1,300 dwellings. There are many other areas that can accommodate the projected dwelling need to 2026 and beyond.



Council has assessed that such development will impact on the demand for, and therefore the provision of, Local Infrastructure.

Existing public infrastructure has been generally designed to accommodate the needs generated by the existing population of the Orange LGA.

Future development of the LGA, and the populations that will occupy such development, can only be sustained by a significant investment in the provision, extension and augmentation of infrastructure and services.

Council has identified that the expected development will generate increased demands for the following types of Local Infrastructure:

• local and distributor roads including improvements, and cycleways;

• local and district sporting, recreational, cultural and social facilities including parks and reserves, a multi-purpose community centre, cultural and exhibition floor space, playgrounds and other embellishments;

• drainage and stormwater management works including retarding basins and channel widening; and

• land to accommodate the Local Infrastructure.

Council considers it appropriate that development make a reasonable contribution toward provision of the required infrastructure.

The costs and programs of works relating to this infrastructure are shown in works schedules to this Plan (Section 4).

Discussion and more detail on:

• the existing standard and use of infrastructure;

• the future demand for Local Infrastructure;

• the relationship of the infrastructure with the expected development;

• the strategies for the delivery of the infrastructure; and

• the calculation of reasonable Development Contributions,

is included in the infrastructure strategy plans included in Section 3.2 of this Plan.

3.1.5 Infrastructure schedules and costs

Estimate of costs and staging of infrastructure

All Local Infrastructure items proposed to be provided utilizing contributions collected under this Plan are listed in Section 4 of this Plan.

Estimates of the costs of the items and the staging or timing of provision of the items are also included in Section 4.



Basis of infrastructure costs

Infrastructure costs included in this Plan have been based on:

• the experience of Council’s staff in acquiring land and delivering similar facilities in the past;

• costs prepared by engineers and other cost planners in relation to specific infrastructure items;

• (where the infrastructure has been provided in advance of development occurring) the actual, completed cost indexed to the date of Plan adoption using the Consumer Price Index (All Groups Index) for Sydney as published by the Australian Statistician.

Recoupment of costs to administer Development Contributions

This Plan also authorises the levying of Development Contributions to meet the cost of administering Development Contributions.

Preparation and administration of contributions plans by councils incur significant costs. Council staff are deployed to:

• prepare and review contributions plans;

• account for contributions receipts and expenditure; and

• coordinate the implementation of contributions plans and works, including involvement in negotiating works in kind and Material Public Benefit agreements.

Consultant studies are also commissioned by Council from time to time in order to determine the value of land to be acquired, the design and cost of works, as well as to review the development and demand assumptions in contributions plans. Council is also required to engage the services of legal professionals from time to time to assist it in the administration of Development Contributions.

It is reasonable that the costs associated with preparing and administering this Plan be recouped from contributions from development. Council has assessed that a reasonable contribution toward these activities would equate to an amount that is 3 percent of the total costs of infrastructure to be met via contributions anticipated under this Plan. This strategy is supported by the findings of the Local Contributions Review Panel which found that that ‘an appropriate plan administration component is in the order of 3 - 4% of the total plan costs’.2

3.2 Local Infrastructure strategy plans

3.2.1 Open space and recreation facilities strategy

Council provides a range of open space and recreation settings and facilities to meet the needs of Orange residents. These include parkland, outdoor sporting facilities, indoor sporting centre, aquatic centre, playgrounds and pathways.

Council’s desired strategy for the future provision of open space and recreation facilities is set out in Orange City Council Recreation Needs Study (RNS) (Insite, February 2008).

2 Local Contributions Review – Final Summary Report, Department of Planning, July 2009



The recommendations of the RNS take into consideration a number of key drivers including high public expectations; recreation activity participation rates; need for local government to sustainably manage and maintain its assets; population growth; and subsequent future demands on the provision of recreational facilities.3

The RNS conclusions on open space and recreation quality and quantity include the following:

There is a high satisfaction rate for parkland and playground facility provision, maintenance and distribution. Orange has an extremely high level of premier parkland in comparison with other LGAs. There is subsequently limited demand for the expansion of Council’s open space network with the exception of local and environmental needs in urban release areas.

There appears to be adequate capacity in existing recreation open space areas to meet expected population increases into the future. The upgrading and expansion of existing sporting and other active recreation facilities combined with improved management and facility allocation should result in no new outdoor sporting open space areas being required.

Council’s outdoor sporting facilities meet current needs however there is a recognised need to further develop these facilities to meet community and special interest group expectations as well as population growth demands. Specific attention should be paid to upgrading facilities at a number of existing venues to meet these demands, such as Sir Jack Brabham Park, Wade Park, Waratah Sporting Complex and Endeavour Oval.

