local infrastructure contributions plan 2019 (9th review) · seventh review 18 december 2013 27...
TRANSCRIPT
Local Infrastructure Contributions Plan 2019
(9th Review)
Date of Commencement 14 August 2019
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 2
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CONTENTS
PART 1 - BACKGROUND INFORMATION AND ADMINISTRATION 5
1 Introduction ............................................................................................................ 5
2 Extent and Nature of the Plan ............................................................................. 14
3 Projected Growth ................................................................................................. 23
4 Open Space Provision ......................................................................................... 26
5 Administration ...................................................................................................... 28
6 Accounting and Management of Funds ............................................................. 32
PART 2 – NON-RESIDENTIAL CONTRIBUTIONS 34
7 Non-Residential Development ............................................................................ 34
8 Car Parking Contributions .................................................................................. 37
9 Benefit Area 1 – Shellharbour City Centre Traffic Management ...................... 42
10 Benefit Area 2 – Hargraves Avenue ................................................................... 44
11 Benefit Area 3 – Rivulet Crescent Extension .................................................... 46
12 Benefit Area 4 – Albion Park Commercial ......................................................... 48
PART 3 - RESIDENTIAL CONTRIBUTIONS 50
13 City Wide Infrastructure ...................................................................................... 50
14 City East Infrastructure ....................................................................................... 62
15 City West Infrastructure ...................................................................................... 66
16 Precinct 1 - Warilla ............................................................................................... 69
17 Precinct 2 - Shellharbour ..................................................................................... 72
18 Precinct 3 - Blackbutt .......................................................................................... 75
19 Precinct 4 – Oak Flats .......................................................................................... 77
20 Precinct 5 – Albion Park Rail .............................................................................. 79
21 Precinct 6 – Rural East ........................................................................................ 81
22 Precinct 7 – Albion Park ...................................................................................... 83
23 Precinct 8 – Rural West ....................................................................................... 87
24 Precinct 9 - Calderwood ...................................................................................... 90
25 Benefit Area 7 – Mt Terry Drainage Catchment ................................................. 94
26 Benefit Area 8 – Albion Park Drainage Catchments ......................................... 96
27 Benefit Area 9 – Tullimbar Infrastructure ........................................................ 100
Appendix A Cost Schedules ................................................................................... 102
Appendix B Infrastructure Works Plan .................................................................. 120
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PART 1 - BACKGROUND INFORMATION AND ADMINISTRATION
1 Introduction
1.1 What is this Plan?
This Plan is known as Shellharbour City Council Local Infrastructure Contributions Plan 2019 - 9th Review (the Plan) and is effective from 14th August 2019. The purpose of this Plan is to authorise Council to impose a condition on relevant development consents requiring a contribution towards the provision of infrastructure under Section 7.11 of the Environmental Planning and Assessment Act 1979, as amended.
This Plan has been prepared within the legislative framework of Part 7, Subdivision 3 of the Environmental Planning and Assessment Act 1979 (EP&A Act), Part 4 of the Environmental Planning & Assessment Regulation 2000 (EP&A Regulation) and DIPNR's Development Contributions Practice Notes – July 2005.
This Plan amends the Section 94 Contributions Plan 2016 (8th Review) Amendment 1 and previous Plan versions as shown at Table 1.1.
TABLE 1.1: PLAN REVIEW HISTORY
Plan / Review Date adopted/effective Effective until
Original 21 June 1993 19 June 1994
First Review 20 June 1994 4 July 1995
Second Review 5 July 1995 16 July 1996
Third Review 17 July 1996 21 October 1997
Fourth Review 22 October 1997 5 December 2000
Fifth Review 6 December 2000 27 September 2005
Sixth Review 28 September 2005 13 September 2006
Sixth Review (Amendment 1) 14 September 2006 17 December 2013
Seventh Review 18 December 2013 27 September 2016
Eighth Review 28 September 2016 7 March 2017
Eighth Review (Amendment 1) 8 March 2017 13 August 2019
Ninth Review 14 August 2019
1.2 Background
Section 7.11 of the EP&A Act enables Council to levy a contribution from any development that will, or is likely to, require the provision of or increase the demand for public infrastructure and services. The contribution may be either in cash or in-kind and may be
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allocated to the cost of new infrastructure or those already constructed in anticipation of demand.
Council has required contributions from developers of certain developments towards the provision of a wide range of community, recreation and sporting infrastructure since 1984. In May 1991 Council adopted Development Control Plan No. 6/90, which outlined how contributions were to be levied, how much was to be levied and the way in which contributions levied would be spent. This Plan was superseded by Council's Section 94 Contributions Plan, which was adopted in June 1993 and has been reviewed 8 times. This Plan constitutes the Ninth (9th) Review of Council's Development Contributions Plan.
The Plan levies for a range of community infrastructure items to meet future population needs. The infrastructure levied for under the Plan includes open space and recreation, community infrastructure, roads, traffic, drainage works, car parking and development contributions management. When determining whether a particular infrastructure item should be included in this Plan, Council has considered whether there is a nexus (or linkage) between new development and the need for the infrastructure, and whether the provision of and associated costs are considered reasonable.
1.3 Objectives
The objectives of this Plan are to ensure that:
1. Shellharbour City's future needs for community infrastructure are adequately met as population increases. This should be achieved through:
The effective planning for provision of infrastructure likely to be required as a result of, or to facilitate, new development;
A nexus between the new development and the need for community services and infrastructure is established;
The community is provided information as to the nature and timing of infrastructure provision.
2. Developers are required to contribute towards the cost of providing community infrastructure and services in a manner that is:
Fair and reasonable;
Consistent and certain;
Adequately and publicly accounted for.
1.4 Principles
The Plan is based on the following principles:
i. The Plan encourages a holistic approach towards the provision of infrastructure. Fragmented, site-specific infrastructure items are discouraged, in favour of infrastructure that is multi-purpose in nature and achieves broader, long term planning objectives.
ii. The Plan is founded on a ‘cradle to the grave’ approach to the provision of community infrastructure, on the assumption that at some stage in his or her life, a person is likely to require access to the full range of infrastructure and services that Council is able to provide.
iii. Specific projects have been identified, designed and indicative costing estimated to be used as a basis for contribution determination.
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iv. The Plan acknowledges that the provision of certain new community infrastructure and services is likely to benefit existing as well as new residents of Shellharbour and seeks to equitably distribute costs.
1.5 Land to which the Plan applies
This Plan applies to the whole of the Shellharbour City Council (SCC) Local Government Area (LGA) as shown in Figure 1.1 on page 9.
1.6 Timeframe
The original Plan was adopted by Council on 21 June 1993 and had a timeframe of 20 years (ie 1993-2013). As part of the 5th Review of the Plan the timeframe was extended to 2018.
As part of the 7th Review, the timeframe of the Plan was extended to 2023. Due to the nature and scale of the infrastructure and services proposed, the majority of infrastructure items are programmed for implementation by this time. Some infrastructure items within the Plan have been identified to serve a longer growth period, beyond the 10 year timeframe of the Plan. Therefore, the implementation and the cost distribution for these have been extended to 2028. This means that this Plan operates on 2 timeframes - 1993 to 2023 and 1993 to 2028.
1.7 Anticipated growth
The population of the City of Shellharbour is anticipated to grow to approximately 74,750 people by the year 2023 and approximately 79,000 by the year 2028. This population growth will result in the need for additional infrastructure and services to those that exist at present.
1.8 Integrated Planning & Reporting
The Integrated Planning and Reporting (IP&R) Framework provides Councils in NSW the opportunity to work with their communities to develop a long-term plan for their areas. The Framework is a legislative requirement that forms part of the Local Government Act 1993.
Integrated Planning considers the longer-term future of an area and encourages councils to draw their various plans together, to understand how they interact and to ensure the greatest benefits are achieved by comprehensively planning for the future.
Ultimately, the Framework provides greater accountability and transparency. Councils are required to outline a clear strategic direction for their community through their Community Strategic Plan, which is supported by The Resourcing Strategy. This includes a 10-year Long Term Financial Plan, Asset Management Strategy and Workforce Management Plan.
This Plan provides a funding source to assist in achieving the outcomes identified in the Community Strategic Plan. The works to be carried out in the Infrastructure Works Plan (Appendix B) will be incorporated in the Long Term Financial Plan.
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FIGURE 1.1: SHELLHARBOUR LGA - PRECINCT BOUNDARIES
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1.9 Relationship to other Plans and reports
This Contributions Plan has been informed by other planning instruments, reports, strategies and agreements that apply to the land to which this plan applies. Of particular importance and relevance are:
Section 94 Works in Kind Policy (SCC, 2016)
Shellharbour Development Control Plan
Illawarra Shoalhaven Regional Plan, (NSW Planning & Environment, 2015)
Albion Park, Shellharbour Village, Oak Flats and Warilla Town Centre Plans
Libraries and Museum Strategy 2024 (SCC, 2014)
Shellharbour City Growth Projections (id. Forecast, November 2014)
Calderwood Voluntary Planning Agreement (15 September 2014)
Shellharbour Local Environmental Plan 2013
Water Sensitive Urban Design Strategy Albion Park (Equatica, 2013)
Justification for inclusion of the Council Administration Offices (City Hub project) in the Section 94 Contributions Plan 2013 (7th Review) (SCC, 2013)
City Hub Stage 1 Business Case (Incoll. & Savills, 2012)
Calderwood Consolidated Concept Plan (JBA Planning, March 2011)
Open Space, Recreation & Community Facilities Needs Study Report (SCC, 2010)
Calderwood Landscape and Open Space Masterplan (Environmental Partnership, 2010)
Calderwood Social and Community Planning Assessment – Final Report (Elton, 2010)
Albion Park Traffic Study (Maunsell AECOM, 2006)
Shellharbour City Wide Open Space & Recreation Plan (SCC, 2000)
Review of the Need for Traffic Calming Infrastructure (SMEC, 2000)
Shellharbour City Centre Traffic Needs Study (SMEC, 2000)
Albion Park Open Space and Recreation (1999) Plan
Shellharbour Cultural Resources Study (Guppy and Associates, 1999)
1.10 Transitional arrangements
A development application that has been submitted after the commencement of public exhibition of this Plan and determined after this Plan comes into effect shall be determined in accordance with the provisions of the Plan which applies at the date of determination of the application.
1.11 Modifications to development consents
Any application to modify an existing development consent shall be assessed in terms of the incremental demand for infrastructure (and hence Section 7.11 contributions) arising from the modification in accordance with the provisions of the Plan that applies at the date of determination of the modification.
Note: Contributions cannot be imposed on modification applications made under s4.55 of the Act. Any application for modification of a development necessitating the imposition of additional contributions should be made by development application.
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1.12 Summary of Infrastructure Items, Cost Apportionment and Contribution Rates
Table 1.2 on pages 11 and 12 summarises the infrastructure items levied under this Plan, the cost and the developers’ and Council’s financial commitment for each of these. Tables 1.3 to 1.5 summarise the contribution rates payable by the developer for residential and non-residential development. Car parking contribution rates are shown at Chapter 8.
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TABLE 1.2: SUMMARY OF INFRASTRUCUTRE ITEMS, COSTS AND APPORTIONMENT
Infrastructure Item Levy Basis Total Cost Apportionment % Apportionment $ Developer
Contributions to 30/6/15 Council Developer Council Developer
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) City Wide $ 3,605,563 57.96 % 42.04 % $ 2,089,784 $ 1,515,779 $ 812,462
C1.08 Shell Cove Sports Fields City East $ 3,350,885 0.00 % 100.00 % $ - $ 3,350,885 $ 2,304,938
C1.10 Benson Basin Sports Fields City East $ 2,576,962 0.00 % 100.00 % $ - $ 2,576,962 $ 1,215,421
C1.11 City Centre Youth Recreation Facility City East $ 1,051,487 69.25 % 30.75 % $ 728,155 $ 323,332 $ 229,489
C1.16 Croom - City West Sporting fields 2 City West $ 736,923 0.00 % 100.00 % $ - $ 736,923 $ 733,924
C1.17 Shellharbour City Stadium (recoupment) City Wide $ 4,790,192 57.96 % 42.04 % $ 2,776,395 $ 2,013,797 $ 1,221,424
C1.18 Albion Oval Touch Football Fields City West $ 636,767 0.00 % 100.00 % $ - $ 636,767 $ 234,036
C1.20 Terry Reserve Soccer Fields 2 City West $ 666,817 0.00 % 100.00 % $ - $ 666,817 $ 502,191
C1.21 Con O'Keefe Reserve City West $ 159,898 0.00 % 100.00 % $ - $ 159,898 $ 74,810
C1.22 Tullimbar Sports Fields 1 City West $ 1,971,717 0.00 % 100.00 % $ - $ 1,971,717 $ 760,387
C1.24 Albion Park Commercial (recoupment) Benefit Area 4 $ 679,637 0.00 % 100.00 % $ - $ 679,637 $ 483,229
C1.25 Upgrade Existing Active Open Space 2 City East $ 992,354 0.00 % 100.00 % $ - $ 992,354 $ 984,538
C1.25 Upgrade Existing Active Open Space 2 City West $ 288,275 0.00 % 100.00 % $ - $ 288,275 $ 286,005
C1.26 Passive Open Space Embellishment City East $ 6,078,261 0.00 % 100.00 % $ - $ 6,078,261 $ 4,116,451
C1.26 Passive Open Space Embellishment City West $ 2,604,969 0.00 % 100.00 % $ - $ 2,604,969 $ 1,709,671
C1.28 Calderwood Sports Fields 1,3 Precinct 9 $ 2,881,411 0.00 % 100.00 % $ - $ 2,881,411 $ -
Sub total $ 33,072,118 $ 5,594,334 $ 27,477,785 $ 15,668,976 Community Infrastructure
C2.01 Warilla Community Centre (recoupment) Precinct 1 $ 944,853 90.58 % 9.42 % $ 855,848 $ 89,005 $ 32,728
C2.04 Shellharbour City Performance Theatre City Wide $ 9,857,377 57.96 % 42.04 % $ 5,713,336 $ 4,144,041 $ 2,270,270
C2.06 City Library 1 City Wide $ 16,438,436 54.39 % 45.61 % $ 8,940,865 $ 7,497,571 $ 3,587,096
C2.08 Council Administration Offices 1 City Wide $ 21,200,248 69.96 % 30.04 % $ 14,831,694 $ 6,368,554 $ 1,718,073
C2.09 Civic Auditorium 1 City Wide $ 11,261,597 54.39 % 45.61 % $ 6,125,183 $ 5,136,414 $ 1,108,660
C2.16 Albion Park Library Extensions Precinct 7, 8, 9 $ 1,503,583 0.00 % 100.00 % $ - $ 1,503,583 $ 580,420
C2.18 Tullimbar Community Centre Benefit Area 9 $ 623,970 0.00 % 100.00 % $ - $ 623,970 $ 29,490
C2.19 Shell Cove Library & Community Centre 1 Precinct 2 $ 9,916,558 21.08 % 78.92 % $ 2,090,410 $ 7,826,148 $ 1,866,636
C2.20 Calderwood Community Centre 1,3 Precinct 9 $ 931,175 0.00 % 100.00 % $ - $ 931,175 $ -
Sub total $ 72,677,797 $ 38,557,337 $ 34,120,460 $ 11,193,373 Roads & Traffic Infrastructure
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Infrastructure Item Levy Basis Total Cost Apportionment % Apportionment $ Developer
Contributions to 30/6/15 Council Developer Council Developer
C3.02 City Centre Traffic Management 2 Benefit Area 1 $ 2,883,970 0.00 % 100.00 % $ - $ 2,883,970 $ 2,429,658
C3.03 Lake Entrance Road (recoupment) City Wide $ 4,422,428 # # $ 2,742,352 $ 1,680,076 $ 1,157,277
C3.04 Oak Flats Transport Centre (recoupment) City Wide $ 498,545 58.58 % 41.42 % $ 292,048 $ 206,497 $ 122,664
C3.06 Hargraves Avenue (recoupment) Benefit Area 2 $ 962,154 0.00 % 100.00 % $ - $ 962,154 $ 137,611
C3.07 East West Link (recoupment) City Wide $ 7,381,711 # # $ 3,801,901 $ 3,579,810 $ 2,310,431
C3.09 Albion Park By-Pass 1 Precinct 7, 8, 9 $ 14,683,874 32.98 % 67.02 % $ 4,842,742 $ 9,841,132 $ 1,476,351
C3.12 Tongarra Road / Church St intersection Precinct 7 $ 308,621 40.36 % 59.64 % $ 124,559 $ 184,062 $ 23,745
C3.18 Illawarra Hwy / Tullimbar intersection Benefit Area 9 $ 1,477,028 0.00 % 100.00 % $ - $ 1,477,028 $ 35,870
C3.19 Church Street / Sophia Street intersection Benefit Area 9 $ 141,098 0.00 % 100.00 % $ - $ 141,098 $ 12,838
C3.20 Rivulet Crescent Extension Benefit Area 3 $ 922,283 0.00 % 100.00 % $ - $ 922,283 $ 221,259
Sub total $ 33,681,712 $ 11,803,602 $ 21,878,110 $ 7,927,704 Drainage Infrastructure
C5.01 Mount Terry Drainage Catchment 2 Benefit Area 7 $ 1,011,000 0.00 % 100.00 % $ - $ 1,011,000 $ 1,004,987
C5.02 Tarra Drainage Catchment 2 Benefit Area 8 $ 906,250 0.00 % 100.00 % $ - $ 906,250 $ 746,115
C5.03 Cooback Creek Drainage Catchment Benefit Area 8 $ 4,262,360 0.00 % 100.00 % $ - $ 4,262,360 $ 11,119
C5.04 Cooby Road Drainage Catchment Benefit Area 8 $ 4,529,638 0.00 % 100.00 % $ - $ 4,529,638 $ -
Sub total $ 10,709,248 $ - $ 10,709,248 $ 1,762,221 Other Infrastructure & Services
C6.04 Section 94 Management City Wide $ 5,263,020 0.00 % 100.00 % $ - $ 5,263,020 $ 2,792,749
Sub total $ 5,263,020 $ - $ 5,263,020 $ 2,792,749
TOTAL $ 155,403,895 $ 55,955,272 $ 99,448,623 $ 39,345,023
Less: Works Provided to date $ 31,219,188 $ 12,558,328 $ 18,660,860
Less: Section 94 management (operational costs) $ 2,523,448 $ - $ 2,523,448
TOTAL CAPITAL WORKS TO BE DELIVERED $ 121,661,259 $ 43,396,944 $ 78,264,315
1 The cost of this infrastructure is distributed to development growth to 2028. 2 No contributions will be levied for this infrastructure item under this Plan. 3 This item is included in the Calderwood Voluntary Planning Agreement dated 15 September 2014. # Refer to Section 13.4 City Wide Roads & Traffic Infrastructure – Table 13.2 and 13.4 for the Developer Apportionment Factor by Precinct
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TABLE 1.3: SUMMARY OF NON-RESIDENTIAL CONTRIBUTION RATES (BASE RATES)
Tier Gross Floor Area of
development Contribution rate per
development
1 1* - 500 m2 $ 595.18
2 501 - 1,000 m2 $ 1,190.37
3 1,001+ m2 $ 1,785.55 * For extensions of existing developments, the minimum increase in gross floor area is 80sqm.
TABLE 1.4: SUMMARY OF RESIDENTIAL CONTRIBUTION RATES (BASE RATES)
TABLE 1.5: SUMMARY OF BENEFIT AREA CONTRIBUTION RATES (BASE RATES)
Benefit Area Contribution rate
per unit Unit
(levy basis)
2. Hargraves Avenue $ 12.91 m2 land area (lot size)
3. Rivulet Crescent Extension $ 2.71 m2 land area (lot size)
4. Albion Park Commercial $ 84.95 m2 gross floor area
8. Albion Park Drainage Catchments:
- Cooback Creek Catchment $ 3.66 m2 developable land area*
- Cooby Rd Catchment - Residential $ 18.10 m2 land area (lot size)
- Cooby Rd Catchment - Rural Res. $ 3.62 m2 land area (lot size)
9. Tullimbar Infrastructure $ 1,494.74 per lot / dwelling
* lot size excluding watercourses or flood prone land
Note: The contribution rates provided in tables 1.3 to 1.5 are the base rates as at 30 June 2015. These rates will be indexed annually in accordance with Section 5.1 of this Plan.
The current indexed rates are based on indexation to June 30 2019 and will be available on Council’s website.
Precinct Contribution rate per lot / dwelling
1. Warilla $ 8,042.55
2. Shellharbour $ 10,634.70
3. Blackbutt $ 7,243.65
4. Oak Flats $ 8,450.00
5. Albion Park Rail $ 8,850.00
6. Rural East $ 6,647.63
7. Albion Park $ 14,675.47
8. Rural West $ 12,033.32
9. Calderwood $ 14,453.37
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2 Extent and Nature of the Plan
2.1 Context and Scope
Section 7.11 of the EP&A Act enables Council to impose contributions toward infrastructure items which are required as a result of new development. Council is not, however, able to levy for services, such as water and sewerage works that are the responsibility of another authority.
Contributions are sought whether Council or a private contractor constructs the infrastructure and the provisions of this Plan relate to both private and public sector developments equally.
The principle factor in determining the appropriateness of a Development contribution levy is the establishment of a nexus, or linkage, between new development and the need for Council to provide infrastructure as a consequence.
Development contributions are limited to the funding of capital expenditure. This includes works undertaken by Council, works contracted out by Council to another agency and works undertaken by developers as Works in Kind.
It does not include items of routine maintenance or day-to-day operation of individual infrastructure. It does however include provisions for the administration of the Plan over its life.
2.1.1 User-pays principles
This Plan aims to ensure that new development is only charged for the actual portion of demand (and therefore cost) that it generates. It seeks to do this in three ways:
i. Funds raised under the provisions of Section 94 are held as restricted assets and not returned to Council’s general funds;
ii. Through the application of an apportionment formula new development is only levied for that portion of overall demand that it is likely to generate given its size and nature;
iii. When an existing site is redeveloped, the developer will only be levied for that additional demand arising from the new development.
2.1.2 Grant funding
Where appropriate, Council will seek Federal and State grant funding to assist the financing of the infrastructure identified in this Plan. If a grant is received it will be subtracted from the total cost of the infrastructure and the outstanding amount will then be apportioned between Council and the developer based on the set apportionment formula for the item. Such grant funding will, therefore, be accounted for separately from Development contributions.
2.1.3 Cost Recoupment
Council will seek recoupment of costs for infrastructure that it has funded and provided in anticipation of future population growth. Such recoupment of funds will take into account the actual cost of the infrastructure plus indexation.
2.2 The Structure of the Plan
This Plan is based on a four-tier structure. This structure aims to ensure that the cost of providing infrastructure is appropriately apportioned to those areas that will benefit from the provision of the infrastructure. The four tiers are as follows:
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1. City Wide infrastructure
2. City East & City West infrastructure
3. Precinct infrastructure
4. Special purpose Benefit Area infrastructure
The way in which these tiers apply is summarised in Figure 2.1 on page 17.
2.2.1 City Wide infrastructure
This Plan recognises that there are a number of infrastructure items that are intended to serve the City as a whole and as such all development in the LGA will pay a contribution toward these items.
2.2.2 City East & City West infrastructure
This Plan recognises that there are a number of passive and active open space items that service the community at a broader district level. Therefore, sporting fields and Passive Open Space Embellishment within the Open Space category are levied on a City East or City West basis. The Princes Highway is used to determine the eastern and western suburbs and this is shown in Figure 2.2 on page 18. The table below identifies the City East and City West Precincts.
TABLE 2.1: PRECINCTS INCLUDED IN CITY EAST & CITY WEST
City East City West
Precinct 1 - Warilla Precinct 5 - Albion Park Rail
Precinct 2 - Shellharbour Precinct 6 - Rural East
Precinct 3 - Blackbutt Precinct 7 - Albion Park
Precinct 4 - Oak Flats Precinct 8 - Rural West
Precinct 9 – Calderwood *
* Precinct 9 Calderwood is not included in City West Sporting Fields.
2.2.3 Precinct level infrastructure
For the purposes of this Plan, the Shellharbour Council area has been divided into 'Precincts' based on the infrastructure provided within the catchment as a result of growth. The boundary for each of these Precincts is shown in Figure 1.1 on page 9. The nine Precincts are identified as:
TABLE 2.2: MAIN SUBURBS INCLUDED IN PRECINCTS
Precinct Number
Precinct Name Main Suburbs include
1 Warilla Warilla, Lake Illawarra, Mt Warrigal, Barrack Heights
2 Shellharbour Shellharbour Village, Shell Cove, Barrack Point, Dunmore
3 Blackbutt Blackbutt, Flinders, Shellharbour City Centre
4 Oak Flats Oak Flats
5 Albion Park Rail Albion Park Rail
6 Rural East Croome, Dunmore
7 Albion Park Albion Park, Tullimbar
8 Rural West Yellow Rock, Macquarie Pass, Tongarra, Calderwood
9 Calderwood North Macquarie, Calderwood, Tullimbar
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2.2.4 Benefit Areas
There are a number of self-contained areas throughout the City that have specific needs with regards to infrastructure. Within this Plan these areas are called ‘Benefit Areas’. These areas have been created to ensure the appropriate apportionment of costs for the infrastructure that is specifically required to meet their needs rather than the needs of the broader community.
The Benefit Areas and the infrastructure they apply to are as follows:
TABLE 2.3: BENEFIT AREAS
Benefit Area Number Benefit Area Name
Benefit Area 1 Shellharbour City Centre Traffic Management
Benefit Area 2 Hargraves Avenue
Benefit Area 3 Rivulet Crescent Extension
Benefit Area 4 Albion Park Commercial
Benefit Area 7 Mount Terry Drainage Catchment
Benefit Area 8 Albion Park Drainage Catchments
Benefit Area 9 Tullimbar Infrastructure
Note: Benefit Area 6 - Terry Street Rehabilitation/Reconstruction, as identified in Council's Section 94 Contributions Plan 2005, and Benefit Area 5 – East West Link (Ashburton Drive), as identified in Council’s Section 94 Contributions Plan 2013, have been constructed, funded and removed from the Plan.
2.2.5 How are residential contribution rates calculated under this structure?
Figure 2.1 shows the structure of this Plan. As can be seen from this structure contribution rates will vary depending on where the development is located. All developments throughout the City will be levied the relevant contribution for City Wide infrastructure. In addition to this, development may also be levied the relevant City East / City West contribution, and the Precinct level contribution. Depending on the location there may also be a Benefit Area contribution.
For example, a residential development in Oak Flats will be levied the City Wide contribution rate, the City East contribution rate, and the Precinct contribution rate for Precinct 4, Oak Flats. A residential development in Tullimbar Village will be levied a City Wide contribution rate, a City West contribution rate, the contribution rate for Precinct 7, Albion Park and the applicable contribution rates for Benefit Area 8, Albion Park Drainage Catchments and Benefit Area 9, Tullimbar Infrastructure.
Note: The way in which non-residential development is levied is detailed in Section 7.
2.2.6 Apportionment of Costs
Where the need for specific infrastructure arises solely as a result of demand from new development, developers will be responsible for funding 100% of the cost.
However, many of the proposed infrastructure items identified in the Plan will benefit existing as well as future development. It would therefore be unreasonable to seek contributions from developers to fund the total cost of new infrastructure provision. In the majority of cases there will be a need for Council to fund the existing residents’ share of cost. That is, Council pays for the existing population and Developers are levied for the future growth.
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FIGURE 2.1: THE STRUCTURE OF THE PLAN
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FIGURE 2.2: SHELLHARBOUR LGA - CITY EAST & CITY WEST BOUNDARIES
2.3 Categories of infrastructure under the Plan
Development contributions will be levied under the following categories of infrastructure:
Open Space and Recreation infrastructure
Community infrastructure
Roads and Traffic infrastructure
Car parking
Drainage infrastructure
Development contributions management
2.3.1 Open space and recreation infrastructure
This category of infrastructure includes both Passive and Active Open Space. The Plan identifies 3 levels of open space provision:
i. City Wide
City Wide parks typically have a number of characteristics that make them significant recreational destinations to serve the needs of the entire LGA. These characteristics include high visitation levels and may be unique in terms of function or standard.
City Wide Sporting Grounds tend to be clustered together and located away from residential areas to maximise flexibility of use and to reduce the potential impacts of noise, vehicular movements, parking and ground lighting on local residents. They may require a higher level of embellishment including change rooms and high level lighting.
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ii. District
District parks are generally parks of substantial size (minimum 10,000 sqm) which are well developed to cater for a broad range of recreational opportunities and have a district rather than local user catchment. Embellishments are provided to cater for more complex and varied recreational activities and for multiple user groups.
District level sporting grounds primarily serve a district catchment (group of suburbs) with an appropriate level of embellishment suited to regular use by a number of sporting groups. They are typically accessible to a greater community than a single suburb and are predominantly used for local or district level competitions and also provide local use benefits.
iii. Local
The objective of a local park is to provide public open space which primarily serves a local neighbourhood, being highly accessible for pedestrians within a local catchment with an appropriate level of embellishment suited to the local population. They provide for informal, non-competitive recreation and relaxation for residents in the local neighbourhood.
2.3.2 Community infrastructure
Community infrastructure encompasses the community services and infrastructure which support individuals, families and groups to meet their social needs, such as Community Centres and Libraries. The provision of community infrastructure is necessary for creating viable and sustainable communities and is essential for health, wellbeing and the economic prosperity of communities.
2.3.3 Road & Traffic infrastructure
Although the public road and traffic system within a subdivision will normally be funded and constructed by the developer, contributions will be sought by Council for the upgrade of the external road network where a need is established and a nexus demonstrated. The East West Link and Shellharbour Road deviation are two road items required as a result of new development.
2.3.4 Car parking
A non-residential development that cannot accommodate the required number of car parking spaces within the bounds of its development site may be levied a contribution in accordance with this Plan if the development is located within a specific area where this levy applies.
Contribution rates have been determined based on the current cost of providing car parking, on a per space basis. This levy applies to non-residential development only.
2.3.5 Drainage infrastructure
Internal drainage in subdivisions is normally accepted as part of the works associated with the development and are funded and constructed by the developer.
Council also recognises that in some circumstances it is appropriate to construct drainage systems on a catchment-wide basis and that such a system may cross the boundaries between a number of development sites and subsequently require input from a variety of property owners. In such situations, Council will seek contributions from benefiting developments to cover the costs of designing and providing stormwater and drainage infrastructure.
2.3.6 Development contributions management
Council levies development contributions to fund the administration of the Plan.
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2.4 Development types to which this Plan applies
This Plan will apply to the following development types, as they have a nexus to generating the need for additional infrastructure. For the purposes of this Plan, development is classified as residential and non-residential, as further defined below. A mixed use development will be levied based on the individual uses, and both a residential and non-residential contribution will be levied.
2.4.1 Residential development
A contribution will be levied to all new and/or additional lots and/or dwellings. The contribution rate will be based on the Precinct the development is located in. The number of additional lots/dwellings is calculated as follows:
Number of additional lots/dwellings*
= Number of proposed
lots/dwellings* –
Number of existing lots/dwellings*
* whichever is greater
Residential development includes the following development types:
Subdivision
All forms of subdivision that create additional lots (where there is a dwelling entitlement) will be levied a contribution, irrespective of the size of the lot. For the purposes of this Plan residential subdivision includes subdivision of the following land use zones (as further defined in the Shellharbour Local Environment Plan 2013):
- Rural Zones
- Residential Zones
Construction of more than one Dwelling
The construction of more than one dwelling on a lot (or more than two dwellings on two lots etc) will be levied a contribution based on the number of additional dwellings as shown above. This type of development includes, but is not limited to, the following residential accommodation types (as further defined in the Shellharbour Local Environment Plan 2013):
− Multi dwelling housing
− Residential flat building
− Dual occupancy
− Secondary dwellings
− Shop top housing
− Seniors Housing
In addition to the residential Precinct rate, a Benefit Area contribution may also apply. This rate may be calculated on the number of additional lots/dwellings, land size or developable land area of the subject site.
Affordable housing
The contribution rates in this Plan are based on the assumption that all development that generates demand for infrastructure will contribute towards that infrastructure in a reasonable and equitable way.
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Where residential development generates demand it is reasonable that it contribute towards the funding of the infrastructure it needs and the contribution rate calculated under this Plan assumes that all residential development will contribute regardless of the end user of the development.
As income that is foregone through a discount or exemption cannot be passed on to other development through increased contributions, cost of any exemption will have to be borne by Council and is therefore passed on to the general community.
Affordable housing, whether defined as such under the Act or State Environmental Planning Policy (Affordable Rental Housing) 2009 (Affordable Rental Housing SEPP), will be levied a contribution based on the demand it generates.
Seniors housing
The following provisions apply specifically to housing provided under State Environmental Planning Policy (Housing for Seniors and People with a Disability) 2004 (Seniors Living SEPP).
There are three forms of housing defined under the Seniors Living SEPP:
Self-contained dwellings
Hostels and
Residential care facilities
Self-contained dwellings allow for independent living. They generate the same demand as an equivalent dwelling that is not specifically for seniors living. As such self-contained dwellings will be levied the full contribution rate.
Hostels and residential care facilities place limited demand on social infrastructure due to the nature of accommodation they provide and the infrastructure required on-site. For this reason, hostels and residential care facilities will not be levied a contribution.
Note: In accordance with the Ministerial Direction issued on 14 September 2007, Council will not levy a contribution on housing provided under the Seniors Living SEPP where a social housing provider provides that housing.
2.4.2 Non-Residential Development
A contribution will be levied based on the additional gross floor area (as defined in Shellharbour Local Environment Plan 2013) of the development. Section 7 of this Plan provides further details on how non-residential development is levied. The additional gross floor area of a non-residential development is calculated as follows:
Gross Floor Area of Development
= Gross Floor Area of
proposed Development –
Gross Floor Area of existing Development
For the purposes of this Plan, non-residential development to which a contribution may apply includes, but is not limited to, the following development types (as further defined in the Shellharbour Local Environment Plan 2013):
− Commercial premises
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− Industry
− Tourist & Visitor Accommodation
− Educational establishments
− Health Service Facilities
− Child Care Centres
− Function centres
− Storage premises and establishments
− Industrial retail outlets
− Highway service centre, service stations
The following types of non-residential development will not be levied a contribution:
− The subdivision of land;
− A change of use that does not result in an increase in gross floor area;
− A fit out or refurbishment that does not result in an increase in gross floor area.
2.4.3 Exemptions
Exemptions will only be considered at the request of the applicant and are at the full discretion of the Council. A request for exemption must be submitted in writing and should include justification and/or supporting documentation to support the request.
Exemptions may be considered in the following circumstances:
Public Sector Developments
Where the development is provided by the public sector with an underlying philosophy of community service, and run on a non-profit basis, such as a courthouse, public hospital, public educational establishment or a community centre.
Not for profit organisations
Where a non-residential development is provided by registered not for profit organisations with an underlying philosophy of community service.
Council will consider the following when assessing a request for exemption:
Impact of the development on demand for infrastructure
Social benefit provided
Implications for infrastructure funding and provision
Capacity to pay
2.5 State Environmental Planning Policies
Where a State Environmental Planning Policy (SEPP) provides specific provisions for development contributions, the SEPP will prevail over this Plan.
2.6 Section 7.17 Directions by Minister
Where the Minister has issued a Direction under Section 7.17 (formerly Section 94E) of the EP&A Act in relation to the levying of Development Contributions, the provisions of this Plan will not apply. Current Directions that may apply include:
On 14 September 2007, the Minister issued a Direction that seniors housing development, as defined in State Environmental Planning Policy (Housing for Seniors
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or People with a Disability) 2004, where such development applications are made by a social housing provider, that a condition requiring the payment of Section 7.11 contributions cannot be imposed.
In 2012 the NSW Minister for Planning and Infrastructure issued the Environmental Planning and Assessment (Local Infrastructure) Direction 2012 in accordance with Section 94E of the EP&A Act. This Direction relates to the maximum amount of monetary contributions that can be levied under Section 7.11 (formerly Section 94) of the EP&A Act. For the Shellharbour City Council Local Government Area, the maximum monetary contribution that can be levied is $20,000 for each dwelling or lot to which a contribution applies unless the land is identified in Schedule 2 of the Ministerial Direction in which case a maximum contribution of $30,000 will apply.
Where a monetary contribution calculated by this Plan exceeds the maximum contribution, the contribution will be capped in accordance with the Direction and the shortfall contribution will be allocated on a pro-rata basis across the infrastructure items.
