section 94a development contributions plan (amendment no. 4) … · 2016-10-21 · this plan is...

Section 94A Development Contributions Plan (Amendment No. 4) Parramatta City Council

20 May 2015

Historical Notes Parramatta City Council Section 94A Development Contributions Plan (Amendment No. 4)

Rev No Effective Date Plan Name Relationship to other plans

0 9 April 2008 Parramatta City Council Section 94A Development Contributions Plan

This Plan repealed Parramatta S94 Comprehensive Development Contribution Plan

1 8 June 2011 Parramatta City Council Section 94A Development Contributions Plan (Amendment No. 1)

This Plan repealed Parramatta City Council Section 94A Development Contributions Plan

2 28 November 2012 Parramatta City Council Section 94A Development Contributions Plan (Amendment No. 2)

This Plan repealed Parramatta City Council Section 94A Development Contributions Plan (Amendment No.1)

3 11 December 2013 Parramatta City Council Section 94A Development Contributions Plan (Amendment No. 3)


4 20 May 2015 Parramatta City Council Section 94A Development Contributions Plan (Amendment No. 4)



PARRAMATTA CITY COUNCIL SECTION 94A DEVELOPMENT CONTRIBUTIONS PLAN (AMENDMENT NO. 4) PAGE I

Contents Section Page

1. Part A – Summary schedules 1

2. Part B – Expected development and demand for public facilities 2

3. Part C – Administration and operation of the Plan 3 3.1 What is the name of this Plan? 3 3.2 Application of this Plan 3 3.3 Repeal of other contributions plans applying to the land 3 3.4 When does this Plan commence? 3 3.5 What are the purposes of this Plan? 3 3.6 Are there any exemptions to the development contribution? 3 3.7 Pooling of development contributions 4 3.8 Construction certificates and the obligation of accredited certifiers 4 3.9 How will development contributions be calculated? 4 3.10 Cost summary reports must accompany development applications or applications for

complying development certificates 4 3.11 When is the development contribution payable? 4 3.12 How will the development contribution be adjusted? 5 3.13 Can deferred or periodic development contribution payments be made? 5 3.14 Ministerial Directions under Section 94E of the Act 5 3.15 Complying development certificates and the obligation of accredited certifiers 6

Appendix A Land Application Map & Land Excluded from the Plan

Appendix B Procedure to determine the cost of the development

Appendix C Detailed Works Program

Appendix D Public Facilities Location Maps


PARRAMATTA CITY COUNCIL SECTION 94A DEVELOPMENT CONTRIBUTIONS PLAN (AMENDMENT NO. 4) PAGE II

Definitions

Term Definition Act means the Environmental Planning and Assessment Act 1979 (as

amended from time to time) Contribution Plans means a development contribution plan prepared under either

Section 94 or Section 94A of the Environmental Planning and Assessment Act 1979

Cost Summary Report Means a report contained in Schedule A of Appendix B, setting out the anticipated cost of the development to which the relevant report relates.

Council means Parramatta City Council Detailed Works Program means the works set out in Appendix C Development Contribution

means the monetary contribution imposed under Section 94A of the Act in a development consent or in a complying development certificate and is calculated as a fixed percentage of the cost of development as referred to in Schedule 2.

Land Application Map means the map provided at Figure 1 of Appendix A Land Excluded from this Plan

means the area shown in Figure 2 of Appendix A

Plan means the Parramatta City Council Section 94A Development Contributions Plan (Amendment No. 4)

Public Facilities Location Maps

means the maps provided at Appendix D

Quantity Surveyors Report

means a report in the format contained in Schedule B of Appendix B, setting out the anticipated cost of the development to which the relevant report relates, prepared by a duly qualified quantity surveyor.

Regulation means the Environmental Planning and Assessment Regulation 2000 (as amended from time to time)

VPA means a Voluntary Planning Agreement and has the meaning given in Section 93F of the Environmental Planning & Assessment Act, 1979


PARRAMATTA CITY COUNCIL SECTION 94A DEVELOPMENT CONTRIBUTIONS PLAN (AMENDMENT NO. 4) PAGE 1

1. Part A – Summary schedules The following summary schedules are included in this Plan: Schedule 1 – Summary works schedule Schedule 2 - Summary schedule of levy

Development contributions paid to council will be applied towards meeting the cost of the provision or augmentation of new public facilities. Schedule 1 provides a summary of new public facilities that Council intends to provide together with the estimated cost and the timing of delivery. Appendix C contains a detailed schedule of works. Schedule 2 provides a summary of the development contribution levy that is applied to all types of development other than development that is exempt under Clause 3.6 of this Plan. Development contributions are calculated by applying the relevant levy against the estimated cost of the development. Schedule 1: Summary works schedule