Council should provide a series of safe, linking, multi-use paths for pedestrians and cyclists utilising existing and proposed green corridors that will connect recreational facilities with residential areas and the CBD.

There is a broad-based need to improve the recreation opportunities for youth and it is recommended that the following upgrades to Moulder Park be implemented to accommodate this need:

• expansion of the skatepark;

• extending the off-road pathway to the skatepark area and through to International Gardens / Machin Park;

• establishment of a ‘youth’ playground;

• potential use of the netball clubhouse for youth out-reach programs and activities; and

• establishment of a BMX track (complementing the existing facility at Anzac Park).

It is anticipated that the greatest demand in the Orange LGA over the next 5-10 years will be for:

• indoor leisure centre;

• year round swimming facilities;

• convenient access to off-road shared pathway networks;

• improved provision of public toilets and amenities at recreational settings;

• continued provision of facilities in selected parks, particularly catering for youth needs;

3 Orange City Council Recreation Needs Study, executive summary



• improved strategic planning on the provision, development and maintenance of Council’s recreational facilities; and

• maximising funding opportunities to decrease the burden on Council and/ or fast-track identified recreational facilities.

The implications of the above on the future role and purpose of Development Contributions for open space and recreation facilities are as follows:

The only additional open space areas needed will be areas to address local passive recreation needs in urban release areas.

Contributions from new development should be directed towards enhancement of existing active recreation areas such as Sir Jack Brabham Park to complement the array of facilities currently offered to Orange residents and to ensure existing standards of facility provision are not reduced.

Reasonable, apportioned contributions should also be required for either future or recent upgrades of key recreation facilities that serve the broader Orange population (such as Anzac Park).

This Plan enables the Council to seek a reasonable contribution from development towards these facility priorities.

In addition to the Local Infrastructure identified in this section, Council will seek a reasonable monetary contribution from Residential Accommodation development toward meeting the costs of administering the open space and recreation facilities aspects of this Plan.

How is the contribution rate calculated?

Contributions will be collected from all Residential Accommodation development situated within the Orange LGA that in Council’s opinion is likely to generate an increase in demand for local Infrastructure required to service the area.

The monetary contribution per person is calculated as follows:

Contribution per person ($) = ∑ ( $Cost - $Held

) + CA P

Where:

$Cost = the estimated cost - or if the facility is existing, the indexed, completed cost - of providing each of the infrastructure items (refer Section 4 – works schedule)

$Held = any monetary Development Contributions held by the Council for this infrastructure type at the commencement of Orange Development Contributions Plan 2015 (refer Section 4 – works schedule)



AC = the contribution toward preparing and administering the open space and recreation infrastructure components of this Plan, assessed to be 3% of the Development Contribution payable (per person) for this infrastructure type

P = the contribution catchment (in persons) attributable to each infrastructure item (refer Section 4 – works schedule)

The monetary contribution for different Residential Accommodation development types is determined by multiplying the contribution per person by the assumed average household occupancy rates included in Table 3.10.

Table 3.10: Household occupancy rates for Residential Accommodation development types



Other dwellings:




How are infrastructure costs apportioned?

The infrastructure is divided into 2 categories:

• Land and works required primarily as a result of population growth

• Land and works required to meet both existing and future needs

The costs of infrastructure in the first category (i.e. the enhancement of existing active recreation areas, including sportsfields and playgrounds) will be assumed to be met by the projected additional resident population of the LGA identified in Table 3.6 of this Plan, being 5,555 persons. This is considered reasonable as the RNS concluded that the augmented active recreation facilities are required to meet new population demands. The works are required to complement the array of facilities currently offered to Orange residents and to ensure existing standards of facility provision are not reduced.

The costs of infrastructure in the second category (i.e. future or recent upgrades of key recreation facilities that serve the broader Orange population (such as Anzac Park)) will be shared across the projected total future resident population of the LGA identified in Table 3.6 of this Plan, being 43,850 persons.4 This includes urban release area development.

3.2.2 Community and cultural facilities strategy

Council provides a range of community facilities to meet the needs of its residents, including:

• children’s services and child care centres;

• youth facilities;

4 Assuming that the population grows by 5,555 persons due to development approved under this Plan, then Council would be required to meet 87% (i.e. (43,850 - 5,555) ÷ 43,850) of the cost of this category infrastructure.



• facilities for older people;

• multi-purpose community and neighbourhood centres; and

• cultural facilities.

Council will continue to provide these services to meet the needs of existing and future residents.

