Planning Scheme Policies

Development Industry Information Session

10 November 2009

Planning Scheme Policies

CaboolturePSP 21B – Council Trunk Roads and PathwaysPSP 21C – Open Space and Community PurposesPSP 21D – SeweragePSP 21E – StormwaterPSP 21F – Water SupplyPSP 21G – Administration

Pine RiversPSP 21 – AdministrationPSP 22 – Water SupplyPSP 23 – SeweragePSP 24 – StormwaterPSP 25 – Council Trunk RoadsPSP 26 – Open SpacePSP 27 – Bikeways

RedcliffePSP 4 8.4.1 – Administration PSP 4 8.4.3 – Open Space & Community Facilities PSP 4 8.4.5 – Water SupplyPSP 4 8.4.6 – Sewerage PSP 4 8.4.7 – Transport PSP 4 8.4.8 – Stormwater

Topics to be Covered

Definitions / AcronymsContextApplication of policiesStructure of policiesContent of the policiesSteps to determine contributionsCappingInfrastructure Agreements and CreditsInfrastructure Charges Advice / Notice processFurther information

PSP Acronyms

PSP – Planning Scheme PoliciesPIP – Priority Infrastructure PlanDISA – Designated Infrastructure Service AreaThis is the same as the Priority Infrastructure Area (PIA) under the Priority

Infrastructure Plan

PFTI – Plan for Trunk InfrastructureDSS – Desired Standards of ServiceNPV – Net Present ValueIC Advice – Infrastructure Charges AdviceIC Notice – Infrastructure Charges NoticeICR – Infrastructure Charges Register

Definitions:What is “Development Infrastructure”?

Under IPA, ‘development infrastructure’ is land/works for:

1. Urban and rural residential Water Cycle management - water supply, sewerage, stream management, flood mitigation

2. Transport - roads, traffic control devices, cycle ways

3. Public Parks - playground equipment, playing fields, courts and picnic facilities

4. Local Community Facilities - land for community halls, public recreation centres, libraries

Definitions:Trunk vs Non-Trunk InfrastructureUnder IPA, ‘development infrastructure’ is further categorised as either:

1. Trunk infrastructure (higher order, servicing multiple developments and specifically identified in the PIP as ‘trunk infrastructure’); or

2. Non-trunk infrastructure (any other infrastructure)

The above categorisation determines the mechanism available under the Act for acquiring development infrastructure through the development assessment process.

Once a PIP is in place, Council cannot impose conditions in relation to Trunk Infrastructure, only levy a charge.

Prior to the introductions of a PIP, these restrictions do not yet apply and Council can still impose reasonable and relevant conditions based on the PSPs.

Context:The Priority Infrastructure Plan

Council is required to have a PIP in place by 30 June 2010IPA and the current guideline 1/04 (and draft 1/08) provide for the following approach to developing a PIP

1. Determine the Planning Assumptions (timing and densities)

2. Set the Priority Infrastructure Area (PIA) – the area of the LGA in which Council plans to support development within the planning horizon.

3. Determine the Trunk Infrastructure Networks4. Determine the Desired Standards of Service (DSS) for the

Trunk Networks5. Determine the infrastructure required to provide those

DSS in line with the Planning Assumptions6. Allocate Capital Costs to this infrastructure7. Determine the Charge Rates (‘user pays’ approach)

Context:The PSPs and the PIP

• The three former Councils of Caboolture, Pine Rivers and Redcliffe commenced work on the background studies to inform the Priority Infrastructure Plan. This work has now informed the PSPs.

• The PSPs are an interim measure until the PIP comes into effect.

• The PSPs are structured to mimic as much as possible the future Infrastructure Charges Regime under the PIP.

• The PSPs were compiled for Caboolture, Redcliffe and Pine in early 2009 and went through a Schedule 1 Consultation process under the IPA.

Application of Policies

The 2009 PSPs will apply to all decisions on development applications made by Council from 29 October 2009.

The next slide shows how they fit into the assessment process under IDAS.

Proposal

Type ofDevelopment

(s.1.3.2 of IPA)

MCUIs the proposal defined in

the scheme?Use definitions.

Ch. 7 Pt. 2

OtherDevelopment

Building WorksOperational Works

Reconfiguring

Location ofProposal

Locality,Zone,

Precinct,Sub-precinct

OverlaysIs the development

site mapped?

Other PlanningScheme Policies

Infrastructure ContributionsCode and Impact Assessable Development

MCUAssessment

TableLevel of AssessmentAssessment Criteria

Ch. 4 Tables 4.1 - 4.24

Other DevelopmentAssessment Table

Level of AssessmentAssessment Criteria

Ch. 4 Table 4.25

MCUAssessment

TableIs an Overlay triggered?