Public facilities Estimated costs Estimated timeframe

Community Facilities $9,000,000 2015/16-2020/21 Drainage, Water Quality & Laneway

Infrastructure $5,261,000

Natural Environment $1,530,000 Open Space & Recreation $14,695,000 Public Domain $4,200,000 Roads & Shared Paths $7,800,000 Total value of program $42,486,000

Schedule 2: Summary schedule of Development Contribution Type of development Development Contribution

(Percentage levy based on cost of the development)

All development other than development that is exempt under Clause 3.6 of this Plan

0% up to and including $100,000 0.5 % more than $100,000 up to and including $200,000 1.0% in excess of $200,000



2. Part B – Expected development and demand for public facilities

The relationship between expected development and the demand for public facilities is established through: The population projections undertaken by the Bureau of Transport Statistics indicate a forecast

growth in population of Parramatta LGA (excluding CBD) of 93,809 people from the 2011 population of 164,797 to 258,606 in 2041. This represents an annual growth rate of almost 2% over 30 years.

The expected development associated with this projected population growth.

The likely population growth will require the provision of additional public facilities.

The likely population growth will diminish the enjoyment and standard of public facilities for the

existing population unless new facilities are provided to meet the additional demand. The new public facilities to be provided to meet the expected future demand are set out in summary form in Schedule 1 in Part A of this Plan. Appendix C contains a detailed schedule of works and Appendix D contains the Public Facilities Location Maps.



3. Part C – Administration and operation of the Plan 3.1 What is the name of this Plan? This Plan is called the Parramatta City Council Section 94A Development Contributions Plan (Amendment No. 4).

3.2 Application of this Plan This Plan applies to all land within the local government area of Parramatta as shown on the Land Application Map (see Figure 1, Appendix A) but does not apply to the Land excluded from this Plan. (see Figure 2 Appendix A) This Plan applies to applications for development consent and applications for complying development certificates under Part 4 of the Environmental Planning and Assessment Act 1979 (Act). If a development application has been made but not finally determined before this Plan comes into effect, the application will be determined in accordance with this Plan. 3.3 Repeal of other contributions plans applying to the land This Plan repeals Parramatta City Council Section 94A Development Contributions Plan (Amendment 3) dated 11 December 2013. 3.4 When does this Plan commence? This Plan was adopted by Council on 27 April 2015 and commenced on 20 May 2015. 3.5 What are the purposes of this Plan? The primary purposes of this Plan are: To authorise the imposition of a condition on certain development consents and complying

development certificates requiring the payment of a development contribution pursuant to section 94A of the Act.

To assist the council to provide the appropriate public facilities which are required to maintain

and enhance amenity and service delivery within the area covered by this Plan. To publicly identify the purposes for which the development contributions are required.

3.6 Are there any exemptions to the development contribution? The Plan will not impose development contributions in respect of development: where the proposed cost of carrying out the development is $100,000 or less; for the purpose of disabled access; for the sole purpose of providing affordable housing; for the purpose of reducing a building’s use of potable water (where supplied from water mains)

or energy; for the sole purpose of the adaptive reuse of an item of environmental heritage; that has been the subject of a condition under section 94 under a previous development

consent relating to the subdivision of the land on which the development is to be carried out.



3.7 Pooling of development contributions Development contributions paid for different purposes may be pooled and applied (progressively or otherwise) for those purposes. The priorities for the expenditure of the development contributions are shown in the Detailed Works Program (see Appendix C). 3.8 Construction certificates and the obligation of accredited certifiers In accordance with clause 146 of the Regulation a certifying authority must not issue a construction certificate for building work or subdivision work under a development consent unless it has verified that each condition requiring the payment of development contributions has been satisfied. 3.9 How will development contributions be calculated? The development contribution is calculated as follows: Development contribution = A x B where A If the cost of works is ≤ $100,000 is 0 (zero)

If the cost of works is >$100,001 but ≤ $200,000 is 0.5% (half a percent) If the cost of works is >$200,001 is 1% (one percent)

B is the cost of the development The cost of the development is determined in accordance with clause 25J of the Regulation. In the absence of errors, the development contribution amount will be calculated based on the cost of works information relied upon at the time of determination. 3.10 Cost summary reports must accompany development applications or applications for complying development certificates A development application or application for a complying development certificate must be accompanied by a Cost Summary Report (where development cost is less than $750,000) or Quantity Surveyors Report (where the development cost is more than $750,000) that provides the cost of development in accordance with clause 25J of the Regulation. This information is to be provided at the time of lodgement of the application. Appendix B outlines the matters to address in the preparation of cost estimates. 3.11 When is the development contribution payable? A development contribution must be paid to Council prior to the issue of a construction certificate, complying development certificate or subdivision certificate.