Council, in preparing this Plan, has reviewed the community facilities service offering and determined that the following new or augmented facilities will be required to meet the combined demands of the existing and future population:

• Adaptation and upgrade of buildings and facilities in Moulder Park to cater for youth recreation needs.

• Acquisition of land and provision of a new multi-purpose community centre in the South Orange area primarily to cater for expected urban development in the South Orange and Bloomfield areas.

• Provision of additional cultural and exhibition space in the Orange Civic Centre precinct.

This Plan enables the Council to seek a reasonable contribution from development towards these facility priorities.

In addition to the Local Infrastructure identified in this section, Council will seek a reasonable monetary contribution from Residential Accommodation development toward meeting the costs of administering the community and cultural facilities aspects of this Plan.


Contributions will be collected from all Residential Accommodation development situated within the Orange LGA that in Council’s opinion is likely to generate an increase in demand for Local Infrastructure required to service the area.


Where:



AC = the contribution toward preparing and administering the community and cultural infrastructure components of this Plan, assessed to be 3% of the Development Contribution payable (per person) for this infrastructure type


) + CA P






Residential Accommodation development type

Assumed average household occupancy rate


Other dwellings:





In 2010 Council provided a total of 19,765m2 of community facilities floor space, which equated to an existing standard of provision of 510m2 per 1,000 residents.

If Council was to replicate this standard of provision for the projected additional population (5,555 persons) it would need to provide an additional 2,830m2 of floor space which, assuming a base construction rate of $3,500 per square metre, would equate to a total cost of almost $10,000,000 at a contribution rate of almost $1,800 per person. This level of contribution for these types of facilities is considered unreasonable.

Instead, Council has reviewed the current provision and future needs for community facilities and has included in this Plan an infrastructure schedule which better reflects these needs. Features include:

• Some facilities required to be added to Council’s community facilities assets – the cost of which will be shared among all of the projected additional population.

• Provision of a new community centre in South Orange / Bloomfield that will meet the needs of the wider area (approximate target population of 5,000 persons). South Orange / Bloomfield Residential Accommodation developments will only contribute their share of the target population.

• Augmentation of cultural and exhibition space in central Orange.

3.2.3 Roads, traffic management and cycleway facilities strategy

This Plan includes roads, traffic management and cycleways infrastructure that is either partly or fully required as a consequence of future development in the Orange LGA.

Key priorities addressed in this Plan include the following:

• Acquisition of land and construction of the Orange Alternate Heavy Vehicle Route, including the Northern Distributor Road, North Orange Bypass, Southern Feeder Road and associated intersection treatments.



• Recoupment of land and construction costs for completed parts of the Orange Alternate Heavy Vehicle Route.

• Construction of cycleways serving urban release areas (excluding cycleways serving Waratah release area – Waratah facilities are addressed in Section 3.2.5).

Alternate Heavy Vehicle Route (Distributor Road)

The need for an alternate heavy vehicle route around the City of Orange has been recognised for many years and its construction has long been on Council’s strategic agenda. As a result, land purchases intended for the distributor road have been made by Council since the early 1990s and continue.

In 2001 Council commissioned RW Corkery and Sons Pty Ltd to compile an Environmental Impact Statement into the need for this alternate route. The report titled The Need for the Northern Distributor Road and Alternatives Considered was published and a resolution to initiate construction was passed by Council soon after.

The Distributor Road is required due to the extra traffic generated by new development and the shortcomings of the existing OCC road network. It is Council’s view that future development should be levied reasonable Development Contributions to help meet the cost of this ambitious infrastructure undertaking.

Construction on the first leg of the Alternate Heavy Vehicle Route commenced in 2005 and was completed in 2007. This leg is referred to in the schedules to this Plan as the Northern Distributor Road (NDR).

The completed works include:

• The Escort Way to Astil Drive Link

• Astil Drive to the Mitchell Highway, east of Orange

• Leeds Parade Re-alignment

• Hill Street Extension

• Land acquisitions associated with the above.

The future infrastructure included in the works schedule to this Plan relate primarily to:

• construction costs of the Distributor Road yet to be built; and

• roads leading from the existing road network to the relative section of the Distributor Road that would require either new works / extensions and / or road upgrades to accommodate the extra traffic demand anticipated once the appropriate section of the Distributor Road has been constructed.

The timing for the construction of the Alternate Heavy Vehicle Route sections and anticipated costs and funding are listed in Table 3.12.