2.7 The role of a Principal Certifying Authority
2.7.1 Construction Certificates and the obligation of accredited certifiers
In accordance with clause 146(b) of the EP&A Regulation, a certifying authority must not issue a construction certificate for building work or subdivision work under a development consent unless it has verified that each condition requiring the payment of monetary contributions has been satisfied.
In particular, the certifier must ensure that the applicant provides a receipt(s) confirming that contributions have been fully paid and copies of such receipts must be included with copies of the certified plans provided to the Council.
2.7.2 Complying Development and the obligation of accredited certifiers
In accordance with section 4.28(9)) of the EP&A Act and section 136K of the EP&A Regulation, accredited certifiers must impose a condition requiring monetary contributions in accordance with this Development Contributions Plan.
The conditions imposed must be consistent with Council's current consent conditions and be strictly in accordance with this Development Contributions Plan. Although it is the responsibility of accredited certifiers to accurately calculate the contribution and to apply the condition correctly, it is recommended that a 'Request for Estimate of Development Contributions' form is completed and submitted. This form is available on Council's website.
3 Projected Growth
3.1 Context
The Shellharbour City Council LGA is expected to experience continued steady growth over the next 8 to 13 years. As the concepts of nexus and apportionment within this Plan are closely linked to population growth, population projections are essential to this Plan.
The provision of infrastructure will be staged over the life of the Plan. Development contributions may either be obtained in advance of the provision of infrastructure, or as a recoupment of funds spent.
This Plan considers potential development based on current land zonings. A Planning Proposal that results in additional development potential may trigger a review of this Plan.
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3.2 Non-residential development growth
The study "Non-Residential Development Growth Projections" (SCC, 2016) documents the future projections for non-residential land use developments. Table 3.1 shows the projected increase in the number of these developments based on the size of gross floor area.
TABLE 3.1: FORECAST GROWTH IN NON-RESIDENTIAL DEVELOPMENTS
Tier Gross Floor Area of
Development Projected Number of Developments
2016 to 2023 2016 to 2028
1 1 - 500 m2 48 78
2 501 - 1,000 m2 20 33
3 1,000+ m2 17 28
Total 85 139 Source: Shellharbour City Council, 2016.
3.3 Residential population and dwelling growth
The Shellharbour City Council LGA is currently transitioning from a collection of discrete urban areas, separated by large tracts of rural and other broadacre land uses, to becoming a key regional centre and an integral part of the southern greater Sydney urban area. During the 20 year period between 1993 and 2013, Shellharbour’s population has increased by 40%, or on average 2% per annum.
It is anticipated that Shellharbour will continue to be an attractive residential and business location in the Illawarra region, attracting both population and employment opportunities from Wollongong and the southern districts of Sydney. On the basis Shellharbour’s potential as an attractive, accessible and relatively affordable place to live, it is assumed that Shellharbour’s population will continue to grow.
Informed Decisions (.id) have prepared updated population and dwelling growth projections. These are based on a base population as at 2011 derived on Estimated Resident Population from the Australian Bureau of Statistics, and consider factors such as future new dwellings as anticipated by developers, current and draft land use zonings, birth and death rates, household structures and migration. These factors have resulted in a set of population and dwelling forecasts which have been used for the purpose of this Plan.
The key areas of growth in Shellharbour City are anticipated to be Shell Cove, Tullimbar, Calderwood and the City Centre. Tables 3.2 and 3.3 on page 24 document the projected population and dwellings increase in each of the planning Precincts.
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TABLE 3.2: POPULATION PROJECTIONS BY PRECINCT 1993-2028
Precinct Actual Population Projected Population
1993 2000 2011 2015 2018 2023 2028
1. Warilla 22,773 21,195 20,916 20,981 20,916 20,920 21,043
2. Shellharbour 2,879 4,087 8,329 9,710 11,178 12,465 13,257
3. Blackbutt 2,980 5,835 8,777 9,732 10,642 11,498 11,652
4. Oak Flats 5,883 5,795 6,623 6,547 6,519 6,523 6,553
City East 34,515 36,912 44,645 46,970 49,255 51,406 52,505
5. Albion Park Rail 6,840 7,348 7,236 7,112 7,013 6,943 6,952
6. Rural East 238 309 373 403 403 406 406
7. Albion Park 6,584 9,731 13,455 13,606 13,871 14,543 15,589
8. Rural West 405 451 509 549 552 552 555
9. Calderwood * * * 0 0 907 3,080
Total City West 14,067 17,839 21,573 21,670 21,839 23,351 26,582
Total City Wide 48,582 54,751 66,218 68,640 71,094 74,757 79,087
Source: .id Forecast, November 2014.
* Until 2013 Precinct 9, Calderwood was incorporated in Precinct 8, Rural West and as such historical data is not available.
TABLE 3.3: DWELLING PROJECTIONS BY PRECINCT 1993- 2028
Precinct Actual Dwellings Projected Dwellings
1993 2000 2011 2015 2018 2023 2028
1. Warilla 7,959 8,117 8,549 8,674 8,713 8,787 8,871
2. Shellharbour 1,065 1,516 3,038 3,522 4,030 4,619 5,051
3. Blackbutt 981 2,172 3,110 3,480 3,839 4,255 4,423
4. Oak Flats 2,149 2,260 2,562 2,591 2,609 2,649 2,690
City East 12,154 14,065 17,259 18,267 19,191 20,310 21,035
5. Albion Park Rail 2,235 2,604 2,678 2,700 2,715 2,748 2,790
6. Rural East 102 117 126 129 129 130 130
7. Albion Park 2,106 3,125 4,507 4,695 4,871 5,218 5,631
8. Rural West 146 159 170 175 176 176 177
9. Calderwood * * * 0 0 305 1,020
Total City West 4,589 6,005 7,481 7,699 7,891 8,577 9,748
Total City Wide 16,743 20,070 24,740 25,966 27,082 28,887 30,783
Source: .id Forecast, November 2014.
* Until 2013 Precinct 9, Calderwood was incorporated in Precinct 8, Rural West and as such historical data is not available.
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4 Open Space Provision
4.1 Context
Council will levy for open space using one of the following methods:
Land dedication and embellishment of new passive and active open space areas in accordance with Council's Parks and Recreational Space Guidelines (Appendix C), or
Monetary contribution toward the upgrade of existing passive open space areas.
The following is an outline of the way in which open space is levied under this Plan:
4.1.1 Land dedication and embellishment requirements for Greenfield development (New Urban Areas)
The Plan defines greenfield development as a large scale subdivision and includes requirements for both land dedication and open space embellishment. A large scale subdivision is considered to be a development site covering two or more hectares, or proposes to develop 40 lots or greater.
The provision of open space for new residential areas is based on the NSW Department of Sporting and Recreation’s 2.83 hectare per 1,000 people standard. These standards are split between active and passive open space as follows:
0.33 ha per 1,000 people for local parks;
0.5 ha per 1,000 people for district parks;
0.3 ha per 1,000 people for citywide parks; and
1.7 ha per 1,000 people for sporting grounds.
The amount of passive open space provision has been determined on the basis of a population servicing ratio of 1.13ha per 1,000 people. On the basis of 2.6 residents per dwelling this translates to 29m2 of passive open space per dwelling.
The basic premise that will be applied is that 90% of all residential lots are within 400m walking distance to recreational open space, and the proximity of the development to existing open space will be considered as part of the assessment for new open space areas.
Council's Development Control Plan and the Parks and Recreational Space Guidelines (Appendix B, Open Space, Recreation & Community Facilities Needs Study Report SCC, 2010) will be used to determine the location, type, design and amount of open space to be provided. Dedication of land will only be accepted where that land is considered appropriate for the intended purpose and is in accordance with the guidelines. The assessment of the quantum and suitability of land for dedication will be undertaken as part of the assessment of the development application.
Council's Parks and Recreational Space Guidelines provides a hierarchy of parks. Each level of parks in the hierarchy (Local, District and Citywide) is provided with broad principles for those parks and the typical types of embellishments that can be expected.
Open Space embellishment may include but are not limited to walk/cycle pathways, landscape improvements, play opportunities, signage, seating, bins, tables and/or shade structures.
Where land dedication and embellishment is provided onsite for large scale subdivisions by the developer, and is in accordance with Council's Parks and Recreational Space Guidelines, Council will recognise this non cash contribution as a condition of consent and the
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development will not be levied a monetary contribution toward C1.26 Passive Open Space Embellishment.
Note: Council aims to ensure that open space is provided in an efficient and effective manner for all new residential subdivisions. In this regard, the Plan recognises that open space usage will not be restricted to the artificial boundaries imposed by staging within a release area. Unlike the other facilities in this Plan, the specific location of open space has not been identified in the Plan as it is not possible to specify such a location until the master planning process has been completed for each release area. Therefore, it will be necessary to refer to the master plan for each release area and the Open Space, Recreation and Community Facilities Needs Study (SCC, 2010) to determine the location of the open space required by this Plan.
4.1.2 Embellishment contributions for Existing Urban Areas
The trend towards medium density in urban areas is reducing the proportion of private open space and creating additional demand for public open space. It is also recognised that, the provision for open space is generally well provided for in urban areas. As such, it is not considered reasonable to require developers within these areas to make a contribution towards the acquisition of such land. It is however, considered reasonable that infill development in established urban areas contribute towards the embellishment of existing open space in order to increase its usability so it can meet the additional demand. In this instance, a contribution will be levied toward C1.26 Passive Open Space Embellishment.
The Accessibility Map with a 400m buffer as included in the Open Space, Recreation and Community Facilities Needs Study Report SCC 2010 is shown on Figure 4.1
FIGURE 4.1: ACCESSIBILITY BUFFER MAP
Source: Open Space, Recreation and Community Facilities Needs Study (SCC, 2010)
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5 Administration
5.1 Indexation
The contribution rates provided in this Plan are the base rates as at 30 June 2015. It is necessary to index these rates to maintain their relativity to present fair values. The Development Contribution rates calculated in this Plan will be indexed using the Consumer Price Index, Australia (ABS Series Code 6401.0), All Groups CPI, Sydney. Contribution rates will be indexed annually, and will come into effect the day after the June quarter rate has been released by the ABS.
Contribution rates will be indexed annually using the following formula:
C I = C B x CP P
CP C
Where:
CI contribution rate at date of payment
CB base contribution rate as specified in Council's Development Contributions Plan 2019
CPP Latest published 'June quarter' index rate at the date of payment
CPC Latest published ‘June quarter’ index rate at date of base contribution rate calculation (June 2015).
5.2 Methods of payment
Where a contribution is required under this Plan, the specific requirements will be included as a condition of the development consent. These conditions may include:
Monetary contribution
Dedication of land and embellishment
Works-in-kind
5.2.1 Monetary contribution
The most common way for developers to meet their obligations under this Plan is by paying a monetary contribution. The amount payable will be specified in the conditions of consent for the development, subject to indexation. The timing of such payment is set out in Section 5.3 of this Plan and the method of indexation in Section 5.1.
5.2.2 Dedication of land and embellishment
Where land and/or embellishment is required to be dedicated in accordance with Section 4 of this Plan, the quantity and type of provision will be determined in consultation with Council and will be based on Council's Parks and Recreational Space Guidelines (Appendix B, Open Space, Recreation & Community Facilities Needs Study Report SCC, 2010).
5.2.3 Works in Kind
Under Section 7.11(5)(b) of the EP&A Act, Council may accept the provision of a material public benefit (other than land or money) in part or full satisfaction of a condition of development consent requiring development contributions. The most common form of a 'material public benefit' is the construction of works that have been identified in the
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Development Contributions Plan's Infrastructure Works Plan. This is known as 'Works in Kind'.
More information can be found in Council’s Works in Kind Policy.
5.3 Timing of payment
The following timeframes for the payment of development contributions have been established to ensure the timely provision of infrastructure and to provide Council with a degree of security regarding payment:
Development applications involving building work: Prior to the release of the Construction Certificate.
Development applications involving subdivision: Prior to the release of the Subdivision Certificate.
Development applications involving building work and subdivision: Prior to the release of the Construction or Subdivision Certificate, whichever occurs first.
Complying Development Certificates: Before any work authorised by the certificate commences.
5.4 Deferred or periodic payment of contributions
Council may accept the deferred or periodic payment of a contribution if the applicant satisfies Council that compliance with the provisions relating to the timing of payment of contributions is unreasonable or unnecessary in the circumstances of the case. All requests for deferred or periodic payments must be made in writing and the decision to accept a deferred or periodic payment is at the sole discretion of Council.
In the event that Council agrees to a deferral, it will generally be offered on the following conditions:
1. The period of time for deferred payment, although flexible, will generally not exceed 12 months.
2. Should Council agree to defer the payment of a development contribution they will require the applicant to provide a Bank Guarantee from a financial institution acceptable to Council and enter into a Deed of Agreement with Council.
3. Interest must be paid on the deferred payment of contributions at the rate set annually by the Minister for Local Government in relation to outstanding rates.
4. The Bank Guarantee must be for the total amount of the contributions outstanding at the time of the deferment together with the amount of the interest as calculated at the rate referred to above.
5. The Deed of Agreement is to be prepared by Council's legal representative at the full cost of the applicant. The professional fees so incurred must be paid by the applicant direct to Council's legal representative and not through Council.
6. Council charges an administrative fee of $500.
7. In the event that the contributions are not paid by the due date, Council will call up the Bank Guarantee.
Council may, in some circumstances, agree to vary the above procedure for entering into a deferred or periodic payment arrangement but not in the case of developments approved under a complying development certificate.
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5.5 Variation to contributions
Council retains the right to vary the contribution amount otherwise calculated in accordance with the provisions of this plan. A developer’s request for variation to a contribution calculated in accordance with this plan must be supported by written justification included with the DA. Such request will be considered as part of the assessment of the DA and must be agreed to by Council. In considering whether to grant a waiver, variation or discount, Council shall consider the following matters:
Whether a variation to a contribution could result in a cross subsidy to a particular development by the existing community;
Whether the timing of provision of works identified in the contributions plan will be prejudiced by the granting of a variation or waiver of the contributions;
Whether (in the case of a variation) the alternative type of contribution offered results in sufficient community benefit when considered against the foregone contribution
Note: An accredited certifier other than Council cannot vary a Section 7.11 contribution calculated in accordance with this Plan, without Council’s written approval.
5.6 Refunding of Development Contributions
A refund of a contribution may be considered where the development consent is surrendered, and the contribution has not been spent. Lapsed consents will be considered for a refund where the owner of the consent has written to Council and agrees to surrender the consent.
Any refunds will be offered at Council’s complete discretion
5.7 Planning Agreements
A planning agreement is a voluntary arrangement, between a developer and a Council and/or other planning authority, under which the developer is required to dedicate land free of cost, pay a monetary contribution or provide any other material public benefit, or a combination of these, to be used for or applied towards the provision of public infrastructure or another public purpose.
A planning agreement may be used, instead of (or in addition to) imposing the conditions included a Development Contributions Plan, to negotiate development contributions that relate to a development, that may address other purposes and have a wider public benefit.
Planning agreements may be negotiated at a pre-lodgement to the development application or as part of a request for rezoning via a planning proposal. The context of, and the process for, negotiating, exhibiting and executing planning agreements are set out in the EP&A Act and EP&A Regulation.
The key advantage of planning agreements is that they are a flexible type of development contribution mechanism. Planning Agreements allow a developer to propose alternatives and variations to the timing and method of delivering public infrastructure. They also allow Council to secure mutually beneficial outcomes that may exceed a developer's usual contribution obligation.
Planning Agreements are also known as Voluntary Planning Agreements or VPAs.
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5.8 The review process
Although it is important to provide a degree of certainty with regard to the level of contributions and the types of infrastructure to be provided, it is also necessary to ensure that the Plan remains relevant to the changing development environment and the needs of the community. It is therefore, necessary to regularly review the Plan.
In this regard, a major review of the Plan should be undertaken at least once every five years. Council may also undertake minor reviews to address issues such as legislative changes, case law or issues arising out the practical application of the Plan.
All reviews will follow the procedures set out in the EP&A Regulation.
5.9 Appeal rights
As set out in Section 7.20(3) of the EP&A Act, the validity of any procedure required to be followed in making or approving this Plan is not to be questioned in any legal proceedings except those commenced in the Court by any person within 3 months after the date on which this Plan came into effect.
An applicant may however, lodge an appeal with the Land and Environment Court in response to a condition of consent that is imposed in accordance with the Plan subject to the usual requirements relating to such appeals.
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6 Accounting and Management of Funds
The following is an outline of Council’s accounting, management and reporting processes relating to development contributions.
6.1 Accounting standards
Council maintains records in accordance with the requirements of:
The EP&A Act, and the EP&A Regulation made thereunder, as amended;
The requirements of the Local Government Act 1993;
The requirements of the Australian Accounting Standards and Interpretations as issued by the Australian Accounting Standards Board;
The requirements of the Local Government Code of Accounting Practice and Financial Reporting.
6.2 Contributions register
As required by the EP&A Regulation, Council maintains a register of all development contributions. This register details:
Any development consent for which a contribution has been levied;
The nature and extent of the development contribution required and the purpose for which it has been made;
The contributions Plan under which any such condition has been imposed;
The date or dates on which a development contribution was received.
6.3 Accounting treatment
When accounting for development contributions Council maintains records that indicate the following:
The various kinds of public infrastructure for which expenditure is authorised by the Plan;
The monetary contributions received under the Plan and the public infrastructure for which they have been received;
The amounts spent in accordance with the Plan and the items on which they have been spent.
To enable this accounting, Council has established a development contributions sub-ledger linked to its General Ledger. Accounting records are maintained in such a manner as to enable development contribution funds to be differentiated from other funds held by Council.
Development contributions are brought to account as revenue upon receipt of monetary contributions or upon finalisation of the dedication process in the case of land and other assets. Land and other dedicated assets will be recorded as assets in Council’s accounts.
All monetary contributions and any additional amounts earned through their investment will be held as a restricted asset until expended in accordance with this Plan or any subsequent Development Contribution Plan adopted by Council.
Note: GST does not apply to the payment of Development Contributions.
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6.4 Investment of Development Contribution funds
To maintain the real value of the monetary development contributions, Council will integrate these funds with its other monetary assets and invest them in accordance with Council's Investment Policy under the provisions of the Local Government Act 1993. On this basis, monetary development contributions will attract an investment rate based on the average annual rate that Council achieves from its total investment portfolio.
6.5 Pooling of contributions
This Plan expressly authorises monetary development contributions paid for different purposes to be pooled (progressively or otherwise) for those purposes. The priorities for the expenditure of the levies are shown in the Infrastructure Works Plan (Appendix B).
6.6 Reporting
In its Annual Financial Reports, Council discloses the following information regarding development contributions:
The opening and closing balances of money held by Council for the accounting period covered by the report, by reference to the various categories of public infrastructure;
The total amounts received by way of monetary contributions, non-cash contributions and interest earned during that period, by reference to the various categories of public infrastructure for which they have been received;
The total amounts spent in accordance with the Contributions Plan during that period, by reference to the various categories of public infrastructure for which they have been spent;
The outstanding obligations of Council to provide public infrastructure under the Contributions Plan, by reference to the various categories of public infrastructure.
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PART 2 – NON-RESIDENTIAL CONTRIBUTIONS
7 Non-Residential Development
7.1 Context
Section 2.4.2 defines the development types to which the term non-residential applies. A non-residential contribution will apply to the construction of all new or extended developments where there is an increase in the Gross Floor Area.
That is, non-residential developments which involve the construction of a new structure and/or the construction of an extension to an existing development (where the increase in gross floor area is greater than 80sqm) are required to make a contribution based on the increase in gross floor area. The definition of gross floor area is included in the Shellharbour Local Environmental Plan 2013 Dictionary. The increase in gross floor area is calculated as follows:
Increase in Gross Floor Area
= Gross Floor Area of
proposed development –
Gross Floor Area of existing development
To encourage non-residential development and expansion within the Shellharbour LGA, the non-residential contribution has been capped at a maximum of 1,001 square metres to provide equity between residential and non-residential development for the infrastructure required as a result of this development.
Non-residential development over 1,001 square metres will pay the rate equivalent of one residential contribution for the required infrastructure and services. Non-residential development under 1,000 square meters will pay a proportion of the residential rate based on the size of the increase in Gross Floor Area.
The contribution levied will be based on a tiered structure, as outlined in the table below:
TABLE 7.1: PROPORTIONAL FACTOR
Tier Gross Floor Area of
Development Proportional Factor
1 1* - 500 m2 0.33 x residential rate
2 501 - 1,000 m2 0.67 x residential rate
3 1,001+ m2 1.00 x residential rate * For extensions of existing developments, the minimum increase in gross floor area is 80sqm.
A non-residential development that cannot accommodate the required number of car parking spaces within the bounds of its development site may be levied a contribution in accordance with this Plan if the development is located within a specific area where this levy applies. Refer to Section 8, Car Parking.
In addition, a non-residential development may also incur a contribution for a Benefit Area which is required as a direct result of future development in that specific area.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 35
7.2 Proposed Infrastructure and services
The following infrastructure is proposed to be provided using contributions received under Section 7.11:
Council Administration Offices
To fund the costs of administering this Plan, the following item will be levied for:
Ongoing Development Contributions Management - the cost of preparing and administering this Plan.
7.3 Nexus
The need for this infrastructure is linked to new development in the following ways:
i. Council Administration Offices
This item will be co-located at the Civic Centre site, within the City Centre, the central location ensuring equity of access.
Council administration offices are required to provide a range of public services and amenities to both the existing and future community. The services provided may include provision of community infrastructure, environmental auditing and protection, food surveillance/accreditation and public health. Each of these services is required to serve the needs of the community by way of protecting and enhancing the level of wellbeing, health and safety of the general community development.
As the City continues to grow, demand for these services will also increase. If Council is to maintain the level of service it currently offers it will need to increase not only its staffing levels but also the space it has to accommodate them.
The need for this infrastructure is supported by the document titled Justification for the inclusion of the Council Administration Offices (City Hub project) (SCC, 2013), the City Hub Stage 1 Business Case (Incol, 2012) and the Open Space, Recreation and Community Facilities Needs Study (SCC, 2010).
It is reasonable that the cost of providing this infrastructure be apportioned to both residential and non-residential development as both types of development generate the demand.
This item has been identified to serve a longer growth period, and will be levied over a 35 year period (1993 - 2028). The cost will be apportioned between existing and future development as both generate the need for its provision.
ii. Development Contributions Management
The following factors are considered relevant in establishing a nexus between these services and the population of the Shellharbour LGA as a whole:
Development contributions resources are required as a direct result of future development and preparing and administering this Plan. This includes direct staff costs, consultants, valuations and forecast information.
Council will seek contribution from all new residential and non-residential development to fund the ongoing management and administration of the Plan.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 36
7.4 Contribution Rates
i. Council Administration Offices
The contribution rate has been calculated on the basis of the following formula:
Contribution rate = ( TC x AF ) - CTD
R + C
Where:
TC Total cost of infrastructure (estimated)
AF Apportionment factor between existing and future dwellings:
Based on capacity to accommodate projected increase in staffing levels
(263 staff - 184 staff) / 263 staff. {79 / 263 = 0.3004}.
CTD Developer contributions received to 30/6/15
R Projected increase in residential dwellings between 2015 and 2028 (4,817)
C Projected increase in non-residential premises (equivalent number) between
2015-2028 {(78 x 0.33) + (33 x 0.67) + (28 x 1) = 76}
Note: The contribution rate for one non-residential premise with a gross floor area of more than 1,001m2 is the equivalent of one residential contribution rate.
ii. Development Contributions Management
The contribution rate has been calculated on the basis of the following formula:
Contribution rate = TC - CTD
R + C
Where:
TC Total cost of development contributions management (estimated and actual)
CTD Developer contributions received to 30/6/15
R Projected increase in residential dwellings between 2015 - 2023 (2,921)
C Projected increase in non-residential premises (equivalent number) between
2015-2023 {(48 x 0.33) + (20 x 0.67) + (17 x 1) = 46}
Note: The contribution rate for one non-residential premise with a gross floor area of more than 1,001m2 is the equivalent of one residential contribution rate.
The contribution rates for this infrastructure are documented in Table 7.2.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 37
TABLE 7.2: NON-RESIDENTIAL CONTRIBUTION RATES
Tier Gross Floor
Area
Proportional Factor
(of residential rate)
C2.08
Council Administration
Office
C6.04
Contributions Management
Total
Contribution
1 1* - 500 m2 0.33 $ 317.66 $ 277.53 $ 595.18
2 501 - 1,000 m2 0.67 $ 635.31 $ 555.05 $ 1,190.37
3 1,001+ m2 1.00 $ 952.97 $ 832.58 $ 1,785.55
* For extensions of existing developments, the minimum increase in gross floor area is 80sqm
8 Car Parking Contributions
8.1 Context
Council has in the past, and will in the future develop, in response to demonstrated demand, public car parks on the fringes of the commercial areas in the following Precincts:
Precinct 1 - Warilla
Precinct 2 - Shellharbour
Precinct 3 - Blackbutt
Precinct 4 - Oak Flats
Precinct 5 - Albion Park Rail
Precinct 7 - Albion Park
The existing Council owned car parks have been developed in anticipation of future development. New car parks will be developed as existing capacity is used.
Note: This category applies only to non-residential development as all car parking requirements of residential developments must be provided on site.
8.2 Existing and future car parks
The collection of levies will contribute toward Council's existing and future car parking provision. The location of each of these car parks and the areas to which contributions will apply are shown in Figures 8.1 to 8.6.
8.3 Nexus
A non-residential development located in one of the areas to which car parking contributions apply (see Figures 8.1 to 8.6) which cannot accommodate the required number of car parking spaces within the bounds of its development site (in accordance with Council’s current parking policy), may be levied a monetary contribution in lieu of an on-site provision.
8.4 Contribution rates
Contribution rates for car parking will be levied based on current industry benchmark standard costs as shown in Table 8.1.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 38
TABLE 8.1: CAR PARKING - SUMMARY OF CONTRIBUTION RATES (BASE RATES)
Precinct Type of Car park Contribution rate
per space
1. Warilla At grade $ 6,300
2. Shellharbour At grade $ 6,300
3. Blackbutt Multi-deck $ 34,040
4. Oak Flats At grade $ 6,300
5. Albion Park Rail At grade $ 6,300
7. Albion Park At grade $ 6,300
Note: The contribution rates provided in table 8.1 are the base rates as at 30 June 2015 and will be indexed in accordance with section 5.1 of this Plan.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 39
FIGURE 8.1: PRECINCT 1 - WARILLA CAR PARKING
FIGURE 8.2: PRECINCT 2 - SHELLHARBOUR CAR PARKING
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 40
FIGURE 8.3: PRECINCT 3 - SHELLHARBOUR CITY CENTRE CAR PARKING
FIGURE 8.4: PRECINCT 4 - OAK FLATS CAR PARKING
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 41
FIGURE 8.5: PRECINCT 5 - ALBION PARK RAIL CAR PARKING
FIGURE 8.6: PRECINCT 7 - ALBION PARK CAR PARKING
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 42
9 Benefit Area 1 – Shellharbour City Centre Traffic Management
9.1 Context
In 1999, Council adopted the Shellharbour City Centre Master Plan (Annand 1998). This Plan outlines the objectives and key principles for the future development of the City Centre, identifies the future structure, land uses and road layout for this area.
This City Centre is the major retail and commercial heart of Shellharbour and commercial development within this site is projected to increase substantially between 1993 and 2023. This growth will result in an increase in vehicles within the City Centre and result in the need for a range of intersection improvements and traffic calming measures within the area.
The Shellharbour City Centre Traffic Needs Report (SMEC, 2000) identifies the traffic management required within the City Centre as a consequence of development of the area. This study aims to:
- distribute traffic through the area
- provide alternative routes to major attractions/parking areas
- slow traffic passing through the City Centre
- improve connectivity between existing and proposed traffic generating development
- encourage and facilitate the use of public transport and 'park and walk'.
In order to meet these aims, it will be necessary to implement traffic management measures within the City Centre.
The City Centre Benefit Area catchment area and infrastructure locations are shown in Figure 9.1.
9.2 Constructed Infrastructure (fully funded)
The following infrastructure has been provided for under Section 7.11:
Traffic signals at Benson Avenue / Wattle Road
Roundabout at Benson Avenue / Lamerton Crescent
Roundabout at Benson Avenue / College Avenue
9.3 Proposed Infrastructure (fully funded)
The following infrastructure is proposed to be provided for under Section 7.11:
Traffic lights at College Avenue / Cygnet Avenue
Traffic lights at Benson Avenue / Lamerton Crescent
Second right turn lane on Lake Entrance Road
Intersection upgrade at Cygnet Avenue / Minga Avenue
Footpath works
9.4 Nexus
Due to the expansion of the commercial area of the City Centre, the current traffic infrastructure will not be adequate to service the community. These intersection
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 43
improvements are considered necessary as a direct consequence of the commercial expansion of City Centre.
9.5 Contribution rate
As sufficient contributions have already been levied to fund the remaining traffic management items identified in this Plan, a contribution under this Plan will not be sought.
FIGURE 9.1: BENEFIT AREA 1 - SHELLHARBOUR CITY CENTRE TRAFFIC MANAGEMENT
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 44
10 Benefit Area 2 – Hargraves Avenue
10.1 Context
To allow the future development of the area of industrial zoned land adjacent to the aerodrome, as shown in Figure 10.1, a rear access road was required to service the future development, as access from the properties fronting the Princes Highway is to be denied. Associated drainage works have also been constructed to enable those properties within the area to be developed for industrial purposes
Council constructed the northern end of Hargraves Avenue in 1998 to service this development. The southern end of the road was constructed in 2002. Council is now seeking to recoup the cost of providing this infrastructure.
10.2 Constructed Infrastructure
The following infrastructure has been provided for under Section 7.11:
Hargraves Avenue (recoupment)
10.3 Nexus
The following factors are considered relevant in establishing a nexus between this infrastructure and the stakeholders of the airport’s industrial area:
The new road is required to provide direct access to industrial allotments fronting the Princes Highway in the General Industrial zone
The development of these lots for industrial purposes could not eventuate without the construction of the road
It is reasonable to allocate the full costs of this road to the stakeholders of this benefit area on a per lot basis, based on the size of the lot.
10.4 Contribution rate
The contribution rate has been calculated on the basis of the following formula:
Contribution =
TC
x a
A
Where:
TC Total cost of infrastructure (actual)
A Total developable industrial land area within the Benefit Area (74,547m2)
a Land area (m2) of the lot subject to development.
The contribution rate for this infrastructure is shown in Table 10.1 and the location shown in Figure 10.1.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 45
TABLE 10.1: BENEFIT AREA 2 - CONTRIBUTION RATE
Infrastructure Item Total Cost Rate per m2
land area (lot size)
C3.06 Hargraves Avenue $ 962,154 $ 12.91
FIGURE 10.1: BENEFIT AREA 2 - HARGRAVES AVENUE
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 46
11 Benefit Area 3 – Rivulet Crescent Extension
11.1 Context
As the industrial area within the Rivulet Crescent Benefit continues to grow, safe access will be required to and from the Princes Highway. To permit the safe movement of traffic in the future, it will be necessary to provide an extension to Rivulet Crescent that will connect to the Princes Highway at the Airport Road intersection.
The construction of the Rivulet Crescent Extension is required to service existing and future industrial development on the eastern side of the Princes Highway.
11.2 Proposed Infrastructure
The following infrastructure is proposed to be provided for under Section 7.11:
Rivulet Crescent Extension
11.3 Nexus
The following factors are considered relevant in establishing a nexus between this infrastructure and development in the area shown in Figure 11.1:
The new road is required to provide safe access to and from industrial allotments in this Benefit Area
It is reasonable to allocate the cost of land acquisition to the stakeholders of this benefit area on a per lot basis, based on the size of the lot.
11.4 Contribution rate
The contribution rate has been calculated on the basis of the following formula:
Contribution =
TC
x a
A
Where:
TC Total cost of land acquisition (estimated)
A Total developable industrial land area within the Benefit Area (340,381m2)
a Land area (m2) of the lot subject to development
The contribution rate for this infrastructure is shown in Table 11.1 and the location shown in Figure 11.1.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 47
TABLE 11.1: BENEFIT AREA 3 - CONTRIBUTION RATE
Infrastructure Item Total Cost Rate per m2
land area (lot size)
C3.20 Rivulet Crescent Extension $ 922,283 $ 2.71
FIGURE 11.1: BENEFIT AREA 3 - RIVULET CRESCENT EXTENSION
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 48
12 Benefit Area 4 – Albion Park Commercial
12.1 Context
The Albion Park commercial centre is concentrated around Tongarra Road and Terry Street. This centre has grown significantly as a result of residential development in Albion Park. The centre is a vital element in the structure of the community, providing a range of retail and commercial services.
12.2 Constructed Infrastructure
The Albion Park Centre Study identified a need for the creation of an area of open space within the commercial centre including the following open space items:
Pedestrian link / walkway extending from Tongarra Road through to the rear of the commercial properties fronting Tongarra Road
An area of public open space with a land area of 3,029m2.
The identified works have improved the quality of the built environment, pedestrian circulation, public safety and convenience. These works have been completed, and the cost is being recouped.
12.3 Nexus
The following factors are considered relevant in establishing a nexus between the proposed commercial open space/pedestrian environment and future commercial development:
New commercial development will attract more shoppers to the Albion Park commercial centre who will need public open space for the purpose of eating lunch, recreation and/or relaxation
Open space pedestrian links are important and beneficial to the activity of a retail commercial area and makes the centre more user friendly to workers and visitors
To encourage the attractive redevelopment of this area, a central area of public open space, linked to both the retail commercial and car parking areas is considered appropriate
New development will generate pressure on the existing open space within the Albion Park commercial centre.
12.4 Contribution rate
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per m2 gross floor area =
TC
C
Where:
TC Total cost of infrastructure (actual)
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 49
C Estimated Commercial premises gross floor area (8,000sqm).
The contribution rate for this infrastructure is shown in Table 12.1 and the location shown in Figure 12.1.
TABLE 12.1: BENEFIT AREA 4 - CONTRIBUTION RATE
Infrastructure Item Total Cost Rate per m2
gross floor area
C1.24 Albion Park Commercial (recoupment) $ 679,637 $84.95
FIGURE 12.1: BENEFIT AREA 4 - ALBION PARK COMMERCIAL
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 50
PART 3 - RESIDENTIAL CONTRIBUTIONS
13 City Wide Infrastructure
13.1 Context
A number of infrastructure items will benefit the residents of the City as a whole and have been designated as 'City Wide', with the costs distributed equitably across all areas of the City. These items are shown in Table 13.1 and their proposed locations are shown in Figures 13.1 to 13.3.
TABLE 13.1: CITY WIDE INFRASTRUCTURE - CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) C $ 3,605,563 $ 240.78
C1.17 Shellharbour City Stadium (recoupment) C $ 4,790,192 $ 271.27
Subtotal $ 8,395,755 $ 512.05
Community Infrastructure
C2.04 Shellharbour City Performance Theatre C $ 9,857,377 $ 641.48
C2.06 City Library C $ 16,438,436 $ 811.81
C2.08 Council Administration Offices C $ 21,200,248 $ 952.97
C2.09 Civic Auditorium C $ 11,261,597 $ 836.15
Sub total $ 58,757,658 $ 3,242.41
Roads & Traffic Infrastructure
C3.03 Lake Entrance Rd Deviation (recoupment) C $ 4,422,428 1
C3.04 Oak Flats Transport Centre (recoupment) C $ 498,545 $ 32.05
C3.07 East West Link (recoupment) C $ 7,381,711 1
Sub total $ 12,302,684 1
Other
C6.04 Development Contributions Management C $ 5,263,020 $ 832.58
Subtotal $ 5,263,020 $ 832.58
Total (excluding Roads & Traffic Infrastructure) 2
1 The contribution rates for these items varies by Precinct. Tables 13.2 to 13.5 details the contribution rates for the roads and traffic infrastructure by Precinct.
2 Table 13.6 details each Precinct's total City Wide contribution rate.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 51
13.2 City Wide Open Space and Recreation Infrastructure
13.2.1 Constructed Infrastructure (fully funded)
These projects have been delivered and fully funded using development contributions:
Lake Illawarra Foreshore
Shellharbour Cycleways
City Park (Stage 1)
Blackbutt Reserve
Oak Flats Cycleway
Macquarie Shores Cycleway
Tongarra Road Cycleway
Croom Netball Courts
13.2.2 Constructed Infrastructure (to be recouped)
These projects have been delivered and the funding is being recouped:
Beach Foreshore (recoupment)
Shellharbour City Indoor Stadium (recoupment)
13.2.3 Nexus
The need for this infrastructure is linked to new development in the following ways:
The Shellharbour City Wide Open Space and Recreation Plan (2000) and the Open Space, Recreation and Community Facilities Needs Study (SCC, 2010) identifies the future need for active and passive open space in the City that will be required to serve the current and future population of Shellharbour.