Level of AssessmentAssessment Criteria

Ch. 5

Other DevelopmentAssessment Table

Is an Overlay triggered?Level of AssessmentAssessment Criteria

Ch. 5

What is the level of assessment (Highest Level Prevails)?Exempt, Self Assessable, Code Assessable, Impact Assessable.

What are the assessment criteria (Codes)?Self Assessable and Code Assessable Development - Zone Assessment Tables and Overlay assessment Tables.

Impact Assessable Development - Assessed against the Whole Scheme.

Is the site included within aDesignated Infrastructure Service

Area

Yes

DeveloperContributions Policies

NO

Is the Development Consistent Withthe Assumptions Made for the Timing,

Availability and Provision of TrunkInfrastructure

Yes

Apply ContributionsSet Out in theDevelopment

Contributions Policy

No

Infrastructure Agreement

What contributions apply or is the development premature?

Planning SchemePolicies

What are the Standards of Development.

Content of PoliciesAdministration

1. Assumptions 2. Application3. Calculation of contributions4. Credits5. Infrastructure Agreements6. Capping7. Financial management8. Definitions

Network Policies1. Background reference documents2. Methodology3. Plans for Trunk Infrastructure4. Contribution rates5. Service Catchment maps6. Network Asset maps7. Desired Standards of Service

Structure of Network Policies

The general set out for each of the network policies is:

Section 1 - ScopeSection 2 - BackgroundSection 3 - MethodologySection 4 - Plan for Trunk InfrastructureSchedule A - Demand FactorsSchedule B - Infrastructure Contribution RatesSchedule C - Service CatchmentsSchedule D - Network AssetsSchedule E - Desired Standards of Service

Note: For Redcliffe, Service Catchments and Network Assets are contained in the same Schedule.

Networks

The networks covered are:

1. Water Supply2. Sewerage3. Roads4. Pathways / Bikeways5. Stormwater (Quantity and Quality)6. Open Space (parks, sporting facilities,

recreation trails & community facilities land)

Desired Standards of Service (DSS)

The DSS express the desired capacity and performance of the

relevant network.

The Desired Standards of Service (DSS) for each network were developed by taking into consideration:

• Existing standards of service• Relevant legislation and guidelines (for example: Australian

Standards, EPP (Water) etc)

• Community expectations

The DSS are found in Schedule E of each network policy.

Planning Assumptions

The planning assumptions are the location, type, scale and timing of future development on which the PIP is based.

For residential growth this is expressed in population and dwellings.

For non residential growth this is expressed in GFA and employees

The Planning Assumptions are found in Section 3 of the Administration Policies.

Network Demand

The planning assumptions are assessed and for each network

converted to demand on the network.

The concept of a ‘standard’ demand unit is used.For example:

• EP Equivalent Person (Water - Sewer - Open Space) • ET Equivalent Tenement (Open Space) • ECA Equivalent Contributing Area (Stormwater)• CTE Chargeable Trip End (Roads – Pathways)• ResDU Residential Demand Unit (Roads – Bikeways)

Network Demand continued

Why do we use ‘Demand Units’?

They remain constant over time.

The contribution can be calculated from ‘unit’ rates perdemand unit. This allows efficient adjustment of

contributionsfor inflation.

Payments made are recorded in terms of demand units as an

entitlement against the applicable lots, independent of theamount paid.

Service Catchments

Service Catchments reflect the common benefits a group of users receive from the delivery of a relevant trunk network.

Users are grouped into ‘catchments’, where the cost of the infrastructure supplied to service the catchment is apportioned to the users within the catchment (“user pays” principle).

It follows that charges vary between catchments depending on servicing costs.

Service Catchments continued

Typical service catchments for each network are:

• Traffic zones – transport• Areas of similar development patterns – open space• Topographical features – stormwater• Water supply zones• Treatment plants – sewerage

The service catchments are shown on the maps in

Schedule C.

Plans for Trunk Infrastructure

• Plans for Trunk Infrastructure (PFTI) identify the infrastructure to be provided to meet the DSS – this includes land and constructed works.

• The trunk infrastructure items listed in the PFTI are shown on the maps in Schedule D. (Schedule C for Redcliffe)

• The PFTIs then inform Council’s capital works program but also show existing infrastructure and allow identification of infrastructure which may be provided by development proponents.

Contribution Rates

The cost of trunk infrastructure, grouped by service catchments, is allocated to the users in the service catchments. The users can be existing or future.