Table 3.12: Distributor Road costs, contributions and funding – existing and future

Road section Start date

Finish date Cost

Confirmed external funding sources

Current council liability



NDR 2005 2007 $15,130,000 $6M State Govt $7,149,214

NDR - Hill Street Extension 2005 2007 $1,036,100 Nil $905,498

NDR - Leeds Parade Re-alignment

2005 2007 $409,250 Nil $343,950

North Orange Bypass 2011 2012 $15,750,000 $10M Comm. Govt. $5,750,000

Southern Feeder Road 2015 2025 $32,000,000 Currently Unfunded $32,500,000

The staging of future sections of the Southern Feeder Road have been given an indicative priority order in blocks of 5 years. This priority order has been selected on the basis of construction continuity. Refer to Section 4 for the indicative staging schedule.

Cycleways

The development of public pedestrian and cycle infrastructure is a key facility priority of the Council. One of Council’s objectives is to provide safe and functional footpaths and bike paths throughout the City. Paths and cycleways provide opportunities for local non-motorised transport and healthy lifestyles. The need for a Distributor Road has been well documented and it is Council’s opinion that the need for pedestrian and cycling access is also as important.

Cycleways included in this Plan relate to the provision of cycling and pedestrian opportunities from the fringe urban release areas beyond the Distributor Road alignment back into the current established footpath/cycleway network.

Cycleway and pathway works identified in this Plan have been included in the draft Footpath Asset Management Plan and have been programmed into Council’s 20 year Capital Works Programme.

The Final Draft Report Orange Pedestrian Access and Mobility Plan (PAMP) was published in July 1997 by Cardno Eppell Olsen. The PAMP recommends the creation of a pedestrian network that provides an attractive alternative to car travel enabling Council to promote walking and provides links to community facilities.

The PAMP identified a high priority to reduce or eliminate pedestrian constraints particularly along arterial and sub-arterial carriageways where footpaths are missing. The Distributor Road will be classified as an arterial road and without adequate footpath/cycleway provision further constraints will be placed on the network.

Through past experience from the NDR construction, it has been recognised that the public need for pedestrian connectivity develops soon after Distributor Road sections are completed. The priority order of items in this Plan reflects the strategy of providing paths following the relevant proposed construction sequence of the Distributor Road.


Contributions will be collected from all Residential Accommodation development situated within the Orange LGA that in Council’s opinion is likely to generate an increase in demand for roads, traffic management and cycleway infrastructure required to service the area.



The monetary contribution per equivalent standard dwelling (i.e. a standard lot or any dwelling house) is calculated as follows:

Contribution per equivalent standard dwelling ($) = ∑ (

($Cost X RAF%) - $Held ) + CA

D

Where:

$Cost = the estimated cost - or if the facility is existing, the indexed, completed cost - of providing each of the roads and traffic management infrastructure items (refer Section 4 – works schedule) – Note that for calculating Waratah contributions, $Cost excludes the cost of cycleways


RAF% = the Residential Accommodation development apportionment factor, or the share of total estimated peak hour vehicle trips attributable to Residential Accommodation development (i.e. 72% from Table 3.16)

D = the contribution catchment in equivalent standard dwellings attributable to roads and traffic management infrastructure identified in this Plan (i.e. 7,109 equivalent standard dwellings for roads, 5,009 equivalent standard dwellings for cycleways, from Table 3.16)

AC = the contribution toward preparing and administering the roads and traffic management infrastructure components of this Plan, assessed to be 3% of the Development Contribution payable (per equivalent standard dwelling) for roads and traffic management infrastructure

The monetary contribution for other residential (1 and 2 bedroom) development types is determined by multiplying the contribution per trip by the adjustment factors included in Table 3.13. The adjustment factors reflect Roads and Maritime Services trip generation assumptions.

Table 3.13: Trip generation adjustment factors for Residential Accommodation development types

Residential Accommodation development type

RTA peak hour trip generation (veh/hr)*

Adjustment factors

Dwelling houses, 3 or more bedroom dwellings and single vacant allotments

0.64 1

Other dwellings:

1 bedroom 0.30 0.47

2 bedroom 0.38 0.59

* The RMS’s Guidelines for Traffic Generating Development (2002) explain that approximately 25% of peak hour trip rates for Residential Accommodation development are internal to the subdivision. The rates shown in the table show only the external trip generation rate as it is only external trips that will utilise the roads, traffic management and cycleways infrastructure included in this Plan.




Alternate Heavy Vehicle Route (Distributor Road)

Reasonable Development Contributions for the Distributor Road / Southern Feeder Road have been calculated taking into account the following:

• The Distributor Road / Southern Feeder Road and associated works are strategic infrastructure designed to serve the needs of Orange within and beyond the life of this Plan (i.e. 2009-2026). This Plan therefore seeks to spread the cost of works over a long time period commensurate with the strategic role of the infrastructure.