The Beach Foreshore enhancement works is a key passive open space recreation area which is required to cater for the future population's informal recreational needs such as picnics, walking, cycling and swimming. As the City continues to grow there will be increased pressure on the beach foreshore areas.
The Shellharbour City Stadium is required to cater for the increase in demand for indoor sporting activities in the City including basketball, netball, and volleyball.
13.2.4 Contribution Rates
Beach Foreshore (recoupment) and Shellharbour City Indoor Stadium (recoupment)
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
R
Where:
TC Total cost of infrastructure (actual)
AF Apportionment factor between existing & future dwellings:
Projected increase in residential dwellings between 1993 and 2023 (12,144) / projected total number of dwellings to 2023 (28,887). {12,144 / 28,887 = 0.4204}
CTD Developer contributions received to 30/6/15
R Projected increase in residential dwellings in 2015 - 2023 (2,921)
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 52
The contribution rates for this infrastructure are documented in Table 13.1 and the locations are shown in Figures 13.1.
FIGURE 13.1: CITY WIDE OPEN SPACE AND RECREATION INFRASTRUCTURE
13.3 City Wide Community Infrastructure
13.3.1 Context
A large portion of the City Wide Community Infrastructure is to be located within the Civic Centre development. This site will emerge as a focus area of community, cultural and civic activity through the co-location of a number of essential services in the City Centre.
13.3.2 Proposed Infrastructure
The Shellharbour Cultural Resources Study (Guppy & Associates, 1999), The Open Space, Recreation and Community Facilities Needs Study Report (SCC, 2010), and the City Hub Stage 1 Business Case (Incoll & Savills, 2012) are the principle studies which identify the future need for community and cultural infrastructure in Shellharbour City.
The key Community Infrastructure items that are considered to be 'City Wide' are:
Shellharbour City Performance Theatre
City Library (including museum)
Council Administration Offices
Civic Auditorium
The locations of this proposed infrastructure is shown in Figure 13.2.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 53
13.3.3 Nexus
The need for this infrastructure is linked to new development in the following ways:
i. Shellharbour City Performance Theatre
The Shellharbour Cultural Resources Study (Guppy & Associates 1999) and the Open Space, Recreation and Community Facilities Needs Study (SCC, 2010) have identified the need for a purpose built performance theatre to cater for the population of the City.
A purpose built performance space that caters for local community theatre/ performances is required to cater for the projected increase in demand for cultural activity space. The theatre will comprise a drama theatre, rehearsal space, and storage and workshop space.
The cost of providing this infrastructure will be apportioned between existing and future development as both generate the need for its provision.
Civic Centre Project
The following infrastructure items will be co-located at the Civic Centre site, within the City Centre, the central location ensuring equity of access. The need for these items is identified in the City Hub Stage 1 Business Case (Incol, 2012) and the Open Space, Recreation and Community Facilities Needs Study (SCC, 2010).
These items have been identified to serve a longer growth period, and will be levied over a 35 year period (1993 - 2028). The cost will be apportioned between existing and future development as both generate the need for its provision.
ii. City Library
The Shellharbour Libraries and Museum Strategy 2024 identifies that the new City Library will be a purpose built central library that incorporates a museum and will support the four branch libraries.
The City Library will contain the library administration, technical services, specialist staff and specialist collections. It is the information technology hub of library resources and contains a larger and more specialised collection of materials. The City Library will serve the advanced information needs of the City.
The City Library will incorporate the Blackbutt Branch Library, Sessional Services and a Museum.
The Museum will provide increased access and expansion to the City's local history collection including artefacts, documents, photos and research services.
iii. Council Administration Offices
Council administration offices are required to provide a range of public services and amenities to both the existing and future community. The services provided may include provision of community infrastructure, environmental auditing and protection, food surveillance/accreditation and public health. Each of these services is required to serve the needs of the community by way of protecting and enhancing the level of wellbeing, health and safety of the general community development.
As the City continues to grow, demand for these services will also increase. If Council is to maintain the level of service it currently offers it will need to increase not only its staffing levels but also the space it has to accommodate them.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 54
The need for this infrastructure is further supported by the document titled Justification for the inclusion of the Council Administration Offices (City Hub project) (SCC, 2013)
It is reasonable that the cost of providing this infrastructure be apportioned to both residential and non-residential development as both types of development generate the demand.
iv. Civic Auditorium
The civic auditorium is proposed to accommodate a range of community and civic events including citizenship ceremonies as well as Council receptions and conferences. It is proposed that the auditorium be an extension of a new Council Chamber space, located in the City Centre.
With the projected increase of Shellharbour’s population there will be increased demand for a space which caters for the above mentioned infrastructure.
13.3.4 Contribution Rates
i. Shellharbour City Performance Theatre
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
R
Where:
TC Total cost of infrastructure (estimated)
AF Apportionment factor between existing & future dwellings:
Projected increase in dwellings 1993-2023 (12,144)/ projected total number of dwellings to 2023 (28,887). {12,144 / 28,887 = 0.4204}
CTD Developer contributions received to 30/6/15
R Projected increase in Shellharbour residential dwellings in 2015-2023 (2,921)
ii. City Library and Civic Auditorium
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
R
Where:
TC Total cost of infrastructure (estimated)
AF Apportionment factor between existing & future dwellings:
Projected increase in dwellings 1993-2028 (14,040)/ projected total number of dwellings to 2028 (30,783). {14,040 / 30,783 = 0.4561}
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 55
CTD Developer contributions received to 30/6/15
R Projected increase in Shellharbour residential dwellings in 2015-2028 (4,817)
iii. Council Administration Offices
The contribution rate has been calculated on the basis of the following formula:
Contribution rate = ( TC x AF ) - CTD
R + C
Where:
TC Total cost of infrastructure (estimated)
AF Apportionment factor based on capacity to accommodate projected increase in staffing levels:
(263 staff - 184 staff) / 263 staff. {79 / 243 = 0.3004}.
CTD Developer contributions received to 30/6/15
R Projected increase in residential dwellings between 2015 and 2028 (4,817)
C Projected increase in non-residential premises (equivalent number) between
2015-2028 {(78 x 0.33) +(33 x 0.67) +(28 x 1) = 76}
Note: The contribution rate for one non-residential premise with a gross floor area of more than 1,001m2 is the equivalent of one residential contribution rate.
The contribution rates for this infrastructure are documented in Table 13.1 and the location is shown in Figure 13.2.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 56
FIGURE 13.2 CITY WIDE COMMUNITY INFRASTRUCTURE
13.4 City Wide Roads and Traffic Infrastructure
13.4.1 Context
Internal roads within the new urban release areas will generally be funded and constructed by the developer. Council has however identified construction and upgrading works on higher order roads that are required to cater for the additional traffic generated by the development of the new urban release areas. These works do not form part of the standard internal road construction works usually associated with new subdivisions and will benefit the city as a whole. As such these works have been included in the Plan.
13.4.2 Constructed Infrastructure (fully funded)
The following road and traffic infrastructure have been constructed and fully funded through the Plan:
Shellharbour Road Deviation
Tongarra Road East
13.4.3 Constructed Infrastructure (to be recouped)
The following road and traffic infrastructure have been constructed, and the cost is now being recouped:
Lake Entrance Road is a six lane divided carriageway, aligned to connect with the East West Link Road. The section of road to be recouped was constructed in anticipation of future development within the LGA to provide a link road between the eastern and western suburbs of Shellharbour.
The East West Link Road (Ashburton Drive) extends from a grade separated interchange over the Princes Highway and the South Coast Railway Line to Albion
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 57
Park (the RTA funded the interchange). This route provides a direct link between the eastern and western sections of the Shellharbour LGA and provides access at an appropriate standard to and from the Princes Highway, the Illawarra’s principal transport route.
The Oak Flats Transport Centre has been developed as the Shellharbour rail/bus/taxi interchange. A new railway station has been constructed by the State Rail Authority and to ensure the useability of the infrastructure as a transport interchange covered taxi/bus terminals and a 200 space car parking area have also been provided. It is these additional works that have been included in this plan.
13.4.4 Nexus
The nexus between the East West Link Road and Lake Entrance Road and areas of benefit has been demonstrated utilising Council’s TRACKS model (2000). This model recognises that, although all areas throughout the City will benefit from the provision of these roads, some will benefit more than others. As such the cost of providing the road has been distributed on a Precinct basis according to the expected distribution of benefit. These roads will also benefit both existing and future residents and the cost distribution for each Precinct has been apportioned between Council and Developers accordingly.
The Oak Flats Transport Centre is distributed evenly across residential growth in the LGA.
13.4.5 Contribution Rates
i. Lake Entrance Road and East West Link
The contribution rate for each Precinct has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x DOB x AF ) - CTD
R
Where:
TC Total cost of infrastructure (actual)
DOB Distribution of Benefit - Proportional use determined by Council’s TRACKS Model
AF Apportionment factor between existing & future dwellings within each Precinct:
Projected increase in development between 1993 and 2023 / projected total number of dwellings to 2023 (by Precinct)
CTD Contributions received to 30/6/15
R Projected increase in residential development by Precinct between 2015 and 2023
ii. Oak Flats Transport Centre
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
R
Where:
TC Total cost of infrastructure (actual)
AF Apportionment factor between existing & future dwellings:
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 58
Projected increase in dwellings between 1993 and 2023 (12,144) / projected total number of dwellings at 2023 (28,887). {12,144 / 28,887 = 0.4204}
CTD Developer contributions received to 30/6/15
R Projected increase in residential dwellings between 2015 and 2023 (2,921)
The resultant allocation of benefits and contribution rates are documented in Tables 13.2, 13.3 and 13.4. A compilation of all road and traffic contribution rates are provided in Table 13.5, and their locations shown in Figure 13.3.
TABLE 13.2: C3.03 LAKE ENTRANCE ROAD – CONTRIBUTION RATES
Precinct Developer
Apportionment Factor
Distribution of Benefit
Developer Contributions
received to 30/6/15
Rate per lot/dwelling
1. Warilla 11.88 % 34.40 % $ 74,780 $ 606.84
2. Shellharbour 73.41 % 12.60 % $ 290,106 $ 126.38
3. Blackbutt 75.84 % 14.50 % $ 358,141 $ 174.54
4. Oak Flats 19.72 % 9.20 % $ 30,222 $ 803.00
5. Albion Park Rail 20.06 % 12.20 % $ 78,459 $ 463.80
6. Rural East 30.61 % 0.00 % $ 0 $ 0
7. Albion Park 57.57 % 16.40 % $ 319,050 $ 217.02
8. Rural West 29.47 % 0.60 % $ 1,133 $ 0
9. Calderwood 100.00 % 0.00 % $ 0 $ 0
TABLE 13.3: C3.04 OAK FLATS TRANSPORT CENTRE – CONTRIBUTION RATES
Precinct Developer
Apportionment Factor
Distribution of Benefit
Developer Contributions
received to 30/6/15
Rate per lot/dwelling
Precinct's 1 - 8 39.96 % City Wide $ 122,664 $ 32.05
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 59
TABLE 13.4: C3.07 EAST WEST LINK – CONTRIBUTION RATES
TABLE 13.5: SUMMARY OF CITY WIDE ROADS & TRAFFIC CONTRIBUTION RATES
Precinct Road and Traffic Infrastructure
C3.03 C3.04 C3.07 Total
1. Warilla $ 606.84 $ 32.05 $ 351.44 $ 990.33
2. Shellharbour $ 126.38 $ 32.05 $ 24.43 $ 182.86
3. Blackbutt $ 174.54 $ 32.05 $ 482.87 $ 689.46
4. Oak Flats $ 803.00 $ 32.05 $ 1,060.76 $ 1,895.81
5. Albion Park Rail $ 463.80 $ 32.05 $ 995.76 $ 1,491.61
6. Rural East $ 0 $ 32.05 $ 0 $ 32.05
7. Albion Park $ 217.02 $ 32.05 $ 1,375.79 $ 1,624.86
8. Rural West $ 0 $ 32.05 $ 0 $ 32.05
9. Calderwood $ 0 $ 0 $ 0 $ 0
Precinct Developer
Apportionment Factor
Distribution of Benefit
Developer Contributions
received to 30/6/15
Rate per lot/dwelling
1. Warilla 11.88 % 12.30 % $ 45,844 $ 351.44
2. Shellharbour 73.41 % 3.90 % $ 194,714 $ 24.43
3. Blackbutt 75.84 % 22.00 % $ 875,339 $ 482.87
4. Oak Flats 19.72 % 7.30 % $ 40,187 $ 1,060.76
5. Albion Park Rail 20.06 % 15.80 % $ 169,932 $ 995.76
6. Rural East 30.61 % 0.00 % $ 0 $ 0
7. Albion Park 57.57 % 38.70 % $ 984,203 $ 1,375.79
8. Rural West 29.47 % 0.00 % $ 0 $ 0
9. Calderwood 100.00 % 0.00 % $ 0 $ 0
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 60
FIGURE 13.3 CITY WIDE ROADS AND TRAFFIC INFRASTRUCTURE
13.5 Other infrastructure
13.5.1 Constructed Infrastructure (fully funded)
The following infrastructure has been provided for under development contributions:
Environmental Quality Monitoring
Waste Disposal Depot
Works and Services Depot
13.5.2 Proposed infrastructure and services
Ongoing Development Contributions Management - the cost of preparing and administering this Plan.
13.5.3 Nexus
The following factors are considered relevant in establishing a nexus between these services and the population of the Shellharbour LGA as a whole:
Development contributions resources are required as a direct result of future development and preparing and administering this Plan. This includes direct staff costs, consultants, valuations and forecast information.
Council will seek contribution from all new residential and non-residential development to fund the ongoing management and administration of the Plan.
13.5.4 Contribution Rates
The contribution rate has been calculated on the basis of the following formula:
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 61
Contribution rate = TC - CTD
R + C
Where:
TC Total cost of development contributions management (estimated)
CTD Developer contributions received to 30/6/15
R Projected increase in residential dwellings between 2015 - 2023 (2,921)
C Projected increase in non-residential premises (equivalent number) between
2015-2023 {(48 x 0.33) + (20 x 0.67) + (17 x 1) = 46}
Note: The contribution rate for one non-residential development with a gross floor area of more than 1,001m2 is the equivalent of one residential contribution rate.
The contribution rate for this infrastructure is documented in Table 13.1.
Table 13.6 shows the total city wide contribution rates by category and Precinct.
TABLE 13.6: SUMMARY OF CITY WIDE CONTRIBUTION RATES BY PRECINCT
Precinct Open
Space and Recreation
Community Infrastructure
Roads & Traffic
Other Total
1. Warilla $ 512.05 $ 3,242.41 $ 990.33 $ 832.58 $ 5,577.37
2. Shellharbour $ 512.05 $ 3,242.41 $ 182.86 $ 832.58 $ 4,769.90
3. Blackbutt $ 512.05 $ 3,242.41 $ 689.46 $ 832.58 $ 5,276.50
4. Oak Flats $ 512.05 $ 3,242.41 $ 1,895.81 $ 832.58 $ 6,482.85
5. Albion Park Rail $ 512.05 $ 3,242.41 $ 1,491.61 $ 832.58 $ 6,078.65
6. Rural East $ 512.05 $ 3,242.41 $ 32.05 $ 832.58 $ 4,619.09
7. Albion Park $ 512.05 $ 3,242.41 $ 1,624.86 $ 832.58 $ 6,211.90
8. Rural West $ 512.05 $ 3,242.41 $ 32.05 $ 832.58 $ 4,619.09
9. Calderwood $ 512.05 $ 3,242.41 $ - $ 832.58 $ 4,587.04
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 62
14 City East Infrastructure
14.1 Context
Passive Open Space Embellishment and certain sporting fields are levied on a City East / City West basis, as they are typically accessible to a greater community than a single suburb and provide an appropriate level of embellishment suited to regular use by a number of sporting groups. The sporting infrastructure identified at ‘City East’ serves the communities on the eastern half of the LGA. The Princes Highway is used to determine the eastern and western suburbs.
The Warilla, Shellharbour, Blackbutt and Oak Flats Precincts form the City East Sporting District. Within this area, a range of new sporting fields have been identified under the Shellharbour City Wide Open Space and Recreation Plan (SCC, 2000), and the Open Space, Recreation and Community Facilities Needs Study (SCC, 2010) as being required as a result of future residential growth.
14.2 Constructed Infrastructure (fully funded)
The following infrastructure has been provided and fully funded for using development contributions:
Pioneer Park
Flinders Basketball Court
Shell Cove Basketball Court
Myimbar Sports Centre
14.3 Proposed infrastructure
The following infrastructure is proposed to be provided for under Section 7.11:
Shell Cove Sporting Fields
Benson Basin Sporting Fields
City Centre Youth Recreation Facility
Upgrade Existing Active Open Space (fully funded)
Passive Open Space Embellishment
14.4 Nexus
The following factors are considered relevant in establishing a nexus between this infrastructure and the future population of the Precinct:
Precinct's 1 - 4 form the City East Sporting District. Future development within these Precincts will generate demand for a range of sporting fields in the eastern half of the City. The cost of providing this infrastructure is to be apportioned to future development in the City East.
The Open Space, Recreation and Community Facilities Needs Study (SCC, 2010) identifies there is a shortfall of sporting fields in the City's East and that this could be met through provision of fields at Benson Basin and Shell Cove.
The proposed City Centre Youth Recreation Facility is the remaining item for construction in Harrison Park (City Park). The Open Space, Recreation and
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 63
Community Facilities Needs Study (SCC, 2010) identifies that provision of a new skate facility be considered in development of the City Centre. The infrastructure will provide a youth recreational space, and will involve young people to determine the appropriate design and function.
The trend towards medium density in urban areas is reducing the proportion of private open space and creating additional demand for public open space. It is also recognised that the provision for open space is generally well provided for in urban areas. As such it is not considered reasonable to require developers within these areas to make a contribution towards the acquisition of such land.
It is however considered reasonable that both greenfield development in new urban areas and infill development in established urban areas contribute towards the embellishment of existing and new open space in order to increase its usability so it can meet the additional demand, as detailed in Section 4 of this Plan.
Planning studies, such as the Open Space, Recreation and Community Facilities Needs Study (2010), Town Centre Plans, along with asset conditions and priority lists, will guide the upgrade of open space areas.
14.5 Contribution rates
i. Shell Cove Sporting Fields and Benson Basin Sporting Fields
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = TC - CTD
RCE
Where:
TC Total cost of infrastructure (estimated or actual)
CTD Contributions received to 30/6/15
RCE Projected increase in City East residential dwellings between 2015 and 2023 (2,043)
ii. City Centre Youth Recreation Facility
As this item was introduced into the Plan in 2000, the contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
RCE
Where:
TC Total cost of infrastructure (estimated)
AF Apportionment factor between existing (Council) & future (Developer) dwellings:
Projected increase City East in dwellings 2000 - 2023 (6,245) / projected total number of dwellings to 2023 (20,310). {6,245 / 20,310 = 0.3075}
CTD Developer contributions received to 30/6/15
RCE Projected increase in City East residential dwellings between 2015 - 2023 (2,043)
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 64
iii. Passive Open Space Embellishment
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC / A ) x D
Where:
TC Total cost to Council of embellishing a 1.13ha area of passive open space (estimated)
A Total area of passive open space (11,300 sqm)
D Passive Open Space provision standard (sqm) per residential dwelling:
Total area of passive open space (11,300 sqm) / estimated population to be served by this open space (1,000 persons) x estimated occupancy rate per dwelling (2.6 persons / dwelling). { 11,300 / 1,000 x 2.6 = 29 sqm }
The contribution rates for this infrastructure are shown in Table 14.1 and the location shown in Figure 14.1.
TABLE 14.1: CITY EAST INFRASTRUCTURE – SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.08 Shell Cove Sports Fields CE $ 3,350,885 $ 511.97
C1.10 Benson Basin Sports Fields CE $ 2,576,962 $ 666.44
C1.11 City Centre Youth Recreation Facility CE $ 1,051,487 $ 45.93
C1.25 Upgrade Existing Active Open Space CE $ 992,354 $ -
C1.26 Passive Open Space Embellishment CE $ 6,078,261 $ 742.81
Total $ 1,967.15
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 65
FIGURE 14.1: CITY EAST INFRASTRUCTURE
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 66
15 City West Infrastructure
15.1 Context
Passive Open Space Embellishment and certain sporting fields are levied on a City East / City West basis, as they are typically accessible to a greater community than a single suburb and provide an appropriate level of embellishment suited to regular use by a number of sporting groups. The sporting infrastructure identified as ‘City West’ serves the communities on the western half of the LGA. The Princes Highway is used to determine the eastern and western suburbs.
The Albion Park Rail, Rural East, Albion Park and Rural West Precincts form the City West Sporting District. Within this a range of new sporting fields have been identified under the City Wide Open Space and Recreation Plan (SCC, 2000) and the Open Space, Recreation and Community Facilities Needs Study (SCC, 2010), as being required as a consequence of future residential growth.
Note: For the purposes of levying sporting fields, Precinct 9 does not form part of the City West Sporting District and sporting facilities in Precinct 9 are levied on a Precinct basis only.
15.2 Proposed infrastructure
The following infrastructure is proposed to be provided for under Section 7.11:
Croom Sporting Complex - City West Sporting Fields (fully funded)
Albion Oval Touch Football Fields
Terry Reserve Sporting Fields (fully funded)
Con O’Keefe Reserve
Tullimbar Sports Fields
Upgrade Existing Active Open Space (fully funded)
Passive Open Space Embellishment
15.3 Nexus
Precincts 5 - 8 form the City West Sporting District. Future development within these Precincts will generate the demand for a range of sporting fields in the western half of the City. The cost of providing this infrastructure is to be apportioned to future development in City West
The Open Space, Recreation & Community Facilities Needs Study Report (SCC, 2010), identifies that the provision of these sportsfields will add significant capacity to the existing sporting facilities.
The trend towards medium density in urban areas is reducing the proportion of private open space and creating additional demand for public open space. It is also recognised that the provision for open space is generally well provided for in urban areas. As such it is not considered reasonable to require developers within these areas to make a contribution towards the acquisition of such land.
It is however considered reasonable that both Greenfield development in new urban areas and infill development in established urban areas contribute towards the embellishment of existing and new open space within the Precinct in order to increase its usability so it can meet the additional demand, as detailed in Section 4 of this Plan.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 67
Planning studies, such as the Open Space, Recreation and Community Facilities Needs Study (2010), Town Centre Plans, along with asset conditions and priority lists, will guide the upgrade of open space areas.
As there are no established urban areas in Precinct 6, Rural East or Precinct 8, Rural West a contribution toward Passive Open Space embellishment is not required.
15.4 Contribution rates
i. Albion Oval Touch Football Fields and Con O'Keefe Reserve
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = TC - CTD
RCW
Where:
TC: Total cost of infrastructure (estimated)
CTD: Contributions received to 30/6/15
RCW: Projected increase in City West (Precincts 5 – 8) residential dwellings between 2015 and 2023 (573).
ii. Tullimbar Sports Fields
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = TC - CTD
RCW
Where:
TC: Total cost of infrastructure (estimated)
CTD: Contributions received to 30/6/15
RCW: Projected increase in City West (Precincts 5 – 8) residential dwellings between 2015 and 2028 (1,029).
iii. Passive Open Space Embellishment
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC / A ) x D
Where:
TC Total cost to Council of embellishing a 1.13ha area of passive open space (estimated)
A Total area of passive open space (11,300 sqm)
D Passive Open Space provision standard (sqm) per residential dwelling:
Total area of passive open space (11,300 sqm) / estimated population to be served by this open space (1,000 persons) x estimated occupancy rate per dwelling (2.6 persons / dwelling). { 11,300 / 1,000 x 2.6 = 29 sqm }
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 68
The contribution rates for this infrastructure are shown in Table 15.1 and the location shown in Figure 15.1.
TABLE 15.1: CITY WEST INFRASTRUCTURE – SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.16 Croom - City West Sporting Fields CW $ 736,923 $ -
C1.18 Albion Oval Touch Football Fields CW $ 636,767 $ 702.85
C1.20 Terry Reserve Soccer Fields CW $ 666,817 $ -
C1.21 Con O'Keefe Reserve CW $ 159,898 $ 148.50
C1.22 Tullimbar Sports Fields CW $ 1,971,717 $ 1,177.19
C1.25 Upgrade Existing Active Open Space CW $ 288,275 $ -
C1.26 Passive Open Space Embellishment CW $ 2,604,969 $ 742.81
Total $ 2,771.35
FIGURE 15.1: CITY WEST INFRASTRUCTURE
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 69
16 Precinct 1 - Warilla
16.1 Context
The Warilla Precinct is an established urban area, consisting of the suburbs of Warilla, Lake Illawarra, Mount Warrigal and Barrack Heights. The population of the Precinct is anticipated to decline from 22,773 in 1993 to 20,920 in 2023. Dwelling numbers however are projected to increase from 7,959 in 1993 to 8,787 in 2023. These changes are a result of both population and household structure change.
The provision of open space for the Warilla Precinct is considered adequate as on average over 90% of all residential dwellings are within 400m walking distance to any open space area. The open space within the Precinct includes beaches, parks and reserves, and the Lake Illawarra foreshore.
16.2 Constructed Infrastructure (to be recouped)
The following infrastructure has been provided for under Section 7.11:
Warilla Community Centre (recoupment)
16.3 Nexus
The following factors are considered relevant in establishing a nexus between this infrastructure and the future population of the Precinct:
The need for a community centre was identified in the Cultural Facilities Study and was reinforced through the allocation of grant funding through the ‘Community Solutions Program’ run by the NSW Premier’s Department. This infrastructure is required to service both the existing and future population of the Precinct.
16.4 Calculation of Contribution rates
i Warilla Community Centre (recoupment)
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
R
Where:
TC Total cost of infrastructure (actual)
AF Apportionment factor between existing & future dwellings:
Projected increase in residential dwellings between 1993 and 2023 (828) / projected total number of residential dwellings at 2023 (8,787).
{828 / 8,787 = 0.0942}
CTD Developer contributions received to 30/6/15
R Projected increase in residential dwellings between 2015 and 2023 (113)
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 70
The contribution rate for this infrastructure and the total residential Precinct rate is shown in Table 16.1, Summary of contribution rates, and the location is shown in Figure 16.1.
TABLE 16.1: PRECINCT 1 – SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) C $ 3,605,563 $ 240.78
C1.08 Shell Cove Sports Fields CE $ 3,350,885 $ 511.97
C1.10 Benson Basin Sports Fields CE $ 2,576,962 $ 666.44
C1.11 City Centre Youth Recreation Facility CE $ 1,051,487 $ 45.93
C1.17 Shellharbour City Stadium (recoupment) C $ 4,790,192 $ 271.27
C1.26 Passive Open Space Embellishment CE $ 6,078,261 $ 742.81
Subtotal $ 2,479.20
Community Infrastructure
C2.01 Warilla Community Centre (recoupment) P $ 944,853 $ 498.03
C2.04 Shellharbour City Performance Theatre C $ 9,857,377 $ 641.48
C2.06 City Library C $ 16,438,436 $ 811.81
C2.08 Council Administration Offices C $ 21,200,248 $ 952.97
C2.09 Civic Auditorium C $ 11,261,597 $ 836.15
Sub total $ 3,740.44
Roads & Traffic Infrastructure
C3.03 Lake Entrance Rd deviation (recoupment) C $ 4,422,428 $ 606.84
C3.04 Oak Flats Transport Centre (recoupment) C $ 498,545 $ 32.05
C3.07 East West Link (recoupment) C $ 7,381,711 $ 351.44
Sub total $ 990.33
Development Contributions Management
C6.04 Development Contributions Management C $ 5,263,020 $ 832.58
Subtotal $ 832.58
Total $ 8,042.55
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 71
FIGURE 16.1: PRECINCT 1 - WARILLA
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 72
17 Precinct 2 - Shellharbour
17.1 Context
The Shellharbour Precinct includes the suburbs of Barrack Point, Shellharbour Village, Shell Cove and part of Dunmore. Land within the vicinity of Shellharbour Village and Barrack Point is being developed for medium density housing. Shell Cove is a large greenfield site which is currently being developed and has Concept Plan approval for a boat harbour and marina. The area of land within the suburb of Dunmore has recently been rezoned and will ultimately become a new residential neighbourhood.
With the development of Shell Cove, the population of this Precinct is anticipated to grow from 2,879 in 1993 to 12,465 in 2023. Dwelling numbers are projected to increase from 1,065 in 1993 to 4,619 in 2023.
This Precinct encompasses an established urban core, together with large tracts of land identified for residential development. It has the second largest amount of open space in the Shellharbour LGA primarily attributable to Bass Point Reserve, Killalea State Park and the beaches of Shellharbour and North Shellharbour. The majority of this space is passive open space which serves both City and Regional recreational needs. The provision of Open Space is considered adequate as well over 90% of all residential dwellings are within 400m walking distance to any open space area.
17.2 Proposed Infrastructure
The following infrastructure is proposed to be provided for under Section 7.11:
Shell Cove Library and Community Centre
17.3 Nexus
The following factors are considered relevant in establishing a nexus between this infrastructure and the future population of the Precinct:
The Shellharbour Libraries and Museum Strategy 2024 was developed in 2014 to provide a direction on the future of Council libraries. This strategy provides that the Shellharbour Branch Library should be located at The Waterfront, Shell Cove, and co-located with other community facilities. Based on the current projected population for this Precinct, a branch library of around 580 sqm will be required.
The need for a community centre within the Shell Cove development has been identified by Council, the Cultural Resources Study (Guppy & Assoc, 1999) and is further supported by The Open Space, Recreation and Community Facilities Needs Study (SCC, 2010). The community centre will be a multi-functional centre that serves the needs of the population within the Precinct.
Note: A temporary community centre has been constructed and funded by Development contributions in order to meet existing demand. When the permanent centre is constructed, the temporary centre will be sold and the net proceeds returned to the Section 7.11 Developer restriction in order to fund the permanent Community Centre facility.
The Shell Cove Library and Community Centre will be co-located with the Visitor Information Centre. The Visitor Information Centre component of the building is not included in this Plan.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 73
17.4 Calculation of Contribution rates
i. Shell Cove Library and Community Centre
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
R
Where:
TC Total cost of infrastructure (estimated)
AF Apportionment factor between existing & future dwellings:
Projected increase in dwellings between 1993 and 2028 (3,986) / projected total number of dwellings at 2028 (5,051). {3,986 / 5,051 = 0.7892}
CTD Developer contributions received to 30/6/15
R Projected increase in residential dwellings between 2015 and 2028 (1,529).
The contribution rates for this infrastructure and the total residential Precinct rate are shown in Table 17.1, Summary of contribution rates, and the location shown in Figure 17.1.
TABLE 17.1: PRECINCT 2 - SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) C $ 3,605,563 $ 240.78
C1.08 Shell Cove Sports Fields CE $ 3,350,885 $ 511.97
C1.10 Benson Basin Sports Fields CE $ 2,576,962 $ 666.44
C1.11 City Centre Youth Recreation Facility CE $ 1,051,487 $ 45.93
C1.17 Shellharbour City Stadium (recoupment) C $ 4,790,192 $ 271.27
C1.26 Passive Open Space Embellishment CE $ 6,078,261 $ 742.81
Subtotal $ 2,479.20
Community Infrastructure
C2.04 Shellharbour City Performance Theatre C $ 9,857,377 $ 641.48
C2.06 City Library C $ 16,438,436 $ 811.81
C2.08 Council Administration Offices C $ 21,200,248 $ 952.97
C2.09 Civic Auditorium C $ 11,261,597 $ 836.15
C2.19 Shell Cove Community Centre P $ 9,916,558 $ 3,897.65
Sub total $ 7,140.06
Roads & Traffic Infrastructure
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 74
C3.03 Lake Entrance Rd deviation (recoupment) C $ 4,422,428 $ 126.38
C3.04 Oak Flats Transport Centre (recoupment) C $ 498,545 $ 32.05
C3.07 East West Link (recoupment) C $ 7,381,711 $ 24.43
Sub total $ 182.86
Development Contributions Management
C6.04 Development Cotnributions Management C $ 5,263,020 $ 832.58
Subtotal $ 832.58
Total $ 10,634.70
FIGURE 17.1: PRECINCT 2 - SHELLHARBOUR
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 75
18 Precinct 3 - Blackbutt
18.1 Context
The Blackbutt Precinct encompasses the suburbs of Blackbutt, Flinders and Shellharbour City Centre as well as the locality of Balarang. The City Centre also represents the major focus for retail and commercial development in the City
The development of this area will result in the Precinct’s population increasing from 2,980 in 1993 to 11,498 in 2023. This corresponds to an increase from 981 dwellings in 1993 to 4,255 in 2023. Future development is likely to be in the form of medium to high density dwellings in the City Centre, with some remaining development at Flinders.
The provision of open space is considered adequate as well over 90% of all residential dwellings are within 400m walking distance to any open space area. The key open space area in the Precinct is Blackbutt Reserve, an urban bushland reserve.
18.2 Constructed Infrastructure (fully funded)
The following infrastructure has been provided using development contributions:
Flinders Child and Family Centre
Blackbutt Youth Centre
18.3 Proposed Infrastructure (fully funded)
The following infrastructure is proposed to be provided using development contributions:
Blackbutt Branch Library (part of City Library)
Note: Up until the 6th review in 2005, Precinct 3 was levied a contribution toward C2.13 Blackbutt Branch Library. As the City Centre is proposed to be the location for the Blackbutt Branch Library, it will form part of the City Library. Sufficient funds have been levied to Precinct 3 to fund the Blackbutt Branch component of the new City Library. The contributions collected for Blackbutt Branch Library have been transferred to item C2.06 City Library and this facility will be delivered as part of the City Library.
The contribution rates for this Precinct are shown in Table 18.1, Summary of contribution rates, and the location shown in Figure 18.1.
TABLE 18.1: PRECINCT 3 - SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) C $ 3,605,563 $ 240.78
C1.08 Shell Cove Sports Fields CE $ 3,350,885 $ 511.97
C1.10 Benson Basin Sports Fields CE $ 2,576,962 $ 666.44
C1.11 City Centre Youth Recreation Facility CE $ 1,051,487 $ 45.93
C1.17 Shellharbour City Stadium (recoupment) C $ 4,790,192 $ 271.27
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 76
C1.26 Passive Open Space Embellishment CE $ 6,078,261 $ 742.81
Subtotal $ 2,479.20
Community Infrastructure
C2.04 Shellharbour City Performance Theatre C $ 9,857,377 $ 641.48
C2.06 City Library C $ 16,438,436 $ 811.81
C2.08 Council Administration Offices C $ 21,200,248 $ 952.97
C2.09 Civic Auditorium C $ 11,261,597 $ 836.15
Sub total $ 3,242.41
Roads & Traffic Infrastructure
C3.03 Lake Entrance Rd deviation (recoupment) C $ 4,422,428 $ 174.54
C3.04 Oak Flats Transport Centre (recoupment) C $ 498,545 $ 32.05
C3.07 East West Link (recoupment) C $ 7,381,711 $ 482.87
Sub total $ 689.46
Development Contributions Management
C6.04 Development Contributions Management C $ 5,263,020 $ 832.58
Subtotal $ 832.58
Total $ 7,243.65
FIGURE 18.1: PRECINCT 3 - BLACKBUTT
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 77
19 Precinct 4 – Oak Flats
19.1 Context
The Oak Flats Precinct, which is one of the smaller Precincts in land area, comprises a well-established urban area. The population of this Precinct is anticipated to remain relatively static, increasing marginally from 5,883 in 1993 to 6,523 in 2023. Dwellings numbers are projected to increase from 2,149 in 1993 to 2,649 in 2023, mainly from infill development.
The provision of Open Space is generally considered adequate. There is a high level of district parks along the Lake Foreshore and Moore Street and a slight undersupply of open space in the Oak Flats town centre area.
The provision of infrastructure within the Precinct is generally considered to be adequate for the existing and projected population. A new Community Centre has been constructed.
19.2 Constructed Infrastructure (fully funded)
The following infrastructure has been constructed and funded using development contributions:
Oak Flats Community Centre
The contribution rates for this Precinct are shown in Table 19.1, Summary of contribution rates, and the location shown in Figure 19.1.
