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Project Schedule and Development Contribution Plan for DCP1a – Margaret River Cultural Centre Redevelopment

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DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – MARGARET RIVER CULTURAL CENTRE (DCP1a) Project Description A major redevelopment and refurbishment of the over 30 year old existing Margaret River Cultural Centre and adjacent sporting facilities to meet contemporary standards of comfort and ambiance and provide a multi-purpose venue which can attract and host a variety of community events, entertainment, arts activity, meetings, incentives, conferences and expos. In summary the project will provide:

A modern, air conditioned 310 seat theatre with up to date technical equipment.

A flexible multi-purpose 243m² multi-purpose community usage/galley/exhibition and conferencing space.

Spacious foyer areas and courtyard for simultaneous pre event and post event functions.

Commercial kitchen and bar servery areas.

Access to an additional 700m² exposition space and major conference dining area in court 3 basketball space.

New offices and storage space and upgraded wet areas.

Refurbished toileting areas and full universal access arrangements throughout the complex. The Centre will provide for local community activities, entertainment, arts and regional tourism events that will enrich the quality of community life and strengthen and diversify the Margaret River Region’s economy. The multi-purpose, refurbished complex will be designed with the purpose of hosting a range of:

Community gatherings, events, celebrations and meetings.

Cultural events, performing arts and festivals.

Visual arts displays and exhibitions.

Cinema screenings and premieres.

Business meetings, expos and conventions.

Indigenous, multicultural and historical events and displays.

Complementary events in conjunction with iconic events such as the Drug Aware Surf Pro, Gourmet Escape, Cape to Cape Mountain Biking and other extreme sporting events.

Support services when required to be used as an emergency evacuation centre for the Margaret River townsite catchment as occurred during the November 2011 Margaret River fires.

Redevelopment is planned for completion in three stages (figure below). Only stages 1 and 2 are planned for construction at present, with stage 3 to be delivered at an unspecified date in the future.


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Stage One Multi Use Space

Re-pitch squash court and wet area roofs to remove industrial box gutter and replace asbestos roof with Colorbond roofing and insulation. Construct covered walkway to car park.

Convert squash courts into multi-purpose gallery/expo/performance/conferencing space of 243m2 divisible by three by retractable acoustic walls and also including relocated 180 seat retractable seating from the main theatre.

Create a connecting foyer between the existing theatre and the newly refurbished multipurpose space created by the squash courts, including new bar/servery facilities.

Construct a new commercial kitchen to service all areas from the central foyer location.

Renovate toilet area and construct new universally accessible toilet, green room, storeroom and rehearsal/conference break-out and future office accommodation area.

Renovate courtyard replacing asbestos roof to number 3 basketball court and courtyard verandah with Colorbond, extend verandah, reclad basketball court façade and create new universally accessible entry to the theatre along the old verandah on the north side of the courtyard.

Stage Two Auditorium

Refurbish theatre and install new technology as per the Stuart report (see section 2.4.3 below)

Install permanent theatre style seating for 310 patrons

Construct new theatre foyer and new northern façade

Refurbish toilets and construct new universally accessible toilet

Create new office space in old kitchen with independent external access doors

Install climate controlled air conditioning to theatre auditorium

Replace asbestos roofing to auditorium and fly tower with Colorbond roofing and insulation

Install PVC Solar Panels on auditorium roof The staged approach will allow for continuous use of the facility with minimum disruption of the performances, meetings, events and functions currently booked for the theatre to be held in the completed stage one, once stage two commences.


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Figure 1. Plan Showing Three Distinct and Sequential Stages


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Need for Infrastructure The Cultural Centre is the primary multi-use community building in the Shire but is inadequate to cater for the current and projected demands of the community. In making improvements to the Cultural Centre and adjacent sporting facilites the objective is to create a multi-purpose facility that will be designed to meet the foreseeable needs of the growing community, and at the same time contribute to the local economy. Plans for redevelopment include retention of portion of the existing structure, with modifications required to ensure:

Capacity upgrades to deal with larger events/community meetings. It is evident that in peak events the existing facility is insufficient to meet increased needs of a growing population, as evidenced in the November 2011 bushfires. Redevelopment will provide for:

o Additional capacity. o Rectification of design issues to create a modern complex appropriate to user needs. o Addressing unacceptable disability access arrangements. o Providing adequate administrative facilities. o Removing degraded asbestos roofing and cladding. o Providing modern catering facilities. o Upgrading inappropriate toilet and washroom facilities. o Improved storage facilities/capacity.

Estimate of Costs Cost estimates for the project have been undertaken by Wilde and Wollard quantity surveyors (July 2015). The total project cost is estimated at $6.221m, as at 2015, or $6,470,247 in 2016 with the cost estimate provided from conceptual drawings prepared by Wilcox Designs in 2015. The cost estimates and funding assumptions for the project are incorporated into the table below. It is assumed that initial stages of the project will commence in 2016. Current funding assumptions are that a total of $4,421,391 million, in 2016 dollars, will be achieved from grants. This will enable Stages 1 and 2 to be completed. Pre-construction works of $772,000 are being completed in 2015 including internal theatre fly tower and lighting upgrades and the upgrading of power from a 300kva system to a 1,000 kva system. Additional funding of $1,650,000 will be provided from municipal funds and developer contributions, making an anticipated Shire and leveraged funds contribution of $2,572,000. Developer contributions will be utilised to fund $1,081,600 in 2016 dollars, to be financed by a Treasury Corporation Loan over 15 years at a fixed interest rate requiring repayments of approximately $90,000 per annum, plus a transfer from the Community Facilities Reserve of $568,891. The project will recycle existing buildings as a further Shire contribution to the project. In Stage 1 these buildings constitute a fair value of $843,500 and a replacement value of $2,275,500 comprising the squash courts and adjacent toilets, former crèche and offices. In Stage 2 the buildings to be redeveloped have a fair value of $2,410,000 in the case of the Cultural Centre, or a replacement value of $6,500,000. The valuations were provided by Griffin Valuation in 2013-14 in accordance with accounting standards.


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Table 1. Cost Estimates


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Catchment and Nexus As the primary community building in the Shire the Cultural Centre draws users from a Shire wide catchment, providing that a proportional share of future development costs should be spread against growth throughout in the Shire. In determining an appropriate charge on future development, the following are relevant factors:

There will be a retained value in the components of the existing structure that are incorporated within the improved facilities. Stage 1 – the squash courts, adjacent toilets, former crèche and offices have a fair value of $843,500 and a replacement cost of $2,275,500. Stage 2 - The Cultural Centre currently has a fair value of $2,140,000, or a replacement cost of $6,500,000 (Griffin Valuation, 2014).

The benefits of a substantial redevelopment of the Cultural Centre are expected to accrue for a significant period of time with the building having a useful life in excess of 50 years. Owing to the significant investment required, scale of development and significance of the facility for servicing future residents the development contribution plan will assume funding over a 15-year period as a charge on development. The intention is to forward fund construction by way of loan funding a proportion of development, incorporating the costs of borrowing into future contribution requirements.

Based on an assumed contribution plan timeframe of 15 years and projecting WA Tomorrow population growth rates over the DCP timeframe from 2015 to 2030 expected population growth at the Shire wide catchment is anticipated to be 5,481 persons1. This equates to 2,628 new households/lot demand over that timeframe.

The proportion of growth through 2015 to 2030 in relation to total population as at 2030 is 27%. Incorporating works funded in 2015 ($772,000 – see Table 1 above) the total project cost equates to $7,242,247. With $4,421,391 of the project to be funded from grants, a $1M allocation to growth (at today’s December 2015 value) has been assumed a reasonable proportion of the total project, and reflects just under 15% of the total project cost, considerably less than the 27% growth in population through this time. In addition, a proportion of the fair value of the retained components of the existing Cultural Centre at $3M represents a significant investment from the existing community.

As the project is proposed to be forward funded by way of a loan the costs of capital have been incorporated into contribution requirements. WA Treasury rates indicate that a $1.04M loan as at 2015, over a 15 year period, would equate to $1,565,040.

Funding Assumptions in Long Term Financial Plan At present the funding assumptions in the LTFP for the Cultural Centre require review to incorporate the latest assumptions. Development Contribution Plan (DCP to be included in Local Planning Scheme No. 1)

Scheme Reference DCP1a

Development Contribution Area DCA1

Relationship to Planning Instruments Redevelopment of the Cultural Centre is identified in the Shire’s Long term Financial Plan, the Shire’s Corporate Plan, the Community Infrastructure Plan and the Supertown Growth Plan.

Infrastructure and Administrative Items to be Funded

The items to be funded from this DCP are a proportional share of Stages 1 and 2 of the redevelopment of the Margaret River Cultural Centre at Wallcliffe Road, Margaret River, as identified in the Wilcox and Associates drawings of 2015 and includes: Stage One Multi Use Space

1 Using an estimated resident population of 14,200 as at June 2015 and projected population of 19,681 as at 2030.


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Re-pitch squash court and wet area roofs to remove industrial box gutter and replace asbestos roof with Colorbond roofing and insulation. Construct covered walkway to car park.

Convert squash courts into multi-purpose gallery/expo/performance/conferencing space of 243m² divisible by three by retractable acoustic walls and also including relocated 180 seat retractable seating from the main theatre.

Create a connecting foyer between the existing theatre and the newly refurbished multipurpose space created by the squash courts, including a new bar/servery facilities.

Construct a new commercial kitchen to service all areas from the central foyer location.

Renovate toilet area and construct new universally accessible toilet, green room, storeroom and rehearsal/conference break-out and future office accommodation area.

Renovate courtyard replacing asbestos roof to number 3 basketball court and courtyard verandah with Colorbond, extend verandah, reclad basketball court façade and create new universally accessible entry to the theatre along the old verandah on the north side of the courtyard.

Stage Two Auditorium

Refurbish theatre and install new technology as per the Stuart report (see section 2.4.3 below)

Install permanent theatre style seating for 310 patrons

Construct new theatre foyer and new northern façade

Refurbish toilets and construct new universally accessible toilet

Create new office space in old kitchen with independent external access doors

Install climate controlled air conditioning to theatre auditorium

Replace asbestos roofing to auditorium and fly tower with Colorbond roofing and insulation

Install PVC Solar Panels on auditorium roof Cost estimates include:

Planning and design.

Partial demolition and reconstruction.

Landscaping.

Project management and administrative fees associated with construction.

Method of Calculating Contributions The Local Government’s Community Infrastructure Plan and Development Contribution Plan report identify the need to improve the Cultural Centre to cater for future growth. The contributions outlined in this plan have been derived based on the proportional need for facilities generated by growth through the period of operation of the Plan. This calculation includes recognition of the residual value of the retained components of the existing Cultural Centre; and excludes a component of future usage that will be generated by development outside of the Shire. In this regard the proportion of usage for conference purposes are anticipated to be funded through grant income.

Period of Operation 15 years


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Priority and Timing This is the highest ranking community project in the DCA1 catchment, it is anticipated to commence development in 2016/2017.

Review Process This DCP will be reviewed following the outcome of relevant grant funding applications, and periodically in line with the balance of cost reviews undertaken for Development Contribution funded projects.