• Council will only levy the cost it incurs. Completion of the project is reliant on funds provided by Commonwealth and State Government. The government contributions have been excluded from the cost to be met by development.

• One of the key purposes of the Distributor Road / Southern Feeder Road is to provide an alternative heavy vehicle route for through traffic to avoid Summer Street and the Orange CBD generally. This Plan assumes that 10 percent of the traffic on the proposed road and traffic management works will be vehicles with both an origin and destination outside the Orange urban area.

• Most of the need for the proposed road and traffic management works (i.e. Distributor Road / Southern Feeder Road) is assumed to be generated by recent and future development of areas on the fringe of Orange, i.e.:

Residential lots in East Orange, North and North West Orange, Waratah, Ploughmans Valley / Murphys Lane, Bloomfield / DPI, and longer term development areas identified in the SSS (such as Shiralee).

Mixed use development / health precinct in Bloomfield.

Industrial development in the City’s existing and future industrial and employment areas.

• As the works schedule addresses both future infrastructure and infrastructure already provided in advance of development, previous and future development of these areas has been taken into account.

• Contributions are based on the assessed net increase in peak hour vehicle trips attributable to a proposed development using trip generation assumptions contained in the Roads and Maritime Services’ Guide to Traffic Generating Developments (2002).

The cost to Council of the Distributor Road / Southern Feeder Road land and works included in this Plan will therefore be shared among the demand components identified in Table 3.14.

Table 3.14: Share of cost of road and traffic management works attributable to demand sectors

Demand sector Total anticipated development (pre

and post plan commencement)

Total anticipated trip generation

(pre and post plan commencement)

Share of cost met by development

equivalent standard dwellings

peak hour vehicle trips

%

Residential areas

East Orange (including Glenroi, Bowen, Suma Park and Clifton

665 424 7%



Demand sector Total anticipated development (pre

and post plan commencement)

Total anticipated trip generation

(pre and post plan commencement)

Share of cost met by development

equivalent standard dwellings

peak hour vehicle trips

%

Grove)

West Orange (including Calare and Ammerdown)

45 29 <1%

Ploughmans Valley 1,491 951 15%

North and North West Orange (including Bletchington and Ammerdown, excluding Waratah)

472 301 5%

Waratah 1,200 765 12%

DPI land west of Bloomfield 540 344 5%

Remainder of SSS Land Units 10 and 11

2,696 1,719 27%

Residential sub total 7,109 dwellings 4,532 72%

Industrial and employment areas (e.g. Narrambla)

500 8%

Bloomfield health and mixed use precinct (non residential)

645 10%

Through traffic allowance 631 10%

Total estimated peak hour vehicle trips

6,308 100%

Source: Orange City Council

Cycleways

Cycleways included in this Plan are to be located on or near the Distributor Road in the western and southern parts of Orange.

The cost of cycleways included in this Plan is therefore apportioned in the same way that roads and traffic management facilities are apportioned, except as follows:

Waratah development (1,200 standard dwellings) does not contribute to the works. Future developments in the Waratah urban release area are excluded as such development will contribute to a local cycleways scheme. Contributions to this scheme are addressed in Section 3.2.5 of this Plan.

Future development in ‘Remainder of SSS Land Units 10 and 11’ has been excluded as the proposed works do not address cycleway needs for this long term development area.

There is no allowance for through vehicular traffic in determining apportionment.

The apportioned costs of provision of cycleways included in this Plan will therefore be met by the projected development under this Plan, less the above allowances, i.e.



9,895 equivalent standard dwellings (including both residential and non residential demand sectors), less

1,200 equivalent standard dwellings (Waratah), less

989 equivalent standard dwellings (through traffic allowance), less

2,696 equivalent standard dwellings (Remainder of SSS Land Units 10 and 11)

= 5,009 equivalent standard dwellings (rounded)

3.2.4 Stormwater management facilities strategy

Stormwater flooding along the major creeks (principally Blackman’s Swamp Creek) and minor tributaries within the Orange urban area has been an issue for Council to resolve for many years.

The most recent major flooding occurred through the Orange CBD in October of 1999 causing extensive damage to a number of commercial properties.

As a result Council engaged Lyall and Associates to undertake a flood study for the Blackman’s Swamp Catchment area. Most of the items included in the stormwater management works schedule come from recommendations from this report.