TABLE 19.1: PRECINCT 4 - SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) C $ 3,605,563 $ 240.78
C1.08 Shell Cove Sports Fields CE $ 3,350,885 $ 511.97
C1.10 Benson Basin Sports Fields CE $ 2,576,962 $ 666.44
C1.11 City Centre Youth Recreation Facility CE $ 1,051,487 $ 45.93
C1.17 Shellharbour City Stadium (recoupment) C $ 4,790,192 $ 271.27
C1.26 Passive Open Space Embellishment CE $ 6,078,261 $ 742.81
Subtotal $ 2,479.20
Community Infrastructure
C2.04 Shellharbour City Performance Theatre C $ 9,857,377 $ 641.48
C2.06 City Library C $ 16,438,436 $ 811.81
C2.08 Council Administration Offices C $ 21,200,248 $ 952.97
C2.09 Civic Auditorium C $ 11,261,597 $ 836.15
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 78
Sub total $ 3,242.41
Roads & Traffic Infrastructure
C3.03 Lake Entrance Rd deviation (recoupment) C $ 4,422,428 $ 803.00
C3.04 Oak Flats Transport Centre (recoupment) C $ 498,545 $ 32.05
C3.07 East West Link (recoupment) C $ 7,381,711 $ 1,060.76
Sub total $ 1,895.81
Development Contributions Management
C6.04 Development Contributions Management C $ 5,263,020 $ 832.58
Subtotal $ 832.58
Total $ 8,450.00
FIGURE 19.1: PRECINCT 4 - OAK FLATS
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20 Precinct 5 – Albion Park Rail
20.1 Context
The Albion Park Rail Precinct incorporates established areas of residential, industrial and commercial development together with the Illawarra Regional Airport. The population of this Precinct is anticipated to increase marginally from 6,840 in 1993 to 6,943 in 2023. Dwelling numbers are projected to increase from 2,235 in 1993 to 2,748 in 2023.
Unlike other Precincts Albion Park Rail does not have any large regional open space infrastructure. The total amount of open space and community infrastructure in the Precinct is however considered to be generally adequate to cater for its existing and projected residents, and as such no further Precinct level infrastructure will be provided.
20.2 Constructed Infrastructure (fully funded)
The following infrastructure has been provided for using development contributions:
Albion Park Rail Community Centre
The contribution rates for Precinct are shown in Table 20.1, Summary of contribution rates, and the location shown in Figure 20.1.
TABLE 20.1: PRECINCT 5 - SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) C $ 3,605,563 $ 240.78
C1.17 Shellharbour City Stadium (recoupment) C $ 4,790,192 $ 271.27
C1.18 Albion Oval Touch Football Fields CW $ 636,767 $ 702.85
C1.21 Con O'Keefe Reserve CW $ 159,898 $ 148.50
C1.22 Tullimbar Sports Fields CW $ 1,971,717 $ 1,177.19
C1.26 Passive Open Space Embellishment CW $ 2,604,969 $ 742.81
Subtotal $ 3,283.40
Community Infrastructure
C2.04 Shellharbour City Performance Theatre C $ 9,857,377 $ 641.48
C2.06 City Library C $ 16,438,436 $ 811.81
C2.08 Council Administration Offices C $ 21,200,248 $ 952.97
C2.09 Civic Auditorium C $ 11,261,597 $ 836.15
Sub total $ 3,242.41
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 80
Roads & Traffic Infrastructure
C3.03 Lake Entrance Rd deviation (recoupment) C $ 4,422,428 $ 463.80
C3.04 Oak Flats Transport Centre (recoupment) C $ 498,545 $ 32.05
C3.07 East West Link (recoupment) C $ 7,381,711 $ 995.76
Sub total $ 1,491.61
Development Contributions Management
C6.04 Development Contributions Management C $ 5,263,020 $ 832.58
Subtotal $ 832.58
Total $ 8,850.00
FIGURE 20.1: PRECINCT 5 - ALBION PARK RAIL
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 81
21 Precinct 6 – Rural East
21.1 Context
The Rural East Precinct includes relatively large tracts of undeveloped land to the south west of the Shellharbour township. Much of the Precinct is dominated by quarrying activities and a large portion is taken up by the Killalea State Recreation Area. The population of this Precinct is anticipated to grow from 238 in 1993 to 406 in 2023. Dwelling numbers are projected to increase from 102 in 1993 to 130 in 2023.
The total public open space provision for this Precinct is 94.34 hectares. The Precinct contains no community infrastructure with local residents accessing infrastructure outside the Precinct.
21.2 Proposed Infrastructure
There is currently no specific community infrastructure scheduled to be established within this Precinct. However, a range of infrastructure including community centres, libraries and sportsfields are considered accessible to the residents of this Precinct and as such development within the Precinct will contribute toward the cost of providing City Wide and City West infrastructure.
21.3 Nexus
The Open Space, Recreation and Community Facilities Needs Study (SCC, 2010) states that access to City Wide infrastructure is critical for these areas.
As there are no existing or planned urban centres in Rural East, it is considered appropriate to levy development in this Precinct a contribution towards the provision of infrastructure on a City Wide and City West basis.
The contribution rates for this Precinct are shown in Table 21.1, Summary of contribution rates, and the location shown in Figure 21.1.
TABLE 21.1: PRECINCT 6 - SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) C $ 3,605,563 $ 240.78
C1.17 Shellharbour City Stadium (recoupment) C $ 4,790,192 $ 271.27
C1.18 Albion Oval Touch Football Fields CW $ 636,767 $ 702.85
C1.21 Con O'Keefe Reserve CW $ 159,898 $ 148.50
C1.22 Tullimbar Sports Fields CW $ 1,971,717 $ 1,177.19
Subtotal $ 2,540.59
Community Infrastructure
C2.04 Shellharbour City Performance Theatre C $ 9,857,377 $ 641.48
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C2.06 City Library C $ 16,438,436 $ 811.81
C2.08 Council Administration Offices C $ 21,200,248 $ 952.97
C2.09 Civic Auditorium C $ 11,261,597 $ 836.15
Sub total $ 3,242.41
Roads & Traffic Infrastructure
C3.04 Oak Flats Transport Centre (recoupment) C $ 498,545 $ 32.05
Sub total $ 32.05
Development Contributions Management
C6.04 Development Contributions Management C $ 5,263,020 $ 832.58
Subtotal $ 832.58
Total $ 6,647.63
FIGURE 21.1: PRECINCT 6 - RURAL EAST
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22 Precinct 7 – Albion Park
22.1 Context
The Albion Park Precinct includes the Albion Park township, as well as new residential development to the south and west of the existing township and development at Tullimbar.
This Precinct has been one of the most rapidly growing Precincts in the Shellharbour LGA. However, opportunities to develop further is now limited with Tullimbar being the primary remaining Greenfield development site. The population is anticipated to increase from 6,584 in 1993 to 14,543 in 2023 and dwellings from 2,106 in 1993 to 5,218 in 2023.
The provision of Open Space for Albion Park is considered adequate as 90% of all residential dwellings are within 400m walking distance to any open space area. The current provision of community infrastructure within the Precinct is considered to be generally adequate to cater for existing levels of population, with a community centre in the Town Centre, satellite community centre in the Mount Terry Primary School, Albion Park Library and Home and Community Care (HACC) Centre. In addition, to cater for the increased population extensions to the existing library are required.
22.2 Constructed Infrastructure (fully funded)
The following infrastructure has been provided and fully funded for using development contributions:
Albion Park cycleways
Tongarra Road / Calderwood Road intersection
Terry Street / Church Street intersection
Taylor Road Traffic Calming
O’Gorman Street Traffic Calming
Terry Street / Ashburton Road intersection.
22.3 Proposed Infrastructure
The following infrastructure is proposed to be provided for using development contributions:
Albion Park Library extensions
Albion Park By-Pass
Tongarra Road / Church Street Intersection
22.4 Nexus
The following factors are considered relevant in establishing a nexus between the proposed infrastructure and the future population of the Precinct:
The Shellharbour Libraries and Museum Strategy 2024 was developed in 2014 to provide a direction on the future of Council libraries. This strategy provides that the location of the existing Albion Park library is well located close to other community facilities and the local shopping centre, making it convenient for residents to access this service. The extension of the library is identified to service the needs of residents within the Albion Park, Rural West and Calderwood Precincts. On this basis it is proposed that the cost of providing the library extension be apportioned to development in Precincts 7, 8 and 9. To cater for the needs of the growing population
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 84
in the catchment of Precinct 7, 8 and 9 to 2023, the library will be refurbished and extended by around 285sqm. A contribution toward this item is included in the Calderwood VPA and the final design of the library extension will need to accommodate a full Calderwood development scenario.
The Albion Park By-Pass (Tripoli Way extension) is a proposed road which runs parallel to Tongarra Road. It commences at Illawarra Highway (east) through to the Illawarra Highway/Broughton Avenue intersection. Its primary function will be to help alleviate traffic impacts of traffic growth along the Tongarra Road commercial area and provide an alternative route to the proposed M1 motorway interchange. The Albion Park Traffic Study (Maunsell AECOM, 2006) identified that it is likely the M1 motorway will be constructed by 2030 and the full development of the Albion Park By-Pass will be required by this time, assuming significant urban development occurs in Calderwood by this time. As the demand for this infrastructure is generated by the development in Precincts 7, 8 and 9, the cost of providing this infrastructure will be apportioned to development in these Precincts to 2028.
The study, Review of the Need for Traffic Calming Facilities (SMEC, 2000), identifies that Albion Park will require a number of intersection improvements and traffic management measures in order to control intersection traffic and improve road safety as a result of increased traffic volumes from development. The remaining upgrade to be constructed is the Tongarra Road / Church Street intersection.
22.5 Contribution rates
i. Albion Park Library
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = TC - CTD
R
Where:
TC Total cost of infrastructure (estimated)
CTD Contributions received to 30/6/15
R Projected increase in Albion Park (523), Rural West (1) and Calderwood (305) residential dwellings between 2015 and 2023 (829)
ii. Albion Park By-Pass
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
R
Where:
TC Total cost of infrastructure (estimated)
AF Apportionment factor between existing & future Precinct dwellings:
Projected increase in Albion Park (3,525), Rural West (31) and Calderwood (1,020) dwellings between 1993 and 2028 (4,576) / projected total number of dwellings in Albion Park (5,631), Rural West (177) and Calderwood (1,020) at 2028 (6,828).
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 85
{4,576/6,828= 0.6702}
CTD Contributions received to 30/6/15
R Projected increase in Albion Park (936), Rural West (2) and Calderwood (1,020) residential dwellings between 2015 and 2028 (1,958).
iii. Tongarra Road / Church Street Intersection
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
R
Where:
TC Total cost of infrastructure (estimated)
AF Apportionment factor between existing & future dwellings:
Projected increase in dwellings between 1993 and 2023 (3,112) / projected total number of dwellings at 2023 (5,218).
{3,112/5,218 = 0.5964}
CTD Contributions received to 30/6/15
R Projected increase in residential dwellings between 2015 and 2023 (523).
The contribution rate for this infrastructure and the total residential Precinct rate is shown in Table 22.1, Summary of contribution rates, and the location shown in Figure 22.1.
TABLE 22.1: PRECINCT 7 - SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) C $ 3,605,563 $ 240.78
C1.17 Shellharbour City Stadium (recoupment) C $ 4,790,192 $ 271.27
C1.18 Albion Oval Touch Football Fields CW $ 636,767 $ 702.85
C1.21 Con O'Keefe Reserve CW $ 159,898 $ 148.50
C1.22 Tullimbar Sports Fields CW $ 1,971,717 $ 1,177.19
C1.26 Passive Open Space Embellishment CW $ 2,604,969 $ 742.81
Subtotal $ 3,283.40
Community Infrastructure
C2.04 Shellharbour City Performance Theatre C $ 9,857,377 $ 641.48
C2.06 City Library C $ 16,438,436 $ 811.81
C2.08 Council Administration Offices C $ 21,200,248 $ 952.97
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 86
C2.09 Civic Auditorium C $ 11,261,597 $ 836.15
C2.16 Albion Park Library Extensions P $ 1,503,583 $ 1,113.59
Sub total $ 4,356.00
Roads & Traffic Infrastructure
C3.03 Lake Entrance Rd deviation (recoupment) C $ 4,422,428 $ 217.02
C3.04 Oak Flats Transport Centre (recoupment) C $ 498,545 $ 32.05
C3.07 East West Link (recoupment) C $ 7,381,711 $ 1,375.79
C3.09 Albion Park By-Pass P $ 14,683,874 $ 4,272.10
C3.12 Tongarra Rd / Church St Intersection P $ 308,621 $ 306.53
Sub total $ 6,203.49
Development Contributions Management
C6.04 Development Contributions Management C $ 5,263,020 $ 832.58
Subtotal $ 832.58
Total $ 14,675.47
Note: Residential development within this Precinct may also be subject to a Benefit Area contribution.
FIGURE 22.1: PRECINCT 7 - ALBION PARK
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 87
23 Precinct 8 – Rural West
23.1 Context
The Rural West Precinct incorporates the rural lands to the west of Albion Park and includes the Macquarie Pass National Park. This National Park is the main area of public open space within the Precinct and has a total area of 1,095 hectares.
The population is anticipated to grow marginally from 405 in 1993 to 552 in 2023. Dwelling numbers are projected to increase from 146 in 1993 to 176 in 2023.
23.2 Proposed Infrastructure
There is currently no Precinct level infrastructure scheduled to be established in Precinct 8, however development within the Precinct will generate demand for the following infrastructure which are located in adjoining Precincts:
Albion Park Library extensions
Albion Park By-Pass.
23.3 Nexus
Whilst there is no existing or planned urban centre in Rural West, there is a range of City Wide and City West infrastructure including community centres, libraries and sportsfields which are considered accessible to the residents of this Precinct. It is therefore considered appropriate to levy new residential and rural residential development in this Precinct a contribution towards the provision of this infrastructure on a City Wide and City West basis.
The Shellharbour Libraries and Museum Strategy 2024 was developed in 2014 to provide a direction on the future of Council libraries. This strategy provides that the location of the existing Albion Park library is well located close to other community facilities and the local shopping centre, making it convenient for residents to access this service. The extension of the library is identified to service the needs of residents within the Albion Park, Rural West and Calderwood Precincts. On this basis it is proposed that the cost of providing the library extension be apportioned to development in Precincts 7, 8 and 9. To cater for the needs of the growing population in the catchment of Precinct 7, 8 and 9 to 2023, the library will be refurbished and extended by around 285sqm. A contribution toward this item is included in the Calderwood VPA and the final design of the library extension will need to accommodate a full Calderwood development scenario.
The Albion Park By-Pass (Tripoli Way extension) is a proposed road which runs parallel to Tongarra Road. It commences at Illawarra Highway (east) through to the Illawarra Highway/Broughton Avenue intersection. Its primary function will be to help alleviate traffic impacts of traffic growth along the Tongarra Road commercial area and provide an alternative route to the proposed M1 motorway interchange. The Albion Park Traffic Study (Maunsell AECOM, 2006) identified that it is likely the M1 motorway will be constructed by 2030 and the full development of the Albion Park By-Pass will be required by this time, assuming significant urban development occurs in Calderwood by this time. As the demand for this infrastructure is generated by the development in Precincts 7, 8 and 9, the cost of providing this infrastructure will be apportioned to development in these Precincts to 2028.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 88
23.4 Contribution rates
i. Albion Park Library
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = TC - CTD
R
Where:
TC Total cost of infrastructure (estimated)
CTD Contributions received to 30/6/15
R Projected increase in Albion Park (523), Rural West (1) and Calderwood (305) residential dwellings between 2015 and 2023 (829)
ii. Albion Park By-Pass
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
R
Where:
TC Total cost of infrastructure (estimated)
AF Apportionment factor between existing & future Precinct dwellings:
Projected increase in Albion Park (3,525), Rural West (31) and Calderwood (1,020) dwellings between 1993 and 2028 (4,576) / projected total number of dwellings in Albion Park (5,631), Rural West (177) and Calderwood (1,020) at 2028 (6,828).
{4,576 / 6,828 = 0.6702}
CTD Contributions received to 30/6/15
R Projected increase in Albion Park (936), Rural West (2) and Calderwood (1,020) residential dwellings between 2015 and 2028 (1,958).
The contribution rate for this infrastructure and the total residential Precinct rate are shown in Table 23.1, Summary of contribution rates, and the location shown in Figure 23.1.
TABLE 23.1: PRECINCT 8 - SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) C $ 3,605,563 $ 240.78
C1.17 Shellharbour City Stadium (recoupment) C $ 4,790,192 $ 271.27
C1.18 Albion Oval Touch Football Fields CW $ 636,767 $ 702.85
C1.21 Con O'Keefe Reserve CW $ 159,898 $ 148.50
C1.22 Tullimbar Sports Fields CW $ 1,971,717 $ 1,177.19
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 89
Subtotal $ 2,540.59
Community Infrastructure
C2.04 Shellharbour City Performance Theatre C $ 9,857,377 $ 641.48
C2.06 City Library C $ 16,438,436 $ 811.81
C2.08 Council Administration Offices C $ 21,200,248 $ 952.97
C2.09 Civic Auditorium C $ 11,261,597 $ 836.15
C2.16 Albion Park Library Extensions P $ 1,503,583 $ 1,113.59
Sub total $ 4,356.00
Roads & Traffic Infrastructure
C3.03 Lake Entrance Rd deviation (recoupment) C $ 4,422,428 $ 0.00
C3.04 Oak Flats Transport Centre (recoupment) C $ 498,545 $ 32.05
C3.09 Albion Park By-Pass P $ 14,683,874 $ 4,272.10
Sub total $ 4,304.15
Development Contributions Management
C6.04 Development Contributions Management C $ 5,263,020 $ 832.58
Subtotal $ 832.58
Total $ 12,033.32
FIGURE 23.1: PRECINCT 8 - RURAL WEST
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 90
24 Precinct 9 - Calderwood
24.1 Context
The area of land within this Precinct was re-zoned from non-urban to urban under the State Environmental Planning Policy (Major Development) 2005. Following this, a Part 3A Concept Plan approval was granted in 2010 to enable the development of 4,800 dwellings, with approximately 50 hectares of mixed use/employment lands, known as the Calderwood Urban Development Project (the CUDP). The CUDP is a site located to the north west of Albion Park and includes part of the suburbs of Tullimbar, North Macquarie and Calderwood.
The CUDP area covers land in both the Shellharbour and Wollongong City Council LGA’s, however only the land within the Shellharbour LGA is included in this Development Contributions Plan. This land thus forms ‘Precinct 9’ in recognition that this site has specific planning controls and the new population will create the demand for additional infrastructure.
In 2014 Council entered into a Planning Agreement with the proponent for the provision of Shellharbour City Council local infrastructure contributions. Where development in Precinct 9 is carried out under the Part 3A Concept Plan (MP09_0082) and local infrastructure contributions are levied in accordance with the Calderwood Voluntary Planning Agreement (VPA) dated 15 September 2014, the VPA will prevail over this Plan and a contribution under this Plan will not be required.
It is anticipated in this Plan that the number of dwellings in the proposed development at Calderwood will reach 305 dwellings by 2023, and 1,020 dwellings by 2028. The population is anticipated to reach 907 people by 2023 and 3,080 people by 2028.
24.2 Proposed Infrastructure
In additional to a contribution toward City Wide infrastructure, development within the Precinct will generate the demand, and be required to make a contribution toward, the following Precinct level infrastructure:
Calderwood Sportsfields
Albion Park Library extensions
Calderwood Community Centre
Albion Park By-Pass
Passive open space (in accordance with Section 4 of this Plan).
24.3 Nexus
There is a range of City Wide infrastructure, which is provided to meet the needs of the Shellharbour LGA and are accessible to the residents of this Precinct. It is therefore, considered appropriate to levy new development in this Precinct a contribution towards the provision of this infrastructure on a City Wide basis.
The future growth within the Calderwood Precinct will require the provision of active open space as identified in the Landscape and Open Space Masterplan (Environmental Partnership, 2010), prepared as part of the Part 3A Concept Plan MP09_0082. This report identifies that the baseline requirement for sportsgrounds is 1.7 ha per 1,000 people. Based on the population growth assumption of 3,080, approximately 5.24 ha will be required to cater for the anticipated population to 2028. As these sporting fields are required as a direct result of future growth it is considered
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 91
reasonable to levy developers the full cost. The delivery of this item is included in the Calderwood Planning Agreement.
The Shellharbour Libraries and Museum Strategy 2024 was developed in 2014 to provide a direction on the future of Council libraries. This strategy provides that the location of the existing Albion Park library is well located close to other community facilities and the local shopping centre, making it convenient for residents to access this service. The extension of the library is identified to service the needs of residents within the Albion Park, Rural West and Calderwood Precincts. On this basis it is proposed that the cost of providing the library extension be apportioned to development in Precincts 7, 8 and 9. To cater for the needs of the growing population in the catchment of Precinct 7, 8 and 9 to 2023, the library will be refurbished and extended by around 285sqm. A contribution toward this item is included in the Calderwood VPA and the final design of the library extension will need to accommodate a full Calderwood development scenario.
The need for a multi-purpose community resource centre was identified in the Part 3A Concept Plan MP09_0082 for this development. The Social and Community Planning Assessment – Final Report (Elton, 2010) identifies that a permanent community centre will be required to service the future residents. A portion of this item is included in this Plan, based on the projected population growth in this Plan to 2028.
The Albion Park By-Pass (Tripoli Way extension) is a proposed road which runs parallel to Tongarra Road. It commences at Illawarra Highway (east) through to the Illawarra Highway/Broughton Avenue intersection. Its primary function will be to help alleviate traffic impacts of traffic growth along the Tongarra Road commercial area and provide an alternative route to the proposed M1 motorway interchange. The Albion Park Traffic Study (Maunsell AECOM, 2006) identified that it is likely the M1 motorway will be constructed by 2030 and the full development of the Albion Park By-Pass will be required by this time, assuming significant urban development occurs in Calderwood by this time. As the demand for this infrastructure is generated by the development in Precincts 7, 8 and 9, the cost of providing this infrastructure will be apportioned to development in these Precincts to 2028.
24.4 Contribution rates
i. Calderwood Sports Fields and Calderwood Community Centre
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = TC - CTD
R
Where:
TC: Total cost of infrastructure (estimated)
CTD: Contributions received to 30/6/15
R: Projected increase in residential dwellings between 2015 and 2028 (1,020).
ii. Albion Park Library
The contribution rate has been calculated on the basis of the following formula:
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 92
Contribution rate per residential lot / dwelling = TC - CTD
R
Where:
TC Total cost of infrastructure (estimated)
CTD Contributions received to 30/6/15
R Projected increase in Albion Park (523), Rural West (1) and Calderwood (305) residential dwellings between 2015 and 2023 (829)
iii. Albion Park By-Pass
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = ( TC x AF ) - CTD
R
Where:
TC Total cost of infrastructure (estimated)
AF Apportionment factor between existing & future Precinct dwellings:
Projected increase in Albion Park (3,525), Rural West (31) and Calderwood (1,020) dwellings between1993 and 2028 (4,576) / projected total number of dwellings in Albion Park (5,631), Rural West (177) and Calderwood (1,020) at 2028 (6,828).
{4,576/6,828 = 0.6702}
CTD Contributions received to 30/6/15
R Projected increase in Albion Park (936), Rural West (2) and Calderwood (1,020) residential dwellings between 2015 and 2028 (1,958).
The contribution rates for this infrastructure and the total residential Precinct rate are shown in Table 24.1, Summary of contribution rates, and the location shown in Figure 24.1.
TABLE 24.1: PRECINCT 9 - SUMMARY OF CONTRIBUTION RATES
Infrastructure Item Levy Basis
Total Cost Rate per
lot/dwelling
Open Space and Recreation Infrastructure
C1.02 Beach Foreshore (recoupment) C $ 3,605,563 $ 240.78
C1.17 Shellharbour City Stadium (recoupment) C $ 4,790,192 $ 271.27
C1.26 Passive Open Space Embellishment CW $ 2,604,969 $ 742.81
C1.28 Calderwood Sports Fields P $ 2,881,411 $ 2,824.91
Subtotal $ 4,079.77
Community Infrastructure
C2.04 Shellharbour City Performance Theatre C $ 9,857,377 $ 641.48
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 93
C2.06 City Library C $ 16,438,436 $ 811.81
C2.08 Council Administration Offices C $ 21,200,248 $ 952.97
C2.09 Civic Auditorium C $ 11,261,597 $ 836.15
C2.16 Albion Park Library Extensions P $ 1,503,583 $ 1,113.59
C2.20 Calderwood Community Centre P $ 931,175 $ 912.92
Sub total $ 5,268.92
Roads & Traffic Infrastructure
C3.09 Albion Park By-Pass P $ 14,638,874 $ 4,272.10
Sub total $ 4,272.10
Development Contributions Management
C6.04 Development Contributions Management C $ 5,263,020 $ 832.58
Subtotal $ 832.58
Total $ 14,453.37
FIGURE 24.1: PRECINCT 9 – CALDERWOOD
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25 Benefit Area 7 – Mt Terry Drainage Catchment
25.1 Context
The Mount Terry Drainage Catchment, located to the south of Albion Park, is almost completely developed consisting mainly of residential areas with some rural land use (low intensity agriculture).
The catchment drains to the Macquarie Rivulet through a network of drainage reserves, consisting of densely vegetated riparian zones and stormwater conveyance/treatment infrastructure, integrated with public open space that consists of grass areas, footpaths and recreational facilities.
New stormwater infrastructure, and augmentation of the existing network, using current techniques and best practices, are required to support future development of the catchment.
25.2 Constructed Infrastructure
The majority of stormwater works in this Benefit Area, was completed during staged subdivision development, and include;
Construction works to define the water courses, and control flooding and erosion;
Embellishment works to create “naturally functioning” creeks;
Additional landscaping works to improve the amenity of the water courses;
Water quality treatment basins;
Detention basins;
Gross pollutant traps.
Playground areas have also been provided (landscaped and embellished with playground equipment) to service the population within the benefit area.
25.3 Proposed Infrastructure
The proposed works to support future development in this benefit area includes:
Grey Street Bio-retention
Ashburton Drive Wetland
Stubbs Road Pond Wetland
Daintree Drive / Cascade Road Wetland
25.4 Nexus
Stormwater drainage works in the benefit area have generally been completed in accordance with recommendations of the Mount Terry Catchment Study (K F Williams, 1999). Some modifications have been made to these works as changes have occurred in the approach to drainage works and more detailed designs have been carried out as part of the subdivision works for each property.
The Water Sensitive Urban Design Strategy Albion Park (Equatica, 2013) has considered the existing catchment and proposes a range of water quality improvement works to better protect downstream receiving waters, including Lake Illawarra, from the impacts of future urban development in the catchment. These include improving the vegetation of the existing
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 95
natural creek lines, riparian corridor treatment works and converting existing ponds and detention systems into more effective bio-retention systems.
25.5 Contribution rates
As sufficient contributions have already been levied to fund the remaining works, a contribution under this Plan will not be sought.
The summary of cost is shown at Table 25.1 and the location of the catchment area is shown in Figure 25.1.
TABLE 25.1: BENEFIT AREA 7 - CONTRIBUTION RATE
Infrastructure Item Total Cost Rate
C5.01 Mount Terry Drainage Catchment $ 1,011,000 $ -
FIGURE 25.1: BENEFIT AREA 7 - MT TERRY DRAINAGE CATCHMENT
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 96
26 Benefit Area 8 – Albion Park Drainage Catchments
26.1 Context
Stormwater drainage is an important feature of urban development in the Albion Park Precinct and a catchment based approach to stormwater drainage systems has been adopted. As each of these catchments contains more than one landowner, these works are included as a Benefit Area within this Plan to enable the application of the catchment based approach. In this regard, developer contributions under this Benefit Area will be used to fund the capital cost of infrastructure within the following catchments:
Tarra Catchment
Cooback Creek Catchment
Cooby Road South Drainage Catchment
Cooby Road North Drainage Catchment
Stormwater is now much more than simply the construction of pipes and channels. Community awareness and expectations of pollution and flooding control have changed significantly over the last few decades. For this reason, in 2000 and 2005 Council undertook a review of the drainage infrastructure required for the each of these catchments, with the exception of the Tarra Catchment which is nearly fully developed.
26.2 Proposed Infrastructure
To service anticipated population growth generated by new development in the areas to the south and west of Albion Park (Figure 26.1) it will be necessary to provide stormwater drainage systems for the following four catchments:
Tarra Drainage Catchment
Cooback Catchment
Cooby Road South Drainage Catchment
Cooby Road North Drainage Catchment
Note: Contributions will not be levied for drainage infrastructure in the Cooback and Cooby Road Catchments on land part zoned residential as at the date of this Plan or which is zoned residential or rural residential during the currency of the Plan, if Council is satisfied that the proposed development does not generate a need for this infrastructure (by providing its own water quality/detention on site).
26.3 Nexus
26.3.1 Tarra Catchment
The Albion Park Local Environmental Study (SCC, 1993) has guided the construction of existing stormwater infrastructure in the catchment.
Future works are identified in the Water Sensitive Urban Design Strategy Albion Park (Equatica, 2013) which considers the existing catchment and proposes a range of water quality improvement works to better protect downstream receiving waters, including Lake Illawarra, from the impacts of urban development. These include improving the vegetation of the existing natural creek lines, riparian corridor treatment works and converting existing ponds and detention systems into more effective bioretention systems.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 97
26.3.2 Cooback Creek Catchment
These drainage works are required to serve new residential development within the catchment. The need for these works and their scope has been justified in both the Cooback Creek Stormwater Strategy – Concept Plan (Forbes Rigby Pty Ltd, 2000) and the Working Paper on Stormwater Management Requirements for the Cooback Creek Catchment & Section 94 Implications (Forbes Rigby, 2000).
As the need for these drainage works are directly related to new development within the catchment it is considered appropriate to levy developers within the catchment to fund the full cost of capital infrastructure.
Note: The provisions of this Plan relating to drainage in the Cooback Creek Catchment apply to that development within that area of the catchment which is zoned for residential purposes only.
26.3.3 Cooby Road Catchment
The Albion Park West Drainage Strategy & Section 94 Contributions Plan – Cooby Road Catchment Report (Storm Consulting, 2005) has identified the drainage works that are required to enable residential and rural residential development within the Cooby Road Catchment (which incorporates both the Cooby Road North and Cooby Road South sub catchments).
As the need for these drainage works are directly related to new development within the catchment it is considered appropriate to levy developers within the catchment to fund the full cost of capital infrastructure.
26.4 Contribution rates
26.4.1 Tarra Catchment
As sufficient contributions have already been levied to fund the remaining works, a contribution under this Plan will not be sought.
As sufficient funds have already been levied to fund the remaining works, a contribution under this Plan will not be sought.
26.4.2 Cooback Catchment
The contribution rate for these catchments has been calculated on the basis of the following formula:
Contribution = TC
x DS
DT
Where:
TC Total cost of infrastructure (actual and estimated)
DT The total developable land area within the Catchment Benefit Area
DS Developable land area of the subject site (ie not including areas within
watercourses or floodprone);
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26.4.3 Cooby Road Catchment
The method of calculation of contribution rates for this catchment is based on the recommendations of the Albion Park West Drainage Strategy & Section 94 Contributions Plan – Cooby Road Catchment Report (Storm Consulting, 2005) and recognises the variations in runoff requirements dependant on development type. Data on which these calculations were based are summarised in Table 27.2 below.
The contribution rate has been calculated on the basis of the following formula:
Contribution = RE x AE
x AS
AA
Where:
RE Rate per Equivalent Area (total cost / total equivalent area)
AE Total Equivalent Area (residential or rural residential)
AA Total Actual Area (residential or rural residential)
As Area of subject site
Note: Equivalent area is the total area adjusted for projected % impervious area (65% for residential and 13% for rural residential).
TABLE 26.1: BENEFIT AREA 8 – CONTRIBUTION RATES
Catchment Area (ha)
Total Cost Rate per
unit Unit
Tarra catchment 29 $ 906,250 $ - m2 developable
land area
Cooback catchment 116.3 $ 4,262,360 $ 3.67 m2 developable
land area
Cooby Road Catchment
- residential development 12.6 $ 3,510,863 $18.10
m2 land area
(of subject site)
Cooby Road Catchment
- rural residential development 3.7 $ 1,018,775 $ 3.62
m2 land area
(of subject site)
Total $ 9,698,248
TABLE 26.2: COOBY ROAD CATCHMENT - ALLOCATION OF BENEFIT AND COSTS
Equivalent Area (m2)
Total Cost Actual
Area (m2)
Rate / Developable Area ($ / m2)
Residential 126,101.3 $ 3,510,863 194,002 $ 18.10
Rural Residential 36,591.8 $ 1,018,775 281,475 $ 3.62
TOTAL 162,693.1 $ 4,529,638 475,477
Rate per Equivalent Area ($ / m2) $ 27.84
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 99
FIGURE 26.1: BENEFIT AREA 8 - ALBION PARK DRAINAGE CATCHMENTS
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 100
27 Benefit Area 9 – Tullimbar Infrastructure
27.1 Context
Tullimbar Village is located at the western edge of Albion Park and is one of the major residential development areas in the Albion Park Precinct. The development within this site will create the demand for additional infrastructure to be provided within this Benefit Area.
27.2 Constructed Infrastructure
The following infrastructure has been provided and is being recouped:
Illawarra Highway / Tullimbar intersection
27.3 Proposed Infrastructure
The following infrastructure is required to service the needs of new residential development within the Benefit Area:
Tullimbar Community Centre
Church Street / Sophia Street intersection
27.4 Nexus
With a future population of approximately 4,000 people the Tullimbar Benefit Area is of sufficient size to generate the demand for community services. In order to meet this demand it is proposed to provide a small multi-purpose community centre within the Benefit Area. It is proposed that the centre be located in the commercial centre of the Tullimbar Village development.
The study, Review of the Need for Traffic Calming Facilities (SMEC, 2000), identifies a number of intersection improvements and traffic management measures that will be required in order to control the flow of traffic at the identified intersections and improve road safety as a result of increased traffic volumes from development both within and immediately adjacent to the Benefit Area.
27.5 Contribution rates
The contribution rate has been calculated on the basis of the following formula:
Contribution rate per residential lot / dwelling = TC
R
Where:
TC Total cost of infrastructure (estimated)
R Projected increase in Benefit Area residential dwellings (1,500)
The contribution rates for this infrastructure are shown in Table 27.1 and the location shown in Figure 27.1.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 101
TABLE 27.1: BENEFIT AREA 9 - CONTRIBUTION RATES
Infrastructure Item Total Cost Rate per
lot/dwelling
C2.18 Tullimbar Community Centre $ 623,970 $ 415.98
C3.18 Illawarra Highway / Tullimbar Intersection $ 1,477,028 $ 984.69
C3.19 Church Street / Sophia Street Intersection $ 141,098 $ 94.07
Total $ 2,242,096 $ 1,494.74
FIGURE 27.1: BENEFIT AREA 9 - TULLIMBAR INFRASTRUCTURE
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 102
Appendix A Cost Schedules
The cost schedules detail the breakup of the cost components. The amount is based on actual construction costs, indexed cost estimates and/or recent cost estimates.