Project Total Project Cost DC for Catchment Non-DC Funding Divisor Cost Per Lot and/or Dwelling

Cultural Centre Redevelopment $6,470,247 $1,565,040 ($1.081M loan funded over 15 years)

$5,389,247 (grants and donations and municipal funds)

2,534 $617.62

Project Schedule and Development Contribution Plan for DCP1b – Gloucester Park Capacity Improvements 9

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – GLOUCESTER PARK (DCP1b)

Project Description

Master-planning for the long term development of Gloucester Park has allocated space for activities and identified facility improvements that are required to improve capacity and efficient use of the primary sporting facilities in the Shire. Gloucester Park is the primary sporting facility in the Shire and is at capacity in peak periods. Demand for use is exceeded for several sports. In addition, elements of improvements to infrastructure will improve the capacity for use, such as drainage, access and parking improvements. Need for Infrastructure The infrastructure required will provide the community and visitors with fit-for-purpose, accessible and safe facilities to conduct sporting and leisure activities. Improvements were originally identified through the Shire’s Community Facility Plan (Creating Communities, 2012). The preparation of a Masterplan for Gloucester Park was prepared as a component of the Shire’s Community Facilities Plan (Creating Communities, 2012). The Masterplan prepared through this process was then revised through further discussions with key user groups and the timing of projects aligned with growth projections and funding opportunities under the Shire’s Long Term Financial Plan. Several projects under the Masterplan have been completed using other funding opportunities including portion of the Shire’s 2013 Royalties for Regions Country Local Government Fund allocation. The final version of the Masterplan is included below.

Preparation of the Masterplan review The review of the Masterplan was undertaken with the following objectives:

Review user group needs in the context of projected growth for the Shire.

Identify modifications to the existing Masterplan to reflect future requirements of user groups.

Optimise use of existing facilities where possible through co-location and shared of use of facilities.

Update Masterplan and prepare an outline business case including schematic sketches of key facilities (plans and elevations only) and high level cost estimates.

Retain bushland setting.

Ensure remediation of key infrastructure deficiencies. Current condition of Gloucester Park The Gloucester Park precinct is intensively used by a range of clubs and for events. As a result the precinct ranges in condition. A number of factors are important to consider in the context of the Masterplan review, these include:

Recycled water is used for irrigation; there is a plentiful supply of treated waste water for the facility.

The precinct is not entirely connected to sewage.

Turf in some areas subject to compaction.

Access is currently though mostly unsealed roads and parking.

Lighting and drainage is poor on Western Oval.

Signage and safety needs a ‘whole of site’ approach.

Through traffic needs to be better managed.

The potential Lower Western Oval is undeveloped and is currently utilised as a dog exercise area. Also accommodates occasional camping and overflow parking.


Distribution of and design of playgrounds requires a comprehensive approach.

Competition between different user groups for shared space. User groups at Gloucester Park The components of the precinct and user groups that occupy the various facilities are outlined in the Table below.

Facility usage and current projects

Facility User Groups Current projects

Civic Centre Shire of Augusta Margaret River Nil

Cultural Centre Arts Margaret River Redevelopment new conference centre, theatre upgrade and display space.

Margaret River Recreation Centre

Margaret River Basketball Association

Margaret River Netball Association

Margaret River Underwater Hockey Club

Rollerblading/roller derby

Squash (3 courts)

Extension housing an additional two indoor courts (outside DCP timeframe)

Tennis courts and pavilion Margaret River Tennis Club

Leeuwin Gropers Rugby Club (share club and change facilities)

Playground, BBQ area and additional four courts (independently funded)

Main Oval Augusta Margaret River Football Club (AFL) Nil

Western Oval Margaret River Hawks Cricket Club

Football Margaret River (Soccer)

Margaret River Hockey Club

Nil

Lawn Bowl rinks and pavilion Margaret River Bowling Club Nil, rinks recently refurbished

BMX track Margaret River BMX Club Nil

Karate Club Pavilion Margaret River Karate Club Nil

Grassed area between tennis courts and Main Oval

Margaret River Little Athletics Centre Nil

Sheds for Agricultural Show Margaret River Agricultural Society Nil


Skate Park All levels of skating from beginners to advanced levels Planned redevelopment.

Nippers Oval Leeuwin Gropers Rugby Club

Augusta Margaret River Junior Football

Football Margaret River (Soccer) - training

Nil

Lower Western Oval Margaret River Dog Obedience School Nil

Meetings were held with key community sporting club groups to gain an insight into the various club requirements, the issues and projections for future sporting trends along with priorities for improvement within the club. Participation rates are an important factor when determining trends for the need of future facilities.

As many of the clubs using Gloucester Park draw members and participants from a district catchment, their participation rates can be used to establish the broader future need for facilities in the Margaret River district catchment. A summary of their feedback is included in the Table below.

Feedback from Shire of Augusta Margaret River Sporting Groups

Sporting Group Current facility utilised Participation rates and usage

Issues Key outcomes and priorities

Margaret River Hockey Club

Western Oval

62 Seniors

52 Juniors

Hockey club travelling to Busselton to play each week

Hockey field not always available due to the use of other sports.

Use Western Oval as a training facility for juniors only due to preference for training on synthetic surface

Opportunity to provide new hockey facility double sided pavilion shared with soccer and cricket

Synthetic playing surface is required to ensure player development and competitiveness. Would allow competition games to be held in Margaret River and develop a home base.

Margaret River Hawks Cricket Club

Western Oval and Pavilion 35-40 active members

50-60 part time members

Cricket oval never watered

Some pre-season training in Rec Centre

Cricket club nets need to be extended.

Spectator area with deck and shading.

Current share pavilion with soccer and also willing to share with hockey.


Sporting Group Current facility utilised Participation rates and usage

Issues Key outcomes and priorities

Margaret River Football Club

Main Oval

Club Rooms hired from Shire

Change Rooms in Margaret River Recreation Centre used by opposition team

380 members

250 senior male

90 junior male

20 junior female

Willing to share with soccer , little athletics.

Club requires additional change rooms for visiting teams and officials.

DSR have a preference for boutique style ovals with low perimeter fencing (900mm) to encourage broader community use.

Spectator area with deck and shading

Margaret River Tennis Club

Tennis Courts and Pavilion

210 adults

60 juniors

Junior training program 3days/week

Night pennants at capacity

Shift to more family oriented facilities

Clubroom recently refurbished and courts resurfaced

More storage required

4 additional courts required ($250K)

Sewage link up to mains possible to free up space

Football Margaret River

Western Oval and Pavilion

Nippers Oval for training

40 seniors

250 juniors

Game days 460+ along with families

Year round sport

Membership at capacity due to limited playing area

Willing to share with hockey

Poor drainage of oval and lighting inadequate

Change room facilities require upgrade

Parking and access needs upgrade

Home and away facilities needed.

Additional playing field required

Leeuwin Gropers Rugby Club

Nippers Oval and tennis pavilion

Main Oval for training

20 to 40 members

Generally happy with existing arrangements

Growth sport with potential for increase in member numbers

Spectator area with shelter

Agricultural Society

Permanent facilities adjacent to Lawn Bowls other areas of Gloucester Park used 1/year

Regional visitation Willing to share site with farmers market

Existing facilities need to be upgraded/demolished

Opportunity to share site with farmers market


Summary findings from consultation:

Facilities on Gloucester Park are at capacity additional playing fields needed to serve existing community.

Maintenance of turf for high levels of use requires rigorous maintenance regimes, good quality infrastructure and machinery.


Participation rates are high in soccer and AFL football, there is a high latent demand for hockey especially at junior level based on interest expressed at local schools.

Hockey playing fields required.

Clubroom facilities shared between hockey, soccer and cricket.

Additional soccer facilities needed in another location, such as district level reserve in Rapids Landing.

Comprehensive irrigation, servicing and drainage plans needed for precinct.

Comprehensive traffic and parking study needed to manage through traffic and on-site requirements.

Signage and safety need to be reviewed across the precinct.

Lighting needed on Western Oval.

Football (AFL) facilities require upgrade.

The reserves are used for overflow parking and emergency logistics.

Additional tennis courts (4) required in the long term subject to new little athletics facilities.

Catchment and Nexus

As discussed, Gloucester Park, as the primary recreational facility in the Shire, draws from a Shire wide catchment. The improvements identified in the Masterplan are to facilitate greater use of the facility through provision of new services, expansion and upgrading, or renewal of inadequate infrastructure. The existing facilities represent a substantial resource investment. It is also relevant that other funding sources are available by way of grants and that existing key user groups would benefit from updated facilities and support a proportional contribution to improvements. The apportionment of capacity improvements is therefore split between new growth, municipal funds (general revenue), grants and other contributions.

Estimate of Costs

The Masterplan reflects the schedule of amendments outlined the table below, refined through further consultation and inclusion of Council funded projects in the Long Term Financial Plan. This table only includes key improvements that are to be funded or assisted by the Shire. Costs have been estimated by the Shire’s Infrastructure staff, or in the case of the Hockey Pavilion, by qualified Architects through the preparation of the Community Facilities Plan (2012). Key elements include:

A new shared hockey/soccer playing field and shared pavilion.

Minor changes to the road network between Western Oval and the new playing field.

Redevelopment of the AFL pavilion at Main Oval.

Covered area for spectators at Nippers Oval.

Overflow parking.

Upgraded infrastructure including revisions to the road network and new drainage infrastructure.

Pedestrian infrastructure.


Items to be revised in LTFP

Year Project Priority

Renewal

New Service Expansion

Upgrade

Total Capital Program

Gen. Revenue

Developer Contributions Other Funding

2015-16 GP Mains Supply Electricity 358,000 358,000 158,000

200,000 (Western Power)

2015-16 Gloucester Park drainage (between Bowling Club and Rec Centre)

100,000

100,000

100,000

2016-17 Gloucester Park – New Lower Western Oval

420,000 420,000

170,000 125,000

125,000 (CSRFF)

2016-17 Gloucester Park – Lower Western Oval Drainage 250,000 250,000 150,000

100,000 (CSRFF)

2017-18 GP Sport playing fields Expansion – Lower Western Oval Lighting 250,000 250,000 125,000 125,000

2017-18 GP Footy Club Changeroom 200,000 200,000 200,000(CSRFF + other conts)

2018-19 Gloucester Park - roads and car parking – Western Oval to Bowling Club

250,000 250,000 250,000

2019-20 Gloucester Park - roads and car parking – Western Oval to Station Road 250,000 250,000 250,000

2020-21 Gloucester Park - roads and car parking – Karate Club/BMX Club road 250,000 250,000 250,000

2020-21 Gloucester Park Signage 50,000 50,000 25,000 25,000

2021-22 GP Soccer/Cricket/Hockey clubs pavilion 200,000 227,540 100,000 127,540(CSRFF + other conts)

2022-23 GP Rugby/Tennis Club Pavilion 92,460 92,460 - 60,000 32,460(CSRFF + other conts)

2022-23 GP Extend Cricket Club Nets 30,000 30,000 15,000 15,000(club contributions)

2022-23 Gloucester Park Landscaping 200,000 200,000 100,000 100,000

2023-24 Gloucester Park Pathways 200,000 200,000 100,000 100,000


2023-24 Gloucester Park Trails 90,000 90,000 30,000 60,000(CSRFF + other conts)

2024-25 GP Upgrade Lighting to WAFL standard - - -

2014/15 – 2025/26 Totals 3,218,000 1,678,000 680,000 860,000

Estimate of Costs The total project cost is estimated at $3,218,000 as at 2015 with the cost estimate subject to escalation with inflation through time in the LTFP process. Funding Assumptions in Long Term Financial Plan At present the funding assumptions in the LTFP for Gloucester Park require review to incorporate the latest assumptions. Development Contribution Plan (DCP to be included in Local Planning Scheme No. 1)

Scheme Reference DCP1b


Relationship to Planning Instruments Redevelopment of Gloucester Park is identified in the Shire’s Long term Financial Plan, the Shire’s Corporate Plan and the Community Infrastructure Plan.


