ACW-Development-Contributions-Plan - City of Greater Geelong

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4. NEED AND NEXUS 4.1. INTRODUCTION Council has identified a need for each of the community and development infrastructure items that have been included in this DCP. Council has identified that each item is needed in order to provide for the wellbeing, health and safety of the future community. The cost apportionment methodology adopted in this DCP relies on the nexus principle. The Main Catchment Area (MCA) for this DCP is deemed to have a nexus with an infrastructure item if the occupants of the MCA are likely to make use of the infrastructure item. In order to fairly levy developers achieving varying densities while maintaining financial certainty for Council, a standard ‘per hectare of net developable land’ demand unit is used. A standard ‘per dwelling’ demand unit is used for the assessment of the community infrastructure levy. The land area within the MCA and the projected dwelling yield are outlined in this section. 4.2. LAND BUDGET Table 1 shows the budget of allocated land uses for the MCA. A detailed land budget by title boundary is shown in Appendix A, along with a map showing the location of each title within the MCA. TABLE 1 LAND BUDGET SUMMARY ha Total Precinct Area 553.21 53.21 Roads and Transport 63.01 Encumbered land available for recreation 50.66 Education (State) 11.02 Catholic School 3.47 Gross Developable Area 425.05 Active Open Space - unencumbered 32.42 Passive Open Space - unencumbered 7.75 Wetlands 9.00 Community facilities 1.85 Net Developable Area 374.03 Residential 372.02 Activity Centres 2.01 Source: Armstrong Creek West Precinct Structure Plan, 2011. ARMSTRONG CREEK WEST PRECINCT DEVELOPMENT CONTRIBUTIONS PLAN CITY OF GREATER GEELONG 8 URBAN ENTERPRISE PTY LTD NOVEMBER 2011
Contributions are payable on the Net Developable Area of any given site. For the purpose of this DCP, the Net Developable Area of all residential land has been used to determine the development and population projections for the DCP. Net Developable Area is defined as “land that can be converted to ‘urban purposes’. Urban purposes are those uses that are associated with the establishment of an urban community and will usually include all aspects of residential, commercial and public use.” (DPCD, Development Contributions Guidelines, p.44). 4.3. RESIDENTIAL DWELLING YIELD AND POPUL OPULATION Based on an average density of 15 lots per hectare for standard density residential, 20 lots per hectare for medium density residential and an average household size of 2.45 persons per household, the estimated number of dwellings and population in the MCA can be estimated. This information is outlined in Table 2. TABLE 2 RESIDENTIAL LOTS AND ESTIMATED POPULATION Ha Dwellings per ha Dwellings Population Sub-Precinct A 148.37 16 2,374 Sub-Precinct B 102.10 15 1,531 Sub-Precinct C 72.51 15 1,088 Sub-Precinct D 20.23 20 405 Sub-Precinct E 11.03 30 331 Sub-Precinct F 8.39 12 101 Mixed Use 9.39 15 141 Residential Total 372.02 5,970 14,626 Source: Armstrong Creek West Precinct Structure Plan, 2011. 4.4. COMM OMMERCIAL DEVELOPMENT PROJECTIONS The Armstrong Creek West Precinct will include a Neighbourhood Activity Centre (NAC) and three Local Activity Centres (LAC). Floorspace estimates for these Activity Centres are preliminary – as such for the purposes of this DCP all developable residential and commercial land will be levied based on Net Developable Area. Table 3 shows the Net Developable Area allocated to the NAC and 2 LACs. A third LAC is located within the Department of Transport Station Precinct and is excluded from the Net Developable Area (see detailed Land Budget in Appendix A). TABLE 3 ACTIVITY CENTRE PROJECTIONS NDA (ha) Indicative Retail Floorspace (m 2 ) Indicative Office Floorspace (m 2 ) Neighbourhood Activity Centre 1.26 3,000 500 Local Activity Centres (2) 0.75 2,500 800 Activity Centres Total 2.01 6,500 1,300 Source: Armstrong Creek West Precinct Structure Plan, 2011. ARMSTRONG CREEK WEST PRECINCT DEVELOPMENT CONTRIBUTIONS PLAN CITY OF GREATER GEELONG 9 URBAN ENTERPRISE PTY LTD NOVEMBER 2011
Page 2 and 3: Authors Matt Ainsaar Paul Shipp Joj
Page 4 and 5: 8.2. PROVISION OF LAND AND WORKS IN
Page 6 and 7: • Subdivision and development con
Page 8 and 9: 2. STATUTORY FRAMEWORK 2.1. PLANNIN
Page 12 and 13: 4.5. DEMAND UNITS In this DCP, one
Page 14 and 15: 5.4. DEVELOPMENT INFRASTRUCTURE ITE
Page 16 and 17: FIGURE 3 LOCATION OF ROAD ITEMS ARM
Page 18 and 19: FIGURE 5 LOCATION OF OPEN SPACE ITE
Page 20 and 21: FIGURE 7 LOCATION OF COMMUNITY ITEM
Page 22 and 23: TABLE 5 COMMUNITY INFRASTRUCTURE LE
Page 24 and 25: 7.5. COLL OLLECTION OF LEVIES The C
Page 26 and 27: 8. IMPLEMENTATION STRATEGY 8.1. INT
Page 28 and 29: TABLE 7 INFRASTRUCTURE ITEMS, COST
Page 30 and 31: DI_OS_2 CI_OS_3 DI_OS_3 DI_OS_5 DI_
Page 32 and 33: DI_DR_8 DI_DR_9 DI_DR_10 DI_DR_11 D
Page 34 and 35: TABLE 8 DEVELOPMENT INFRASTRUCTURE
Page 36 and 37: DI_LA_2 DI_LA_3 DI_LA_4 DI_LA_5 DI_
Page 38 and 39: 8.6. DCP SUMMARY TABLES The followi
Page 40: Appendix A. DETAILED LAND BUDGET AR
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DI_LA_3 Drainage Works - Wetland/re
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DI_LA_9 Drainage Works - Sedimentat
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DI_DR_7 Drainage Works - Wetland/re
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DI_DR_9 Drainage Works - Wetland/re
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DI_DR_11 Drainage Works - Wetland/r
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DI_DR_13 Drainage Works - Wetland/r
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DI_DR_15 Drainage Works - Sedimenta
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DI_LA_11 Community Complex - NAC -
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DI_LA_12 Community Complex - LAC -
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Appendix C. INTERSECTION AND DRAINA
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ACW-Development-Contributions-Plan - City of Greater Geelong

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