C1.0 OPEN SPACE AND RECREATION INFRASTRUCTURE: SUMMARY TABLE
Infrastructure ItemLocation (Precinct)
Levy Basis
Cost of Facility
S94 Developer Contributions received to 30/06/2015
C1.02 Beach Foreshore (recoupment) 1 C 3,605,563$ 812,462$ C1.08 Shell Cove Sports Fields 2 CE 3,350,885$ 2,304,938$ C1.10 Benson Basin Sports Fields 3 CE 2,576,962$ 1,215,421$ C1.11 City Centre Youth Recreation Facility 3 CE 1,051,487$ 229,489$ C1.16 Croom - City West Sporting fields 7 CW 736,923$ 733,924$ C1.17 Shellharbour City Stadium (recoupment) 7 C 4,790,192$ 1,221,424$ C1.18 Albion Oval Touch Football Fields 7 CW 636,767$ 234,036$ C1.20 Terry Reserve Soccer Fields 7 CW 666,817$ 502,191$ C1.21 Con O'Keefe Reserve 7 CW 159,898$ 74,810$ C1.22 Tullimbar Sports Fields 7 CW 1,971,717$ 760,387$ C1.24 Albion Park Commercial (recoupment) 7 BA 679,637$ 483,229$ C1.25 Upgrade Existing Active Open Space CE CE 992,354$ 984,538$ C1.25 Upgrade Existing Active Open Space CW CW 288,275$ 286,005$ C1.26 Passive Open Space Embellishment CE CE 6,078,261$ 4,116,451$ C1.26 Passive Open Space Embellishment CW CW 2,604,969$ 1,709,671$ C1.28 Calderwood Sportsfields 9 P 2,881,411$ -$
TOTAL 33,072,118$ 15,668,976$ C: S94 Contributions levied throughout the CityP: S94 Contribution levied in a PrecinctCE: S94 Contributions levied throughout City EastCW: S94 Contributions levied throughout City WestBA: Benefit Area
C1.02 BEACH FORESHORE (recoupment)
Component Cost
Recoupment of past expenditure 2,796,992$ Minus grant funding 538,230$
Total 2,258,762$ Indexed cost as at 30/06/2013 3,432,443$ Indexed cost as at 30/06/2015 3,605,563$ S94 developer contributions received to 30/06/2015 812,462$
Source: Oculus 27/7/99
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C1.08 SHELL COVE SPORTS FIELDS
Component Cost
Completed Works:Preliminary Earthworks 575,229$
Future Works:Preliminary costs 18,816$ Field preparation & embellishments (AFL/cricket) 425,618$ Car parking (60 spaces) 415,986$ Amenities building 519,681$ Landscaping & Access Roads 88,157$ Lighting 250,000$ Drainage, Irrigation & Fencing 264,354$ Sub total 1,982,612$
Investigation & Design 10% 198,261$ Contingencies 20% 396,522$ Project Management 10% 198,261$
Total 3,350,885$ S94 developer contributions received to 30/06/2015 2,304,938$
Source: Shellharbour City Council, June 2015
C1.10 BENSON BASIN SPORTS FIELDS
Component Qty Rate Cost
Preliminaries 62,500$ Landscaping 338,800$ Amenities building 1,000,000$ Car parking 160 310,800$ Lighting 175,000$ Investigation & design 10% 188,710$ Contingencies 20% 377,420$
Total 2,453,230$ Indexed cost as at 30/06/2015 2,576,962$ S94 developer contributions received to 30/06/2015 1,215,421$
Source: Shellharbour City Council 2012
C1.11 CITY CENTRE YOUTH RECREATION FACILITY
Component Rate Cost
Skate Park construction 770,000$ Investigation & design 10% 77,000$ Contingencies 20% 154,000$
Total 1,001,000$ Indexed cost as at 30/06/2015 1,051,487$ S94 developer contributions received to 30/06/2015 229,489
Source: Convic, 2012
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C1.16 CROOM SPORTING COMPLEX
Component Rate Cost
City West Sporting Fields Junior cricket pitch 17,646$ Ammenities building 200,000$ Car parking 108,000$ Lighting 214,000$ Contingencies 15% 80,947$ Investigation and design 10% 53,965$ Project Manager 5% 26,982$
Total 701,540$ Indexed cost as at 30/06/2015 736,923$ S94 developer contributions received to 30/06/2015 733,924$
Source: Junior Cricket Pitch - M Collins (& Sons) Pty Ltd, 2013 City West Sporting Fields - Raw linsons Australia Construction handbook, 2013
C1.17 SHELLHARBOUR CITY STADIUM (recoupment)
Component Cost
Recoupment of past expenditure 4,050,000$ Less grant funding from State Government (Dept Sport & Rec) 370,000$
Total 3,680,000$ Indexed cost as at 30/06/2013 4,560,192$ Indexed cost as at 30/06/2015 4,790,192$ S94 developer contributions received to 30/06/2015 1,221,424$
Source: Shellharbour City Council, 2004
C1.18 ALBION OVAL TOUCH FOOTBALL FIELDS Component Rate Cost
Completed worksLighting 243,023$
Future worksAmenities building 218,125$ Regional Adjustment Factor 1% 2,181$ Investigation & design 10% 21,813$ Contingencies 20% 43,625$ Subtotal 285,744$
Car parking 80,000$ Investigation & design 10% 8,000$ Project Management 5% 4,000$ Contingencies 20% 16,000$ Subtotal 108,000$
Total 636,767$ S94 developer contributions received to 30/06/2015 234,036$
Source: Shellharbour City Council, 2016
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C1.20 TERRY RESERVE SOCCER FIELDS Component Cost
Amenities building 100,000$ Car parking 108,000$ Lighting 321,000$ Contingencies 105,800$
Total 634,800$ Indexed cost as at 30/06/2015 666,817$ S94 developer contributions received to 30/06/2015 502,191$
Source: Raw linsons Australia Construction handbook 2013
C1.21 CON O'KEEFE RESERVE Component Cost
Investigation & design 13,805$ Construction 4,189$ Skateboard facility 60,000$ Basketball court (1/2 size) 13,150$ Lighting 2,200$ Public utilities 1,400$ Sub Total 94,744$
Fees, Charges & Contingencies 28,096$
Total 122,840$ Indexed cost as at 30/06/2013 152,221$ Indexed cost as at 30/06/2015 159,898$ S94 developer contributions received to 30/06/2015 74,810$
Source: Robert MacDonald & Assoc. 9/03/00
C1.22 TULLIMBAR SPORTS FIELDS
Component Qty Rate Cost
Investigation & design 10% 140,837$ Preliminaries 16,066$ Field preparation and embellishment (rugby league) 169,460$ Car parking 33 223,319$ Amenities building 552,924$ Lighting 175,000$ Landscaping & Access Roads 75,642$ Drainage, Irrigation & Fencing 195,958$ Contingency 20% 281,674$ Project Management 10% 140,837$
Total 1,971,717$ S94 developer contributions received to 30/06/2015 760,387$
Source: Shellharbour City Council 2015
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C1.24 ALBION PARK COMMERCIAL (Benefit Area)
Component Cost
Recoupment of past expenditure 622,530$
Indexed cost as at 30/06/2013 647,004$ Indexed cost as at 30/06/2015 679,637$ S94 developer contributions received to 30/06/2015 483,229$
Source: Shellharbour City Council, 2011
C1.25 UPGRADE OF EXISTING ACTIVE OPEN SPACE
Component Unit Qty Rate Cost
Seating item 4 $33,000 132,000$ Fencing m 650 $100 65,000$ Ammenities block 300,000$ Field lighting 214,000$ Car parking bay 36 $6,300 226,800$ Investigation and design 10% 93,780$ Contingencies 20% 187,560$
Total 1,219,140$ Indexed cost as at 30/06/2015 1,280,629$
984,538$ 286,005$
Source: Raw linsons Australia Construction handbook 2013, Cordell Commercial and Industrial Rates
s94 contributions received to 30/06/2015 for City Easts94 contributions received to 30/06/2015 for City West
C1.26 PASSIVE OPEN SPACE EMBELLISHMENT
Area of Parkland (includes mix of Local, District and Citywide parks): 1.13 ha
Component Unit Qty Rate Cost
Topsoil, trees & shrubs m2 2,000 $25 90,400$ Garden edging & mulch 54,720$ Park furniture, bins, water service 10,500$ Play equipment set 1 $40,000 40,000$ Wetpour - softfall 1 $30,000 30,000$ Shade sail 1 $4,000 4,000$ Contingencies 20% 45,924$ Total cost of 1.13ha park 275,544$ Indexed cost as at 30/06/2015 289,441$
Total City East 21 6,078,261$ Total City West 9 2,604,969$
4,116,451$ 1,709,671$
Source: Raw linsons Australia Construction handbook 2013, Cordell Commercial and Industrial Rates
s94 contributions received to 30/06/2015 for City Easts94 contributions received to 30/06/2015 for City West
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C1.28 CALDERWOOD SPORTS FIELDS
Component Unit Qty Rate Cost
Construction of Sportsfields:Vehicular access and parkingSporting groundsAmenities buildingTraining facilities (sportsfield embellishment)LightingSub total 2,481,061$
Land ha 5.24 50,000$ 262,000$
Total 2,743,061$ Indexed cost as at 30/06/2015 2,881,411$
-$
Source: Calderw ood Concept Plan, Appendix I, Local Development Schedules, 2010
S94 contributions received to 30/06/2015
Note: The cost of this facility is on a pro-rata basis, calculated on the projected population of Precinct 9 to 2028 in this Section 94 Contributions Plan.
C2.0 COMMUNITY INFRASTRUCTURE: SUMMARY TABLE
Infrastructure ItemLocation (Precinct)
Levy Basis
Cost of Facility
S94 Developer Contributions received to 30/06/2015
C2.01 Warilla Community Centre (recoupment) 1 P 944,853$ 32,728$ C2.04 Shellharbour City Performance Theatre 2 C 9,857,377$ 2,270,270$ C2.06 City Library incl Museum 3 C 16,438,436$ 3,587,096$ C2.08 Council Administration Offices 3 C 21,200,248$ 1,718,073$ C2.09 Civic Auditorium 3 C 11,261,597$ 1,108,660$ C2.16 Albion Park Library Extensions 7 P 1,503,583$ 580,420$ C2.18 Tullimbar Community Centre 7 BA 623,970$ 29,490$ C2.19 Shell Cove Library & Community Centre 2 P 9,916,558$ 1,866,636$ C2.20 Calderwood Community Centre 9 P 931,175$ -$
TOTAL 72,677,797$ 11,193,373$ C: S94 Contributions levied throughout the CityP: S94 Contributions levied in a Precinct BA: Benefit Area
C2.01 WARILLA COMMUNITY CENTRE (recoupment) Component Cost
Recoupment of past expenditure 1,060,870$ Minus Grant from NSW Premier Department 335,000$
Total 725,870$ Indexed cost as at 30/06/2013 899,486$ Indexed cost as at 30/06/2015 944,853$ S94 developer contributions received to 30/06/2015 32,728$
Source: Bishop, Hitchcock & Irw in, and Shellharbour City Council, 2005
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C2.04 SHELLHARBOUR CITY PERFORMANCE THEATRE Component Rate Cost
Theatre: building 4,594,000$ Theatre: fitout 66,000$ Access and parking 121,000$ Bulk earthworks 144,000$ Landscaping 5,000$ Public utilities 47,000$ Sub total 4,977,000$
Fees and charges 10% 498,000$ Contingencies 10% 548,000$ Public art and design 2% 99,540$
Total 6,122,540$ Indexed cost as at 30/06/2013 9,384,077$ Indexed cost as at 30/06/2015 9,857,377$ S94 developer contributions received to 30/06/2015 2,270,270$
Source: Richard Hanna 15/09/99
C2.06 CITY LIBRARY (INCLUDING MUSEUM) Component Rate Cost
Construction costs (including shared spaces) 14,216,760$ Consultancy Fees 7% 995,173$ Project Management 3% 426,503$ Books 800,000$
Total 16,438,436$ S94 developer contributions received to 30/06/2015 3,587,096$
Source: WT Partnership, 2015
C2.08 COUNCIL ADMINISTRATION OFFICES Component Rate Cost
Construction costs (including shared spaces) 19,272,952$ Consultancy Fees 7% 1,349,107$ Project Management 3% 578,189$
Total 21,200,248$ S94 developer contributions received to 30/06/2015 1,718,073$
Source: WT Partnership, 2015
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C2.09 CIVIC AUDITORIUM Component Rate Cost
Construction costs (including shared spaces) 10,237,816$ Consultancy Fees 7% 716,647$ Project Management 3% 307,134$
Total 11,261,597$ S94 developer contributions received to 30/06/2015 1,108,660$
Source: WT Partnership, 2015
C2.16 ALBION PARK LIBRARY EXTENSIONS Component Rate Cost
Investigation & Design 10% 119,332.00$ Library construction 284 sqm 1,130,320$ Car Parking 63,000$ Regional Adjustment Factor 1% 11,933.00$ Contingency 15% 178,998$
Total 1,503,583$ S94 developer contributions received to 30/06/2015 580,420$
Source: IPART Local Infrastructure Benchmark Costs Final Report, April 2014
C2.18 TULLIMBAR COMMUNITY CENTRE (Benefit Area) Component Cost
Building:Building and fit out 196,000$ Access and parking 9,000$ Bulk earthworks 12,000$ Landscaping 7,000$ Public utilities 24,000$ Fees and charges 25,000$ Contingencies 27,000$ Public art and design 6,000$ Sub total 306,000$
Indexed cost as at 30/06/2013 469,010$
Land 125,000$
Total as at 30/6/2013 594,010$ Indexed cost as at 30/06/2015 623,970$ S94 developer contributions received to 30/06/2015 29,490$
Source: Land - Shellharbour City Council 2013, Building - Richard Hanna 15/09/99
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 110
C2.19 SHELL COVE LIBRARY & COMMUNITY CENTRE Component Rate Cost
Construction 6,702,493$ Contractors / Preliminaries 12% 804,299$ Contractors Margin 5% 375,340$ Design Contingency 10% 788,213$ Construction Contingency 5% 433,517$ Professional Fees 10% 910,386$ Project Manager 5% 500,712$ Land 1,549sqm 1,250,000$ Car Parking 29 spaces 182,700$ Sub Total 11,947,660$
less: Visitor Information Centre component of building * 17% 2,031,102-$
Total 9,916,558$ S94 contributions to 30/06/2015 for C2.02 Shellharbour Library 1,061,693$
S94 contributions to 30/06/2015 for C2.03 Shell Cove Community Centre # 804,943$
Source: Shellharbour City Council 2015, Herron Todd White October 2015 and IPART April 2014
* The cost of constructing the Visitor Information Centre component of the building is not included in this Section 94 Contributions Plan.
# The contributions collected towards Item C2.03 Shell Cove Community Centre have been allocated to the cost of the temporary community centre and are held as an asset, not cash.
C2.20 CALDERWOOD COMMUNITY CENTRE Component Rate Cost
Construction Cost 669,375$ Land 261,800$
Total 931,175$ S94 developer contributions received to 30/06/2015 -$
Source: Calderw ood Concept Plan, Appendix I, Local Development Schedules, 2010
Note: The cost of this facility is on a pro-rata basis, calculated on the projected population of Precinct 9 to 2028 in this Section 94 Contributions Plan.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 111
C3.0 ROADS AND TRAFFIC: SUMMARY TABLE
Infrastructure ItemLocation
(Precinct)Levy Basis
Cost of Facility
S94 Developer Contributions received to 30/06/2015
C3.02 City Centre Traffic Management 3 BA 2,883,970$ 2,429,658$ C3.03 Lake Entrance Road (recoupment) 3 C 4,422,428$ 1,157,277$ C3.04 Oak Flats Transport Centre (recoupment) 4 C 498,545$ 122,664$ C3.06 Hargraves Avenue (recoupment) 5 BA 962,154$ 137,611$ C3.07 East West Link: City Wide (recoupment) 5 C 7,381,711$ 2,310,431$ C3.09 Albion Park By-Pass 7 P 14,683,874$ 1,476,351$ C3.12 Church Street/Tongarra Road intersection 7 P 308,621$ 23,745$ C3.18 Illawarra Hwy/Western Valley intersection 7 BA 1,477,028$ 35,870$ C3.19 Church Street/Sophia Street intersection 7 BA 141,098$ 12,838$ C3.20 Rivulet Crescent Extension 5 BA 922,283$ 221,259$
Total 33,681,712$ 7,927,704$ C: S94 Contributions levied throughout the CityP: S94 Contributions levied within precinctsBA: S94 Contributions levied within a Benefit Area
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 112
C3.02 CITY CENTRE TRAFFIC MANAGEMENT (Benefit Area) Component Rate Cost
Constructed Infrastructure:College Ave / Main Street Traffic Signals 384,120$ Benson Ave / Wattle Rd Traffic Signals 101,037$ Benson Ave / College Ave Roundabout 187,796$ Benson Ave / Lamerton Cres Roundabaout 46,201$ Consultants Fees - Traffic Studies 43,248$ Sub total 762,402$
Future Works:1. Lake Entrance Rd/ College Ave (2nd Right Turn Lane)Investigation & design 17,919$ Utilities 40,000$ Property acquisition 83,000$ Construction works 369,941$ Fees & charges 18,497$ Contingencies 10% & 7% 81,691$ Sub total 611,048$ Indexed cost as at 30/6/13 899,168$ Indexed cost as at 30/6/15 944,519$
2. College Ave/Cygnet Ave intersection (Traffic lights)Signalised interseciton (4 way intersection) 260,680$ Regional Adjustment Factor 1% 2,607$ Contingency 30% 78,204$ Investigation & design 10% 26,068$ Sub-total 367,559$
3. Cygnet Ave & Minga Ave (Intersection upgrade)Investigation & design 10% 25,978$ Preliminaries 88,472$ Construction works 171,305$ Project management 5% 12,989$ Contingency 40% 103,911$ Overheads 10% 25,978$ Sub-total 428,633$
4. City Centre Footpath Works Investigation & design 10% 5,779$ Preliminaries 28,425$ Construction works 29,364$ Project management 5% 2,889$ Contingency 10% 5,779$ Sub-total 72,236$
5. Benson Ave & Lamerton Ave intersection (Traffic Lights)Signalised intersection ("T" intersection) 218,880$ Regional Adjustment Factor 1% 2,189$ Contingency 30% 65,664$ Investigation & design 10% 21,888$ Sub-total 308,621$
Total 2,883,970$ S94 developer contributions received to 30/06/2015 2,429,658$
Source: 1. Robert McDonald 13/3./00, 2. WT Partnerships 20/9/12, 3. IPART 2014, 4. Shellharbour City Council 1/4/15, 5. IPART 2014
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 113
C3.03 LAKE ENTRANCE ROAD (recoupment)
Component Cost
Recoupment of past expenditure (including bank interest) 3,397,470$
Indexed cost as at 30/06/2013 4,210,086$ Indexed cost as at 30/06/2015 4,422,428$ S94 developer contributions received to 30/06/2015 1,157,277$
Source: Shellharbour City Council
C3.04 OAK FLATS TRANSPORT CENTRE (recoupment) Component Cost
Recoupment of past expenditure 383,000$
Indexed cost as at 30/06/2013 474,607$ Indexed cost as at 30/06/2015 498,545$ S94 developer contributions received to 30/06/2013 122,664$
Source: Shellharbour City Council, 2004
C3.06 HARGRAVES AVE (Benefit Area) (recoupment) Component Cost
Recoupment of past expenditure 780,917$
Indexed cost as at 30/06/2013 915,956$ Indexed cost as at 30/06/2015 962,154$ S94 developer contributions received to 30/06/2015 137,611$
Source: Shellharbour City Council, 2010
C3.07 EAST WEST LINK ROAD (recoupment)
Component Cost
Recoupment of past expenditure 5,670,899$
Indexed cost as at 30/06/2013 7,027,280$ Indexed cost as at 30/06/2015 7,381,711$ S94 developer contributions received to 30/06/2015 2,310,431$
Source: Shellharbour City Council 2004
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 114
C3.09 ALBION PARK BY-PASS
Component Cost
Construction Costs:Preliminaries 809,100$ Road construction 3,680,638$ Bridge construction 2,916,000$ Roundabouts 492,500$ Tripoli Way complementary measures 500,000$ Stormwater drainage and culverts 1,437,350$ Electrical services 774,615$ Water & sewer services 55,000$ Landscaping 162,805$ Project management 309,900$ Contingency 1,595,600$ Sub-total 12,733,508$ Indexed sub total as at 30/6/15 13,375,741$
Land acquisition 1,308,133$
Total cost as at 30/06/2015 14,683,874$ S94 developer contributions received to 30/06/2015 1,476,351$
Source: WT Partnership 28/8/13 & Opteon Property Group 2015
C3.12 CHURCH STREET/TONGARRA ROAD INTERSECTION
Component Cost
Signalised intersection ("T" intersection) 218,880$ Investigation and Design 10% 21,888$ Regional Adjustment Factor 1% 2,189$ Contingency 30% 65,664$
Total 308,621$ S94 developer contributions received to 30/06/2015 23,745$
Source: IPART Local Infrastructure Benchmark Costs Final Report, April 2014
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 115
C3.18 ILLAWARRA HIGHWAY/WESTERN VALLEY INTERSECTION (Benefit Area)
Component Cost
Civil Construction contract amount 845,071$ Electrical 127,660$ Landscaping 21,174$ Telstra relocation 25,000$ Design consultants civil 18,000$ Design consultants landscaping 720$ Design consultants electrical 2,053$ Design consultants environmental 770$ RTA design and supervision fees 25,525$ Integral Energy design certification fees 950$ Civil Contract (AS4000) admin and contractor supervision 25,530$ Contingencies 42,254$
Total 1,134,707$ Indexed cost as at 30/06/2013 1,406,109$ Indexed cost as at 30/06/2015 1,477,028$ S94 developer contributions received to 30/06/2015 35,870$
Source: BMD Constructions Pty Ltd, 2006
C3.19 CHURCH ST/SOPHIA ST INTERSECTION (Benefit Area)
Component Cost
Roundabout 100,069$ Investigation and Design 10% 10,007$ Regional Adjustment Factor 1% 1,001$ Contingency 30% 30,021$
Total 141,098$ S94 developer contributions received to 30/06/2015 12,838$
Source: IPART Local Infrastructure Benchmark Costs Final Report, April 2014
C3.20 RIVULET CRESCENT EXTENSION (Benefit Area)
Component Cost
Land acquisition 878,000$
Indexed cost as at 30/06/2015 922,283$ S94 developer contributions received to 30/06/2015 221,259$
Source: WT Partnership 20/9/12
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 116
C4.0 CAR PARKING: SUMMARY TABLE
Infrastructure Item Rate per spaceS94 Developer
Contributions received to 30/06/2015
C4.01 Precinct 1 - Warilla 6,300$ $ 98,003C4.02 Precinct 2 - Shellharbour 6,300$ $ 5,496C4.03 Precinct 3 - Blackbutt 34,040$ $ 294,527C4.04 Precinct 4 - Oak Flats 6,300$ $ 18,002C4.05 Precinct 5 - Albion Park Rail 6,300$ $ -C4.07 Precinct 7 - Albion Park 6,300$ $ 104,803
Source: IPART Local Infrastructure Benchmark Costs Final Report, April 2014
C5.0 DRAINAGE CATCHMENTS: SUMMARY TABLE
Infrastructure ItemLocation(Precinct)
Levy Basis
Cost of Facility
S94 Developer contribtuions received to
30/6/15
C5.01 Mount Terry Catchment 7 BA 1,011,000$ 1,004,987$ C5.02 Tarra Catchment 7 BA 906,250$ 746,115$ C5.03 Cooback Catchment 7 BA 4,262,360$ 11,119$ C5.04 Cooby Road Catchment 7 BA 4,529,638$ -$
TOTAL 10,709,248$ 1,762,221$ BA: Benefit Area
C5.01 MOUNT TERRY DRAINAGE CATCHMENT (Benefit Area) Component Cost
Grey St Bioretention 205,000$
Ashburton Drive Wetland 185,000$ Riparian Corridor Bioretention system (SC2 - 1) 56,000$ Riparian Corridor Bioretention system (SC2 - 4) 65,000$
Stubbs Rd Pond Wetland 500,000$ Riparian Corridor Bioretention system (SC2 - 2) 82,500$ Riparian Corridor Bioretention system (SC2 - 3) 92,000$
Total 1,185,500$ S94 net developer contributions received to 30/06/2015 1,004,987$
Source: equatica 2013
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 117
C5.02 TARRA DRAINAGE CATCHMENT (Benefit Area)
Component Cost
Billabong Bioretention Basin 625,000$ Investigation and Design 10% 62,500$ Project Management 5% 31,250$ Contingency 30% 187,500$ Sub Total 906,250$
Total 906,250$ S94 developer contributions received to 30/06/2015 746,115$
Source: equatica 2013
C5.03 COOBACK DRAINAGE CATCHMENT (Benefit Area)
Component Rate Cost
Stormwater quantity management 2,100,000$ Stormwater quality management 350,000$ Land acquisition (for water quality pond) 500,000$ Fees & charges 6% 177,000$ Contingencies 5% 147,500$
Total 3,274,500$ Indexed cost as at 30/06/2013 4,057,704$ Indexed cost as at 30/06/2015 4,262,360$ S94 developer contributions received to 30/06/2015 11,119$
Source: Based on cost estimates provided by Forbes Rigby (2000)
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 118
C5.04 COOBY ROAD DRAINAGE CATCHMENT (Benefit Area)
Component Unit Qty Rate Cost
Creek RehabilitationCooby Road South catchment m2 26,400 15$ 396,000$ Cooby Road North catchment m2 10,990 15$ 164,850$ Yellow Rock creek m2 106,700 15$ 1,600,500$ Culvert augmentation ea 2 50,000$ 100,000$ Sub Total 2,261,350$
End of Line ControlsVegetation buffer strip m 480 30$ 14,400$ Detention basin m2 2,500 75$ 187,500$ Sand filters ea 3 100,000$ 300,000$ 100kL Stormwater storage tanks ea 3 45,000$ 135,000$ Pump and irrigation system for each tank ea 3 60,000$ 180,000$ Sub total 816,900$
Consultant study 35,417$ Design costs 27,557$ Fees & charges 6% 184,695$ Contingencies 5% 153,913$
Total 3,479,832$ Indexed cost as at 30/06/2013 4,312,148$ Indexed cost as at 30/06/2015 4,529,638$ S94 developer contributions received to 30/06/2015 -$
Source: Storm Consulting Pty Ltd, March 2005
CONTRIBUTION RATES FOR COOBY RDEquivalent Area (m2)
Total Cost ($)Actual Area
(m2)
Contribution Rate/Developed
Area ($/m2)Residential 126,101.3 3,510,863$ 194,002 18.10$ Rural Residential 36,591.8 1,018,775$ 281,475 3.62$ TOTAL AREA 162,693.1 4,529,638$ Rate/Equivalent Area ($/m2) 27.84$
C6.0 SECTION 94 MANAGEMENT: SUMMARY TABLE
Infrastructure ItemLevy Basis
Cost of Facility
Section 94 contributions received to 30/06/2015
C6.04 Section 94 Management C 5,263,020$ 2,792,749$
TOTAL 5,263,020$ 2,792,749$ C: S94 Contributions levied throughout the City.
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 119
C6.04 SECTION 94 MANAGEMENT
Component Cost
Past expenditure 2,739,572$
Future Costs:Development Contributions Officer 959,742$ Development Contributions Accountant 611,690$ Development Contributions Assistant 352,016$ Studies & Consultants 600,000$ Sub total 2,523,448$
Total 5,263,020$ S94 developer contributions received to 30/06/2015 2,792,749$
Source: Shellharbour Council, 2016
Shellharbour City Council Local Infrastructure Contributions Plan 2019 (Ninth Review) Page 120
Appendix B Infrastructure Works Plan
Infrastructure Item Delivery Year Total $ Council $ Developer $
C1.08 Shell Cove Sports Fields 2017/18 - 2018/19 2,775,656$ -$ 2,775,656$
C1.10 Benson Basin Sports Fields 2019/20 2,576,962$ -$ 2,576,962$
C1.11 City Centre Youth Recreation Facility 2020/21 1,051,487$ 728,155$ 323,332$
C1.16 Croom - City West Sporting fields 2016/17 - 2017/18 736,923$ -$ 736,923$
C1.18 Albion Oval Touch Football Fields 2021/22 393,744$ -$ 393,744$
C1.20 Terry Reserve Soccer Fields 2017/18 622,893$ -$ 622,893$
C1.21 Con O'Keefe Reserve 2021/22 79,850$ -$ 79,850$
C1.22 Tullimbar Sports Fields 2019/20 1,971,717$ -$ 1,971,717$
C1.25 Upgrade Existing Active Open Space 2017/18 - 2019/20 966,434$ -$ 966,434$
C1.25 Upgrade Existing Active Open Space 2016/17-2017/18 235,787$ -$ 235,787$
C1.26 Passive Open Space Embellishment 2015/16 - 2022/23 4,889,635$ -$ 4,889,635$
C1.26 Passive Open Space Embellishment 2015/16 - 2022/23 1,900,841$ -$ 1,900,841$
C1.28 Calderwood Sportsfields VPA * 2,881,411$ -$ 2,881,411$
C2.04 Shellharbour City Performance Theatre 2021/22 - 2022/23 9,857,377$ 5,713,336$ 4,144,041$
C2.06 City Library 2015/16 - 2017/18 16,438,436$ 8,940,865$ 7,497,571$
C2.08 Council Administration Offices 2015/16 - 2017/18 21,200,248$ 14,831,694$ 6,368,554$
C2.09 Civic Auditorium 2015/16 - 2017/18 11,261,597$ 6,125,183$ 5,136,414$
C2.16 Albion Park Library Extensions 2020/21 1,503,583$ -$ 1,503,583$
C2.18 Tullimbar Community Centre 2022/23 623,970$ -$ 623,970$
C2.19 Shell Cove Library & Community Centre 2017/18 - 2018/19 9,916,558$ 2,090,410$ 7,826,148$
C2.20 Calderwood Community Centre VPA * 931,175$ -$ 931,175$
C3.02 City Centre Traffic Management 2015/16 - 2022/23 2,121,568$ -$ 2,121,568$
C3.09 Albion Park By-Pass 2015/16 - 2027/28 14,683,874$ 4,842,742$ 9,841,132$
C3.12 Tongarra Road/Church St intersection 2018/19 308,621$ 124,559$ 184,062$
C3.19 Church St/Sophia St intersection 2018/19 141,098$ -$ 141,098$
C3.20 Rivulet Crescent Extension 2026/27 922,283$ -$ 922,283$
C5.01 Mount Terry Drainage Catchment 2016/17 - 2022/23 1,011,000$ -$ 1,011,000$
C5.02 Tarra Drainage Catchment A 2016/17 - 2022/23 906,250$ -$ 906,250$
C5.03 Cooback Drainage Catchment 2015/16 - 2022/23 4,262,360$ -$ 4,262,360$
C5.04 Cooby Road Drainage Catchment 2016/17 - 2022/23 4,494,221$ -$ 4,494,221$
Total Capital Works Projects 121,667,560$ 43,396,944$ 78,270,616$
C6.04 Section 94 Management 2015/16 - 2022/23 2,523,448$ -$ 2,523,448$
Total Section 94 Plan Expenditure 124,191,007$ 43,396,944$ 80,794,063$
* The timing for construction of this item is included in the provisions of the Calderwood Planning Agreement (VPA).
INFRASTRUCTURE WORKS PLAN
Sh
ellh
arb
ou
r C
ity C
ou
ncil
Shellh
arb
our
Open
Spa
ce, R
ecre
ation
and
Co
mm
unity F
acili
ties N
ee
ds S
tud
y
Pa
rks a
nd
Recre
ation
al S
pa
ce
Gu
ide
line
s
Marc
h 2
010
App
endi
x C
1
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Co
nte
nts
1.
Intr
oduction
2
1.1
Op
en S
pa
ce
an
d S
po
rtin
g G
roun
ds in
She
llha
rbo
ur
2
1.2
Coun
cil’
s S
upport
fo
r O
pe
n S
pa
ce
2
1.3
Coun
cil’
s R
ole
in P
rovid
ing f
or
Op
en S
pace
3
2.
Backgro
un
d a
nd D
esig
n P
rincip
les
4
2.1
Con
sulta
tion
an
d S
ite P
lan
nin
g
5
2.2
Po
st O
ccu
pa
ncy S
urv
eys
6
3.
Local A
rea a
nd O
pen S
pace T
ren
ds
7
3.1
Bro
ad
Tre
nd
s in L
eis
ure
an
d R
ecre
atio
n P
lan
nin
g
7
3.2
Local T
ren
ds in O
pe
n S
pa
ce P
lan
nin
g
7
3.3
Tre
nds w
ithin
User
Gro
up
s
8
4.
Park
Hie
rarc
hy
13
4.1
Local P
ark
s
13
4.2
Dis
tric
t P
ark
s
15
4.3
Cityw
ide P
ark
s
18
4.4
Ico
n P
ark
s
20
5.
Sport
ing G
roun
d H
iera
rch
y
21
5.1
Dis
tric
t S
port
ing G
rou
nd
s
21
5.2
Cityw
ide S
port
ing
Gro
un
ds
23
6.
Pro
vis
ion S
tand
ard
s
26
7.
Oth
er
Op
en S
paces
27
7.1
En
viro
nm
enta
l R
ese
rve
s
27
7.2
An
cill
ary
Rese
rve
s
27
8.
Deta
iled S
afe
ty C
onsid
era
tio
ns
28
8.1
Oth
er
Sa
fety
Con
sid
era
tion
s
28
9.
Refe
rences
30
Table
Index
Table
1: P
ark
and S
port
ing
Gro
unds D
esig
n P
rincip
les
4
Table
2: Local P
ark
Desig
n P
rincip
les
14
Table
3: D
istr
ict P
ark
Desig
n P
rincip
les
16
Table
4: C
ityw
ide P
ark
Desig
n P
rincip
les
18
Table
5: D
istr
ict S
port
ing G
round D
esig
n P
rincip
les
21
Table
6: C
ityw
ide S
port
ing G
rou
nd D
esig
n P
rincip
les
23
Table
7: S
ignific
ant A
udit F
indin
g a
nd D
esig
n R
espo
nse
28
2
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
1.
Intr
oductio
n
Th
is p
ape
r pro
vid
es p
lannin
g g
uid
an
ce f
or
the d
esig
n o
f pa
rks a
nd o
pen
spa
ce
s w
ith
in t
he S
hellh
arb
our
City C
ou
ncil
loca
l g
ove
rnm
en
t are
a
(LG
A).
T
he
gu
ide
line
s a
re d
esig
ned t
o b
e u
se
d w
hen c
reating
new
spa
ce
s o
r in
the r
ed
eve
lop
ment
of e
xis
tin
g s
pa
ce
s, to
ensu
re a
co
nsis
tent
and t
ranspare
nt a
ppro
ach
of o
pen s
pace
pro
vis
ion,
pla
nn
ing
an
d d
esig
n.
Th
e g
uid
elin
es a
re d
ivid
ed into
six
part
s,
be
ing:
�A
dis
cu
ssio
n o
f th
e g
enera
l de
sig
n p
rin
cip
les t
o b
e a
pp
lied to
op
en
spa
ce
, p
ark
land
an
d s
port
ing g
round
s in
the S
he
llharb
our
LG
A;
�T
ren
ds in
op
en s
pa
ce
an
d p
ark
pla
nn
ing
in
both
genera
l a
nd L
GA
spe
cific
term
s;
�D
evelo
pm
ent
of a P
ark
Hie
rarc
hy;
�D
evelo
pm
ent
of a S
port
ing G
round H
iera
rch
y;
�Id
entification o
f e
nvir
on
men
tal and o
ther
op
en s
pa
ce
s;
an
d
�D
eta
iled d
esig
n c
on
sid
era
tio
ns f
or
sa
fety
.
Develo
pin
g c
lear
guid
elin
es f
or
the
de
sig
n,
de
livery
an
d m
ain
tena
nce o
f
open
spa
ce a
nd p
ark
s p
rovid
es C
ou
ncil,
de
ve
lop
ers
and th
e c
om
mun
ity
with
a c
lear
se
t of
expe
cta
tio
ns, w
hic
h c
an b
e r
evie
we
d a
nd u
pda
ted
when
requ
ire
d.
1.1
O
pen
Sp
ace a
nd
Sp
ort
ing
Gro
un
ds in
Sh
ellh
arb
ou
r
Th
e e
xis
ting
netw
ork
of ope
n s
pa
ce a
nd s
port
ing g
rou
nds p
rovid
es a
rang
e o
f o
pp
ort
unitie
s t
o e
njo
y o
utd
oo
r re
cre
ation a
nd
She
llha
rbo
ur’
s
uniq
ue
la
nd
scape
. T
he
Sh
ellh
arb
ou
r L
GA
en
joys a
va
riety
of
sp
aces,
from
th
e b
ea
che
s o
n th
e e
ast lin
kin
g t
hro
ug
h t
o L
ake Illa
warr
a to t
he
nort
h a
nd
the e
scarp
me
nt to
th
e w
est.
W
ithin
the
urb
an a
rea
s,
exis
tin
g
netw
ork
s o
f park
s a
nd s
port
ing
gro
und
s a
re c
om
plim
ente
d b
y n
atu
ral
park
lan
d a
reas s
uch a
s B
lackbutt F
ore
st a
nd t
he u
ndu
latin
g r
ura
l h
ills t
o
cre
ate
a b
ala
nce o
f str
uctu
red a
nd n
atu
ral are
as.
1.2
C
ou
ncil’s
Su
pp
ort
fo
r O
pen
Sp
ace
Co
un
cil
su
pport
s th
e p
rovis
ion o
f a
ran
ge o
f pa
rks, spo
rtin
g a
rea
s a
nd
recre
atio
nal o
pport
unitie
s, fo
ste
rin
g a
hea
lth
y e
nviron
me
nt
for
all
resid
en
ts fro
m o
ur
child
ren t
o th
e e
lderl
y a
nd
fo
r p
eop
le w
ith a
dis
ab
ility
.