Proportional share of increasing capacity at the Gloucester Park recreation area, including:

Gloucester Park drainage (between Bowling Club and Rec Centre)

Gloucester Park – Lower Western Oval Drainage

GP Sport playing fields Expansion – Lower Western Oval

Gloucester Park Signage

GP Soccer/Cricket/Hockey clubs pavilion – Additional change room facilities to northern side of Pavilion – single storey, change area and adjoining showers and toilet

GP Rugby/Tennis Club Pavilion – Additional undercover area on western side of Pavilion

GP Extend Cricket Club Nets

Gloucester Park Landscaping

Gloucester Park Pathways

Gloucester Park Trails

Method of Calculating Contributions The Local Government’s Community Infrastructure Plan and Development Contribution Plan report identify the need to improve Gloucester Park to cater for future growth. The contributions outlined in this plan have been derived based on the proportional need for facilities generated by growth through the period of operation of the Plan. This calculation excludes:


The demand for additional facilities created by the existing community, to be funded through general revenue (projected at 50%).

The ability to secure grant funding for substantial improvements that will benefit existing and future users.

Future usage – the proportion of usage that will be generated by development outside of the development plan timeframe.

Period of Operation 10 years – as a District level facility the level of improvements are significant.

Priority and Timing This is the second highest ranking community project in the DCA1 catchment, it is anticipated to commence development in 2015.



Gloucester Park $3,218,000 $680,000 $2,538,000 1,632 $416.66

Project Schedule and Development Contribution Plan for DCP1c – Margaret River Youthspace

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DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – MARGARET RIVER YOUTHSPACE (DCP1c) Project Description The Margaret River Youthspace is designed as a unique, iconic and site responsive multipurpose, multigenerational facility that aims to complement the existing uses and facilities of the Margaret River Youth Precinct. This iconic facility will be the central hub for the youth and wider community of the Shire of Augusta Margaret River. As part of the current engagement CONVIC consultants, on the Shire’s behalf, undertook an assessment of the current Skate and BMX facility at Margaret River as part of the redevelopment of the site. The facility was assessed according to function and condition using the assessment system outlined in the Site Assessment Report (July 2013). The facility is showing signs of significant wear due to its age. Overall wear and tear and poor surface condition impact on the safe use and overall structural integrity of the concrete. This impact affects traction and presents a hazard to participants utilising the facility. The facility is planned for replacement and expansion to meet with current and foreseeable community needs for the youth space, particularly as this precinct has been provisioned to act as a central Youth Space with the Zone Room, public toilets and the skate / BMX facility. The location of the skate facility is critical in ensuring the future success of this important community asset. In particular the site should have the capability to: • Create a centralised hub for young people and facilitate users. • Allow users of different ages to interact with each other. • Allow users of different abilities to learn from each other. • Create strong links with other existing community facilities. The Youthspace is located on Wallcliffe Road, next to the Shire of Augusta Margaret River offices. The space is currently used as a programmed activity node with the existing skatepark, covering approximately half of the site, and an informal recreation area utilised by the ‘Zone Room’ and Scout Hall. A number of established trees flank the internal service roads and existing skatepark banks. The Youthspace site presents an opportunity for the Shire of Augusta-Margaret River to develop the precinct to create a dynamic and activated community hub, offering recreational and social experiences for all members of the community, from day to day usage to community centred activities and events. The project is fully described below. Need for Infrastructure The Margaret River Youthspace is an integrated community focal point that is currently completely degraded in part and is inadequate in capacity to cater for the current and projected demands of the community. In making improvements to the Youthspace the objective is to ensure a multi-purpose facility that will be designed to meet the foreseeable needs of the community, and at the same time contribute to the local economy. The Youthspace area provides a significant facility for visitors to the region and portion of the need/demand for the facility accrues from outside the region. Plans for redevelopment include retention of some of the existing facilities, and redevelopment includes two stages as follows:


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Stage 1:

o Zone room breakout space;

o Half-court basketball;

o Unique skateable features;

o Snake run;

o Mini ramps;

o WSUD landscaping.

Stage 2:

o Connection paths and entry plazas;

o Unique skateable features;

o BBQ’s;

o Shade structures;

o Turf mounding to compliment stage area;

o WSUD landscaping.

Estimate of Costs The total project cost is estimated at $1.677M, as at 2015, with the estimate provided by experienced youth space designers CONVIC. The cost estimates and funding assumptions for the project are incorporated into the table below. It is assumed that the project will commence in 2017/18. Catchment and Nexus As the primary youth facility in the Shire the Youthspace is considered to have a Shire wide catchment, providing that a proportional share of future development costs should be spread against growth throughout in the Shire. In determining an appropriate charge on future development, the following are relevant factors:

There will be a retained value in the components of the existing area that are incorporated within the improved facilities.

The benefits of a substantial redevelopment of the Youthspace are expected to accrue for a significant period of time.

Based on an assumed contribution plan timeframe of 10 years and projecting WA Tomorrow population growth rates over the DCP timeframe from 2015 to 2025 expected population growth at the Shire wide catchment is anticipated to be 3,452 persons2. This equates to 1,632 new households/lot demand over that timeframe.

The proportion of growth through 2015 to 2025 in relation to total population as at 25 is around 20%. With recognition of a conservative allocation of value of existing facilities 25% of the cost of the project has been allocated to future growth, with a proportion funded through grants in recognition of the level of demand that accrues from outside the Shire (and the value of the future facility to visitors).

2 Using an estimated resident population of 14,200 as at June 2015 and projected population of 17,652 as at 2025.


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Funding Assumptions in Long Term Financial Plan At present the funding assumptions in the LTFP for the Margaret River Youthspace require review to incorporate the latest cost assumptions. The project is anticipated to commence in 2017/18 utilising $350,000 of loan funding to be repaid from general revenue over time. Development Contribution Plan (DCP to be included in Local Planning Scheme No. 1)

Scheme Reference DCP3


Relationship to Planning Instruments Redevelopment of the Youthspace is identified in the Shire’s Long term Financial Plan, the Shire’s Corporate Plan and the Community Infrastructure Plan.


The items to be funded from this DCP are a proportional share of Stages 1 and 2 of the redevelopment of the Margaret River Youthspace at Wallcliffe Road, Margaret River, as identified in the COVIC drawings of 2014 and includes:

Stage 1: o Zone room breakout space; o Half-court basketball; o Unique skateable features; o Snake run; o Mini ramps; o WSUD landscaping.

Stage 2: o Connection paths and entry plazas; o Unique skateable features; o BBQ’s; o Shade structures; o Turf mounding to compliment stage area; o WSUD landscaping.

Cost estimates include:

Planning and design.

Partial demolition and reconstruction.

Landscaping.

Project management and administrative fees associated with construction.

Method of Calculating Contributions The Local Government’s Community Infrastructure Plan and Development Contribution Plan report identify the need to improve the Margaret River Youthspace to cater for future growth, and given the existing facility is at the end of its useful life. The contributions outlined in this plan have been derived based on the proportional need for facilities generated by growth through the period of operation of the Plan, and recognising the existing benefits that accrue from the retained infrastructure in the Youthspace complex. This calculation excludes:


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The residual value of the retained components of the Youthspace;

Future usage – the proportion of usage that will be generated by development outside of the planning period.


Priority and Timing This is the third ranking community project in the DCA1 catchment, it is anticipated to commence development in 2017/18.



Margaret River Youthspace $1,677,160 $350,000 $1,327,160 1,632 $214.46

Project Schedule and Development Contribution Plan for DCP2a – Margaret River Path Improvements 23

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – MARGARET RIVER PATH IMPROVEMENTS (DCA2a) Project Description Improvements to the path network in Margaret River are an integral component of providing infrastructure necessary to support population growth. In particular this includes pedestrian and cycling opportunities to support an integrated approach to future transport needs. A full analysis of the future transport requirements for the Margaret River townsite have been undertaken through preparation of the Margaret River Integrated Transport Strategy ‘ITS’ (GHD, 2012). Contribution requirements for footpaths within DCA2a relate to identified areas of infill development and are a proportional share of upgrading infill related footpaths in the Margaret River townsite. That proportion is relative to the expected amount of infill development over the ten year planning period. The Shire has also prepared a Path Plan for each townsite as at 2015. Infill related footpaths are identified below in the excerpt from the 2015 Path Plan. Need for Infrastructure Margaret River is an international destination that experiences a high volume of tourists each year. This combined with the forecast growth means that the number of people walking throughout the centre of the townsite is high and will increase. Improvements to the Margaret River town centre will create an environment that is welcoming to pedestrians. The ‘Central Area Path Strategy’ from the ITS notes improvements are required to support the objectives of modal shift and accessibility: The central area benefits from a decent pedestrian network and the centre of the core area can be accessed within a five minute walk, approximately 65% of the 400m radius can be accessed using the existing footpath network. There are opportunities to improve this network further through improved path widths, improved path quality, and provision of footpaths on both sides of the roads. In general terms the Shire provides and maintains a suitable path network to provide for the needs of residents. Individual developers are required to provide suitable pedestrian and cycling infrastructure within the various subdivisions that are being undertaken. The need for contributions arises when ownership within a development area is fragmented and the Shire needs to coordinate the provision of infrastructure or where there are gaps in the connection of separate development areas and so infrastructure is required outside a particular subdivision/development. The ITS has identified a desired future path network for the Shire which is identified in Figure 1 below. The path network is generally identified in this plan, however, there are also further improvements required as a consequence of individual development that can be identified through more site specific detailed analysis, undertaken at the subdivision and development stage.