3.12 How will the development contribution be adjusted? The development contributions will be adjusted each quarter in accordance with the following: Adjusted Development Contribution = A + B where A is the original development contribution required by the development consent B is the adjustment amount which is =

$A x (Current CPI - Previous CPI ) (Previous CPI)

where: Current CPI is the Sydney All Groups Consumer Price Index as published by the Australian Bureau of Statistics at the time of the review of the development contribution. Previous CPI is the Sydney All Groups Consumer Price Index as published by the Australian Bureau of Statistics for the quarter for the quarter preceding the Current CPI.

Note: In the event that the Current CPI is less than the Previous CPI, the Current CPI shall be taken as not less than the Previous CPI.

3.13 Can deferred or periodic development contribution payments be made? Council may (at its absolute discretion): Defer payment of any development contribution to such time as it thinks fit; or

Permit payment of any development undertaken by way of instalments it thinks fit.

Where a deferred or periodic payment is accepted, 50% of the required development contribution will be required to be paid prior to the issue of a construction certificate (or complying development certificate or subdivision certificate where relevant), and the remaining 50% to be paid prior to the issue of any occupation certificate (interim or final) or as otherwise determined by Council. Prior to the issue of the construction certificate (or complying development certificate or subdivision certificate where relevant) Council will require the applicant to provide a bank guarantee to Council’s satisfaction for the outstanding balance. The outstanding balance will continue to be indexed quarterly in accordance with movements in the Sydney All Groups Consumer Price Index as published by the Australian Bureau of Statistics. Interest will be charged on the outstanding balance at the time of the staged/final payment in line with industry recognised investment benchmarks. 3.14 Ministerial Directions under Section 94E of the Act Conditions authorised by this Plan are subject to any direction given by the Minister under Section 94E of the Act. This Plan authorises the imposition of conditions in accordance with any such direction.



3.15 Complying development certificates and the obligation of accredited certifiers In accordance with Section 94EC of the Act, if a complying development certificate has been granted, then this Plan requires an accredited certifier to issue a complying development certificate in respect of development to which this Plan applies subject to a condition requiring payment to Council of a development contribution in accordance with this Plan. If a Ministerial direction under Section 94E of the Act is in force, this Plan authorises the certifying authority to issue a complying development certificate subject to a condition which is in accordance with that direction.

PARRAMATTA CITY COUNCIL SECTION 94A DEVELOPMENT CONTRIBUTIONS PLAN (AMENDMENT NO. 4)

Appendix A Land Application Map & Land Excluded from the Plan



Appendix B Procedure to determine the cost of the development



Appendix B

Procedure to determine the cost of the development A development application or application for a complying development certificate must be accompanied by an estimate of the cost of development prepared in accordance with clause 25J of the Regulation. The following should be provided at the time of lodgement: A Cost Summary Report for works with a value no greater than $3 million.

A Quantity Surveyor’s Detailed Cost Report prepared by a registered Quantity Surveyor for works

with a value greater than $3 million. Templates for the Cost Summary Report and the Quantity Surveyor’s Detailed Cost Report are provided in Schedule A and B. Council may review the cost of the development provided and may seek the services of an independent person to verify the costs. In these cases, all costs associated with obtaining such advice will be at the expense of the applicant. To avoid doubt, section 25J of the Regulation sets out the process for determining the cost of the development. as is detailed below.

(1) The proposed cost of carrying out development is to be determined by the consent authority, for

the purpose of a section 94A levy, by adding up all the costs and expenses that have been or are to be incurred by the applicant in carrying out the development, including the following:

(a) if the development involves the erection of a building, or the carrying out of engineering or construction work—the costs of or incidental to erecting the building, or carrying out the work, including the costs (if any) of and incidental to demolition, excavation and site preparation, decontamination or remediation,

(b) if the development involves a change of use of land—the costs of or incidental to doing anything necessary to enable the use of the land to be changed,

(c) if the development involves the subdivision of land—the costs of or incidental to preparing, executing and registering the plan of subdivision and any related covenants, easements or other rights.