The cost is to be equitably shared across all users and development only pays for its fair share.

This cost allocation results in the contribution rates per service catchment per demand unit ($ICR/demand unit).

The contribution rates are shown in Schedule B of the network policies.

Steps to Determine Contributions

Step 1 – check the relevant network service catchments where the

property is located

Step 2 – determine applicable trunk networks

Step 3 – determine what you are proposing (land use)

Step 4 – determine the total demand your proposal will generate

Step 5 – determine existing demand on the site

Step 6 – calculate contributions based on the increase in demand

Step 7 – other (capping, credits, remissions, IAs)

Step 1 – Determine Service Catchments

Schedule C of network policies contain the service catchment maps.

PD Online – available soonwww.moretonbay.qld.gov.au Development > PD Online

Step 2 – Applicable Trunk NetworksAre you in a Service Catchment? Eg Sewerage

Step 3 – what are you proposing?

Are you proposing a Material Change of Use or Reconfiguring

a Lot?

MCU – are for the defined uses in the planning scheme – see Schedule A - Demand Factors for MCUs

RAL – by planning scheme zone – see Schedule A - Demand Factors for RALs

Schedule A of each Network Policy

Step 4 – Total Demand

For each network, this is the total network demand that will be generated once the development is completed.

NOTE: The total demand will need to be compared with the planning assumptions for the site. The higher will apply for the purposes of calculating contributions.

Section 5.2 Administration Policy & Schedule A in each Network Policy (Demand Factors).

Step 5 – Existing Demand

Existing demand is the demand for each network a development proponent

has already paid for in the past or is entitled to by way of existing use rights

on the subject land.

1. Existing demand recorded in Council’s ICR2. The demand on which previously paid infrastructure

contributions were based3. The equivalent demand of each lawful use undertaken on the

land prior to the application being made

Section 5.3 Administration Policy & Schedule A in each Network Policy

(Demand Factors)

Step 6 – Calculate Contributions

For each networkContribution = (A – B – C) x D x E where A=(PxF)

+Administration

Where:P = Demand Parameter (the size/scale of the proposal)F = Demand Factor (listed in Schedule A of the relevant network policy)A = Total demand of the proposal (expressed in Demand Units)B = any existing demand for the site (expressed in Demand Units)C = any Infrastructure Credits (expressed in Demand Units)D = Infrastructure contribution rateE = Escalation Factor

Contribution = (Total Proposed Demand – Existing Demand) x Contribution Rate

∑For all network components & administration

Step 7

CappingInfrastructure Agreements & Credits

Capping

• The capping scheme applies to Residential development only.

• The current capping rates are as follows:- Pine Rivers: Res Lots $29,455 and Units $23,564

- Caboolture: Res Lots $25,000 and Units $20,000- Redcliffe: Res Lots $20,000 and Units $16,000

• The Administration Policy for all three districts contains the Capping Methodology in Section 5.7.

Infrastructure Agreements

When are they required?

1. For any item of Trunk Infrastructure contributed by a developer.

2. Transfer of land.3. To specify payment terms and any refund arrangements.

An IA must define the developer contributed Trunk Asset by:

1. The project identifier in the PFTI.2. The value of the item as outlined in the PFTI.3. The credit specified Demand Units.

Credits

A Credit is the amount (measured in demand units) credited by Council to a development proponent for the construction or donation of Trunk Infrastructure identified in the PFTI, and which can be used to offset the monetary contribution by the development proponent for the network.

Council’s policy arrangements for credits are outlined in Section 6.6 of the Administration Policies.

Credits are issued for Trunk Infrastructure. Provision of Trunk Infrastructure by a development proponent requires an Infrastructure Agreement be entered into.

Arrangements in relation to credits are detailed in said Infrastructure Agreement.

Credits continued

Basically, the determination of the Credit is asfollows:

1. Identify the Item of Trunk Infrastructure in the PFTIs.

2. Determine the value of the Trunk Infrastructure.

3. Find the contribution rate in the relevant service catchment.

4. Divide the value of the Trunk Infrastructure by the contribution rate and obtain the Credit in Demand Units.

Infrastructure Charges Advice / Notice Process

Information Required with DA Lodgement

To enable IC Advices to be issued with decision notices, the following information will be required with the lodgement of an application:

1. Existing demand entitlements for each trunk network

2. Proposed total demand for each trunk network expressed in the relevant demand factors

Additional Information

Infrastructure Contributions pagewww.moretonbay.qld.gov.auDevelopment > Infrastructure

Contributions

Contains Fact sheetsWill shortly have a Fee Estimation Toolavailable