Figure 1. Margaret River Path Plan (Shire, 2015)


Catchment and Nexus The identified catchment for Margaret River path improvements is identified as relating to areas of infill development within the town centre, that is, sites identified for future grouped dwelling development generally in the R30/40 zone. All other footpaths are required either entirely as a consequence of one development or as a component of roads built within a specific area of subdivision. Developments generating a demand for pedestrian infrastructure (generally grouped dwelling development) generate demand for path improvements in the town centre. For simplicity the proportion of demand is to be calculated based on the assumed proportion of the increase in population arising from a particular development. Estimate of Costs The current estimate of costs is based on the infill related paths in the Shire’s Path Plan, which for the Margaret River Townsite is as follows:

No Town/Location Section Side Material Length Width Area Rate Cost Shire Grant DCP Developer

Margaret River

1 Bussell Hwy High School to University Campus West Concrete

121 2 242 150 36300 18150 0 18150 0

2 Bussell Hwy John Archibald Drive roundabout East Concrete

190 2 380 150 57000 28500 28500 0 0

3 John Archibald Drive Bussell Hwy to Perimeter Road TBA Concrete

2226 2 4452 150 667800 0 0 0 667800

4 Stewart Street Tunbridge Street to creek TBA Concrete

252 2 504 150 75600 37800 0 37800 0

5 Le Souef Street Willmott Avenue to Churchill Avenue East Concrete

317 2 634 150 95100 95100 0 0 0

6 Churchill Avenue Le Souef Street to Townview Terrace South Concrete

122 2 244 150 36600 36600 0 0 0

7 Elva Street Forrest Avenue to Willmott Avenue East Concrete

201 2 402 150 60300 60300 0 0 0

8 Higgins Street Townview Terrace to Bussell Hwy South Concrete

130 2 260 150 39000 19500 0 19500 0

9 Bussell Hwy JahRoc to Old Settlement East Concrete

164 2 328 150 49200 24600 24600 0 0

10 Bussell Hwy Rotary Park to Motel East Concrete

85 2 170 150 25500 25500 0 0 0

11 Rosa Brook Road Leschenaultia Avenue to Bussell Hwy North Concrete

110 2 220 150 33000 33000 0 0 0

12 Wilkes Road Rosa Brook Road to Wadandi Track TBA Concrete

325 2 650 150 97500 97500 0 0 0

13 Rosa Brook Road Extend existing path east to Darch

Road North Concrete

740 2 1480 150 222000 0 0 0 222000

14 Clarke Road/Boodjidup Road

Acer Place to Bussell Hwy North Concrete 590

2 1180 150 177000 88500 0 88500 0

15 Clarke Road Acer Place to Station Road East Concrete

170 2 340 150 51000 0 0 0 51000

16 Station Road Caravan Park frontage West Concrete

89 2 178 150 26700 0 0 0 26700

17 Mann Street Across Wadandi Track to Hermitage

Drive North Concrete

264 2 528 150 79200 39600 0 0 39600

18 Ashton Street Railway Terrace to bend North Concrete

625 2 1250 150 187500 93750 0 0 93750

19 Ashton Street Frontage of Lots 1-3 & 12-13 West Concrete

480 2 960 150 144000 0 0 0 144000

20 Boodjidup Road Kinsella Road to Clarke Road North Concrete

0 2 0 0 0

21 Tingle Avenue Hillier Drive to Forrest Road West Concrete

200 2 400 150 60000 30000 0 0 30000


22 Beech Drive John Archibald Drive to Jacaranda Crescent

East Concrete 137

2 274 150 41100 41100 0 0 0

23 River Heights Road Settlers Retreat to Willmott Avenue East Concrete

73 2 146 150 21900 10950 0 10950 0

24 Boodjidup Road Auger Way West to Kinsella Road South Concrete

0 2 0 150 0 0 0 0 0

Sub-total

2283300 780450 53100 174900 1274850

Path costs are estimated using a lineal rate, with site specific allowance made for local conditions. Funding Assumptions in Long Term Financial Plan There are various specific path improvement programs identified in the Long Term Financial Plan. Contributions will fund a proportional share of improvement projects identified in the LTFP, which relate to the Shire’s path plan. Development Contribution Plan (DCP to be included in Local Planning Scheme No. 1)

Scheme Reference DCP2a

Development Contribution Area DCA2a (portion of DCA2 relating to infill development in the Margaret River townsite)

Relationship to Planning Instruments Path improvements are identified in the Shire’s Long Term Financial Plan, the Integrated Transport Strategy and the Shire’s Path Plan.


The items to be funded from this DCP are a proportion of the infill related path infrastructure identified in the Shire’s Path Plan (2015).

Method of Calculating Contributions Applies to infill development/grouped dwellings only. Calculations are based on a proportional share of infill related path infrastructure identified in the Shire’s Path Plan, as follows:

The cost of providing infill related footpath infrastructure is identified in the Shire’s Path Plan. The total cost allocation for these paths is extracted from the ten year budget allocation in the Long Term Financial Plan.

The proportion of new infill dwellings anticipated within the ten year planning period is estimated.

The total estimated cost of infill path improvements is divided proportionally by the number of expected infill related dwellings expected over the ten year planning period.


Priority and Timing Projects will be undertaken when sufficient funding is available as identified in the Shire’s Long Term Financial Plan

Review Process Annually

Project Total Project Cost DC for Catchment Non-DC Funding Cost Divisor Cost Per Lot and/or dwelling

Margaret River Path Infill Improvements

$2,283,300 annually over ten years)

$174,900 $2,108,400 $174,900 145 (infill dwellings)

$1,206.21

Project Schedule and Development Contribution Plan for DCP2b – Station Road Stormwater Improvements 27

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – STATION ROAD STORMWATER IMPROVEMENTS (DCP2b) Project Description Stormwater infrastructure within the Station Road drainage catchment is currently inadequate to provide for the total future demands from redevelopment of the catchment area. The Station Road Stormwater Improvement Project provides for necessary improvements to infrastructure including the creation of bio-retention basins to delay and treat stormwater prior to discharge to the Margaret River High School land and upper tributary of the Darch Brook. Need for Infrastructure The stormwater drainage catchment currently discharges into an open swale on the east side of Station Road and then along a perennial watercourse through the Margaret River High School. Redevelopment of undeveloped/underdeveloped sites in the catchment area has increased stormwater flows to a level that exceeds the capacity of this existing drainage system. The existing open swale drain also causes erosion where it discharges into the High School farm. Pollutants in the run-off also have the potential to contaminate the School’s dam, which is fed by the watercourse. Stormwater flows will be increased by further subdivision or development of lots that are currently vacant (i.e. undeveloped) or redevelopment of underutilised lots to more intensive use. The current drainage system therefore requires upgrading to accommodate future flow increases and to remove pollutants, representing Water Sensitive Urban Design principles. An original contributions scheme was partially implemented under a previous planning policy, resulting in the collection of $76,000 toward implementation of the previous scheme. This scheme involved contributions to the provision of two 1,000m2 bio-retention basins to improve the quality of stormwater being discharged into the watercourse on the Margaret River High School’s farm. Prior to preparation of Amendment 35 further review of the scheme was undertaken. The two lineal basins proposed in the Doyle Place reserve were modified to be a single basin within Reserve 51577. Further design of the basin was undertaken and the cost estimates revised. Catchment and Nexus The catchment and associated land is identified as DCA2a in the Scheme Maps. The lots included within the catchment and their respective contribution towards the demand for new infrastructure, evident in projected development potential, is identified below. Estimate of Costs The estimate of costs is based on the provision of a single bio-retention basin within Reserve 51577, of $220,000 as at 2015. Costs have been apportioned based on estimated full development providing 80% impervious area as identified below. Contributions currently held have been retained and will be directed towards this revised scheme. Given the timeframe to complete the scheme of 10 years is less than the estimated development timeframe for full development of the contribution area, and that infrastructure is required to service development undertaken through this period, an escalation factor has been applied to contribution requirements. This factor of 1.5 will enable this infrastructure to be established prior to full development of the area.


TABLE 1

Lot No No Street Lot Area (m2) % area Contribution Multiplier Amount Paid Date Paid

21 38-40 Station Road 0.00 0.00% $0.00 $0.00 $12,276.71 27/05/2008

38 2 Station Road 0.00 0.00% $0.00 $0.00 $6,012.36 19/08/2008

256 44 Clarke Road 8,238.00 15.49% $22,292.45 $33,438.67

100 34 Clarke Road 20,133.10 37.86% $54,481.19 $81,721.78

2 7 Acer Place 0.00 0.00% $0.00 $0.00 $15,986.94 Dec-10

74 41 Station Road 2,598.00 4.89% $7,030.32 $10,545.48

52 37 Station Road 2,059.89 3.87% $5,574.17 $8,361.25

16 27 Station Road 1,933.27 3.64% $5,231.53 $7,847.29

14 23 Station Road 1,947.88 3.66% $5,271.06 $7,906.59

13 21 Station Road 2,175.01 4.09% $5,885.69 $8,828.53

11 17 Station Road 0.00 0.00% $0.00 $0.00 $10,430.73 27/11/2009

9 13 Station Road 0.00 0.00% $0.00 $0.00 $10,863.00 28/04/2011

8 11 Station Road 2,138.09 4.02% $5,785.78 $8,678.67

7 9 Station Road 2,131.39 4.01% $5,767.65 $8,651.47

35 8 Station Road 2,140.05 4.02% $5,791.08 $8,686.63

34 10 Station Road 2,132.22 4.01% $5,769.90 $8,654.84

33 12 Station Road 1,834.69 3.45% $4,964.76 $7,447.15

26 26 Station Road 1,909.79 3.59% $5,167.99 $7,751.98

60 16 Station Road 0.00 0.00% $0.00 $0.00 $15,544.00 22/08/2008

1 35 Station Road 1,800.67 3.39% $4,872.70 $7,309.06

46 Station Road $0.00 $0.00 $5,000.00 20/01/2012

TOTAL 53,172.05 100.00% $143,886.26 $215,829.39 $76,113.74 Funding Assumptions in Long Term Financial Plan Station Road stormwater improvements are not currently identified in the LTFP. Future review of the LTFP will give consideration to bringing funding of this project forward and recouping costs through time, which will have corresponding modification the this DCP.


Development Contribution Plan (DCP to be included in Local Planning Scheme No. 1)


Development Contribution Area DCA2b

Relationship to Planning Instruments Area identified for commercial intensification and residential infill through LPS1 zoning.


Stormwater bio-retention basin in Reserve 51577.

Method of Calculating Contributions The estimated cost of the stormwater bio-retention basin is spread over the estimated developable area on lots within the catchment area. This excludes lots that have been recently redeveloped or where contributions have already been paid towards this infrastructure. A factor of 1.5 is then applied to contribution rates to account for the likelihood that projected development will be less than a total build out of the contribution area through the period of operation of the contribution plan.


Priority and Timing As sufficient contribution revenue received.


Project Total Project Cost

DC for Catchment

Non-DC Funding

Divisor Cost Per Lot and/or Dwelling

Station Road Stormwater Improvements $220,000 $143,886 Nil per m² of impervious area As identified in Table 1

Project Schedule and Development Contribution Plan for DCP2c – Kevill Road RR15 Area

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DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – KEVILL ROAD RR15 AREA (DCA2c)

Project Description

The RR15 Rural Residential area at Kevill Road East, Culhane Road and Ironstone Place provides for the resubdivision of existing rural residential lots from around 3ha to around 1ha each. This area has been subject to the preparation of several Detailed Area Plans that collectively set the framework for future resubdivision. Resubdivision also introduces additional pressure on the road network which requires upgrading of approximately 1.6km of Kevill Road East from Wallcliffe Road north, improving the road from approximately 4m in seal width to a 6m bitumen two coat seal with appropriate drainage.

Need for Infrastructure

Through assessment of DAPs guiding resubdivision of the RR15 area it was identified that the current road network was insufficient to provide for future traffic demands, including passing vehicles requiring a 6-metre seal width. Lower order rural residential roads may be adequately serviced with a 4-metre bitumen seal as is the current situation. The creation of 113 lots from the RR15 area will see up to 900 additional daily vehicle movements (discounting existing traffic from lots to be resubdivided). The road network needs to be upgraded accordingly and as a direct result of the resubdivision proposed.

Catchment and Nexus

The catchment is all lots provided with resubdivision potential under the RR15 designation, with the divisor based on the number of lots to be created and so proportional level of demand for new infrastructure. Upgrading requirements in the contribution area have been divided into three distinct sections:

Stage 1: Kevill Road East from Wallcliffe Road to 430m north.

Stage 2: Kevill Road East from 430m north of Wallcliffe Road to the southern extent of Lots 61 and 62 Kevill Road East.

Stage 3: Kevill Road East from the southern extent of Lots 61 and 62 Kevill Road East north to the western extent of Lot 52 Kevill Road East.