Th
e m
enta
l a
nd p
hysic
al h
ealth
of
our
com
mun
ity c
an
be
im
pro
ve
d
thro
ug
h e
nga
gem
ent
in r
ecre
atio
na
l o
ppo
rtu
nitie
s, w
hic
h in t
urn
fo
ste
rs
gre
ate
r co
mm
un
ity w
ell-
be
ing
an
d c
om
mu
nity c
on
ne
cte
dne
ss.
Co
un
cil
aim
s t
o c
rea
te a
syste
m o
f pa
rks a
nd
recre
atio
nal sp
aces w
hic
h
pro
vid
e f
or
all
se
ctio
ns o
f th
e c
om
mu
nity.
Sp
ace
s s
ho
uld
re
co
gn
ise a
nd
respe
ct
Ind
ige
no
us a
nd
Eu
rope
an h
isto
ry,
an
d w
here
appro
pri
ate
in
clu
de
a r
an
ge o
f pu
blic
art
an
d c
ultura
l e
lem
ents
appro
priate
to
th
e t
yp
e a
nd
con
text
of
the
spa
ce.
Park
s a
nd
re
cre
atio
na
l spa
ce
s p
rovid
e a
fford
ab
le a
cce
ss a
nd
socia
l
inte
ractio
n o
pport
unitie
s –
fro
m f
am
ily g
ath
eri
ng
s to
ra
ndom
in
tera
ctio
ns
of p
are
nts
an
d c
hild
ren. W
ithin
th
e u
rba
n e
nviro
nm
ent,
th
e im
po
rtan
ce
of
effe
ctive
pu
blic
ope
n s
pa
ce
s a
s p
art
of
the
co
mm
un
ity’s
so
cia
l fa
bri
c
sho
uld
no
t be
dis
mis
sed.
Sport
ing
gro
und
s, or
active o
pe
n s
pa
ce
s,
pro
vid
e t
he c
om
munity w
ith th
e
opp
ort
un
ity t
o p
art
icip
ate
in
org
an
ised
re
cre
atio
na
l p
urs
uits –
cre
atin
g
opp
ort
un
itie
s f
or
team
bu
ildin
g a
nd
so
cia
l in
tera
ction
. C
oun
cil
is a
lso
com
mitte
d to t
he d
evelo
pm
ent
of spa
ce
s th
at are
susta
inable
and
pro
mote
en
viro
nm
enta
lly s
ensitiv
e p
ractice
s in lin
e w
ith C
ou
ncil‘
s
com
mitm
ent to
th
e Illa
wa
rra
Su
sta
inab
ility
Ro
ad
map
1.
1 T
he Illa
warr
a S
usta
inabili
ty R
oadm
ap 2
008 is a
join
t com
mitm
ent of S
hellh
arb
our,
Kia
ma
and W
ollo
ngong C
ouncils
to b
ring s
usta
inabili
ty to t
he r
egio
n t
hro
ugh a
co-o
rdin
ate
d
appro
ach a
cro
ss a
ll are
as o
f lo
cal govern
ment.
3
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
1.3
C
ou
ncil’s
Ro
le in
Pro
vid
ing
fo
r O
pen
Sp
ace
Th
e L
oca
l G
overn
me
nt A
ct
1993
pro
vid
es c
oun
cils
with
wid
e p
ow
ers
to
carr
y o
ut
ce
rta
in fu
nctio
ns c
onfe
rre
d o
r im
po
se
d o
n th
em
by th
e A
ct
or
oth
er
leg
isla
tio
n. I
n c
arr
yin
g o
ut
the
se
fu
nction
s c
oun
cils
must
purs
ue
a
cha
rte
r la
id d
ow
n in S
ectio
n 8
of th
e A
ct.
Th
e c
hart
er
is a
fu
nd
am
enta
l
set
of pri
ncip
les t
o g
uid
e C
oun
cils
’ o
pera
tio
ns.
It
inclu
des a
num
be
r of
prin
cip
les t
hat
dire
ctly r
ela
te to t
he p
rovis
ion o
f p
ublic
ope
n s
pa
ce a
nd
com
mu
nity f
acili
ties.
Th
ese in
clu
de th
e e
ffic
ient
ma
na
ge
me
nt o
f serv
ice
s
and f
acili
tie
s, e
co
log
ica
lly s
usta
inab
le d
eve
lopm
ent (E
SD
) p
rincip
les, th
e
pro
motio
n o
f cu
ltura
l div
ers
ity, p
lann
ing f
or
child
ren a
nd a
ccoun
tab
ility
for
and e
ffe
ctive m
ana
gem
ent
of
pu
blic
asse
ts.
Chap
ter
6 P
art
2 o
f th
e L
oca
l G
overn
men
t A
ct
pro
vid
es th
e leg
isla
tive
fram
ew
ork
fo
r th
e c
lassific
ation
, u
se a
nd m
ana
gem
ent
of pu
blic
la
nd a
s
defined
un
de
r th
e A
ct.
Coun
cils
must
als
o c
om
ply
with th
e p
rovis
ion
s o
f th
e C
row
n L
and
s A
ct
1989
for
the m
ana
ge
me
nt
of C
row
n la
nd
s u
nder
the
ir c
on
trol a
s T
rust
Ma
na
ge
r or
land
s u
nder
their c
are
, co
ntr
ol an
d m
an
ag
em
en
t.
Prin
cip
les
for
the m
ana
gem
ent
of C
row
n land
are
set
dow
n in S
ection 1
1 o
f th
e
Cro
wn L
and
s A
ct.
4
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
2.
Backgro
un
d a
nd D
esig
n P
rincip
les
Th
e p
rovis
ion
of
pub
lic o
pe
n s
pa
ce,
park
land
s a
nd s
po
rtin
g g
rou
nds is
com
mo
nly
in
itia
ted t
hro
ug
h t
he
sub
div
isio
n a
nd
de
ve
lopm
en
t o
f la
nd.
Sp
ace
s c
an
als
o b
e im
pro
ved o
r re
de
ve
lope
d b
y C
oun
cil
as p
art
of
cap
ita
l w
ork
s p
rogra
ms. W
ithin
th
ese
pro
ce
sses,
a n
um
ber
of
ove
rarc
hin
g p
rincip
les c
an
be
use
d t
o a
ssis
t in
esta
blis
hin
g th
e b
asis
fo
r
the
pro
vis
ion o
f su
sta
ina
ble
and e
ffe
ctive p
ark
s a
nd s
port
ing
gro
un
ds.
In a
dd
itio
n to t
he
se d
esig
n p
rin
cip
les,
life
-cycle
costin
g o
f o
pen s
pace
are
as, in
clu
din
g th
e m
ate
rials
used
, m
ain
ten
an
ce r
eq
uirem
ents
and
repla
ce
men
t costs
sh
ou
ld a
lwa
ys b
e c
onsid
ere
d a
nd
an
in
teg
ral p
art
of
the
pla
nnin
g p
rocess.
Ta
ble
1 id
entifie
s a
nu
mb
er
of th
ese d
esig
n p
rincip
les.
Tab
le 1
: P
ark
an
d S
po
rtin
g G
rou
nd
s D
esig
n P
rin
cip
les
Issu
e
Pri
nc
iple
s
Safe
ty
De
sig
n a
nd m
ain
tain
op
en s
pa
ce
s t
o e
nsure
th
at p
ub
lic
safe
ty is c
om
men
sura
te t
o t
he level o
f u
se
an
d
targ
ete
d u
ser
gro
up
s e
nsuri
ng t
he u
se
of
the C
rim
e
Pre
vention
th
roug
h E
nviron
me
nta
l D
esig
n p
rin
cip
les
2
(CP
TE
D)
of:
�S
urv
eill
an
ce
�A
cce
ss C
ontr
ol
�T
err
ito
ria
l R
ein
forc
em
ent
�S
pa
ce/A
ctivity M
ana
gem
en
t
De
sig
n o
f are
as is t
o e
nsure
the
safe
opera
tio
n a
nd t
he
ap
pro
priate
pla
ce
me
nt
of e
mb
elli
shm
en
ts; in
clu
din
g
sep
ara
tio
n o
f p
lay a
nd s
port
s a
rea
s fro
m t
raff
ic,
safe
pla
y o
pport
un
ity d
esig
n a
nd
the
safe
desig
n o
f w
ate
r bo
die
s.
Acce
ss
Pro
vid
e fo
r safe
and c
on
ve
nie
nt a
cce
ss t
o o
pe
n
spa
ce
s w
ith
in a
nd
betw
ee
n c
om
mu
nitie
s,
and
wh
ere
po
ssib
le c
o-l
ocate
ope
n s
pace
s w
ith
sho
ps,
scho
ols
an
d o
the
r co
mm
unity f
acili
tie
s t
o r
ed
uce p
ark
ing
require
me
nts
an
d m
inim
ise
walk
ing d
ista
nces.
Spatia
l D
istr
ibu
tion
Pro
vid
e e
quitab
le a
cce
ss to
park
s a
nd
op
en s
pa
ce
s t
o
en
sure
th
at th
e t
yp
e, lo
catio
n a
nd q
ua
lity o
f th
e
infr
astr
uctu
re a
re a
pp
ropri
ate
ly d
istr
ibu
ted
.
2 D
epart
ment of
Urb
an A
ffairs a
nd P
lannin
g 2
001 –
Crim
e P
revention a
nd t
he a
ssessm
ent
of
develo
pm
ent applic
ations
5
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Issu
e
Pri
nc
iple
s
Su
sta
ina
bili
ty
Desig
n, d
eve
lopm
ent a
nd m
ana
ge
me
nt
of
ope
n s
pa
ce
sho
uld
re
spo
nd
to e
nviron
men
tal va
lues a
nd
con
ditio
ns,
com
mun
ity a
sp
iration
s a
nd e
co
nom
ic
con
sid
era
tio
ns a
nd m
ust
rem
ain
via
ble
in th
e lon
g
term
.
In c
ert
ain
loca
tion
s a
nd a
s p
art
of
an inte
gra
ted
de
sig
n,
open
spa
ce a
rea
s s
ho
uld
pro
vid
e f
or
an
d a
ssis
t in
th
e
deta
inin
g a
nd
cle
an
sin
g o
f sto
rmw
ate
r.
Pla
ce
Makin
g
Locate
ope
n s
pa
ce
s t
o b
uild
on
the s
pe
cia
l att
rib
ute
s
of an
are
a f
or
long-t
erm
pu
blic
am
enity a
nd c
onne
ctin
g
peop
le w
ith locatio
ns;
for
exam
ple
an o
pe
n-s
pa
ce
netw
ork
ma
y in
clu
de h
illto
ps, m
atu
re tre
es,
pla
ce
s w
ith
pano
ram
ic v
iew
s, ro
cky o
utc
rop
s a
nd
re
mn
ant n
ative
veg
eta
tio
n.
Open
spa
ce
s s
hould
als
o b
e d
esig
ne
d to
re
cog
nis
e
and in
corp
ora
te lo
ca
l in
dig
enou
s,
cu
ltura
l a
nd h
isto
rica
l attrib
ute
s a
nd c
hara
cte
ristics o
f th
e p
lace, a
s w
ell
as
pro
vid
ing p
ub
lic a
rt o
pport
un
itie
s w
hic
h m
ay in
clu
de
:
�In
tera
ctive
la
nd
scap
ed
ga
rden
s;
�C
reative p
lay o
pp
ort
unitie
s;
�C
reative w
alk
ing a
nd c
yclin
g p
ath
s;
�S
tan
da
lon
e s
culp
ture
; or
�In
tera
ctive
sig
nag
e.
Ph
ysic
al
Att
ribute
s
Pro
vid
e o
pen s
pace
, w
hic
h is p
hysic
ally
suitab
le f
or
its
purp
ose
and
whic
h w
ill a
ccom
mod
ate
th
e n
om
ina
ted
active
an
d p
assiv
e r
ecre
atio
na
l u
se
s. A
ttri
bu
tes m
ay
be d
efined b
y s
lop
e,
ori
en
tatio
n,
con
fig
ura
tio
n a
nd
are
a o
f th
e la
nd.
Issu
e
Pri
nc
iple
s
Clu
ste
ring
C
luste
r/gro
up s
po
rts fie
lds a
nd f
acili
tie
s in o
rder
to
maxim
ise f
lexib
ility
of u
se a
nd to
min
imis
e d
isru
ptio
n to
re
sid
entia
l are
as (
no
ise,
light spill
an
d p
ark
ing/ tr
aff
ic
issu
es a
nd
im
pa
cts
).
Lo
cate
park
land
s w
here
po
ssib
le a
dja
cent
to t
ow
n
cen
tres,
sch
oo
ls a
nd
co
mm
un
ity a
rea
s to e
nco
ura
ge
gre
ate
r acce
ss a
nd
share
d u
se
of
park
ing.
Inte
gra
tio
n
Where
possib
le, co
nn
ectio
ns s
hould
be m
ade b
etw
ee
n
op
en
spa
ce a
rea
s b
y th
e u
se o
f co
nsis
tent
ve
geta
tio
n,
linked w
alk
wa
ys o
r cycle
ro
ute
s w
ithin
th
e lo
cal are
a.
T
he
se a
reas s
hou
ld a
lso
be
lin
ked into
th
e r
eg
ional
op
en
spa
ce s
yste
m w
he
re s
uch o
pp
ort
un
itie
s e
xis
t.
Vari
ety
P
rovid
e a
vari
ety
of
op
en s
paces to s
erv
e a
ran
ge o
f diffe
rent
active
an
d p
assiv
e r
ecre
atio
na
l ro
les to m
eet
the d
ive
rsity o
f co
mm
un
ity n
ee
ds.
Th
ese p
rincip
les a
re a
pplie
d t
o a
park
an
d s
port
ing
gro
un
d h
iera
rch
y in
Se
ction
s 4
an
d 5
re
sp
ective
ly.
2.1
C
on
su
ltati
on
an
d S
ite P
lan
nin
g
Whe
re p
ark
s o
r sport
ing
gro
und
s a
re b
ein
g d
eve
lope
d o
r re
de
ve
lop
ed
within
an e
xis
tin
g c
om
mun
ity,
con
su
lta
tio
n s
ho
uld
be
undert
aken t
o
ensure
a s
en
se o
f ow
ners
hip
an
d p
lace. S
uch
con
su
ltatio
n s
ho
uld
be
und
ert
ake
n w
ith
lo
ca
l re
sid
ents
, in
clu
din
g c
hild
ren a
nd
yo
ung p
eo
ple
, a
s
we
ll a
s w
ith a
ge
ncie
s o
r pote
ntial user
gro
up
s. C
on
su
ltatio
n s
ho
uld
be
app
ropri
ate
ly t
ime
d t
o e
nsu
re inp
ut
to t
he d
esig
n a
nd e
mbe
llishm
ent o
f
the s
pa
ce
s.
In in
sta
nce
s w
here
park
s o
r sp
ort
ing
gro
un
ds a
re b
ein
g d
evelo
pe
d in
6
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
curr
ently u
nd
eve
lop
ed a
rea
s,
con
su
lta
tio
n w
ith r
ele
va
nt are
as o
f C
ou
ncil
is e
ncoura
ge
d to
en
sure
lo
ca
l is
sue
s a
nd info
rmatio
n c
an
be
sh
are
d.
With
in C
oun
cil
itse
lf,
mu
lti-
dis
cip
linary
co
nsu
ltation a
mong
st p
rofe
ssio
nal
sta
ff is r
eq
uire
d w
here
Co
uncil
is s
eekin
g to
pro
vid
e a
new
or
rede
velo
pe
d s
pa
ce,
or
whe
re m
ajo
r p
ark
s a
re b
ein
g p
ropo
sed
by o
thers
.
Su
ch c
on
su
ltation b
etw
ee
n d
iffe
rent
are
as o
f C
ou
ncil
will
pro
vid
e a
vari
ety
of
pers
pe
ctive
s a
nd k
no
wle
dg
e a
nd s
kill
gap
s c
an b
e id
entified
and p
rocure
d w
he
re n
ece
ssary
.
In a
sso
cia
tio
n w
ith c
on
sulta
tion
, site
an
aly
sis
shou
ld b
e u
nd
ert
aken to
dete
rmin
e t
he a
ppro
pri
ate
site d
esig
n fo
r is
su
es s
uch a
s s
ola
r ori
enta
tio
n,
win
d p
rote
ctio
n, id
en
tification o
f d
esir
e lin
es a
nd
sa
fety
/tra
ffic
imp
licatio
ns.
Up-f
ron
t site a
na
lysis
will
assis
t in
the
de
sig
n p
rocess t
o
ensure
use
ab
ility
an
d c
om
fort
of p
ark
users
is m
ain
tain
ed d
uri
ng t
he
ongo
ing u
se o
f th
e s
ite.
2.2
P
ost
Occu
pan
cy S
urv
eys
Once
a s
pa
ce is o
pera
tion
al, it
is im
port
an
t to
en
sure
its
use a
nd
ma
inte
nan
ce is c
on
sis
tent
with u
ser
ne
ed
s a
nd r
equ
irem
en
ts.
Post
occup
an
cy s
urv
eys c
an
pro
vid
e v
alu
e info
rmatio
n f
or
Cou
ncil
that m
ay
lea
d to
sig
nific
ant
co
st
sa
vin
gs a
nd o
vera
ll im
pro
ved u
sea
bili
ty o
f th
e
spa
ce
s.
Su
rve
ys m
ay b
e u
ndert
aken b
y C
oun
cil
or
as d
ire
cte
d b
y
Coun
cil
as a
con
ditio
n o
n d
eve
lopm
ent
con
se
nt.
7
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
3.
Local A
rea
an
d O
pe
n S
pace
Tre
nds
Th
e d
esig
n,
imple
menta
tio
n a
nd
esta
blis
hm
en
t o
f p
ark
s a
nd o
pe
n s
paces
is a
dyn
am
ic a
ctivity, w
ith t
he r
eq
uire
men
ts o
f b
oth
users
and
ow
ners
cha
ng
ing o
ver
tim
e,
reflecting r
ecre
ation
an
d le
isure
tre
nd
s. T
hese
trend
s c
an b
e c
ate
gori
sed into
bro
ad
er
recre
ationa
l a
nd
op
en s
pa
ce
trend
s th
at
have b
een h
ighlig
hte
d t
hro
ugh a
ctivitie
s s
uch a
s s
tate
-wid
e
con
su
lta
tio
ns
3, an
d local tr
ends w
hic
h h
ave
be
en
hig
hlig
hte
d thro
ugh
localis
ed c
on
sultation a
ctivitie
s a
nd o
the
r lo
ca
l ob
serv
ation
s4.
Th
ese
tre
nds a
re p
resente
d in
th
is s
ection
as a
pre
curs
or
to the
pro
vis
ion
of de
sig
n s
tan
dard
s for
park
s in S
ectio
ns 4
and s
port
ing g
rou
nd
s in
Se
ctio
n 5
.
3.1
B
road
Tre
nd
s i
n L
eis
ure
an
d R
ecre
ati
on
Pla
nn
ing
Bro
ad
tre
nd
s e
xp
eri
en
ced
acro
ss th
e S
tate
whic
h a
re a
pp
licab
le t
o t
he
Sh
ellh
arb
our
LG
A c
onte
xt
inclu
de:
�In
cre
ased
pa
rtic
ipatio
n in fo
rmal re
cre
atio
na
l a
ctivitie
s (
spo
rts),
inclu
din
g a
pa
rtic
ula
r in
cre
ase in f
em
ale
pa
rtic
ipa
tion r
ate
s;
3 F
or
exam
ple
, consultation s
essio
ns u
ndert
aken b
y S
GS
Econom
ics a
nd P
lannin
g o
n
behalf o
f th
e S
tate
Govern
ment in
Marc
h a
nd A
pril 2008 in r
evie
w o
f th
e D
epart
ment of
Pla
nnin
g’s
1992 O
utd
oor
Recre
ation a
nd O
pen S
pace P
lannin
g G
uid
elin
es for
Local
Govern
ment, a
nd o
bserv
ations b
y G
HD
sta
ff in u
ndert
akin
g v
arious o
pen s
pace p
lannin
g
and S
ection 9
4 p
roje
cts
thro
ughout
NS
W.
4 C
onsultation u
ndert
aken b
y G
HD
rela
ting t
o the S
hellh
arb
our
Open S
pace, R
ecre
ation
and C
om
munity F
acili
ties N
eeds S
tudy,
pro
ject
evalu
ation a
nd p
ark
appra
isals
by F
am
ily
Serv
ices Illa
warr
a for
the P
ark
& P
lay I
llaw
arr
a P
rogra
m a
nd o
ther
observ
ations f
rom
S
hellh
arb
our
City C
ouncil
and C
hild
Friendly
by D
esig
n P
roje
ct sta
ff/c
onsultants
.
�C
ha
nge
s in
ho
usin
g t
yp
es,
with
larg
er
ho
use
s o
n s
malle
r lo
ts,
resu
ltin
g in
a g
enera
l re
duction
in
“ba
ckyard
” sp
ace
an
d r
ecre
ationa
l
opp
ort
un
itie
s;
�In
cre
ase
d d
em
and
on
info
rmal re
cre
atio
n,
part
icu
larl
y w
alk
ing
and
cyclin
g;
�S
hifts
in
th
e p
opu
lari
ty a
nd e
xp
ecta
tion
s o
f vari
ous s
po
rts,
sug
ge
sting
a n
eed
for
fle
xib
le s
pa
ce
s t
hat
can
be m
odifie
d o
ver
tim
e;
�In
cre
asin
g e
xpe
cta
tio
ns o
f lo
ca
l g
overn
men
t to
pro
vid
e h
igh q
ualit
y
ope
n s
pa
ce
s, in
clu
din
g e
mbelli
sh
me
nts
and
ma
inte
na
nce
;
�In
cre
ase
d p
ressu
re o
n C
ou
ncils
to
pro
vid
e a
fte
r h
ours
use
of
ope
n
sp
ace
s,
part
icula
rly f
or
sport
ing
gro
un
ds a
nd
in
clu
din
g c
ar
park
ing a
nd
lighting;
an
d
�In
cre
asin
g e
xpe
cta
tio
n f
or
the p
rovis
ion
of fa
cili
tie
s th
at are
well
org
an
ise
d,
co
mfo
rta
ble
, safe
, h
igh
qu
alit
y,
an
d w
ell
pro
vid
ed f
or
in
term
s o
f su
pp
ort
/an
cill
ary
facili
ties (
su
ch a
s to
ilets
, car
pa
rkin
g a
nd
lighting).
3.2
L
ocal
Tre
nd
s i
n O
pen
Sp
ace P
lan
nin
g
Within
th
e S
he
llha
rbo
ur
LG
A th
e a
bo
ve t
rend
s c
an
be
furt
her
focu
se
d a
s
follo
ws:
�D
efined
are
as o
f h
igh g
row
th w
ith
ne
w o
pen
sp
ace
s b
ein
g r
equ
ired
whic
h p
rim
arily
targ
et
fam
ilies w
ith
child
ren
;
�E
xis
tin
g e
sta
blis
he
d a
reas w
ith
lim
ited
gro
wth
op
port
unitie
s,
agin
g
resid
en
t po
pu
lation
an
d d
ecre
asin
g a
ve
rage
ho
use
ho
ld p
opu
lation
,
whe
re o
pe
n s
pa
ce a
rea
s m
ay n
ee
d to b
e r
eo
rie
nta
ted t
o s
erv
ice
an
old
er
po
pula
tion;
�A
n in
cre
asin
g d
em
and f
or
impro
ved e
mbelli
sh
me
nts
, p
art
icula
rly
8
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
am
on
g s
port
ing
gro
ups,
inclu
din
g r
equ
irem
ents
fo
r fe
ncin
g,
sh
ade,
toile
ts,
can
tee
ns a
nd
oth
er
em
be
llishm
en
ts;
and
�A
te
nde
ncy t
o u
nder
utilis
e lo
cal op
en s
pa
ce
. U
sa
ge h
as b
ee
n s
ho
wn
to s
ignific
antly in
cre
ase w
hen o
rgan
ised a
ctivitie
s a
re p
rovid
ed b
y
oth
ers
(such a
s in th
e c
ase o
f th
e P
ark
& P
lay p
roje
ct
activitie
s).
3.3
T
ren
ds w
ith
in U
ser
Gro
up
s
An
im
port
an
t a
spe
ct
of o
pe
n s
pa
ce d
esig
n is t
o r
eco
gn
ise
an
d
incorp
ora
te t
he s
pe
cia
l ne
eds o
f ta
rgete
d u
se
r gro
up
s.
Th
ese g
roup
s c
an
usu
ally
be id
entified
thro
ug
h a
co
mb
inatio
n o
f dem
og
raph
ic a
na
lysis
an
d
com
mu
nity c
on
su
lta
tio
n.
On
ce
th
e targ
ete
d u
ser
gro
up o
r gro
up
s a
re
ide
ntifie
d, th
e fo
llow
ing t
ren
ds a
nd p
rin
cip
les m
ay a
ssis
t th
e d
esig
n
pro
ce
ss.
Desig
n f
or
Yo
un
ger
Ch
ild
ren
(0
-4 y
ea
rs)
Th
e p
rovis
ion
of
safe
, cha
llen
gin
g a
nd
ap
pro
pri
ate
pla
y s
pa
ce
s a
nd
pla
yg
roun
ds f
or
child
ren
must
reco
gn
ise th
e im
port
an
ce
of
pla
y a
s a
n
info
rmal m
ech
an
ism
for
the
de
velo
pm
en
t of
a c
hild
’s p
hysic
al, c
og
nitiv
e,
em
otio
nal an
d inte
llectu
al skill
s.
So
me
ba
sic
pri
ncip
les
5 s
ho
uld
be c
on
sid
ere
d w
he
n d
eve
lopin
g p
ark
s a
nd
open
spa
ce
s f
or
yo
ung
er
child
ren
. T
he
se
in
clu
de:
�S
en
sory
ric
hne
ss:
Initia
l co
nta
ct w
ith a
park
or
pla
yg
round
is a
sen
sory
exp
erie
nce fo
r yo
un
ger
child
ren
. D
esig
n s
ho
uld
intr
od
uce
diffe
rent te
xtu
res t
o fee
l a
nd
tou
ch
, w
ith d
ap
ple
d lig
ht, c
olo
ur,
exte
rna
l
outlo
oks, sm
ells
, sh
ape
s a
nd w
all
dis
pla
ys c
an a
ll con
trib
ute
to e
xte
nd
the
sen
sory
exp
eri
ence. I
nclu
sio
n o
f a v
anta
ge p
oin
t (0
.5 -
1.5
m
abo
ve g
rou
nd)
will
pro
vid
e a
n o
ver
vie
win
g p
lace
;
5 B
ased o
n the C
oncepts
Underp
innin
g P
lay A
naly
sis
, by P
rue W
als
h a
nd P
lay E
nvironm
ent
Consultin
g 2
005 (
htt
p://w
ww
.pla
yconsultin
g.c
om
/curr
ent.
htm
)
�V
ari
ety
an
d d
ivers
ity:
Youn
ger
ch
ildre
n c
an m
ove q
uic
kly
fro
m o
ne
activity to
an
oth
er
as t
he
y e
xp
lore
a p
ublic
spa
ce. A
ctivity a
rea
s
sh
ould
be
fle
xib
le t
o a
ccom
mo
da
te a
rang
e o
f a
ctivitie
s a
nd t
o
ch
alle
ng
e t
hem
to a
cq
uire
ad
ditio
na
l skill
s. O
pe
n-e
nd
ed
activitie
s n
ot
sp
ecific
ally
lin
ked t
o s
tan
da
rd p
layg
roun
d o
fferin
gs c
an
be m
ad
e m
ore
(or
eve
n less)
com
plic
ate
d t
o h
old
th
e c
hild
ren
’s inte
rest.
Th
ese c
on
ce
pts
can b
e t
ransla
ted in
to d
esig
n f
eatu
res s
uch a
s:
�In
no
vative p
lay a
nd a
ppro
priate
d s
ized c
limbin
g s
tru
ctu
res a
nd
motio
n
app
ara
tus w
hic
h p
rovid
e fo
r sen
sory
exp
eri
ence
s s
uch
as r
efle
ctive
mate
rials
, clim
b t
hro
ug
hs s
pace
s a
nd o
vers
ized
ga
me
s o
r a
ctivitie
s;
and
�G
round m
an
ipu
latio
n t
o p
rovid
e f
or
gra
ssed
mou
nd
s, lo
gs, w
ate
r,
sa
nd a
nd o
ther
na
tura
l m
ate
rials
and
str
uctu
res to
allo
w c
rea
tive p
lay
opp
ort
un
itie
s.
De
sig
n d
eta
ils s
hou
ld a
lso e
nsu
re t
hat p
lay a
rea
s a
re f
enced w
here
necessary
and
sh
ade
str
uctu
res a
re p
rovid
ed to p
rote
ct
yo
un
ger
ch
ildre
n
and
the
ir c
are
rs,
part
icu
larl
y in s
um
mer.
Pla
te 1
: Y
ou
ng
er
Ch
ild
ren
Desig
n E
xa
mp
les
1: P
hoto
-Ste
ve T
hom
pson,
2:
Gre
ate
r London A
uth
ority
2008
12
9
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Desig
n f
or
Old
er
Ch
ild
ren
(4-1
2)
Develo
pm
en
t of p
ark
space
s fo
r old
er
child
ren
shou
ld a
llow
for
a v
ari
ety
of e
xperi
en
ce
s a
nd c
halle
nge
s th
at su
it th
e in
tere
sts
of
this
gro
up
. T
he
se
need
s in
clu
de t
he p
rovis
ion
of are
as f
or
sp
ort
s r
ela
ted
info
rma
l le
isure
activitie
s s
uch
as b
all
ga
me
s.
Th
ese t
ype
s o
f d
esig
ns a
re a
lso
oft
en
fam
ily o
rienta
ted
, an
d m
ay in
clu
de s
ub-a
ctivitie
s f
or
ad
ults o
r you
ng
er
ch
ildre
n.
Con
sid
era
tio
ns f
or
the d
esig
n o
f op
en
spa
ce
for
old
er
ch
ildre
n c
ou
ld
inclu
de:
�P
rovis
ion o
f lin
ear
path
wa
ys f
or
ridin
g b
ikes a
nd
skate
board
s;
�In
form
al tr
acks a
nd m
oun
ds for
BM
X r
idin
g a
nd a
ctive
ga
me
s;
�A
dventu
re o
pport
un
itie
s s
uch a
s c
limbin
g s
tru
ctu
res;
an
d
�O
bse
rva
tion
pla
ces a
nd s
tructu
res (
ch
ildre
n lik
e to
pe
rch
on t
op o
f
pla
y e
qu
ipm
ent
an
d m
ound
s).
Pla
te 2
: O
lde
r C
hild
ren
Desig
n E
xa
mp
les
1: P
hoto
-Ste
ve T
hom
pson,
2:
Gre
ate
r London A
uth
ority
2008, 3: P
hoto
-Ste
ve T
hom
pson
1 23
10
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Desig
n f
or
Te
en
ag
ers
Desig
n o
f pa
rk s
pa
ce
s fo
r te
ena
ge
rs is g
en
era
lly s
imila
r to
th
ose
for
old
er
ch
ildre
n,
but
sh
ould
inclu
de
are
as fo
r so
cia
l in
tera
ction
s (
ha
ng
ing o
ut)
and t
o a
llow
for
pro
vis
ion o
f m
ore
form
al re
cre
ation
activitie
s s
uch
as
purp
ose
de
sig
ne
d B
MX
tra
cks a
nd s
kate
bo
ard
park
s.
Pro
vis
ion o
f ha
rd-s
tand
ing
are
as a
nd s
tructu
res for
ga
mes s
uch a
s t
enn
is
rebo
und w
alls
, ba
ske
tba
ll/n
etb
all
ha
lf c
ou
rts o
r ri
ng a
reas p
rovid
e for
incre
ased
in
form
al a
ctive r
ecre
atio
nal o
pport
un
itie
s.
Pla
te 3
: T
een
ag
er
Pa
rk D
esig
n E
xa
mp
les
1: P
hoto
-Ste
ve T
hom
pson,
2&
3: G
reate
r London A
uth
ority
2008
De
sig
n f
or
Ad
ult
s
Park
s fo
r ad
ults s
hould
pro
vid
e c
on
ve
nie
nt
co
mfo
rtable
sp
ace
s a
nd
ade
quate
she
lter
fro
m s
un a
nd w
ind
, p
icn
ic f
acili
tie
s a
nd c
om
fort
ab
le
sea
tin
g. Q
ualit
y land
sca
pe
em
belli
sh
me
nts
and u
se
of
adjo
inin
g n
atu
ral
are
a a
nd v
iew
s c
an c
ontr
ibute
to th
e p
rovis
ion o
f con
tem
pla
tive p
ublic
spa
ce
s.
Co
nve
nie
nt seatin
g a
nd w
eath
er
pro
tection f
or
pare
nts
an
d c
are
rs
adja
cen
t to
child
ren
’s p
lay a
reas w
ill r
esult in in
cre
ase
d u
sag
e o
f th
e p
ark
by y
oun
g c
hild
ren.
Optio
ns f
or
recre
ation
, su
ch a
s f
itn
ess c
ours
es a
nd
exerc
ise r
oute
s,
co
uld
be u
sed
to
pro
vid
e a
ltern
ative
s t
o in
doo
r fitn
ess.
Th
e p
rovis
ion o
f la
rger
sp
ace
s for
the g
ath
erin
g o
f la
rger
gro
up
s f
or
pic
nic
s a
nd o
ther
so
cia
l activitie
s w
ill a
lso
att
ract ad
ult u
se
rs.
1 2
3
11
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Pla
te 4
: A
du
lt P
ark
De
sig
n E
xa
mp
les
1:
Photo
-Ste
ve T
hom
pson,
2: P
hoto
- W
arw
ick F
rancis
Desig
n f
or
Old
er
Peo
ple
Sp
ace
s f
or
old
er
peop
le s
hou
ld p
rovid
e f
or
con
ven
ient
and s
afe
acce
ss
and m
ove
me
nt w
ith a
hig
h leve
l o
f safe
ty a
nd
se
cu
rity
. H
isto
rica
l or
traditio
nal de
sig
n e
lem
ents
su
ch a
s a
rbo
urs
or
rotu
nda
s a
nd m
ore
form
alis
ed
ga
rden
s s
ho
uld
be c
on
sid
ere
d, p
art
icu
larl
y w
he
re s
uch
gard
ens c
an b
e a
ssocia
ted w
ith
gro
ups s
uch
as c
om
mun
ity s
erv
ice
clu
bs
and o
rgan
isa
tion
s.
Sp
aces s
uitab
le f
or
old
er
peo
ple
sh
ou
ld b
e
imp
lem
ente
d w
ith
in a
nd c
o lo
cate
d w
ith
oth
er
pa
ssiv
e o
pen
spa
ce a
rea
s
to e
nsure
site
s a
re s
uita
ble
for
mu
ltip
le a
ges, fo
r exa
mple
, shad
ed
sea
tin
g a
reas a
re p
rovid
ed a
roun
d p
laygro
und f
acili
tie
s.
Desig
n issue
s s
ho
uld
ge
ne
rally
be s
imila
r to
tho
se f
or
ad
ults w
ith e
ase o
f
walk
ing, ge
ntle
slo
pes a
nd t
he
pro
vis
ion o
f sh
ade
d a
nd p
rote
cte
d a
rea
s
for
rest,
rela
xa
tion
an
d c
onte
mp
lation
be
ing
very
im
po
rtant.
De
sig
n f
or
Peo
ple
wit
h a
Dis
ab
ilit
y
It is e
ssen
tia
l th
at th
e d
esig
n o
f pub
lic o
pen
sp
ace
take in
to a
ccou
nt th
e
nee
ds o
f p
eop
le w
ith a
dis
ab
ility
both
in r
ega
rd t
o a
cce
ss t
o t
he p
ark
an
d
movem
ent w
ith
in t
he s
pa
ce
and
the u
se o
f th
e e
quip
men
t a
nd
facili
tie
s.
De
sig
n s
hou
ld a
dd
ress issu
es s
uch
as the
ad
equ
acy o
f acce
ssib
le
park
ing
, th
e p
rovis
ion
of
even
walk
wa
y surf
ace
s a
nd g
radie
nts
, an
d t
he
12
12
3
Pla
te 5
: O
lder
Peo
ple
Park
De
sig
n E
xa
mp
les
1&
2: P
hoto
- W
arw
ick F
rancis
, 3: P
hoto
- S
teve T
hom
pson
12
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
deta
iling
of kerb
s, ra
mp
s,
handra
ils,
sig
na
ge a
nd f
acili
tie
s s
uch a
s t
oile
ts.