Prior to this report being published, stormwater infrastructure required as a consequence of new development was addressed in earlier contributions plans adopted by the Council. The development areas assessed included:

• Dora / March / Byng Street precinct

• Ash Street / Leewood Industrial Area

• Leewood Catchment Area

• Ploughman’s Valley

• North Orange Development Area

• Existing Urban Area

• East Orange Creek Area

This Plan absorbs some of the uncompleted works identified in earlier contributions plans.

Development contributions that have been received under earlier contributions plans will be directed toward completing works under the previous contributions plans or for providing works identified in this Plan.

Infrastructure items included in the works schedule have been included in Council’s Management Plans, draft Asset Management Plans and 20 Year Capital Works Programmes.

The schedule includes:

• future land purchases required in order to construct suitable stormwater detention basins, wetlands and improvements to the existing stormwater channel network;



• land previously acquired in advance of development in order to facilitate a detention basin identified in the Blackman’s Swamp report;

• new detention basins, wetlands and channel improvements. These projects were identified in the Blackman’s Swamp Floodplain Risk Management Plan as projects imperative to the reduction of stormwater flooding within the City of Orange.


Contributions will be collected from all Residential Accommodation development situated within the Orange LGA that in Council’s opinion is likely to generate an increase in demand for stormwater management infrastructure addressed in this Section, except for development situated on land:

• in the Waratah urban release area (see Figure 1.1);

• that is not zoned for urban purposes; or

• that is within the villages of Lucknow and Spring Hill.



) + CA P

Where:






Table 3.15 Household occupancy rates for Residential Accommodation development types



Other dwellings:








The stormwater facilities program included in this Plan is designed to address the demand for infrastructure arising from both existing and future development.

Costs of provision will be apportioned between new development (with costs met by contributions made under this Plan) and existing development (with costs met by Council’s Stormwater Levy).

The apportioned costs of provision of stormwater management facilities included in this Plan will be met by the projected total resident population under this Plan (i.e. 43,850 persons).

3.2.5 Waratah release area facilities strategy

The Waratah release area – shown in Figure 1.1 – was a new Residential Accommodation development front rezoned in the mid 2000s.

The area comprises a significant part of Orange’s current residential land bank and is a key component of the 2004 Sustainable Settlement Strategy.

The conversion of this area from rural and recreation uses to an urban area requires the provision of a range of Local Infrastructure over the life of the development.

The infrastructure required to sustain development in this area includes the following:

• Local pathways and cycleways

• Local parks and recreation facilities (including provision for bikeways and footpaths)

• Local stormwater drainage facilities

• Local social and cultural facilities

A summary of the local infrastructure requirements for the Waratah release area is shown in Table 3.16.

Table 3.16: Waratah release area infrastructure requirements

Infrastructure type

Infrastructure required Contribution required from Residential Accommodation development

Local and district roads

• Northern Distributor Road (NDR). This road provides local access for residents as well as (ultimately) providing a route through traffic by-passing the Orange CBD.

• Traffic signals at William Maker Drive / NDR intersection

Reasonable $ contribution toward both cost recoupment and estimated future costs.

Contributions toward distributor road are addressed under Section 3.2.3 of this Plan.



In addition to the Local Infrastructure identified in Table 3.16, Council will seek a reasonable monetary contribution from Residential Accommodation development toward meeting the costs of administering the Waratah release area aspects of this Plan.


Contributions will be collected from all Residential Accommodation development situated within the Waratah urban release area that in Council’s opinion is likely to generate an increase in demand for Local Infrastructure required to service the area.



) + CA P

Where:


Local park land The Waratah Development Control Plan identified 22.5 hectares of open space to be provided to meet the needs of the release area.

Where subdivision development involves land identified in the DCP for open space, such land will be required to be dedicated at the time of registration of the lots.

Where development of DCP open space is not proposed, an equivalent cash contribution will be required.

Local park embellishment

Embellishment of the neighbourhood parks, creekside parks and buffers identified above.

Reasonable $ contribution toward estimated future costs.

Local recreation facilities

The Waratah Development Control Plan identified a need for: • 5,930 metres of bike paths • the Waratah sportsfields (4.5ha

of land plus embellishment) to serve the release area residents.

Reasonable $ contribution toward estimated future costs.

Contributions toward outdoor sports recreation facilities are addressed under Section 3.2.1 of this Plan.

Stormwater management

The Waratah Development Control Plan identified a need for several detention basins.

Reasonable $ contribution toward both cost recoupment and estimated future costs.

Land for Local Infrastructure

Approximately 8,000m2 of land adjacent to Orange Botanic Gardens for future use for community facilities such as community centres, child care centres or for facilities for community groups.

Reasonable $ contribution toward cost recoupment.