Estimate of Costs

Costs have been assessed based on engineering design of the road widening noted above for the three separate areas prepared by TME in 2014. In addition, survey and design fees have been incorporated within contribution amounts. These estimates as at July 2015 total $606,255. The cost estimates for each stage of road improvement are:

Element Cost (incl GST)

Stage 1: Kevill Road East from Wallcliffe Road to 430m north (first 31 lots). $137,634.80

Stage 2: Kevill Road East from 430m north of Wallcliffe Road to the southern extent of Lots 61 and 62 Kevill Road East (next 35 lots).

$154,224.06

Stage 3: Kevill Road East from the southern extent of Lots 61 and 62 Kevill Road East north to the western extent of Lot 52 Kevill Road East (remaining 24 lots).

$314,396.17

Total $606,255.03


31

Contributions have been applied previously through an initial methodology to provide for clearance of around 20 lots in the initial stages of subdivision of the RR15 area, based on differing contribution rates in separate parts of the RR15 area. In the interests of equity throughout the development area a standard contribution rate is set out. As at July 2015 the contribution balance against outstanding costs is as follows:

Cost $606,255.03

Balance required $429,395.05

Lots remaining 72

Cost per lot 5963.82

Funding Assumptions in Long Term Financial Plan At present this work isn’t scheduled in the Shire’s Long Term Financial Plan. Development Contribution Plan (DCP to be included in Local Planning Scheme No. 1)

Scheme Reference DCP2c

Development Contribution Area DCA2c

Relationship to Planning Instruments Resubdivision of the RR15 Rural Residential area is provided for under LPS1 and associated Detailed Area Plan adopted under LPS1.


Upgrading of approximately 1.6km of Kevill Road East from Wallcliffe Road north, improving the road from approximately 4m in seal width to a 6m bitumen two coat seal with appropriate drainage, together with allocation for design and survey of works.

Method of Calculating Contributions Total cost of works divided between the number of new lots provided for under endorsed Detailed Area Plans, with the cost of works reduced by contributions taken as at the initiation of Amendment 35 to LPS1 (16/12/2014).


Priority and Timing Works are to be undertaken in three stages in the following order of priority as sufficient funds are collected:

Stage 1: Kevill Road East from Wallcliffe Road to 430m north.

Stage 2: Kevill Road East from 430m north of Wallcliffe Road to the southern extent of Lots 61 and 62 Kevill Road East.

Stage 3: Kevill Road East from the southern extent of Lots 61 and 62 Kevill Road East north to the western extent of Lot 52 Kevill Road East.

Review Process This DCP will be reviewed periodically in line with the balance of cost reviews undertaken for Development Contribution funded projects.


32


Kevill Road East Road Upgrade $606,255 $429,355 N/A 72 $5963.82 Note: Payment required for all lots - no credit for existing

Project Schedule and Development Contribution Plan for DCP2d – Ashton Street Development

33

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – ASHTON STREET DEVELOPMENT (DCA2d)

Project Description

The resubdivision of the area about Ashton Street in Margaret River is guided by the endorsed Structure Plan for the SPA14 location identified in LPS1. As a consequence of growth and substantial increase in the use of the area numerous infrastructure upgrades are required. In addition, areas of future Public Open Space are identified on the Structure Plan, which will provide a mixed passive recreational function and also serve the purpose of stormwater mitigation. The DCP was updated following consultation on Amendment 35 to:

Spread foreshore costs between all areas; and

Include the increase in lots proposed with the revised structure plan and R5 designation in relation to Lot 2. Specific infrastructure improvements include:

Ashton Street road upgrade – widening of Ashton Street to 6.0m, provision of kerbing, resurfacing and installation of signs and line-marking along the frontages of Lots 1 to 13 (partially completed).

Ashton Street pathway – provision of a pathway along one side of Ashton Street (partially completed).

Ashton Street stormwater drainage – construction of a stormwater drainage system servicing the Ashton Street road pavement between Lots 1 and 13, including swale drain, pipes and pits.

Ashton Street stormwater treatment – construction of a bio-retention basin for the treatment of stormwater from the Ashton Street road pavement.

Ashton Street street lighting – provision of poles and lanterns along Ashton Street to Western Power specifications.

Foreshore Management – preparation and implementation of a foreshore management plan to protect and enhance the Margaret River and Merchant Brook foreshore reserves abutting Lots 2 to 8.

River Access Upgrade – improvements to pedestrian access ways to a compacted gravel standard and on street parking in the Ashton Street Road Reserve adjacent to Lots 2 and 3 (pedestrian access from between Lots 2 and 3, and from the cul-de-sac head in lot 6).

Public Open Space land – land will be ceded at subdivision by the owners of Lots 12 and 13 for the provision of public open space to service the R5 zoned lots within the ODP area.

Public Open Space development – the development of the public open space land including weed control, landscaping, pathways, park furniture and maintenance for a two year period.

Scheme Administration - an allowance for has been made for scheme administration to reflect the Shire’s role in development and ongoing monitoring of the scheme, project management and financial administration.

Need for Infrastructure The need for these infrastructure improvements were identified through assessment of the Structure Plan and the SPA14 area and are reflective of the subdivision design and supporting technical information put forward by the proponent of the Structure Plan. Catchment and Nexus The catchment for these infrastructure items is the area identified as the SPA14 area. The nexus between the infrastructure upgrades and POS requirements were subject to examination through that process. The implications of implementing the potential development under the SPA14 Structure Plan are that around 101


34

additional lots were provided for in the SPA area, significantly increasing the use of the surrounding road network and the requirements for drainage. Due to the fragmented nature of ownership the only mechanism for provision of this infrastructure is through a proportional contributions framework. With respect to the provision of open space, the SPA14 area includes both Rural Residential and Residential R5 zoned lots and only those lots coded R5 has been determined as generating a demand for the provision of open space. The open space requirement totals around 11,681m² and is identified as 2,601m² from Lot 12, and 9,080m² from Lot 13. The value of this land is to be proportionally divided between future R5 lots and reimbursed to the owners of Lot 12 and 13 following creation of open space through subdivision of that land. Estimate of Costs Cost estimates of the infrastructure projects were prepared by a consultant acting on behalf of the proponents of SPA14 Structure Plan and were based on industry rates at that time (June 2009). The value of the land ceded for public open space has been independently assessed by Landgate (December 2009 and April 2010).

The Ashton Street road upgrade, stormwater drainage, stormwater treatment, street lighting and scheme administration have been apportioned between the subdividers on a per lot basis.

At the time that the ODP was prepared, the requirement for provision of open space was applied only to the land zoned R5 within the ODP area and calculated as 5% of the gross area of this land. An area of 11,681m²

was subsequently set aside comprising 2,601m² on Lot 12 and 9,080m² on Lot 13. The owners of these

lots must be compensated for the value of the ceded land, which could otherwise be subdivided and sold. The policy therefore apportions the cost of the land and the development of the open space on the R5 zoned area on a gross subdividable area basis.

The requirement for preparation and implementation of a foreshore management plan has been imposed by the WAPC only on Lots 1 to 7, which directly abuts the Margaret River foreshore. Notwithstanding the upgraded foreshore area can be utilised by any future residents of the entire ODP area and therefore costs should be apportioned to Lots 1-13 accordingly.


35

The values of the projects and the application of these costs to Lots 1 to 13 are summarised in Table 1 below: Table 1. Cost Estimates

Shared Infrastructure Project Project Values

($ excl. GST)

Basis of

Apportionment

Applicable

Lots

Ashton Street - road upgrade 246,822 Per lot All lots

Ashton Street - stormwater drainage 186,814 Per lot All lots

Ashton Street - pathway 97,107 Per lot All lots

Ashton Street – stormwater treatment 20,896 Per lot All lots

Ashton Street - street lighting 34,410 Per lot All lots

Scheme Administration 5,000 Per lot All lots

Sub-total (Shared Infrastructure) 590,849

Foreshore management plan –

preparation & implementation

194,280 Per lot All Lots

River access upgrade 30,750 Per lot All Lots

Sub-total (Foreshore Management) 225,030

POS land 693,851 Gross area R5 zoned land

POS development 90,750 Gross area R5 zoned land

Sub-total (POS) 791,750


36

The apportionment of these costs throughout the DCA are identified in Tables 2, 3 and 4 below as follows, which represent:

Table 2. Cost sharing of infrastructure upgrades, apportioned on a per lot basis.

Table 3. Cost sharing of POS provision, apportioned through proportional area of R5 zoned land.

Table 4. Cost sharing of foreshore management and upgrading, apportioned through those lots within SPA14 fronting the foreshore. Table 2. Proportional Share of Infrastructure Costs

Lot No. No. of Lots Cost ($)

1 2 11,254

2 7 39,390

3 7 39,390

4 6 33,763

5 6 33,763

6 5 28,136

7 4 22,509

8 11 61,898

9 12 67,526

10 13 73,153

11 12 67,526

12 11 61,898

13 9 50,644

Total 101 590,849


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Table 3. Proportional Share of POS Costs

Lot Gross Area (m²)

Area Zoned (m²)

% of total R5 zoned land

POS land cost

contribution

required

POS land

ceded

(m²)

Value of

ceded

land ($)

POS

Development

Cost Contribution

Required ($)

Total POS

Contribution

Required ($)

1 30,397 0 0 0 0 0 0

2 30,026 10,030 4.3 29,836 0 3,902 33,738

3 30,313 13,013 5.6 38,856 0 5,082 43,938

4 30,025 13,925 6 41,631 0 5,445 47,076

5 29,979 9,979 4.3 29,836 0 3,902 33,738

6 29,979 10,070 4.3 29,836 0 3,902 33,738

7 29,993 6,393 2.8 19,428 0 2,541 22,969

8 29,994 29,994 12.9 89,507 0 11,707 101,214

9 29,998 29,998 12.9 89,507 0 11,707 101,214

10 30,000 30,000 12.9 89,507 0 11,707 101,214

11 30,000 30,000 12.9 89,507 0 11,707 101,214

12 29,996 27,395 11.8 81,874 2,601 154,499 10,709 -61,916

13 30,024 20,944 9 62,447 9,080 539,352 8,168 -468,737

Total3 390,72 231,740 100.0 693,851 11,681 693,851 90,750 90,750

3 Numbers may not add exactly due to rounding


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Table 4. Proportional Share of Foreshore Management Costs

Lot No. No. of Lots

Applicable

Contribution Cost ($)

1 2 Required 7,895.79

2 7 Required 27,635.26

3 7 Required 27,635.26

4 6 Required 23,687.39

5 6 Done - paid 23,687.39

6 5 Required 19,739.47

7 4 Required 15,791.58

8 11 Done - subdivided 0




12 11 Required 43,426.84

13 9 Required 35,531.05

Total 106 57 225,030

Note: The requirement for contributions towards foreshore management was amended however some subdivision had been undertaken


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Table 5. Overall Proportional Share of Costs

Lot No. No. of

Lots

Shared

Infrastructure

Costs ($)

POS Costs

($)

Foreshore

Management

Costs ($)

Total Costs

($)

1 2 11,254 0 7,895.79 19,150

2 7 39,390 33,738 27,635.26 100,764

3 7 39,390 43,938 27,635.26 110,963

4 6 33,763 47,076 23,687.39 104,526

5 6 33,763 33,738 23,687.39 91,188

6 5 28,136 33,738 19,739.47 81,613

7 4 22,509 21,969 15,791.58 60,270

8 10 61,898 101,214 0 163,112

9 12 67,526 101,214 0 168,740

10 13 73,523 101,214 0 174,367

11 12 62,526 101,214 0 163,740

12 11 61,898 -61,916 43,426.84 43,409

13 9 52,650 -468,737 35,531.05 -382,562

Total 101 590,849 90,750 225,030

Funding Assumptions in Long Term Financial Plan At present these projects aren’t included within the LTFP.