Sp
ace
s s
uita
ble
for
peop
le w
ith a
dis
ab
ility
shou
ld b
e im
ple
me
nte
d w
ithin
and c
o lo
cate
d w
ith
oth
er
passiv
e o
pe
n s
pa
ce a
rea
s t
o e
nsure
dig
nifie
d
acce
ss to
all
are
as,
for
exa
mple
, p
layg
roun
d f
acili
tie
s s
ho
uld
inclu
de
equ
ipm
en
t and
pla
y o
pport
unitie
s f
or
pe
ople
of
all
abili
tie
s.
13
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
4.
Park
Hie
rarc
hy
Th
e e
sta
blis
hm
ent o
f a h
iera
rch
y o
f pa
ssiv
e o
pe
n s
pa
ces,
or
park
s, ca
n
be u
se
d to a
ssis
t C
ou
ncil
in the d
esig
n,
deliv
ery
and
main
tena
nce
of
the
se a
reas.
A c
om
mon
ly u
se
d h
iera
rchic
al syste
m t
o e
sta
blis
h t
he le
ve
l
of pro
vis
ion a
nd
lo
ca
tio
n o
f park
land
s is b
ased o
n local, d
istr
ict
and
cityw
ide
park
s. T
he
se
th
ree le
ve
ls th
en p
rovid
e f
or
sp
ecific
req
uire
me
nts
to s
uit t
he
rela
tive im
port
an
ce a
nd
co
mp
lexity a
sso
cia
ted w
ith t
he
use o
f
the
se t
yp
es o
f p
ark
s.
Th
is s
ectio
n u
tilis
es th
e p
rincip
les f
or
desig
n d
iscu
sse
d in
Se
ction
2,
pro
vid
ing a
pra
ctical app
licatio
n o
f th
e p
rincip
les t
o a
hie
rarc
hy o
f park
s.
Ea
ch le
ve
l of
park
s in t
he h
iera
rch
y is a
lso p
rovid
ed
with b
roa
d o
bje
ctives
for
tho
se p
ark
s a
nd
the
typ
ica
l ty
pe
s o
f em
be
llish
me
nts
th
at
ca
n b
e
exp
ecte
d.
A b
asic
pre
mis
e t
ha
t sh
ould
be a
pp
lied t
o a
ll le
ve
ls o
f park
is:
�T
hat 9
0%
of
all
resid
en
tia
l lo
ts s
hou
ld b
e w
ith
in 4
00
m s
afe
walk
ing
dis
tan
ce
to a
ny o
pen s
pace
are
a.
Th
is in
clu
de
s loca
l, d
istr
ict
an
d
cityw
ide
park
s, a
nd s
po
rtin
g g
rou
nd
s w
ith a
cce
ssib
le e
ntr
y p
oin
ts;
�T
hat o
pen s
pa
ce s
ho
uld
ad
here
to
the
min
imu
m s
ize r
equ
ire
me
nts
as
outlin
ed in
the D
esig
n P
rin
cip
les;
�T
hat th
e 2
.83 h
a s
tand
ard
sh
ou
ld b
e a
pp
lied a
s a
gu
ide
only
to a
ssis
t
in d
ete
rmin
ing
th
e a
ppro
pri
ate
mix
of
ope
n s
pa
ce
are
as.
Th
e in
form
atio
n t
ha
t fo
llow
s p
rovid
es s
pecific
re
qu
irem
ents
for
each leve
l
of pa
rk.
4.1
L
ocal
Park
s
Local park
s a
re g
enera
lly lo
ca
ted
with
in r
esid
en
tial are
as a
nd
are
desig
ne
d t
o b
e e
asily
acce
ssib
le t
o local re
sid
ents
an
d w
ork
ers
by f
oo
t.
Th
e o
bje
ctive o
f a
lo
cal p
ark
is to:
�P
rovid
e p
ublic
op
en s
pa
ce w
hic
h p
rim
ari
ly s
erv
es a
lo
cal
neig
hb
ourh
ood
, be
ing
hig
hly
acce
ssib
le f
or
pe
de
str
ian
s w
ith
in a
lo
ca
l
ca
tch
ment
with
an
ap
pro
pri
ate
le
vel of
em
belli
sh
men
t su
ited
to
the
loca
l po
pula
tion.
14
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
4.1
.1
Desig
n P
rin
cip
les
As d
iscu
ssed in S
ectio
n 2
, th
e o
ve
rarc
hin
g d
esig
n p
rin
cip
les c
an b
e
app
lied
to
lo
ca
l p
ark
s a
s d
escri
be
d in
Tab
le 2
:
Tab
le 2
: L
oca
l P
ark
De
sig
n P
rin
cip
les
Pri
nc
iple
A
pp
licati
on
to
Lo
cal
Pa
rks
Sa
fety
E
nsure
a m
inim
um
of
50
% o
f th
e fro
nta
ge
is
orienta
ted to
a p
ub
lic s
treet
Build
ing
s a
nd
str
uctu
res to b
e o
rienta
ted for
pa
ssiv
e
surv
eill
an
ce o
f a
ctive p
ark
are
as
Avoid
rear
fen
ce
s b
ackin
g o
nto
park
s. W
here
a
vo
ida
nce
is n
ot
po
ssib
le,
open
form
fe
ncin
g is
pre
ferr
ed.
En
sure
all
park
are
as c
an
be
read
ily v
iew
ed
fro
m
pub
lic s
tre
ets
and f
rom
surr
ound
ing a
ctive
bu
ildin
g
fro
nta
ges
Fe
ncin
g s
hou
ld o
nly
be in
trodu
ced
whe
re n
ece
ssary
to
pro
tect
the
sa
fety
of
child
ren’s
pla
y a
reas.
In
all
insta
nce
s s
uch f
en
cin
g s
ho
uld
be
se
e-t
hro
ugh
sty
le
fen
cin
g o
f n
o m
ore
tha
n 1
.2m
in
he
ight
Land
sca
pin
g s
ho
uld
be p
rovid
ed f
or
wea
the
r p
rote
ction a
nd
sce
nic
am
en
ity.
Spe
cie
s s
ele
ction
a
nd m
ain
tenan
ce
sho
uld
ensu
re c
lea
r vis
ion
thro
ugh
la
ndsca
pin
g b
etw
een 0
.6m
and 1
.8m
in
he
igh
t a
bo
ve g
roun
d le
vel
Acce
ss
Acce
ss p
ath
wa
ys s
ho
uld
fo
llow
na
tura
l d
esir
e lin
es
and p
rovid
e p
assiv
e s
urv
eill
an
ce o
f a
ctive p
ark
a
reas
Sp
atia
l D
istr
ibu
tio
n
90
% o
f a
ll re
sid
en
tial lo
ts s
ho
uld
be w
ith
in 4
00
m
safe
walk
ing d
ista
nce t
o a
ny o
pen s
pace
are
a.
Refe
ren
ce s
hou
ld b
e m
ad
e t
o C
oun
cil
to e
nsure
th
is
Pri
nc
iple
A
pp
lic
ati
on
to
Lo
cal
Pa
rks
acce
ssib
ility
sta
nd
ard
is a
chie
ve
d w
hils
t en
suri
ng a
m
ix o
f pa
rk t
ype
s is p
rovid
ed.
The b
rea
kdo
wn o
f th
e
2.8
3 h
a s
tand
ard
ca
n b
e a
pplie
d t
o a
ssis
t w
ith
dete
rmin
ing
an a
ppro
pri
ate
hie
rarc
hy (
see 6
. pro
vis
ion s
tan
dard
s)
In a
rea
s w
ith
sig
nific
ant
levels
of
med
ium
den
sity
resid
entia
l d
evelo
pm
ent,
ad
ditio
nal lo
ca
l p
ark
s m
ay
be r
eq
uire
d to c
ate
r fo
r in
cre
ased u
se
Su
sta
ina
bili
ty
En
viro
nm
enta
l a
ttribu
tes,
such
as d
rain
age lin
es o
r sig
nific
an
t tr
ee
s,
sh
ou
ld b
e inte
gra
ted in
to t
he p
ark
desig
n
Pla
ce
Makin
g
Att
ribute
s o
f th
e s
ite
shou
ld b
e h
igh
lighte
d t
o
pro
vid
e c
hara
cte
r a
nd p
lace m
akin
g f
or
the p
ark
Ph
ysic
al
Attri
bute
s
Th
e p
ark
are
a s
ho
uld
be
a m
inim
um
of 0.2
ha o
f use
ab
le s
pa
ce
, fr
ee
fro
m e
nvir
onm
enta
l re
serv
es
Pa
rks s
ho
uld
be r
eg
ula
r in
sha
pe w
ith
a m
inim
um
w
idth
of
40
m
Gra
sse
d o
pe
n a
ctivity a
rea
s w
ith
a s
lope le
ss t
ha
n
1V
:20H
and g
reate
r th
an 1
V:1
50H
Main
tain
ed p
ark
lan
d w
ith
gra
die
nts
no
ste
eper
than
1V
:4H
if
gra
sse
d a
nd 1
V:3
H w
here
pla
nte
d w
ith
ve
geta
tio
n (
1V
:6H
pre
ferr
ed)
Clu
ste
ring
C
luste
r lo
ca
l park
s w
ith o
ther
op
en s
pa
ce lin
ka
ges
or
loca
lise
d c
om
mun
ity fa
cili
ties w
here
po
ssib
le
Inte
gra
tio
n
Local p
ark
s s
hou
ld f
orm
pa
rt o
f a lin
ear
park
syste
m
or
recre
atio
n c
orr
idor
wh
ere
po
ssib
le w
ith lin
ke
d
cycle
and
ped
estr
ian
path
s
15
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Pri
nc
iple
A
pp
licati
on
to
Lo
cal
Pa
rks
Va
riety
L
oca
l pa
rks s
hou
ld b
e d
esig
ned
to
targ
et
the
pre
dic
ted d
em
ogra
phic
use
rs for
the a
rea (
refe
r S
ection
3.3
)
Em
belli
sh
men
ts s
ho
uld
als
o in
clu
de c
on
sid
era
tion
of
sub-g
rou
ps w
ho a
re a
lso
lik
ely
to
use th
e p
ark
– f
or
exa
mp
le s
eating a
nd s
hade
fo
r eld
erl
y p
eo
ple
in
con
jun
ctio
n w
ith y
oun
ger
ch
ildre
n’s
pla
y a
rea
s
4.1
.2
Em
be
llis
hm
en
ts
Em
be
llish
men
ts w
ithin
lo
ca
l pa
rks c
ou
ld in
clu
de a
mix
of th
e fo
llow
ing:
�W
alk
/ c
ycle
pa
thw
ays;
�Land
scap
e im
pro
ve
men
ts;
�P
lay o
pp
ort
un
itie
s;
�S
ign
age;
and
�B
asic
seatin
g, b
ins, ta
ble
s a
nd s
ha
de s
tru
ctu
res.
With
in local park
s,
lightin
g w
ould
gen
era
lly n
ot
be p
rovid
ed.
A s
am
ple
lo
ca
l p
ark
pla
n is p
rovid
ed
in F
igure
1.
Fig
ure
1:
Sa
mp
le L
oca
l P
ark
Pla
n
4.2
D
istr
ict
Park
s
Dis
tric
t p
ark
s a
re g
en
era
lly p
ark
s o
f sub
sta
ntial siz
e w
hic
h a
re w
ell
develo
pe
d to c
ate
r fo
r a b
road r
an
ge o
f re
cre
ation
al op
po
rtu
nitie
s a
nd
have a
dis
tric
t ra
ther
than
a lo
ca
l u
ser
catc
hm
en
t.
Em
belli
sh
men
ts a
re
pro
vid
ed to c
ate
r fo
r th
e m
ore
co
mp
lex a
nd
vari
ed
re
cre
ationa
l a
ctivitie
s
and
for
mu
ltip
le u
ser
gro
up
s.
16
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Th
e o
bje
ctive o
f a d
istr
ict p
ark
is to
:
�P
rovid
e a
larg
er
pu
blic
ope
n s
pa
ce
with m
ore
ad
va
nce
d
em
be
llishm
en
ts t
o p
rovid
e f
or
wid
e r
an
ge o
f re
cre
ation
al a
ctivitie
s o
n
a d
istr
ict
user
catc
hm
en
t ba
sis
.
4.2
.1
Desig
n P
rin
cip
les
As d
iscu
ssed in S
ectio
n 2
, th
e o
ve
rarc
hin
g d
esig
n p
rin
cip
les c
an b
e
app
lied
to
dis
tric
t park
s a
s d
escri
be
d in
Tab
le 3
:
Tab
le 3
: D
istr
ict
Pa
rk D
es
ign
Pri
ncip
les
Pri
nc
iple
A
pp
lic
ati
on
to
Dis
tric
t P
ark
s
Sa
fety
E
nsu
re t
hat
at
lea
st
two
of th
e p
ark
bo
unda
rie
s h
ave
pub
lic s
treet
fronta
ge
s o
r b
ack o
nto
oth
er
pub
lic o
pe
n
sp
ace
Build
ings w
ith a
ctive
fro
nta
ges to b
e o
rien
tate
d for
passiv
e s
urv
eill
ance o
f a
ctive p
ark
are
as
Avoid
re
ar
fen
ce
s b
ackin
g o
nto
park
s. W
he
re a
vo
idan
ce
is n
ot
po
ssib
le,
ope
n f
orm
fen
cin
g is p
refe
rre
d.
En
su
re a
ll p
ark
are
as c
an b
e r
ea
dily
vie
wed fro
m p
ublic
str
eets
and a
ctive b
uild
ing f
ronta
ges
Fencin
g s
ho
uld
on
ly b
e intr
od
uce
d w
here
ne
ce
ssary
to
pro
tect th
e s
afe
ty o
f ch
ildre
n’s
pla
y a
rea
s.
In
all
insta
nce
s s
uch f
en
cin
g s
ho
uld
be s
ee-t
hro
ugh s
tyle
fe
ncin
g o
f no m
ore
tha
n 1
.2m
in
he
ight
Lig
hting o
f e
ssentia
l p
ublic
cir
cula
tion p
ath
s t
hat
are
desig
ned
to b
e u
se
d a
t nig
ht.
Lan
dscap
ing
sho
uld
be
pro
vid
ed f
or
weath
er
pro
tectio
n
and
scen
ic a
men
ity.
Spe
cie
s s
ele
ction a
nd
main
ten
an
ce s
hou
ld e
nsure
cle
ar
vis
ion
th
rou
gh
lan
dsca
pin
g b
etw
een 0
.6m
and
1.8
m in
he
ight
abo
ve
Pri
nc
iple
A
pp
licati
on
to
Dis
tric
t P
ark
s
gro
un
d level
Acce
ss
Acce
ss to
the p
ark
wou
ld b
e v
ia p
ed
estr
ian
access a
nd
p
rivate
ve
hic
le.
Car
pa
rkin
g s
pace s
ho
uld
the
refo
re b
e
ava
ilab
le.
Ke
rb-s
ide p
ark
ing
is p
refe
rred,
althou
gh
perf
orm
an
ce c
rite
ria s
hou
ld b
e a
pp
lied t
o d
ete
rmin
e t
he
n
eed
fo
r d
esig
nate
d c
ar
park
ing s
pa
ce
.
Dis
tric
t park
s a
re t
o h
ave c
on
ven
ient
vehic
ula
r and
pede
str
ian a
cce
ss fro
m th
e s
urr
ou
nd
ing
re
sid
en
tial
are
as –
acce
ss p
oin
ts s
ho
uld
refle
ct
su
ch d
esir
ed
movem
ent
patt
ern
s
Spatia
l D
istr
ibu
tion
90
% o
f a
ll re
sid
en
tial lo
ts s
ho
uld
be w
ith
in 4
00
m s
afe
w
alk
ing
dis
tan
ce
to a
ny o
pen s
pa
ce a
rea.
Refe
ren
ce
sho
uld
be
ma
de t
o C
ou
ncil
to e
nsure
th
is a
ccessib
ility
sta
ndard
is a
ch
ieved
wh
ilst
en
suri
ng a
mix
of
park
typ
es
is p
rovid
ed.
Th
e b
reakdow
n o
f th
e 2
.83
ha s
tand
ard
can
b
e a
pplie
d to
assis
t w
ith d
ete
rmin
ing
an a
ppro
pri
ate
h
iera
rch
y (
see
6.
Pro
vis
ion S
tan
dard
s)
Dis
tric
t park
s s
hou
ld b
e lo
cate
d t
o c
over
the w
hole
lo
cal
govern
ment
are
a w
ith
rea
son
ab
le a
cce
ss to
surr
ou
nd
ing g
rou
pin
gs o
f re
sid
entia
l a
reas
Dis
trib
ution o
f d
istr
ict
park
s s
hould
gen
era
lly b
e a
roun
d
800m
fro
m o
ther
sim
ilar
park
s to
cre
ate
a e
ve
n
dis
trib
ution
Su
sta
ina
bili
ty
En
viro
nm
en
tal att
ribu
tes,
such
as land
scap
e fe
atu
res,
dra
inag
e lin
es o
r sig
nific
ant
tree
s, shou
ld b
e in
teg
rate
d
into
th
e p
ark
desig
n
En
viro
nm
en
tal e
du
cation a
nd
inte
rpre
tive o
pp
ort
un
itie
s
sho
uld
be
de
ve
lop
ed w
ith a
n a
ppro
pri
ate
sig
nage
str
ate
gy
17
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Pri
nc
iple
A
pp
lic
ati
on
to
Dis
tric
t P
ark
s
Pla
ce
Makin
g
A d
istr
ict p
ark
sho
uld
be
lo
cate
d w
he
re p
ossib
le in a
ph
ysic
ally
pro
min
ent
sp
ace
or
loca
l la
nd
ma
rk a
rea in
ord
er
to c
apitalis
e o
n s
pe
cia
l site a
ttri
bu
tes t
o m
axim
ise
recre
atio
n o
pport
un
itie
s a
nd e
nviro
nm
enta
l va
lue
s.
Dis
tric
t p
ark
sites s
hou
ld b
e p
hysic
ally
we
ll d
efin
ed to
develo
p s
pe
cia
l chara
cte
r a
nd s
en
se o
f p
lace f
or
the
sp
ace
Ph
ysic
al
Att
ribute
s
Th
e p
ark
are
a s
ho
uld
be
a m
inim
um
are
a o
f 1.0
ha
of
use
ab
le s
pa
ce
, fr
ee
fro
m e
nvir
onm
enta
l re
serv
es
Dis
tric
t p
ark
s s
ho
uld
ge
nera
lly b
e r
eg
ula
r in
sha
pe a
nd
not
less t
ha
n 5
0m
wid
e
Lin
ea
r p
ark
s s
uch a
s f
ore
sh
ore
re
serv
es m
ay b
e
elo
ng
ate
d s
ub
ject
to t
he m
inim
um
wid
th ind
ica
ted
ab
ove
Som
e v
ari
ation
in lan
dfo
rm a
nd la
ndsca
pe
sett
ing is
desirab
le,
how
eve
r suff
icie
nt le
vel la
nd m
ust
be
pro
vid
ed for
info
rma
l re
cre
atio
n a
ctivitie
s
Clu
ste
ring
Inte
gra
tio
n w
ith o
ther
dis
tric
t or
hig
her
leve
l fa
cili
ties
sh
ould
be
in
corp
ora
ted w
here
po
ssib
le,
for
exa
mp
le
co
mm
unity c
en
tres, d
istr
ict
reta
il sho
ps o
r spo
rts
gro
un
ds
Inte
gra
tio
n
Dis
tric
t p
ark
s s
ho
uld
form
pa
rt o
f a
lin
ear
seri
es o
f p
ark
s
or
recre
atio
n c
orr
idor,
enab
ling a
sta
rt/e
nd p
oin
t fo
r w
alk
ing a
nd
cyclin
g p
ath
wa
ys
Va
riety
A
ran
ge o
f in
frastr
uctu
re s
hould
be
in
clu
ded in d
istr
ict
park
s to c
ate
r fo
r a v
ari
ety
of u
se a
nd r
ecre
atio
na
l activitie
s
In c
ert
ain
insta
nce
s d
istr
ict
park
s m
ay p
rovid
e
sp
ecia
lised r
ecre
ation
al o
pport
un
itie
s to s
uit t
he
ir
natu
ral a
ttrib
ute
s a
nd s
ett
ing
4.2
.2
Em
bellis
hm
en
ts
Em
belli
sh
men
ts w
ithin
dis
tric
t p
ark
s c
ou
ld inclu
de
a m
ix o
f th
e f
ollo
win
g:
�W
alk
/ c
ycle
pa
thw
ays;
�H
igh
qu
alit
y la
nd
scap
e im
pro
ve
men
ts in
clu
din
g p
lantin
g, gro
und
sh
apin
g a
nd
re
tain
ing w
alls
as r
equ
ired;
�P
laygro
un
ds a
nd
lik
e o
pport
unitie
s f
or
a r
ang
e o
f a
ge
s;
�C
om
bin
ed s
ea
tin
g, ta
ble
s,
bin
s a
nd s
had
e s
tru
ctu
res /
pa
vili
ons;
�S
igna
ge
;
�Lig
hting (
where
desig
ned f
or
use a
t n
ight)
;
�B
arb
eque
s;
�T
oile
ts;
�C
ar
park
ing;
�S
tru
ctu
res a
nd h
ard
-sta
ndin
g a
reas t
o p
rovid
e fo
r in
form
al sp
ort
ing
activitie
s (
eg.
netb
all/
ba
sketb
all
ha
lf c
ourt
, te
nn
is r
ebo
un
d w
all
etc
) a
s
app
ropri
ate
to lo
ca
l n
ee
ds;
and
�O
ther
str
uctu
res r
equ
ired
on a
ca
se-b
y-c
ase b
asis
in
clu
din
g
boa
rdw
alk
s,
vie
win
g p
latf
orm
s e
tc.
A s
am
ple
dis
tric
t park
pla
n is p
rovid
ed in
Fig
ure
2.
18
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Fig
ure
2:
Sa
mp
le D
istr
ict
Park
Pla
n
4.3
C
ityw
ide P
ark
s
Cityw
ide p
ark
s t
yp
ica
lly h
ave
a n
um
ber
of
ch
ara
cte
ristics t
ha
t m
ake the
m
sig
nific
an
t re
cre
atio
nal d
estinatio
ns f
or
the e
ntire
lo
ca
l go
vern
ment
are
a
and s
urr
ou
nd
ing
re
gio
nal are
as.
The
se
ch
ara
cte
ristics in
clu
de h
igh
vis
itation le
ve
ls, sig
nific
an
ce fo
r lo
cal an
d v
isito
r perc
eptio
ns o
f
Sh
ellh
arb
our,
hig
h to
uri
sm
va
lue
s,
pro
xim
ity to s
urr
ou
ndin
g t
ouri
st
attra
ctio
ns a
nd p
ote
ntia
l fo
r flo
w o
n c
om
merc
ial be
ne
fits
. T
hese a
reas
ma
y a
lso
ha
ve
hig
h e
nviro
nm
enta
l va
lues.
Th
e o
bje
ctive o
f a c
ityw
ide
park
is to:
�P
rovid
e a
la
rge s
tra
teg
ica
lly locate
d p
ark
whic
h d
ue t
o its
un
ique
se
ttin
g a
nd/o
r ph
ysic
al attri
bute
s p
rovid
es a
un
ique r
ecre
atio
nal
resourc
e f
or
the e
ntire
LG
A a
nd p
ote
ntia
lly th
e s
urr
oun
din
g r
eg
ion
.
Cityw
ide p
ark
s t
yp
ically
ha
ve h
igh le
ve
ls o
f vis
ita
tion
an
d o
ffer
sig
nific
an
t to
uri
sm
opp
ort
un
itie
s.
4.3
.1
Des
ign
Pri
nc
iple
s
As d
iscu
ssed
in S
ection 2
, th
e o
vera
rch
ing d
esig
n p
rin
cip
les c
an
be
app
lied to
cityw
ide p
ark
s a
s d
escri
be
d in
Tab
le 4
:
Tab
le 4
: C
ityw
ide P
ark
De
sig
n P
rin
cip
les
Pri
nc
iple
A
pp
lic
ati
on
to
Cit
yw
ide
Park
s
Safe
ty
En
su
re h
igh level of
vis
ibili
ty w
ith fro
nta
ge
s a
nd a
cce
ss
from
ma
in r
oad
s a
nd lo
ca
ted
in
lo
ca
tio
ns w
he
re h
igh
vis
ibili
ty is m
ain
tain
ed
Build
ings w
ith a
ctive
fro
nta
ges to b
e o
rie
nta
ted
for
passiv
e s
urv
eill
an
ce o
f a
ctive p
ark
are
as
Avoid
re
ar
fen
ce
s b
ackin
g o
nto
park
s o
r pro
vid
e f
or
a
con
sis
tent
fen
cin
g t
yp
e th
at
is a
pp
ropri
ate
for
the
locatio
n a
nd
en
vir
onm
en
tal co
nditio
ns
Inte
rna
l fe
ncin
g s
ho
uld
on
ly b
e intr
od
uced w
here
necessary
to
pro
tect
the
sa
fety
of
ch
ildre
n’s
pla
y a
rea
s.
In
all
insta
nces s
uch
fen
cin
g s
hou
ld b
e s
ee-t
hro
ugh
sty
le fen
cin
g o
f 1
.0m
in
he
ight
Lig
hting
of
ke
y p
ublic
wa
lkw
ay a
rea
s (
wh
ere
de
sig
ne
d
to b
e u
sed
at n
ight)
19
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Pri
nc
iple
A
pp
lica
tio
n t
o C
ityw
ide P
ark
s
Land
scap
ing s
ho
uld
be p
rovid
ed
for
we
ath
er
pro
tectio
n
and s
cen
ic a
me
nity.
Sp
ecie
s s
ele
ctio
n a
nd
ma
inte
nan
ce s
ho
uld
ensu
re c
lea
r vis
ion
thro
ugh
lan
dsca
pin
g b
etw
een
0.6
m a
nd 1
.8m
in
he
ight a
bo
ve
gro
un
d level
Acce
ss
Acce
ss to t
he
pa
rk w
ould
be v
ia p
rivate
vehic
le a
s w
ell
as p
ed
estr
ian
acce
ss b
y n
earb
y lo
ca
l re
sid
ents
– c
ar
park
ing s
hou
ld t
here
fore
be
pro
vid
ed
Acce
ss r
oa
ds a
nd
park
ing a
rea
s s
hou
ld b
e p
rovid
ed
fr
om
hig
her
level ro
ad
s, a
void
ing
su
burb
an s
tre
ets
an
d
acce
ss th
rou
gh r
esid
entia
l sub
urb
s
Where
ve
r po
ssib
le,
access b
y p
ub
lic tra
nspo
rt s
ho
uld
be e
ncoura
ged,
thro
ugh
ap
pro
pria
tely
lo
ca
ted
bu
s
sto
ps o
r o
the
r in
fra
str
uctu
re
Sp
atia
l D
istr
ibu
tio
n
90
% o
f all
resid
en
tia
l lo
ts s
hou
ld b
e w
ith
in 4
00
m s
afe
w
alk
ing d
ista
nce
to a
ny o
pen s
pa
ce
are
a.
Refe
ren
ce
sho
uld
be
ma
de t
o C
oun
cil
to e
nsu
re th
is a
ccessib
ility
sta
nda
rd is a
ch
ieve
d w
hils
t e
nsu
rin
g a
mix
of pa
rk
typ
es is p
rovid
ed
. T
he b
rea
kdow
n o
f th
e 2
.83 h
a
sta
nda
rd c
an
be a
pplie
d to
assis
t w
ith
dete
rmin
ing a
n
appro
pria
te h
iera
rch
y (
se
e 6
. P
rovis
ion
Sta
nd
ard
s)
Cityw
ide p
ark
s a
re s
patia
lly d
istr
ibu
ted
acco
rdin
g t
o
need
an
d s
ett
ing
requ
ire
me
nts
, a
nd n
o s
tand
ard
can
be
app
lied
to
the
ir d
istr
ibution
Su
sta
ina
bili
ty
En
viro
nm
enta
l a
ttribu
tes,
su
ch
as d
rain
ag
e lin
es,
sta
nd
s o
f sig
nific
ant
veg
eta
tion
, fo
resh
ore
dun
es a
nd
th
e lik
e s
hou
ld b
e inte
gra
ted in
to t
he p
ark
desig
n
En
viro
nm
enta
l e
du
ca
tion
an
d c
ultura
l in
terp
retive
oppo
rtu
nitie
s s
ho
uld
be d
eve
loped
with a
n a
pp
ropri
ate
sig
na
ge s
trate
gy
Pri
nc
iple
A
pp
lic
ati
on
to
Cit
yw
ide
Park
s
Pla
ce
Makin
g
A c
ityw
ide
pa
rk is t
yp
ically
loca
ted
in a
pro
min
ent
are
a
with th
e p
ark
cap
ita
lisin
g o
n s
ite a
ttri
bute
s t
o m
axim
ise
futu
re r
ecre
ation
, en
viro
nm
en
tal a
nd
touri
sm
va
lue
s
Are
as s
ho
uld
be w
ell
defin
ed to
de
velo
p c
hara
cte
r a
nd
sen
se
of
pla
ce
for
the s
pa
ce
Pub
lic a
rt c
ou
ld b
e u
tilis
ed t
o r
ein
forc
e t
he u
niq
ue
chara
cte
r an
d a
ttri
bu
tes o
f th
e p
ark
Th
ese a
ttri
bu
tes c
ou
ld in
clu
de
cultu
ral, ind
ige
nou
s,
his
tori
ca
l a
nd
ph
ysic
al ch
ara
cte
ristics
Ph
ysic
al
Attri
bute
s
Th
e s
hap
e o
f a
cityw
ide p
ark
is t
yp
ically a
con
se
que
nce o
f its lo
cation
or
ph
ysic
al att
ribute
s.
W
he
re lin
ka
ges o
r n
arr
ow
are
as a
re p
ropo
sed
, th
ese
sho
uld
no
t be
le
ss th
an
50
m w
ide
Clu
ste
ring
In
tegra
tio
n o
f lo
cal or
dis
tric
t sty
le p
ark
s a
dja
ce
nt
to t
he
cityw
ide
park
is d
esira
ble
, p
art
icu
larl
y w
here
su
ch
are
as c
an p
rovid
e incre
ase
d u
se
and s
afe
ty a
round t
he
gre
ate
r park
are
a
Oth
er
reg
ion
al sp
ort
ing, p
ublic
and
re
tail
typ
e f
acili
ties
ma
y a
lso
be lo
ca
ted
with th
e c
ityw
ide p
ark
to c
ap
ita
lise
on s
hare
d fa
cili
ties s
uch
as p
ark
ing
Inte
gra
tio
n
Cityw
ide p
ark
s a
re t
yp
ica
lly the c
entr
ep
iece
s o
f th
e
inte
gra
ted p
ark
syste
m,
with lin
ear
park
s, fo
otp
ath
s a
nd
cycle
wa
ys lead
ing
to t
he
se
are
as.
Vari
ety
A
ran
ge
of
infr
astr
uctu
re s
hould
be
in
clu
ded in c
ityw
ide
park
s to s
uit t
he e
nvir
onm
enta
l a
ttri
bu
tes r
ecre
ationa
l use
s a
nd e
xpe
cte
d v
isitatio
n n
um
be
rs a
nd
dem
og
rap
hic
s
20
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
4.3
.2
Em
be
llis
hm
en
ts
Cityw
ide p
ark
s a
re n
ot
inte
nded
to b
e d
evelo
pe
d to
a s
pe
cifie
d s
tandard
but w
ill b
e e
mbe
llished
to a
le
ve
l con
sis
tent
with u
ser
expe
cta
tion
s, th
eir
natu
ral se
ttin
g a
nd t
he s
pe
cia
l re
qu
irem
en
ts a
nd o
ppo
rtu
nitie
s p
rovid
ed
by ind
ivid
ua
l site
s.
As a
gu
ide,
cityw
ide p
ark
s s
ho
uld
re
ce
ive
as a
min
imu
m h
igh q
ua
lity
lan
dsca
pin
g,
lighting o
f m
ajo
r p
ub
lic s
pace
s,
pu
blic
art
wo
rks a
nd
inte
rpre
tive s
ign
age
tog
eth
er
with a
n a
ppro
pri
ate
le
ve
l of
recre
ation
al
oppo
rtu
nitie
s,
supp
ort
ing a
men
itie
s a
nd u
ser
facili
tie
s.
4.4
Ic
on
Park
s
In s
om
e in
sta
nce
s,
park
s w
ill h
ave
a p
art
icu
larl
y s
pe
cia
l purp
ose
or
pla
ce
with
in t
he
co
mm
unity.
The
se p
ark
s a
re c
an b
e w
ith
in a
ny le
ve
l o
f th
e
hie
rarc
hy a
nd w
ou
ld a
ttra
ct
a p
art
icula
r set of
em
be
llishm
en
ts a
nd
ma
inte
nan
ce s
tand
ard
s c
om
me
nsura
te t
o th
e p
ropo
se
d u
se
of
the
pa
rk.
Local a
nd
dis
tric
t le
ve
l p
ark
s w
ith
an
iconic
sta
tus m
ay r
ece
ive h
igh
er
levels
of d
esig
n a
tten
tion
, e
mbe
llish
me
nts
an
d m
ain
ten
an
ce t
han is
norm
ally
asso
cia
ted w
ith t
he s
tand
ard
pro
vis
ion
iden
tified in th
e p
ark
s
hie
rarc
hy.
21
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
5.
Sport
ing G
roun
d H
iera
rch
y
In a
sim
ilar
fash
ion to
the
hie
rarc
hy o
f pa
rks d
iscu
ssed in t
he
pre
vio
us
se
ctio
n,
a h
iera
rch
y o
f sp
ort
ing
gro
und
s c
an
als
o b
e u
se
d to
assis
t
Coun
cil
in d
ete
rmin
ing fu
ture
de
sig
n,
de
livery
an
d m
ain
tena
nce o
f th
ese
are
as. W
ithin
the
sport
ing
gro
un
d c
onte
xt,
a tw
o le
vel ap
pro
ach is u
se
d
with
dis
tric
t a
nd c
ity w
ide
sport
ing g
round
s.
5.1
D
istr
ict
Sp
ort
ing
Gro
un
ds
Dis
tric
t le
vel sp
ort
ing
gro
un
ds t
en
d to b
e g
roup
ed
toge
the
r to
serv
e a
num
ber
of
ad
jacent
resid
en
tia
l are
as a
nd
sub
urb
s. W
hile
th
ey a
lso p
lay a
local ro
le w
ith “
ho
me t
ea
ms”,
the
y a
re p
redo
min
an
tly u
sed
by a
num
ber
of te
am
s o
n a
re
gula
r ba
sis
(ty
pic
ally
we
ekly
duri
ng
co
mpetition
sea
so
ns).
T
he
y t
en
d t
o b
e s
tra
tegic
ally
lo
cate
d t
o m
axim
ise
vis
ibili
ty a
nd
to f
acili
tate
vehic
ula
r acce
ss a
s m
an
y u
se
rs w
ill b
e tra
ve
llin
g t
o t
he s
ite
by
car.
Th
e o
bje
ctive o
f dis
tric
t le
vel sport
ing
gro
und
s is t
o:
�P
rovid
e s
port
ing g
rou
nd
s th
at pri
mari
ly s
erv
e a
dis
tric
t ca
tch
ment
(gro
up o
f suburb
s)
with a
n a
pp
ropri
ate
level of e
mbe
llishm
ent
su
ite
d
to r
egu
lar
use b
y a
nu
mber
of sp
ort
ing g
rou
ps.
Dis
tric
t spo
rtin
g
gro
un
ds a
re p
redo
min
antly u
se
d for
loca
l le
vel co
mp
etition
s d
efin
ed
by lo
ca
l sport
asso
cia
tion
s a
nd f
or
vis
itin
g o
rga
nis
atio
ns f
or
com
pe
titio
n.
The
y a
lso p
rovid
e lo
ca
l u
se b
en
efits
as w
ell
as v
enu
es
for
mu
ltip
le-c
lub t
rain
ing.