Other dwellings:





The costs of the proposed Waratah urban release area works will be met by the projected resident population of the development that is yet to be approved in the Waratah area, being 1,936 persons.

3.2.6 Ploughmans Valley and North West Orange release area facilities strategies

These release areas – shown in Figures 1.2 and 1.3 – were rezoned a number of years ago to cater for Residential Accommodation development that was then on the fringe of Orange.

The local infrastructure needs, costs and contributions were first identified in Orange City Development Contributions Plan 1999.

The development of these largely residential areas is well underway, however there is remaining development yet to be approved in these areas and there are some local infrastructure land and works that are still required to be provided.

The infrastructure required to sustain remaining development in this area includes the following:

• Local parks and recreation facilities

• Local roads and traffic facilities (in Ploughmans Valley only)

Infrastructure items are listed in Section 4 of this Plan.



In addition to requiring contributions toward Local Infrastructure specific to each of these areas, Council will seek a reasonable monetary contribution from Residential Accommodation development toward meeting the costs of administering the Ploughmans Valley and North West Orange release area aspects of this Plan.


Contributions will be collected from all Residential Accommodation development situated within the Ploughmans Valley and North West Orange urban release areas that in Council’s opinion is likely to generate an increase in demand for Local Infrastructure required to service the area.



) + CA P

Where:









Other dwellings:







The costs of the proposed Ploughmans Valley or North West Orange urban release area works will be met by the projected total resident population of each area, being 1,825 persons for Ploughmans Valley and 1,485 persons for North West Orange.

3.2.7 Bloomfield urban release area facilities strategy

Land south of the Distributor Road reservation in Bloomfield has been rezoned or is being developed for a number of uses including:

• Mixed uses

• Hospital precinct (public and private)

• Residential Accommodation development

This section focuses on the local infrastructure needs associated with the future development of land owned by the Department of Primary Industries (DPI).

The land is located on Forest Road and comprises a total of approximately 171.3 ha held in a number of individual allotments. The DPI site has been the subject of a State Significant Site investigation and reporting and has recently been rezoned allowing the development of the land for urban residential and other ancillary purposes.

A report Infrastructure Assessment: Southern Suburb Servicing Strategy (the Servicing Strategy) was prepared by Geolyse Pty Ltd to identify the servicing infrastructure required to be provided to allow the development of the DPI site specifically and the wider Southern Suburb precinct (the wider Southern Suburb includes all those lands, apart from DPI land, within Land Units 10 and 11 identified in the Sustainable Settlement Strategy).

The Servicing Strategy:

• aims to determine an economic means of providing the required infrastructure to the study area to allow the future development of the land for residential, commercial and institutional purposes;

• focuses on the initial development of the DPI land as the initial stage with provisions being made to extend services to the future Southern Suburb as development demand dictates; and

• identifies major items of infrastructure such as reservoirs, sewage pumping stations, water rising mains, trunk sewer and rising mains, and connection road infrastructure.

Satisfactory arrangements for the provision of trunk water and sewer infrastructure will be addressed by separate Developer Servicing Plans to be prepared for the area. Developer provision of required roads infrastructure attributable to development in DPI land will be addressed under this Plan.

The Servicing Strategy identifies the following Residential Accommodation development yields for the area:

• DPI site: 540 equivalent standard dwellings

• Remainder of Land Units 10 and 11: 2,696 equivalent standard dwellings

• Total for Land Units 10 and 11: 3,236 equivalent standard dwellings5

5 Infrastructure Assessment: Southern Suburb Servicing Strategy, Table 6.1



The Servicing Strategy:

• assesses servicing road capacity in the area pre and post development to determine the need for additional works;

• identifies 12 roads infrastructure items with a total cost of $8.1 million to meet the development of approximately 3,200 lots within the proposed Southern Suburb;

• identifies 2 of these works and costs relating specifically to DPI land development, i.e.

Forest Road channelised intersection ($420,000)

Proportion of cost contribution (50%) to Forest Road upgrade and Peisley Street upgrade ($262,500).

The works attributable to DPI land development are also identified in the works schedule to this Plan (Section 4). Council will levy a reasonable Development Contribution from this development towards the provision of the works.

In addition, Council will also seek a reasonable monetary contribution from Residential Accommodation development toward meeting the costs of administering the DPI release area aspects of this Plan.


Contributions will be collected from all Residential Accommodation development situated within the DPI land that in Council’s opinion is likely to generate an increase in demand for Local Infrastructure required to service the area.