40


Scheme Reference DCP2d

Development Contribution Area DCA2d

Relationship to Planning Instruments Infrastructure required as a consequence of resubdivision within the SPA14 area and endorsed Structure Plan.


Ashton Street road upgrade – widening of Ashton Street to 6.0m, provision of kerbing, resurfacing and installation of signs and line-marking along the frontages of Lots 1 to 13.

Ashton Street pathway – provision of a pathway along one side of Ashton Street.

Ashton Street stormwater drainage – construction of a stormwater drainage system servicing the Ashton Street road pavement between Lots 1 and 13, including swale drain, pipes and pits.

Ashton Street stormwater treatment – construction of a bio-retention basin for the treatment of stormwater from the Ashton Street road pavement.

Ashton Street street lighting – provision of poles and lanterns along Ashton Street to Western Power specifications.

Foreshore Management – preparation and implementation of a foreshore management plan to protect and enhance the Margaret River and Merchant Brook foreshore reserves abutting Lots 1 to 8.

River Access Upgrade – improvements to pedestrian access ways to a compacted gravel standard and on street parking in the Ashton Street Road Reserve adjacent to Lots 2 and 3 (pedestrian access from between Lots 2 and 3, and from the cul-de-sac head in lot 6).

Public Open Space land – land will be ceded at subdivision by the owners of Lots 12 and 13 for the provision of public open space to service the R5 zoned lots within the ODP area.

Public Open Space development – the development of the public open space land including weed control, landscaping, pathways, park furniture and maintenance for a two year period.

Scheme Administration - an allowance for has been made for scheme administration to reflect the Shire’s role in development and ongoing monitoring of the scheme, project management and financial administration.

Method of Calculating Contributions Contributions will be calculated based on:

A proportional share of the costs of infrastructure projects based on a per lot contribution.

A proportional share of POS provision spread on an area basis through land zoned Residential R5.

A proportional share of implementation of the foreshore management plan for the SPA14 area spread between lots 1-13.


Priority and Timing Projects will be developed based on the following order of priority:



41

Cost Apportionment Schedule (This Schedule not to form part of Local Planning Scheme)


Ashton Street SPA14 $906,629 $906,629 N/A As per schedule. As per schedule.

Lot No. No of proposed Lots Shared Infrastructure POS Costs Foreshore Management Total Costs

1 2 11,254 0 7,895.79 19,150

2 7 39,390 33,738 27,635.26 100,764

3 7 39,390 43,938 27,635.26 110,963

4 6 33,763 47,076 23,687.39 104,526

5 6 33,763 33,738 23,687.39 91,188

6 5 28,136 33,738 19,739.47 81,613

7 4 22,509 21,969 15,791.58 60,270

8 10 61,898 101,214 0 163,112

9 12 67,526 101,214 0 168,740

10 13 73,523 101,214 0 174,367

11 12 62,526 101,214 0 163,740

12 11 61,898 -61,916 43,426.84 43,409

13 9 52,650 -468,737 35,531.05 -382,562

Total 106 590,849 90,750 225,030 906,624

Development Contribution Plan and Cost Apportionment Schedule DCP3a – Augusta Path Improvements

42

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – AUGUSTA PATH IMPROVEMENTS (DCP3a) Project Description Improvements to the path network in Augusta are an integral component of providing infrastructure necessary to support population growth. In particular this includes pedestrian and cycling opportunities to support an integrated approach to future transport needs. Contribution requirements within the DCA relate to a proportional share of infill related footpaths and future footpath connections in the Augusta Townsite. These requirements are based on a path development plan for Augusta prepared in 2015. Need for Infrastructure Augusta is an important component of the region as an international destination that experiences a high volume of tourists each year. This combined with the forecast growth means that the number of people walking throughout the centre of the townsite is seasonally significant and likely to increase. Improvements to the Augusta town centre and path network will assist in creating an environment that is welcoming to pedestrians. The Shire’s Pathway Plan for Augusta (2015) identifies a series of pathway improvements in the Augusta townsite. Provision for short to medium term improvements is made in the Shire’s Long Term Financial Plan. While the substantive portion of these improvements is to be funded from general municipal funds, growth in demand from infill development will also be required to contribute a proportional share to these improvements. In general terms the Shire provides and maintains a suitable path network to provide for the needs of residents. Individual developers are required to provide suitable pedestrian and cycling infrastructure within the various subdivisions that are being undertaken. The need for contributions arises when ownership within a development area is fragmented and the Shire needs to coordinate the provision of infrastructure or where there are gaps in the connection of separate development areas and so infrastructure is required outside a particular subdivision/development. The proposed path network is identified in the Shire’s path plan identified below, however, there are also further improvements required as a consequence of individual development that can be identified through more site specific detailed analysis, undertaken at the subdivision and development stage.


43

Figure 1.Augusta Path Plan


44

Catchment and Nexus The identified catchment for Augusta path improvements is identified as relating to all potential infill development (resubdivision or grouped dwellings) in the Augusta townsite. These development areas are spread broadly through Augusta and so are, in the interests of achieving the principles of efficiency and equity, applied to the entirety of the Townsite area. The proportion of demand is to be calculated based on the assumed proportion of the increase in population within the ‘infill’ areas of Augusta. Estimate of Costs The current estimate of costs for projects is based on the infill related paths in the Shire’s Path Plan, which for the Augusta Townsite is as follows:

No Town/Location Section Side Material Length Width Area Rate Cost Shire Grant DCP Developer

1 Albany Terrace/Leeuwin Road

Around Flinders Bay Caravan Park S/E Concrete 700

2 1400 150 210000 105000 0 105000 0

2 Allnutt Terrace Primary School to Stephenson Street West Concrete

118 2 236 150 35400 17700 0 17700 0

3 Blackwood Avenue Along frontage of Museum East Concrete

50 2 100 150 15000 7500 0 7500 0

4 Blackwood Avenue Along frontage of Bakery East Concrete

52 2 104 150 15600 7800 0 7800 0

5 Green Street Blackwood Avenue to Ewing Street South Concrete

92 2 184 150 27600 13800 0 13800 0

6 Donovan Street Bussell Hwy to Bovell Avenue South Concrete

502 2 1004 150 150600 75300 0 75300 0

Sub-total

454200 227100 0 227100 0

Funding Assumptions in Long Term Financial Plan There are various specific path improvement programs identified in the Long Term Financial Plan. Contributions will fund a proportional share of improvement projects identified in the LTFP, which relate to the Shire’s path plan and are proportional to the actual rates of growth that occur. Development Contribution Plan (DCP to be included in Local Planning Scheme No. 1)

Scheme Reference DCP3a – Augusta Path Improvements


Relationship to Planning Instruments Path improvements are identified in the Shire’s Long Term Financial Plan and the Shire’s Path Plan.


The items to be funded from this DCP are a proportion of the infill related path infrastructure identified in the Shire’s Path Plan (2015).

Method of Calculating Contributions Applies to infill development/grouped dwellings only. Calculations are based on a proportional share of infill related path infrastructure identified in the Shire’s Path Plan, as follows:

The cost of providing infill related footpath infrastructure is identified in the Shire’s Path Plan. The total cost allocation for these paths is extracted from the ten year budget allocation in the Long Term Financial Plan.

The proportion of new infill dwellings anticipated within the ten year planning period is estimated.

The total estimated cost of infill path improvements is divided proportionally by the number of expected infill related dwellings expected over the ten year planning period.


45


Priority and Timing Projects will be undertaken when sufficient funding is available as identified in the Shire’s Long Term Financial Plan



Augusta Path Improvements $454,200 ($20,000 annually over ten years)

$227,100 $227,100 90 (infill dwellings) $2,523.33

Project Schedule and Development Contribution Plan for DCP3b – Augusta Structure Plan Area No. 6 46

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – AUGUSTA STRUCTURE PLAN AREA NO. 6 (DCP3b) Project Description Subdivision of three development areas marked A, B and C on Figure 1 will result in the creation of additional lots. The creation of these lots would generate significant demand for improvements to the road and pedestrian network and therefore the upgrading and construction of roads, and construction of a path network linking to the Augusta town centre, has been identified as works required supporting future development.

Figure 1. Location of DCA3a Excerpt from Zoning Map showing SPA6 designation A previous policy PE.52 – Augusta Planning Area 6 Infrastructure Contributions set out the following works required as a consequence of subdivision, and in the following order of priority:


Project Project Values ($) Priority Reference

Hillview Road & Ellis Street path 121,000 1 Figure 3

Hillview Road upgrade 110,308 2 Figure 2

Ellis Street upgrade 156,086 3 Figure 2

Hart Road path 102,850 4 Figure 5

Hart Road South upgrade 198,605 5 Figure 4

Hart Road North & Luke Road upgrade 203,918 6 Figure 4

Sub-total 892,697

Bussell Highway link road 500,158 7 Figure 6

Bussell Highway link road path 73,150 8 Figure 5

Scheme Administration 10,000 N/A

Sub-total 573,308

Total 1,466,075

Around 70 lots have been created within DCA3a, with around $98,752 taken in contributions to date. Preliminary works have been undertaken utilising these funds and an additional Shire contribution from general revenue. The Hillview Road and Ellis Street path was constructed in 2010/11 at a cost of $131,528. Need for Infrastructure The Augusta Planning Area 6 is a significant area of land subject to Structure Plans for areas both north and south of Hillview Road, Augusta. These areas are remote from the existing urban development in Augusta. As a consequence an additional 1,780 lots is provided for in a location that requires infrastructure to improve road and pedestrian connections to Augusta. Through the structure planning processes traffic management assessment identified that the existing road and pedestrian network would be incapable of accommodating future transport demands and identified road upgrading requirements as detailed in this DCP. An outline of proposed works is included as Attachment 2. Catchment and Nexus The catchment for DCA3a is shown above in Figures 1. There is a clear nexus between the need for roading and pedestrian improvements and the future development of this land. Without coordinated provision of vehicle and pedestrian infrastructure a significant in development and use of the local transport network would rely on infrastructure that is unacceptable to meet this increased demand. Estimate of Costs Costs were estimated in the preparation of PE.52 by an independent engineering consultancy and have been indexed to CPI from 2009. Cost estimates and outstanding works will be reviewed through the progress of Amendment 35. These cost estimates are detailed in the project description section above.

Funding Assumptions in Long Term Financial Plan At present this project isn’t included within the LTFP.




Development Contribution Area DCA3a

Relationship to Planning Instruments Infrastructure required as a consequence of subdivision and development within Structure Plan Area 6.


Implementation of the following infrastructure improvements:

Hillview Road & Ellis Street path (completed).

Hillview Road upgrade.

Ellis Street upgrade.

Hart Road path.

Hart Road South upgrade.

Hart Road North & Luke Road upgrade.

Bussell Highway link road.

Bussell Highway link road path.

Scheme Administration.