(2) For the purpose of determining the proposed cost of carrying out development, a consent

authority may have regard to an estimate of the proposed cost of carrying out the development prepared by a person, or a person of a class, approved by the consent authority to provide such estimates.

(3) The following costs and expenses are not to be included in any estimate or determination of the

proposed cost of carrying out development: (a) the cost of the land on which the development is to be carried out, (b) the costs of any repairs to any building or works on the land that are to be retained in

connection with the development, (c) the costs associated with marketing or financing the development (including interest on

any loans), (d) the costs associated with legal work carried out or to be carried out in connection with

the development, (e) project management costs associated with the development, (f) the cost of building insurance in respect of the development,



(g) the costs of fittings and furnishings, including any refitting or refurbishing, associated with the development (except where the development involves an enlargement, expansion or intensification of a current use of land),

(h) the costs of commercial stock inventory, (i) any taxes, levies or charges (other than GST) paid or payable in connection with the

development by or under any law, (j) the costs of enabling access by disabled persons in respect of the development, (k) the costs of energy and water efficiency measures associated with the development, (l) the cost of any development that is provided as affordable housing, (m) the costs of any development that is the adaptive reuse of a heritage item.

(4) The proposed cost of carrying out development may be adjusted before payment, in

accordance with a contributions plan, to reflect quarterly or annual variations to readily accessible index figures adopted by the plan (such as a Consumer Price Index) between the date the proposed cost was determined by the consent authority and the date the levy is required to be paid.

(5) To avoid doubt, nothing in this clause affects the determination of the fee payable for a

development application.


Schedule A

Cost Summary Report Development cost no greater than $3 million

DEVELOPMENT APPLICATION No. COMPLYING DEVELOPMENT CERTIFICATE APPLICATION No. CONSTRUCTION CERTIFICATE No. DATE: APPLICANT’S NAME:_______________________________________________________ APPLICANT’S ADDRES: DEVELOPMENT DESCRIPTION: DEVELOPMENT ADDRESS: Parking / Garaging Area (m2) Total Construction Area (exc. Parking / Garaging) (m2) Description of Cost

Applicant’s Genuine Estimate

Demolition $ Site preparation (e.g. clearing vegetation, decontamination or remediation) $ Excavation $ Preliminaries (e.g. scaffolding, hoarding, fencing, site sheds, waste management) $ Construction and Engineering Costs $ Change of Use $ Subdivision (planning, executing & registering, inc. covenants & easements) $ Services (e.g. plumbing, mechanical, fire, lift) $ External works (e.g. landscaping, driveways, parking, pools) $ External services (e.g. gas, telephone, electricity connection to mains) $ Other (specify) $ Margin $ Goods and Services Tax $ TOTAL $ Note: If works do not form part of your application, inset “N/A” I certify that I have:

provided the genuine costs of the development proposed by this application and these costs are based on industry recognised prices;

included GST in the calculation of development costs; calculated the development costs in accordance with the definition of development costs in Section 25J

of the Environmental Planning and Assessment Regulation 2000, at current prices; acknowledged that Council may review the information provided and may seek further

information or make its own fee determination. Signed: _______________________________ Contact Number: Name: _______________________________ Contact Address: Position: ____________________________ Date: ______________________________

DEVELOPMENT A



Schedule B

Registered* Quantity Surveyor’s Detailed Cost Report Development cost in excess of $3 million

*A member of the Australian Institute of Quantity Surveyors

DEVELOPMENT APPLICATION No. COMPLYING DEVELOPMENT CERTIFICATE APPLICATION No. CONSTRUCTION CERTIFICATE No. DATE: APPLICANT’S NAME:_______________________________________________________ APPLICANT’S ADDRES: DEVELOPMENT DESCRIPTION: DEVELOPMENT ADDRESS:

DEVELOPMENT DETAILS: Gross Floor Area – Commercial m2 Gross Floor Area – Residential m2 Gross Floor Area – Retail m2 Gross Floor Area – Car Parking m2 Gross Floor Area – Other m2 Total Gross Floor Area m2 Total Site Area m2 Total Car Parking Spaces Total Development Cost $ Total Construction Cost $ Total GST $

ESTIMATE DETAILS: Excavation $ Cost per square metre of site area $/m2 Demolition and Site Preparation $ Cost per square metre of site area $/m2 Construction – Commercial $ Cost per square metre of commercial area $/m2 Construction – Residential $ Cost per square metre of residential area $/m2 Construction – Retail $ Cost per square metre of retail area $/m2 Car Park $ Cost per square metre of site area $ /m2 Cost per space $ /space Fit-out – Commercial $ Cost per m2 of commercial area $ /m2 Fit-out – Residential $ Cost per m2 of residential area $/m2 Fit-out – Retail $ Cost per m2 of retail area $/m2 Professional Fees $ % of Development Cost % % of Construction Cost %

p



I certify that I have:

inspected the plans the subject of the application for development consent or construction certificate; prepared and attached an elemental estimate generally prepared in accordance with the Australian