Contribution per person ($) = ∑ $Cost

+ CA P

Where:

$Cost = the estimated cost - or if the facility is existing, the indexed, completed cost - of providing each of the Bloomfield / DPI release area infrastructure items (refer Section 4 – works schedule)

AC = the contribution toward preparing and administering the community facilities infrastructure components of this Plan, assessed to be 3% of the Development Contribution payable (per person) for Bloomfield / DPI release area infrastructure

P = the contribution catchment (in persons) attributable to each facility (refer Section 4 – works schedule)







Other dwellings:





The costs of the proposed works will be met by the estimated resident population of the Bloomfield release area (1,485 persons), that is determined by multiplying projected equivalent standard dwellings (540) by the average household occupancy rate (2.75).

3.2.8 Shiralee release area The Shiralee is an urban release area that is situated to the west of the Bloomfield release area, on Orange’s southern outskirts.

Its planned future use as an urban area was identified in the Sustainable Settlement Strategy. The area is contained within the LU-10 and LU-11 investigation areas of that Strategy.

The future expected development of the Shiralee area is described in the Shiralee Development Control Plan that was adopted by the Council in 2014.

The development will mainly comprise residential development in a mix of house and lot sizes, with a ‘hill top’ mixed use village.

The expected development in Shiralee is estimated to comprise 1,845 dwellings. Based on an average occupancy rate of 2.75 persons per dwelling, the future resident population of the area is anticipated to be 5,074 persons.

Strategies and principles in that DCP that relate to the provision of support infrastructure for the release area are listed below:

• Utilise existing road reserves

• Develop east-west and north-south open space network through the site to link to existing and future open spaces

• Provide green streets that minimise road pavement widths and maximise green verges and trees

• Provide a connected network of public open spaces that links to existing open spaces

• Distribute public open spaces throughout the development and in varying topographic locations (hilltops and drainage lines) (Shiralee DCP page 10)

Much of the local infrastructure required to sustain the Shiralee development will be provided by the land developers as part of the subdivision of the area.



Council proposes to deliver infrastructure that is the responsibility of the Shiralee developers as a whole. This Plan requires contributions from Shiralee developers towards the following infrastructure categories:

• Upgrading of existing public roads

• Traffic management facilities on existing public roads (e.g. roundabouts)

• Half road construction adjacent to open space areas

• Cycleways and shared pathways

• Streetscape and landscaping treatments

• Embellishment of open space and public domain areas

• Stormwater detention basins

• Land acquisition for the above


Contributions will be collected from all Residential Accommodation development situated within the Shiralee land that in Council’s opinion is likely to generate an increase in demand for Local Infrastructure required to service the area.



+ CA P

Where:

$Cost = the estimated cost - or if the facility is existing, the indexed, completed cost - of providing each of the Shiralee release area infrastructure items (refer Section 4 – works schedule)

AC = the contribution toward preparing and administering the local area infrastructure, assessed to be 3% of the Development Contribution payable (per person) for Shiralee release area infrastructure








Other dwellings:




Note: the total contribution levied on development in the Shiralee release area shall not exceed the section 94 contributions cap. Refer to clause 1.5 for more details


The demand for the infrastructure is fully attributable to the residential development in the Shiralee area, except for certain roads and traffic management works. Only a portion of the costs of these works will be met by Shiralee development; the balance will be met by longer term development on land to the west and south west of the Shiralee development (i.e. LU-9 and remainder of LU-10 identified in the Sustainable Settlement Strategy). The apportionment factors that have been applied to these works are included in the works schedule in Section 4.

3.2.9 Philip Street release area

An area of land that is situated around Philip Street in north east Orange has been rezoned to permit residential development. The land is capable of being developed for a further 45 residential lots.

Certain traffic facilities are required to be provided so that safe and convenient vehicular access can be provided by the development. The works are listed below:

• Road widening

• Upgrade of Phillip Street - Ophir Road to end of cul de sac

• Upgrade of the Ophir Road / Phillip Street Intersection


Contributions will be collected from all Residential Accommodation development situated within the Philip Street release area that in Council’s opinion is likely to generate an increase in demand for Local Infrastructure required to service the area.



+ CA P

Where:



$Cost = the estimated cost - or if the facility is existing, the indexed, completed cost - of providing each of the Shiralee release area infrastructure items (refer Section 4 – works schedule)

AC = the contribution toward preparing and administering the community facilities infrastructure components of this Plan, assessed to be 3% of the Development Contribution payable (per person) for Shiralee release area infrastructure






Other dwellings:





The demand for the infrastructure is fully attributable to the residential development in the Phillip Street release area.



4. Works schedules and maps

orange development contributions plan 2015 · 2016-10-05 · orange development contributions plan...

Documents