Method of Calculating Contributions Apportionment of costs is based on the percentage of net subdividable area within each development area designated as Areas A, B and C, and the assumed lot yields for each of these areas, as follows:

Area Anticipated Lot Yield Apportionment (%)

Area A 975 66.8

Area B 182 12.5

Area C 260 17.8

Shire Existing LIA (42) 2.9

Total 1459 100

The Policy includes a requirement for contributions from Developers of Areas A, B and C towards the construction of the Bussell Highway Link Road and Path. The existing Light Industrial Area (LIA) is considered to be a beneficiary of the Link Road and therefore the Shire of Augusta Margaret River has made contribution to these works.

Due to the protracted timeframe for full development within DCP3b full infrastructure delivery under this DCP, timeframes and contribution requirements are to be delivered on completion of 66% of lots within DCA3b.


Priority and Timing Due to the likely timeframe for the development of all lots within DCP3b contribution requirements have been apportioned through delivery of two thirds of anticipated development in the area. The prioritisation of projects and trigger points for delivery will be as follows: Note: All projects highlighted below are anticipated to be outside the planning period due to expected growth rates.


Project Priority Cumulative Number of Lots

Hillview Road & Ellis Street path (completed).

1 81

Hillview Road upgrade. 2 154

Ellis Street upgrade. 3 258

Hart Road path. 4 327

Hart Road South upgrade. 5 459

Hart Road North & Luke Road upgrade.

6 595

Bussell Highway link road. 7 929

Bussell Highway link road path. 8 977

Scheme Administration. 9 984


Cost Apportionment Schedule (This Schedule not to form part of Local Planning Scheme) Costs have been apportioned through the future development areas identified in Attachment 1 as follows:


Augusta Planning Area 6 – Hillview Road Upgrade

$110,308 $110,308 N/A 90 $1,225.64 (indexed to CPI since 2008).

Attachment 1. Anticipated Lot Yield from Areas A, B and C Attachment 2. Outline of proposed works.

Project Schedule and Development Contribution Plan for DCP3c – Augusta Civic Park Masterplan 50

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – AUGUSTA CIVIC PARK MASTERPLAN (DCP3c) Project Description Consideration of future recreation and community facility requirements in Augusta resulted in the preparation of the Augusta Civic Park Masterplan. Augusta Civic Park is located on Allnutt Terrace, Augusta, and is the location of the main community facilities in the south of the Shire.

Figure 1. Augusta Civic Park


The Augusta Civic Park Masterplan was adopted by the Council on 24 September 2014 and identified a number of works to be undertaken, including the following:

Upgrading of the recreation centre; and

Upgrading of the library.

A portion of these projects is renewal/maintenance and is not relevant to contribution arrangements. Need for Infrastructure Augusta Civic Park is the primary community facility in the south of the Shire. Existing facilities are degraded or sub-standard to meet the needs of the community through the next 10-years. A modest increase in population is projected through the 10 year planning period for the Augusta townsite. Improvements will increase capacity for use and improve facilities to a modern standard. Catchment and Nexus The catchment for DCA3c is the entire Augusta townsite. The requirement for improved facilities to service the community arises from the entire population of Augusta over the planning period. A proportion of the requirement for improvements detailed under the Augusta Civic Park Masterplan and benefit from those improvements will accrue to lots created through the planning period. Accordingly, approximately 16% of future costs have been apportioned to future development, which is proportionate to the increase in population anticipated. Estimate of Costs Costs were estimated by the Shire of Augusta-Margaret River. The Civic Park Masterplan provides further detail on the exact nature of these works.

Funding Assumptions in Long Term Financial Plan These works are included in the Long Term Financial Plan at a total value of $527,000, commencing in the 2017/18 financial year.



Scheme Reference DCP3c


Relationship to Planning Instruments Infrastructure required as a consequence of subdivision and development and consistent with the Shire’s Long Term Financial Plan and endorsed Civic Park Masterplan.


Implementation of the following infrastructure improvements:

Upgrading of the recreation centre; and

Upgrading of the library. As detailed in the Shire’s Augusta Civic Park Masterplan.

Method of Calculating Contributions Contributions will be calculated based on a share of the total project cost proportional to the amount of population growth projected through the planning period, with costs divided evenly between existing and future residents.


Priority and Timing These projects are programmed to commence in the 2017/18 financial year and be completed in three years.


Cost Apportionment Schedule (This Schedule not to form part of Local Planning Scheme) Costs have been apportioned through the future development areas identified in Attachment 1 as follows:


Augusta Civic Park Masterplan

$527,000 $85,500 $441,500 181 $472.36

Attachment 1. Augusta Civic Park Masterplan

Project Schedule and Development Contribution Plan for DCP4 – Cowaramup 53

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – COWARAMUP (DCP4)

Project Description Substantial expansion of the Cowaramup Townsite is provided for by the Cowaramup Village Strategy (CVS) which was endorsed in 2006. Progressive development which has occurred since that time has seen the population double to 1100. Sufficient land is identified in the CVS to achieve an ultimate future population of 3000. In 2015 the Shire, together with local developers and community representatives undertook an evaluation of future community needs to arrive at a “Cowaramup Developer Contributions Plan”. This included review of the outcome of previous and similar processes such as the West Cowaramup POS Masterplan and policy. Items identified as being necessary to support future growth of Cowaramup are:

Shade/lighting/drinking fountain (skate park)

Construct additional car-parking in proximity to town centre

Cowaramup Hall upgrades

Lighting to Cowaramup oval, BMX track and surrounds.

Additional male and female public toilets (extend existing)

Wadandi track – construct from Cowaramup to northern Shire boundary

Pavilion and parking – West Cowaramup oval

Need for Infrastructure

The need for the identified infrastructure items arises in response to the progressively increasing demands of a growing population. At present 850 residential lots exist in Cowaramup. Land sufficient to provide for 750 additional lots has been identified by the CVS, 330 (44%) of those being located west of the Bussell Hwy, and the remainder (56%) east of the Hwy. Detailed structure planning is required for some of the lots identified for future development to determine the exact lot yield however best estimates suggest that future lot development will constitute 47% of total lots necessary to achieve Cowaramup’s maximum future population.

Estimate of Costs

The total project cost is estimated at $1,979,600 as at 2015 (to be indexed over time and subject to review). Cost estimates and funding assumptions for the project are incorporated into the table below. Projects will be undertaken at such time as sufficient funds are available according to the priority set out below. As development is anticipated over a longer planning period and projects will only be undertaken when sufficient funds have been received, the operation of this DCP is anticipated to be around 20 years.

Cost have been apportioned generally throughout the future growth area of Cowaramup (DCA4), with the projects relevant separately to the east (DCA4a) or west (DCA4b) side of Bussell Highway in Cowaramup resulting in slightly different levels of contributions required.


Project cost estimates are as follows:

Project Costs Priority Catchment Area


$20,000 x.47 = $9,400 1 All – DCA4

Construction of additional car-parking within Shire reserves in proximity to town centre

$5,000 per bay x 30 bays = 150,000 x .47 = $70,500

1 All – DCA4

Selected Hall upgrades to Cowaramup Hall: Upgrade kitchen Replace weatherboard/windows as necessary

$200,000 x .47 = $94,000 2 All – DCA4


$100,000 x .47 = $47,000

1 All – DCA4

Wadandi trail – construct from Cowaramup to northern Shire boundary

3.8km x $177 per m = $672,600 3 All – DCA4

Selected improvements to West Cowaramup oval. Pavilion Car parking

$380,000 X .44 =$167,200 2 West – DCA4b (330 lots)

Selected improvements to Cowaramup oval and surrounds: Lighting Tiered and covered seating

$240,000 $50,000 x .47 = $136,300

3 All – DCA4

Pedestrian paths connecting residents north of Duggan Drive with village centre.

167,000 x .56 = $93,520 3 East – DCA4a (420 lots)


Catchment and Nexus

The items which have been identified generally relate to improvements and expansions to existing facilities. As a consequence, and because of the small nature of the Cowaramup village, all residents (both existing and future) will benefit from works to be funded through this DCP in most instances. As such, it is generally only appropriate to require 47% (future development as a percentage of total development) of the overall project costs, to be derived through this mechanism. In respect to items which provide a particular benefit to residents east or west of the Bussell Hwy, the proportion of the project cost equivalent to future lots located on the respective sides will accrue.


Scheme Reference DCP4 Development Contribution

Area DCA4

Relationship to Planning

Instruments Further subdivision and development in Cowaramup is identified in State Planning Policy 6.1 – Leeuwin Naturaliste Ridge, the Shire’s Local Planning Strategy, and the Cowaramup Village Strategy. Much of this land is zoned for Future Development and guided by endorsed structure plans.



Construct additional car-parking in proximity to town centre

Hall upgrades


Wadandi trail – construct from Cowaramup to northern Shire boundary

Pavilion and parking – West Cowaramup oval

Selected improvements Cowaramup Oval

Dual use paths.

Method of Calculating

Contributions Contributions will be calculated having regard to the extent to which the infrastructure items benefit the lots to which the contributions accrue and the Cowaramup community more broadly. The exception is items which benefit east or west Cowaramup most specifically.



Priority and Timing Over the next 10 years, it is anticipated that 212 of the 750 lots available for subdivision will be created. As such, items ranked with a lower priority are unlikely to be funded by this mechanism over the life of the DCP. Items have been ranked in order of priority for implementation as follows: 1. Shade/lighting/drinking fountain (skate park) 2. Construct additional car-parking in proximity to town centre 3. Additional male and female public toilets (extend existing) 4. Hall upgrades 5. Wadandi trail 6. Pavilion and parking – West Cowaramup oval 7. Selected improvements Cowaramup Oval

8. Dual use paths


Project Total Project Cost

DC for Catchment

Non-DC Funding

Divisor Cost Per Lot and/or Dwelling

Local – Cowaramup – DCA4 Cowaramup Community Facilities (DCA4)

$1,432,600 $1,029,800 $402,800 750 $1,373.06

Cowaramup Community Facilities – East (DCA4a)

$167,000 $93,520 $73,480 420 $222.66

Cowaramup Community Facilities - West (DCA4b)

$380,000 $167,200 $212,800 330 $506.66

Project Schedule and Development Contribution Plan for DCP5 – Witchcliffe 57

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – WITCHCLIFFE (DCP5) Project Description Substantial expansion of the Witchcliffe Townsite is intended under the Witchcliffe Village Strategy (WVS). The WVS review provided for an expansion of the development area in Witchcliffe, potentially providing for around 1100 lots. In 2010 Creating Communities prepared an evaluation of future community needs through the study “Witchcliffe: Evolving Towards Tomorrow 2010 to 2020”. This study scoped community requirements, undertook consultation and set out contribution requirements for the following:

Rails to trails: Development of the 3.8km of trail from Gnarawary Road to Witchcliffe;

Upgrading of the community (Druids) hall;

Refurbishment and enhancement of existing hardcourts;

Construction of linking pathways;

Improvements to passive open space;

Public Art program;

Main Street activation; and

Implementation of a community environmental project (community garden). These projects do not include private infrastructure arrangements required for servicing – in particular the provision of reticulated wastewater system. Need for Infrastructure Witchcliffe is currently a small community of around 50 residents that is expected to increase substantially to over 2000 person over the next 20 years. This expansion will require comparative improvements in community infrastructure to facilitate a coordinated approach by which the community can evolve. Key elements have been outlined, including the identification of essential community infrastructure, a process for developing public open space and cost contribution requirements. These are fully described in the Creating Communities (2010) assessment. Estimate of Costs The total project cost is estimated at $2,012,700 as at 2011 (to be indexed over time and subject to review). Cost estimates and funding assumptions for the project are incorporated into the table below. As the projects are to be either developer funded or supported by grant contributions projects will be undertaken when development occurs and sufficient funding is secured through time. As development is anticipated over a longer planning period and projects will only be undertaken when sufficient funds have been received, the operation of this DCP is anticipated to be around 20 years. Project cost estimates are as follows:

Project Cost Priority

Rails to Trails $190,000 1

Druids Hall $70,200 2

Refurbishment of Hard Courts $76,700 3

Main Street Activation $219,700 4

Dual Use Pathways $312,000 5


Active Open Space $146,900 6

Public Art $181,000 7

Community Environmental Project $218,400 8

Total $1,419,900

Catchment and Nexus These local level projects relate entirely to the redevelopment of Witchcliffe Townsite as planned under the Witchcliffe Village Strategy. The projects are required to provide a suitable level of infrastructure to service the intended population under the WVS. Funding Assumptions in Long Term Financial Plan At present the funding assumptions in the LTFP for the Cultural Centre require review to incorporate the latest assumptions. Development Contribution Plan (DCP to be included in Local Planning Scheme No. 1)



Relationship to Planning Instruments Further subdivision and development in Witchcliffe is identified in State Planning Policy 6.1 – Leeuwin Naturaliste Ridge, the Shire’s Local Planning Strategy, and the Witchcliffe Village Strategy. Much of this land is zoned for Future Development and guided by endorsed structure plans.