Cost Management Manuals from the Australian Institute of Quantity Surveyors; calculated the development costs in accordance with the definition of development costs in Section 25J

of the Environmental Planning and Assessment Regulation 2000, at current prices; included GST in the calculation of development cost; measured gross floor areas in accordance with the Method of Measurement of Building Area in the

AIQS Cost Management Manual Volume 1 (Appendix A2); acknowledged that Council may review the information provided and may seek further

information or make its own fee determination.

Signed: _______________________________ Contact Number: Name: _______________________________ Contact Address: Position: ____________________________ Date: _______________________________


Appendix C Detailed Works Program



Appendix D Public Facilities Location Maps

Public Facilities Location Map 1

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MC

M

ILLAN AV

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GR

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Y S

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ST

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ONT

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PARIS PL

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ST

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FLO

RR

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PL

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ST

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TANDE R AGEE ST

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DU

MAS

PL

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PL

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P ATH

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PATH

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OLD

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PATH

PATH

PATH

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PATH

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PATH

CAROLINE CHISHOLM DR

HART

DR

PATH

PATH

PATH

PATH

PATH

PATH

PATH

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OCONNELL ST

P

ATH

PATH

LEN

NO

X ST

PATH

PATH

NORTHMEAD AV

PATH

CH

UR

CH

ST

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PATH

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ON

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LL S

T

PATH

PATH

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PATH

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PATH

PATH

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PATH

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PATH

PATH

PATH

PATH

PATH

PATH

RAILWAY ST

O C

ON

NEL

L ST

CU

MBE

RLA

ND

HW

Y

Clay Cliff Creek

A'Becketts Creek

Maps Updated and Published by InformationSystems, Parramatta City Council

Copyright Parramatta Council 2010Base data supplied from NSW Department of Lands

Projection - Map Grid of Australia (MGA94)Data - Geocentric Datum of Australia (GDA94)

LegendArea excluded from this plan

!. Golf Course

! Swimming Pools

" Tennis Courts

& Community Buildings

# Skate Park

$+ Potential Community Hub Location

r Potential Bridge Location

_̂ Playgrounds

n{ Library

Bushland Walking Track NetworkCycleway Network

±°̄ Childcare Centre

Open Space ReservationsParcels

Town & Local Neighborhood CentresHarris Park Potential Car Parking Radius

Creek Catchments

Open SpaceGeneral Community Use

Natural AreaPark

SportsgroundsRoad

Railway StationRailway Line

Watercourse

1:13,500

Printed: 5/12/2014

;N

While every effort has been made to ensure the correctness of the information on this map at thetime of its Production, Parramatta City council does not warrant theinformation or plans do not contain errors and the Council shall be in no way liable for any loss, damage or injury as a result of any such errors.


1:13,500

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Harris Park

Collett Park

Kliens Road

Dundas Station

Telopea Station

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Clay Cliff Creek

A'Becketts Creek






!. Golf Course

! Swimming Pools

" Tennis Courts


# Skate Park



_̂ Playgrounds

n{ Library





Creek Catchments


Natural AreaPark

SportsgroundsRoad


Watercourse

1:13,500

Printed: 5/12/2014

;N



1:13,500

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Bells Rd Shops

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Medson Road Shops


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Mobbs Lane

Dundas Station

Telopea Station

Carlingford Station

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Devlins Creek





!. Golf Course

! Swimming Pools

" Tennis Courts


# Skate Park



_̂ Playgrounds

n{ Library





Creek Catchments


Natural AreaPark

SportsgroundsRoad


Watercourse

1:13,500

Printed: 5/12/2014

;N



1:13,500

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Guildford Station

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JAMES RUSE DR OFF RAMP

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GE

OR

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ST

DAR

CY

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Clay Cliff Creek

A'Becketts Creek






!. Golf Course

! Swimming Pools

" Tennis Courts


# Skate Park



_̂ Playgrounds

n{ Library





Creek Catchments


Natural AreaPark

SportsgroundsRoad


Watercourse

1:13,500

Printed: 5/12/2014

;N


section 94a development contributions plan (amendment no. 4) … · 2016-10-21 · this plan is...

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