The items to be funded from this DCP are the facilities identified through Witchcliffe: Evolving Towards Tomorrow Community Infrastructure Plan and include: 1. Rails to trails: Development of the Wadandi trail from Witchcliffe to Calgardup Road; 2. Upgrading of the community (Druids) hall; 3. Refurbishment and enhancement of existing hardcourts; 4. Construction of linking pathways; 5. Improvements to passive open space; 6. Public Art program; 7. Main Street activation; and 8. Implementation of a community environmental project (community garden).

Method of Calculating Contributions Contributions will be calculated as the total costs of projects divided by the number of lots proposed for Witchcliffe.


Priority and Timing These projects, as developer funded, have been ranked in order of priority for implementation as follows: 1. Rails to trails: Development of the Wadandi trail from Witchcliffe to Calgardup Road; 2. Upgrading of the community (Druids) hall; 3. Refurbishment and enhancement of existing hardcourts; 4. Construction of linking pathways; 5. Improvements to passive open space; 6. Public Art program; 7. Main Street activation; and


8. Implementation of a community environmental project (community garden).



Witchcliffe Community Facilities $1,419,900 (as at 2011 indexed to CPI)

$1,275,900 (as at 2011 indexed to CPI)

$144,000 grants and general revenue towards Wadandi Track

1,100 $1,159.90 (as at 2011 indexed to CPI)

Project Schedule and Development Contribution Plan for DCP6 - Karridale 60

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – KARRIDALE (DCP6)

Project Description Substantial expansion of the Karridale Townsite is provided for by the Karridale Hamlet Settlement Strategy (KHSS) which was endorsed in 2011. Sufficient land is identified in the KHSS to achieve an ultimate future population of 500 across three development sites. In 2015 the Shire, together with local developers and community representatives undertook an evaluation of future community needs to arrive at a “Karridale Developer Contributions Plan”. Items identified as being necessary to support future growth of Karridale are: Upgrades to the Karridale Hall, particularly the kitchen Upgrades to the water supply available to both the hall and Bushfire Brigade; and New path links as may be identified by a feasibility study. Need for Infrastructure The need for the identified infrastructure items arises in response to the predicted demands of a growing population. Land sufficient to provide for 201 additional lots has been identified by the KHSS with structure planning at various stages of finalisation for each of three development sites.

Estimate of Costs The total project cost for items is estimated at $305,000 as at 2015 (to be indexed over time and subject to review). Cost estimates and funding assumptions for the project are incorporated into the table below. Projects will be undertaken at such time as sufficient funds are available according to the priority set out below. Project cost estimates are as follows:

Project Costs Priority

Kitchen refurbishment and hall upgrades. $50,000 1

Improve water catchment and supply hall/Bushfire Brigade $12,000 1

Path plan and feasibility study – Investigate crossroads to school path link / crossroads to Wadandi track link / Wadandi track Karridale to Augusta

$12,000 1

Total $74,000

Project (likely to be beyond 5 year DCP horizon) Costs Priority

Construction of pathways as per feasibility study.

$231,000 - based on estimated cost of Crossroads to Karridale school pathway.

2

Total Cost $305,000


Catchment and Nexus

Presently, the small population of Karridale is adequately serviced by existing facilities. The infrastructure items identified by this DCP arise directly as a consequence of future development and the resultant population increase and therefore it is appropriate that the project cost is fully met through developer contributions.



Development Contribution

Area

DCA6

Relationship to Planning

Instruments

Further subdivision and development in Karridale is identified in State Planning Policy 6.1 – Leeuwin Naturaliste Ridge, the Shire’s Local Planning Strategy, and the Karridale Hamlet Settlement Strategy. The three ident i f ied development s ites are at var ious stages in the rezoning/structure p lanning/subdivis ion process.


Kitchen refurbishment and hall upgrades.

Improve water catchment and supply hall/Bushfire Brigade –

1x 100,000 litre tank

Path plan and feasibility study – Investigate crossroads to school path link / crossroads to Wadandi track link / Wadandi track Karridale to Augusta

Construction of 2km of pathways as per feasibility study

Method of Calculating

Contributions

The contributions are calculated by dividing the total project cost by the number of expected lots to be created.


Priority and Timing Over the life of this DCP, it is anticipated that 50 of the 201 lots available for subdivision will be created. As such, items ranked with a lower priority are unlikely to be funded by this mechanism over the life of the DCP. The items have been ranked in order of priority for implementation as follows: Kitchen refurbishment and hall upgrades. Improve water catchment and supply hall/Bushfire Brigade Path plan and feasibility study – Investigate crossroads to school path link / crossroads to Wadandi track link / Wadandi track Karridale to Augusta Construct agreed path network


Review Process

This DCP will be reviewed following the outcome of relevant grant funding applications, and periodically in line with the balance of cost reviews undertaken for Development Contribution funded projects.


Local – Karridale – DCP6

Karridale Community Facilities $305,000 $305,000 Grants as may become available

201 $1517

Project Schedule and Development Contribution Plan for DCP7 - Kudardup 63

DEVELOPMENT CONTRIBUTION PLAN AND COST APPORTIONMENT SCHEDULE – KUDARDUP (DCP7) Project Description Expansion of the Kudardup Townsite is identified in State Planning Policy 6.1 – Leeuwin Naturalist Ridge, the Shire’s Local Planning Strategy and the Kudardup Settlement Strategy (KSS). The KSS identified Development Investigation Areas that could yield in total around 300 lots. Further detailed structure planning and subdivision will determine ultimate lot yield. In 2014 TME prepared an evaluation of future community needs through the study “Kudardup Community Development and Contributions Plan”. This study scoped community requirements, undertook consultation and set out contribution requirements for the following:

Community hub: refurbishment and improvements to the existing community building, including a separate office space for community environmental group at Reserve 17936, providing for additional capacity in the facility.

Poole Road Wadandi Track connection. Shared path to be located along the edge of the existing road carriageway, approximately 1100m at gravel standard.

Wadandi Track contribution. Proportional contribution to Karridale to Augusta section of the Wadandi Track (Rails to Trails reserve).

Shared path network in the primary local park at Reserve 18866, 260m at gravel standard.

Selected improvements to the primary local park at Reserve 18866: o Outdoor hard court (Shared basketball/netball court). o Playground. o Toilet block. o 8 bay sealed carpark.

These projects do not include private infrastructure arrangements required for servicing. Need for Infrastructure Kudardup is currently a small community of around 50 residents in the wider catchment that is expected to increase substantially to around 500 people over the next 20 years. This expansion will require comparative improvements in community infrastructure to facilitate a coordinated approach by which the community can evolve. Key elements have been outlined, including the identification of essential community infrastructure, a process for developing public open space and cost contribution requirements. These are fully described in the TME (2014) assessment. Estimate of Costs The total project cost is estimated at $539,000 as at 2014 (to be indexed over time and subject to review). Cost estimates and funding assumptions for the project are incorporated into the table below. As the projects are to be either developer funded or supported by grant contributions projects will be undertaken when development occurs and sufficient funding is secured through time. As development is anticipated over a longer planning period and projects will only be undertaken when sufficient funds have been received, the operation of this DCP is anticipated to be around 20 years.


Project cost estimates, including survey, design and construction are as follows:

Project Cost Priority

Community hub $55,000 1

Poole Road Wadandi Track connection (1100m at gravel standard) $72,600 (1100m @$60/m) 2

Wadandi Track – Proportional Karridale to Augusta $270,000 ($900 per lot) 3

Shared path network in local park (Reserve 18866) $14,300 (260m@ $50/m) 4

Selected improvements to the primary local park at Reserve 18866:

Outdoor hard court (Shared basketball/netball court).

Playground.

Toilet block.

8 bay sealed carpark.

Selected improvements:

$33,000

$26,250

$71,500

$22,000

5

Total $564,650

Catchment and Nexus These local level projects relate entirely to the redevelopment of the Kudardup Townsite as planned under the Kudardup Settlement Strategy. The projects are required to provide a suitable level of infrastructure to service the intended population under the KSS. Funding Assumptions in Long Term Financial Plan At present the projects require incorporation within the LTFP.





Relationship to Planning Instruments Further subdivision and development in Kudardup is identified in State Planning Policy 6.1 – Leeuwin Naturaliste Ridge, the Shire’s Local Planning Strategy, and the Kudardup Settlement Strategy. Around half of this land is zoned for Future Development and guided by endorsed structure plans.


Community hub: refurbishment and improvements to the existing community building, including a separate office space for community environmental group at Reserve 17936, providing for additional capacity in the facility.

Poole Road Wadandi Track connection. Shared path to be located along the edge of the existing road carriageway, approximately 1100m at gravel standard.

Wadandi Track contribution. Proportional contribution to Karridale to Augusta section of the Wadandi Track (Rails to Trails reserve).

Shared path network in the primary local park at Reserve 18866, 260m at gravel standard.

Selected improvements to the primary local park at Reserve 18866: o Outdoor hard court (Shared basketball/netball court). o Playground. o Toilet block. o 8 bay sealed carpark.

Method of Calculating Contributions Contributions will be calculated as the total costs of projects divided by the number of lots proposed for Witchcliffe.


Priority and Timing These projects, as developer funded, have been ranked in order of priority for implementation as follows:

1 - Community hub;

2 - Poole Road Wadandi Track connection;

3 - Wadandi Track contribution. Proportional contribution to Karridale to Augusta section of the Wadandi Track (Rails to Trails reserve);

4 - Shared path network in the primary local park at Reserve 18866;

5 - Selected improvements to the primary local park at Reserve 18866: o Outdoor hard court (Shared basketball/netball court). o Playground. o Toilet block. o 8 bay sealed carpark.



Kudardup Community Facilities $539,000 $539,000 Grants as may become available

300 $1,882

development contribution plan and cost ......development contribution plan and cost apportionment...

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