5.1
.1
Desig
n P
rin
cip
les
As d
iscu
ssed in S
ectio
n 2
, th
e o
ve
rarc
hin
g d
esig
n p
rin
cip
les c
an b
e
app
lied
to
dis
tric
t spo
rtin
g g
roun
ds a
s d
escri
be
d in T
ab
le 5
:
Tab
le 5
: D
istr
ict
Sp
ort
ing
Gro
un
d D
es
ign
Pri
nc
iple
s
Pri
nc
iple
A
pp
licati
on
to
Dis
tric
t S
po
rtin
g G
rou
nd
s
Safe
ty
En
sure
that
the s
port
ing g
rou
nd
ha
s a
com
ple
te fro
nta
ge
to a
pub
lic r
oad t
o f
acili
tate
pa
ssiv
e s
urv
eill
ance
Sport
ing
fie
lds a
nd a
ncill
ary
build
ing
s a
re t
o b
e
ori
enta
ted for
pa
ssiv
e s
urv
eill
ance
fro
m s
urr
ou
ndin
g
str
eets
, b
ut
be
ing c
ogn
isant
of sport
re
qu
irem
ents
ou
tsid
e o
f field
s (
for
exam
ple
sp
ace
be
hin
d g
oals
for
ba
ll over-
run
an
d lig
ht sp
ill)
Fen
cin
g s
hou
ld a
lso b
e in
tro
du
ced
where
ne
ce
ssary
to
pro
tect
field
s a
nd g
rou
nd
s f
rom
ille
gitim
ate
access (
eg
. veh
icle
ba
rrie
rs)
or
to p
rote
ct u
sers
or
sp
ecta
tors
fro
m
ba
lls le
avin
g th
e g
round
s in
to o
ther
are
as
En
sure
the p
rovis
ion
of
ligh
tin
g o
f pla
yin
g a
rea
s a
nd
facili
ties,
as w
ell
as c
ircu
latio
n p
ath
s to
pro
vid
e f
or
sa
fe
usa
ge
if p
ropo
se
d t
o b
e u
sed
at
nig
ht
Acce
ss
Acce
ss to
sp
ort
ing g
roun
ds w
ould
typ
ically
be v
ia p
riva
te
veh
icle
- c
ar
park
ing s
ho
uld
there
fore
be p
rovid
ed
Where
ver
po
ssib
le,
access b
y p
ub
lic t
ransport
sh
ould
be
en
cou
rage
d,
thro
ugh a
ppro
pria
tely
locate
d b
us s
tops o
r oth
er
infr
astr
uctu
re
Acce
ss s
ho
uld
be f
rom
no
n-r
esid
entia
l ro
ads w
here
po
ssib
le to
avoid
tra
ffic
im
pacts
on r
esid
entia
l are
as
Spatia
l D
istr
ibu
tion
Dis
trib
ution o
f d
istr
ict
sport
ing
gro
und
s w
ill b
e s
ub
ject to
sport
ing
an
d c
om
mun
ity r
equ
ire
men
ts o
f th
e L
GA
, b
ut
in
ne
w d
evelo
pm
ent
are
as s
ho
uld
be
con
ven
iently
acce
ssib
le f
or
resid
entia
l are
as w
hile
pro
vid
ing p
hysic
al
sep
ara
tio
n fro
m d
welli
ng
s
22
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Pri
nc
iple
A
pp
lic
ati
on
to
Dis
tric
t S
po
rtin
g G
rou
nd
s
Su
sta
ina
bili
ty
Desig
n, d
eve
lopm
ent a
nd m
ana
ge
ment
of
sp
ort
ing
gro
un
ds s
hou
ld r
esp
ond t
o e
nviro
nm
en
tal valu
es a
nd
co
nditio
ns,
com
mun
ity n
ee
ds a
nd
econo
mic
co
nsid
era
tio
ns a
nd m
ust
rem
ain
via
ble
in th
e lo
ng t
erm
In c
ert
ain
loca
tion
s a
nd a
s p
art
of
an inte
gra
ted
de
sig
n,
sp
ort
ing
gro
und
s s
ho
uld
pro
vid
e f
or
an
d a
ssis
t in
th
e
deta
inin
g a
nd
cle
an
sin
g o
f sto
rmw
ate
r ru
noff
Turf
and
la
nd
sca
pe
pla
ntin
g s
pe
cie
s s
hou
ld b
e o
f lo
w
main
ten
an
ce a
nd
ha
ve low
wate
r re
quir
em
en
ts
Pla
ce
M
akin
g
Locate
sp
ort
ing
gro
un
ds t
o e
nsure
th
at
sp
ecia
l attri
bute
s
of a
n a
rea a
re p
rote
cte
d a
nd
en
han
ce
d.
Due t
o t
he
exte
nsiv
e f
lat
are
a o
ften
re
quir
ed for
sp
ort
ing
gro
und
s,
initia
l site p
lan
nin
g s
ho
uld
avo
id s
en
sitiv
e a
rea
s.
Ph
ysic
al
Att
ribute
s
Lan
d for
dis
tric
t sport
sgro
unds s
hou
ld h
ave t
he f
ollo
win
g
attri
bute
s:
�Land
shou
ld b
e r
egula
r in
sh
ape
to m
axim
ise t
he
num
ber
an
d la
yo
ut
of th
e p
layin
g f
ield
s
�Land
shou
ld b
e r
ela
tively
le
ve
l, w
ith ind
ivid
ua
l field
s
havin
g a
slo
pe
no
gre
ate
r th
an 1
V:6
6H
, w
ith C
oun
cil
pre
ferr
ing 1
V:1
00H
. T
he s
lop
e r
equ
ired w
ill b
e
dete
rmin
ed b
y C
ou
ncil
and
will
be b
ase
d o
n th
e
exis
tin
g c
onto
urs
of th
e lan
d a
nd th
e p
ropo
sed s
po
rt.
�P
layin
g f
ield
s s
hould
have a
nort
h-s
outh
orie
nta
tion
of th
e long a
xis
�Land
shou
ld b
e f
ully
se
rvic
ed,
with
ad
equa
te
dra
inage
syste
ms t
o e
nsure
pla
yer
sa
fety
an
d
appro
pria
te f
ield
con
ditio
ns d
urin
g r
ain
eve
nts
�A
de
qua
te s
pa
ce
shou
ld b
e m
ade
ava
ilable
for
the
pro
vis
ion
of
an
cill
ary
facili
ties a
nd
la
nd
scape b
uff
ers
to
min
imis
e im
pa
cts
of
no
ise, flood
ligh
ting
an
d tra
ffic
im
pacts
on
ne
ighb
ou
ring p
ropert
ies
Pri
nc
iple
A
pp
licati
on
to
Dis
tric
t S
po
rtin
g G
rou
nd
s
Clu
ste
ring
C
luste
r/gro
up s
po
rts fie
lds a
nd f
acili
tie
s in o
rde
r to
m
axim
ise f
lexib
ility
of u
se a
nd to
min
imis
e d
isru
ptio
n t
o
resid
entia
l are
as (
no
ise,
light spill
an
d p
ark
ing/ tr
aff
ic
issu
es a
nd
im
pa
cts
)
Wh
ile a
ime
d a
t a targ
et a
ud
ien
ce b
ased
on L
GA
and
re
gio
na
l de
mo
gra
ph
ics,
use o
f add
itio
na
l em
be
llishm
ents
(fo
r exam
ple
path
wa
ys a
nd s
ea
tin
g)
to
facili
tate
bro
ad
use s
hou
ld b
e c
on
sid
ere
d
Inte
gra
tio
n
Where
possib
le, m
ake
con
ne
ctio
ns b
etw
ee
n o
pe
n s
pa
ce
are
as a
nd s
po
rtin
g g
rou
nd
s w
ithin
th
e lo
ca
l o
pen
spa
ce
ne
twork
Vari
ety
D
esig
ns s
ho
uld
pro
vid
e f
or
a v
arie
ty o
f sea
so
nal sport
s
use
s, w
hic
h w
ill a
ssis
t in
pro
vid
ing
ye
ar
roun
d u
se a
nd
allo
w fle
xib
ility
as tre
nd
s c
hang
e
Use o
f clu
bh
ou
se
s a
nd a
ncill
ary
fa
cili
tie
s f
or
oth
er
com
mu
nity u
se
s s
ho
uld
als
o b
e c
onsid
ere
d w
here
the
se
can
be u
se
d a
rou
nd s
po
rtin
g u
se t
ime
s
5.1
.2
Em
bellis
hm
en
ts
Ba
sic
em
be
llishm
en
ts p
rovid
ed t
o d
istr
ict sport
ing
gro
und
s c
ou
ld inclu
de
a m
ix o
f th
e fo
llow
ing:
�V
eh
icu
lar
access a
nd p
ark
ing
;
�S
port
ing
gro
und
s a
nd f
acili
tie
s to t
he a
ppro
pria
te s
tand
ard
for
ind
ivid
ual spo
rts a
t dis
tric
t le
ve
l com
pe
tition;
�A
me
nitie
s b
uild
ing
in
clu
din
g r
efe
ree r
oo
m,
cha
nge r
oo
ms,
toile
ts,
equ
ipm
ent
sto
rage
an
d c
an
teen
fa
cili
tie
s;
�S
pe
cific
tra
inin
g f
acili
tie
s s
uch a
s c
ricket
pra
ctice n
ets
as a
ppro
priate
;
23
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
�P
layin
g f
ield
lig
htin
g t
o a
n a
ppro
pri
ate
sta
nd
ard
fo
r th
e p
ropo
se
d u
se;
�L
imite
d f
encin
g a
nd b
arr
iers
to e
nsure
sa
fety
of
users
an
d s
pecta
tors
;
�S
pe
cta
tor
sea
tin
g, b
ins, a
nd s
ign
age
; an
d
�L
and
sca
pe im
pro
ve
men
ts s
uch
as s
had
e p
lan
ting
and w
ind
pro
tection
.
5.2
C
ityw
ide S
po
rtin
g G
rou
nd
s
Cityw
ide s
port
ing
gro
und
s t
end t
o b
e c
luste
red t
oge
the
r and lo
cate
d a
wa
y
from
re
sid
entia
l are
as t
o m
axim
ise
fle
xib
ility
of
use a
nd t
o r
edu
ce t
he
pote
ntial im
pa
cts
of
no
ise
, veh
icula
r m
ove
me
nts
, p
ark
ing a
nd lig
hting o
n
local re
sid
en
ts. L
ike d
istr
ict
leve
l sport
ing
gro
und
s th
ey s
hould
be
str
ate
gic
ally
lo
ca
ted
adja
ce
nt to
ma
jor
roa
ds t
o m
axim
ise v
isib
ility
and
to
facili
tate
acce
ssib
ility
, h
ow
ever
cityw
ide s
port
ing g
roun
ds w
ill t
end t
o b
e
utilis
ed
by s
en
ior
team
s a
nd
ma
y t
here
fore
re
quire a
dd
itio
nal
em
be
llish
me
nts
su
ch a
s c
hange
ro
om
s a
nd h
igh
le
ve
l lig
htin
g.
Th
e o
bje
ctive o
f cityw
ide le
ve
l sport
s f
ield
s is t
o:
�P
rovid
e s
port
ing g
rou
nd
s th
at pri
mari
ly b
enefit th
e e
ntire
city
rega
rdle
ss o
f p
hysic
al lo
ca
tion
an
d to c
ate
r fo
r co
mpetition
s b
eyon
d
one a
sso
cia
tio
n o
r org
anis
ation
in
ad
ditio
nal to
pro
vid
ing d
istr
ict
leve
l
bene
fits
. T
he
y s
ho
uld
als
o c
ate
r fo
r co
mp
etition
s in
sele
cte
d s
port
s a
t
the
reg
iona
l an
d in s
om
e in
sta
nce
s t
he S
tate
or
Nation
al le
ve
l.
Em
belli
sh
men
ts a
re to
be p
rovid
ed
to a
hig
h s
tand
ard
appro
pria
te t
o
the
ne
ed
s o
r th
e r
egio
nal a
nd h
igh
er
leve
l co
mpe
tition
s.
5.2
.1
Desig
n P
rin
cip
les
As d
iscu
ssed in S
ectio
n 2
, th
e o
ve
rarc
hin
g d
esig
n p
rin
cip
les c
an b
e
app
lied
to
cityw
ide s
port
ing
gro
un
ds a
s d
escri
bed in T
able
6:
Tab
le 6
: C
ityw
ide S
po
rtin
g G
rou
nd
Desig
n P
rin
cip
les
Pri
nc
iple
A
pp
licati
on
to
Cit
yw
ide S
po
rtin
g G
rou
nd
s
Safe
ty
En
sure
that
the s
port
ing g
rou
nd
ha
s a
com
ple
te fro
nta
ge
to a
pub
lic r
oad t
o f
acili
tate
pa
ssiv
e s
urv
eill
ance
Sport
ing
fie
lds a
nd a
ncill
ary
build
ing
s a
re t
o b
e
ori
enta
ted for
pa
ssiv
e s
urv
eill
ance
fro
m s
urr
ou
ndin
g
str
eets
, b
ut
be
ing c
ogn
isant
of sport
re
qu
irem
ents
ou
tsid
e o
f field
s (
for
exam
ple
sp
ace
be
hin
d g
oals
for
ba
ll over-
run
an
d lig
ht sp
ill)
Fen
cin
g s
hou
ld b
e intr
odu
ced
in s
om
e insta
nce
s t
o
pro
vid
e p
eri
mete
r se
curi
ty t
o th
e g
rou
nd
s a
nd
to a
llow
th
e c
on
trol o
f e
ntr
y
Fen
cin
g s
hou
ld a
lso b
e in
tro
du
ced
where
ne
ce
ssary
to
pro
tect
field
s a
nd g
rou
nd
s f
rom
ille
gitim
ate
access (
eg
. veh
icle
ba
rrie
rs)
or
to p
rote
ct u
sers
or
sp
ecta
tors
fro
m
ba
lls le
avin
g th
e g
round
s in
to o
ther
are
as
En
sure
the p
rovis
ion
of
ligh
tin
g o
f pla
yin
g a
rea
s a
nd
facili
ties,
as w
ell
as c
ircu
latio
n p
ath
s a
nd c
ar
park
ing
are
as to a
llow
for
safe
usag
e a
t n
ight
Acce
ss
Acce
ss to
sp
ort
ing g
roun
ds w
ould
typ
ically
be v
ia p
riva
te
veh
icle
an
d b
us/c
oach
duri
ng larg
er
eve
nts
- c
ar
an
d
bu
s/c
oa
ch p
ark
ing
are
the
refo
re r
equir
ed
Where
ver
po
ssib
le,
access b
y p
ub
lic t
ransport
sh
ould
be
en
cou
rage
d,
thro
ugh a
ppro
pria
tely
locate
d b
us s
tops o
r oth
er
infr
astr
uctu
re
Acce
ss s
ho
uld
be f
rom
no
n-r
esid
entia
l ro
ads w
here
po
ssib
le to
avoid
tra
ffic
im
pacts
on r
esid
entia
l are
as
Spatia
l D
istr
ibu
tion
Dis
trib
ution o
f cityw
ide s
port
ing
gro
und
s w
ill b
e s
ubje
ct
to s
po
rtin
g a
nd
com
mun
ity r
equire
me
nts
of th
e L
GA
an
d
regio
na
l re
qu
ire
me
nts
24
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
Pri
nc
iple
A
pp
lic
ati
on
to
Cit
yw
ide S
po
rtin
g G
rou
nd
s
Su
sta
ina
bili
ty
Desig
n, d
eve
lopm
ent a
nd m
ana
ge
ment
of
sp
ort
ing
gro
un
ds s
hou
ld r
esp
ond t
o e
nviro
nm
en
tal valu
es a
nd
co
nditio
ns,
com
mun
ity n
ee
ds a
nd
econo
mic
co
nsid
era
tio
ns a
nd m
ust
rem
ain
via
ble
in th
e lo
ng t
erm
In c
ert
ain
loca
tion
s a
nd a
s p
art
of
an inte
gra
ted
de
sig
n,
sp
ort
ing
gro
und
s s
ho
uld
pro
vid
e f
or
an
d a
ssis
t in
th
e
deta
inin
g a
nd
cle
an
sin
g o
f sto
rmw
ate
r ru
noff
Turf
and
la
nd
sca
pe
pla
ntin
g s
pe
cie
s s
hou
ld b
e o
f lo
w
main
ten
an
ce a
nd
ha
ve low
wate
r re
quir
em
en
ts
Pla
ce
M
akin
g
Locate
sp
ort
ing
gro
un
ds t
o e
nsure
th
at
sp
ecia
l attri
bute
s
of a
n a
rea a
re p
rote
cte
d a
nd
en
han
ce
d.
Due t
o t
he
exte
nsiv
e f
lat
are
a o
fte
n r
equir
ed for
sp
ort
ing
gro
und
s,
initia
l site p
lan
nin
g s
ho
uld
avo
id s
en
sitiv
e a
rea
s
Ph
ysic
al
Att
ribute
s
Lan
d for
cityw
ide
sp
ort
sg
roun
ds s
ho
uld
ha
ve t
he
fo
llow
ing a
ttri
bute
s:
�Land
shou
ld b
e r
egula
r in
sh
ape
to m
axim
ise t
he
num
ber
an
d la
yo
ut
of th
e p
layin
g f
ield
s
�Land
shou
ld b
e r
ela
tively
le
ve
l, w
ith ind
ivid
ua
l field
s
havin
g a
slo
pe
of
no g
rea
ter
than
1V
:66H
, w
ith
Cou
ncil
pre
ferr
ing 1
V:1
00H
. T
he s
lop
e r
equ
ired w
ill
be d
ete
rmin
ed b
y C
ou
ncil
and w
ill b
e b
ase
d o
n th
e
exis
tin
g c
onto
urs
of th
e lan
d a
nd
th
e p
ropo
sed s
po
rt.
�P
layin
g f
ield
s s
hould
have a
nort
h-s
outh
orie
nta
tion
of th
e long a
xis
�Land
shou
ld b
e f
ully
se
rvic
ed,
with
ad
equa
te
dra
inage
syste
ms t
o e
nsure
pla
yer
sa
fety
an
d
appro
pria
te f
ield
con
ditio
ns d
urin
g r
ain
eve
nts
�A
de
qua
te s
pa
ce
shou
ld b
e m
ade
ava
ilable
for
the
pro
vis
ion
of
esse
ntial in
frastr
uctu
re a
nd lan
dscap
e
buffe
rs t
o m
inim
ise
im
pa
cts
of n
ois
e,
flo
od
lightin
g
and t
raffic
im
pa
cts
on n
eig
hbouri
ng p
rop
ert
ies
Pri
nc
iple
A
pp
licati
on
to
Cit
yw
ide S
po
rtin
g G
rou
nd
s
Clu
ste
ring
C
luste
r/gro
up s
po
rts fie
lds a
nd f
acili
tie
s in o
rde
r to
m
axim
ise f
lexib
ility
of u
se a
nd to
min
imis
e d
isru
ptio
n t
o
resid
entia
l are
as (
no
ise,
light spill
an
d p
ark
ing/ tr
aff
ic
issu
es a
nd
im
pa
cts
)
Wh
ile a
ime
d a
t a targ
et a
ud
ien
ce b
ased
on L
GA
and
re
gio
na
l de
mo
gra
ph
ics,
use o
f add
itio
na
l em
be
llishm
ents
(fo
r exam
ple
path
wa
ys a
nd s
ea
tin
g)
to
facili
tate
bro
ad
use s
hou
ld b
e c
on
sid
ere
d
Inte
gra
tio
n
Where
possib
le, m
ake
con
ne
ctio
ns b
etw
ee
n o
pe
n s
pa
ce
are
as a
nd s
po
rtin
g g
rou
nd
s w
ithin
th
e lo
ca
l o
pen
spa
ce
ne
twork
Vari
ety
D
esig
ns s
ho
uld
pro
vid
e f
or
a v
arie
ty o
f sea
so
nal sport
s
use
s, w
hic
h w
ill a
ssis
t in
pro
vid
ing
ye
ar
roun
d u
se a
nd
allo
w fle
xib
ility
as tre
nd
s c
hang
e
Where
sin
gle
use
facili
ties a
re to b
e p
rovid
ed
, e
mp
ha
sis
on
th
e u
se o
f th
e f
acili
ty in t
he o
ff-s
eason s
hould
be
en
cou
rage
d
Use o
f clu
bh
ou
se
s a
nd a
ncill
ary
fa
cili
tie
s f
or
oth
er
com
mu
nity u
se
s s
ho
uld
als
o b
e c
onsid
ere
d w
here
the
se
can
be u
se
d a
rou
nd s
po
rtin
g u
se t
ime
s
5.2
.2
Em
bellis
hm
en
ts
Ba
sic
em
be
llishm
en
ts p
rovid
ed t
o c
ityw
ide s
port
ing g
rou
nd
s f
ield
s c
ould
inclu
de a
mix
of th
e f
ollo
win
g:
�V
eh
icu
lar
access a
nd p
ark
ing
inclu
din
g p
rovis
ion
fo
r b
use
s;
�S
port
ing
gro
und
s a
nd f
acili
tie
s to t
he a
ppro
pria
te s
tand
ard
for
ind
ivid
ual spo
rts a
t re
gio
na
l le
ve
l com
petition
;
25
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
�S
pe
cia
list
surf
ace
s a
nd f
acili
tie
s s
uch a
s s
ynth
etic g
rass for
ho
cke
y;
�A
me
nitie
s b
uild
ing
in
clu
din
g r
efe
ree
roo
m,
cha
nge
roo
ms,
toile
ts,
equ
ipm
en
t sto
rage a
nd c
an
teen f
acili
tie
s;
�C
lubro
om
s;
�H
igh
er
sta
ndard
fie
ld a
nd
where
ap
pro
pri
ate
off-f
ield
lig
htin
g to
an
appro
priate
sta
nd
ard
for
the p
rop
osed
use;
�S
pe
cific
tra
inin
g f
acili
tie
s s
uch a
s c
ricket pra
ctice
nets
as a
ppro
pria
te;
�T
iere
d s
pecta
tor
se
atin
g w
ith
som
e u
nd
erc
over
seating
,
�P
eri
me
ter
fen
cin
g t
o a
llow
the
gro
und
to b
e s
ecure
d;
�S
core
bo
ard
str
uctu
res a
nd
sig
na
ge
;
�B
ins,
pic
nic
an
d b
arb
ecue
fa
cili
tie
s;
an
d
�H
igh
er
level la
ndsca
pe im
pro
ve
ments
su
ch a
s f
oo
tpath
s,
hard
-
sta
ndin
g a
rea
s,
scre
en
ing
and
sh
ade
pla
nting
.
26
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
6.
Pro
vis
ion S
tan
dard
s
Sta
nd
ard
s o
f pro
vis
ion r
efe
r to
the
am
oun
t of
ope
n s
pa
ce t
o b
e r
equ
ired
by C
oun
cil
mea
sure
d b
y t
he
am
ount
of
peo
ple
in a
n a
rea. I
n n
um
eri
ca
l
term
s, th
e p
rovis
ion o
f o
pe
n s
pa
ce is g
en
era
lly r
efe
rre
d to a
s a
n a
rea (
ha)
per
1,0
00
re
sid
en
tial pers
on
s. T
he m
ost w
ide
ly u
sed
ap
pro
ach t
o o
pe
n
spa
ce
pro
vis
ion is the
2.8
3 h
ecta
res o
f op
en s
pa
ce
per
1,0
00
re
sid
ents
,
whic
h w
as d
eri
ve
d fro
m e
arl
y s
tudie
s in
the
19
00’s
whe
re B
ritish p
lanne
rs
ide
ntifie
d 7
acre
s p
er
1,0
00
resid
en
ts a
s a
n a
ppro
pri
ate
sta
nd
ard
. T
his
sta
nda
rd h
as r
ep
ea
ted
ly b
een r
efe
rre
d to b
y t
he N
SW
Land
an
d
En
viro
nm
ent C
ourt
where
dete
rmin
ing o
pe
n s
pa
ce m
att
ers
.
With
in th
e o
vera
ll fig
ure
, fu
rth
er
bre
akdo
wn is r
eq
uire
d into
th
e h
iera
rch
y
as d
iscusse
d in t
he p
revio
us s
ection
s. I
n th
e c
onte
xt
of th
e S
he
llharb
our
LG
A th
e f
ollo
win
g b
reakd
ow
n c
an b
e a
pp
lied
:
�0
.33 h
a p
er
1,0
00
pe
ople
fo
r lo
cal park
s;
�0
.5 h
a p
er
1,0
00 p
eo
ple
for
dis
tric
t p
ark
s;
�0
.3 h
a p
er
1,0
00 p
eo
ple
for
cityw
ide p
ark
s; a
nd
�1
.7 h
a p
er
1,0
00 p
eo
ple
for
sp
ort
ing g
round
s.
Th
ese
sta
ndard
s a
re b
ase
d o
n p
revio
usly
availa
ble
NS
W D
epart
men
t of
Sp
ort
and
Re
cre
atio
n f
igure
s w
hic
h a
ssu
med a
60/4
0 s
plit
be
tween
active
and p
assiv
e r
ecre
atio
n.
Th
ese
sta
nd
ard
s a
ct a
s a
gu
ide,
an
d if ap
plie
d,
can
be
used t
o c
on
sid
er
op
en s
pa
ce r
eq
uirem
en
ts a
longsid
e a
more
qua
litative n
ee
ds b
ase
d a
naly
sis
. T
he d
esig
n p
rin
cip
les for
ope
n s
pa
ce
inclu
din
g t
he
40
0m
walk
ab
le d
ista
nce t
o a
ny o
pe
n s
pa
ce
are
a a
nd t
he
min
ium
siz
e r
eq
uir
em
en
ts m
ust be
ap
plie
d.
A r
evie
w o
f th
e 1
99
2 O
utd
oo
r R
ecre
ation a
nd
Op
en S
pa
ce
Pla
nnin
g
Guid
elin
es f
or
Lo
ca
l G
overn
men
t, w
hic
h is c
urr
en
tly b
ein
g u
nde
rtaken
by
the N
SW
Depa
rtm
ent
of
Pla
nn
ing,
will
aim
to
pro
vid
e a
more
con
sis
tent
app
roach to
the
se s
tand
ard
s a
nd r
evie
w o
f th
ese fig
ure
s u
po
n c
om
ple
tion
of th
e D
epart
ment
of P
lann
ing
’s r
evie
w m
ay t
here
fore
be n
ece
ssary
.
27
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
7.
Oth
er
Ope
n S
paces
Oth
er
op
en
sp
ace a
rea
s a
re lik
ely
to
be r
equ
ired
or
alr
ead
y e
xis
t w
ithin
an inte
gra
ted s
yste
m w
hic
h c
an
not
be
in
clu
de
d in t
he a
bove p
ark
and
spo
rtin
g g
rou
nd h
iera
rch
y.
Th
ese a
reas a
re t
yp
ically
sm
alle
r
environ
men
tal are
as,
min
or
lan
dsca
pe im
pro
ve
me
nts
or
se
rvic
e
easem
ents
. T
hese a
rea
s h
ave
be
en d
ivid
ed into
tw
o c
ate
gorie
s:
En
viro
nm
enta
l R
ese
rve
s,
and A
ncill
ary
Re
se
rve
s.
7.1
E
nvir
on
men
tal R
eserv
es
En
viro
nm
enta
l re
se
rve
s a
re a
ble
to
serv
e a
ran
ge o
f p
urp
ose
s fro
m
ripari
an c
orr
idors
and
dra
inage
man
age
men
t are
as,
to e
xis
tin
g a
reas o
f
ma
ture
veg
eta
tion
or
wate
r fr
ont a
reas w
ith
exis
ting
flo
ra o
r fa
una
attrib
ute
s. W
he
re e
nviron
men
tal re
serv
es o
rdin
ari
ly d
o n
ot p
rovid
e a
ny
recre
atio
na
l valu
es th
ey w
ill g
en
era
lly n
ot
be
co
unte
d t
ow
ard
s t
he
pro
vis
ion
requ
ire
me
nts
for
open
sp
ace
. N
eve
rth
ele
ss,
the p
rovis
ion o
f
sha
red u
ser
path
wa
ys a
lon
g e
nviro
nm
en
tal co
rrid
ors
to c
reate
lin
kages
betw
ee
n a
rea
s is e
nco
ura
ged a
nd t
he
se
are
as m
ay t
he
n b
e c
on
sid
ere
d
as p
art
of
a g
reate
r ope
n s
pace s
yste
m s
ub
ject to
agre
em
ent w
ith
Coun
cil.
7.1
.1
Ob
jecti
ve
s
Th
e o
bje
ctives o
f e
nvir
onm
enta
l re
serv
es a
re t
o:
�P
rovid
e p
ublic
op
en
sp
ace t
ha
t are
no
t spe
cific
ally
em
be
llish
ed
an
d
ma
na
ge
d a
s p
ark
land o
r sp
ort
s g
roun
ds a
nd
tha
t m
ay in
clu
de
na
tura
l
are
as o
r are
as th
at pro
vid
e a
n in
form
al la
nd
scape
settin
g t
o a
dja
ce
nt
urb
an d
eve
lop
men
t; a
nd
�M
ana
ge,
co
nserv
e a
nd
pro
tect
natu
ral are
as inclu
din
g n
ative
bu
sh
lan
d
and f
ore
shore
rese
rve
s (
wh
ich inclu
de b
ea
che
s a
nd c
oa
sta
l
fore
shore
s,
estu
ari
es,
lakes, rivers
, cre
eks a
nd
we
tlan
ds)
an
d in
part
icu
lar
are
as t
ha
t conta
in h
abitat fo
r th
reate
ne
d s
pe
cie
s a
nd
or
the
pre
se
nce o
f th
reate
ned s
pe
cie
s o
r en
dan
gere
d e
co
log
ica
l
co
mm
un
itie
s o
r th
e e
xis
ten
ce o
f cultu
ral heri
tag
e ite
ms.
Whe
re e
nviron
me
nta
l re
serv
es a
re lo
cate
d a
s p
art
of a
larg
er
urb
an p
ark
or
sp
ort
ing g
round
, ap
pro
pri
ate
sa
fety
pri
ncip
les s
ho
uld
be a
pp
lied
in
accord
an
ce w
ith t
he
ap
pro
priate
le
vel of th
e p
ark
hie
rarc
hy a
s d
iscusse
d
in e
arl
ier
sectio
ns.
7.2
A
ncil
lary
Res
erv
es
An
cill
ary
re
serv
es a
re r
esid
ual pub
lic o
pe
n s
pa
ce
s w
hic
h in
clu
de
dra
inage
an
d s
erv
ice
ea
se
men
ts,
loca
l in
fra
str
uctu
re s
ite
s,
vari
ou
s b
uffer
are
as s
uch
as b
ush
fire
asse
t pro
tectio
n z
on
es (
AP
Z)
and s
imila
r se
tba
cks
for
ma
inte
na
nce p
urp
ose
s,
road s
ide la
ndsca
pin
g a
nd o
ther
are
as t
hat d
o
not
have a
ny s
pecific
recre
atio
na
l u
se
s n
or
defin
ed p
rovis
ion
sta
nd
ard
s.
Lik
e e
nvir
on
men
tal re
serv
es,
ancill
ary
re
serv
es a
re n
ot
gen
era
lly c
ou
nte
d
tow
ard
s th
e p
rovis
ion
of
pu
blic
ope
n s
pa
ce
as t
he
y m
ay n
ot p
rovid
e a
ny
recre
atio
nal valu
es.
7.2
.1
Ob
jecti
ve
s
Th
e o
bje
ctive o
f a
ncill
ary
re
serv
es is t
o:
�P
rovid
e p
ublic
op
en s
pa
ce t
hat
is n
ot
spe
cific
ally
em
be
llished
an
d
mana
ge
d a
s p
ark
lan
d o
r sp
ort
s g
rou
nds,
but
are
re
quir
ed t
o e
nable
a
ran
ge o
f u
se
s t
hat
are
im
po
rtant
to t
he
op
era
tio
ns o
f C
oun
cil
or
of
ben
efit
to t
he c
om
mu
nity.
28
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
8.
Deta
iled S
afe
ty C
onsid
era
tion
s
Desig
nin
g f
or
the s
afe
use
of
an
op
en
spa
ce
is o
f part
icu
lar
import
an
ce in
the
op
en
spa
ce d
esig
n p
roce
ss.
Re
ce
nt a
ud
itin
g o
f p
ark
s in th
e
Wollo
ng
ong L
GA
6 h
as ide
ntified
a n
um
ber
of
sig
nific
ant
find
ings in
rela
tion t
o p
ark
de
sig
n a
nd
in
sta
nce
s o
f safe
ty a
nd
va
ndalis
m/a
nti-s
ocia
l
beha
vio
ur.
S
ign
ific
ant fin
din
gs fro
m t
his
aud
it w
hic
h a
re r
ele
va
nt
to
Sh
ellh
arb
our
an
d th
e a
ppro
pria
te d
esig
n r
esp
on
se t
o t
ho
se issue
s a
re
pro
vid
ed in T
ab
le 7
belo
w.
Tab
le 7
: S
ign
ific
an
t A
ud
it F
ind
ing
an
d D
esig
n R
esp
on
se
Sig
nif
ican
t F
ind
ing
D
esig
n R
esp
on
se
Car
Park
ing:
Pro
vid
ing c
ar
park
ing w
ithin
an
op
en s
pa
ce
are
a is a
sig
nific
ant
facto
r in
a
park
bein
g u
sed f
or
anti-s
ocia
l beh
avio
ur
Pro
vis
ion o
f ca
r p
ark
ing s
ho
uld
o
nly
be c
on
sid
ere
d f
or
dis
tric
t a
nd
h
igher
level p
ark
s a
nd
sp
ort
s f
ield
s.
F
or
loca
l park
s a
nd m
ost
dis
tric
t p
ark
s, o
n s
treet
park
ing is
pre
ferr
ed.
Lig
hting:
Lig
hting o
f o
pe
n
sp
ace
s h
as th
e p
ote
ntia
l to
encoura
ge u
se
the
sp
ace
for
ille
gitim
ate
rea
so
ns, m
ea
nin
g
the lig
hting
is n
ot
an a
nsw
er
to
dis
coura
gin
g a
nti-s
ocia
l beh
avio
ur
Lig
htin
g s
ho
uld
on
ly b
e u
se
d w
here
a
n a
rea is d
esig
ned
to b
e u
sed
for
leg
itim
ate
purp
ose
s a
t nig
ht
or
alo
ng e
ssen
tia
l p
ed
estr
ian r
ou
tes
that
are
to b
e u
sed
at
nig
ht.
C
ontr
olle
d u
se
of
sp
ace a
t nig
ht
thro
ug
h t
he c
losin
g o
f car
park
ing
are
as s
hou
ld a
lso b
e u
tilis
ed to
re
info
rce d
esir
ed u
se
pa
ttern
s.
Siz
e:
The
siz
e o
f a
park
is
In larg
er
park
s,
desig
n e
lem
ents
6 W
ollo
ngong C
ity C
ouncil:
Com
munity,
Cultura
l and L
ibra
ry S
erv
ices D
ivis
ion, P
ark
s S
afe
ty
Audit 2
008
Sig
nif
ican
t F
ind
ing
D
es
ign
Resp
on
se
asso
cia
ted
with th
e c
ha
nce
s o
f ill
eg
itim
ate
activitie
s o
ccurr
ing,
pa
rtic
ula
rly in a
rea
s w
here
pa
ssiv
e s
urv
eill
an
ce is p
oor
sho
uld
en
sure
th
at g
ath
eri
ng
spa
ce
s h
ave
hig
h p
assiv
e
surv
eill
an
ce.
The
siz
e o
f p
ark
s
sho
uld
refle
ct
its u
se a
nd n
ee
d.
Nig
ht-
tim
e u
se:
Exte
nsiv
e a
reas
of
op
en
sp
ace th
at
att
ract n
ight-
tim
e u
se is p
rob
lem
atic f
or
surv
eill
an
ce a
nd law
en
forc
em
ent
Where
open s
pace
is d
esig
ned t
o
be u
se
d a
t nig
ht, t
he
y s
ho
uld
be
well
de
fin
ed in t
erm
s o
f th
eir
entr
y
and e
xit p
oin
ts,
sm
alle
r an
d o
n
majo
r ro
ad
s w
here
pa
ssiv
e
surv
eill
an
ce a
nd
ea
sy a
cce
ss c
an
be a
ch
ieve
d.
Co-lo
catio
n: P
ark
s c
o-l
ocate
d
within
bu
sin
ess o
r to
wn c
en
tre
pre
cin
cts
are
foun
d to
be
un
deru
tilis
ed in
no
n-b
usin
ess
tim
es,
lead
ing t
o a
nti-s
ocia
l be
ha
vio
ur
and
cri
me
Where
park
s a
re to b
e c
o-l
oca
ted
with c
om
munity o
r bu
sin
ess./
reta
il are
as, e
ffort
s s
hou
ld b
e m
ade
to
ensure
th
at o
the
r la
nd u
se
s (
for
exa
mp
le r
esid
en
tia
l ho
usin
g)
als
o
pro
vid
e p
assiv
e s
urv
eill
an
ce.
Reta
il a
nd b
usin
esses s
hou
ld
pro
vid
e a
fro
nta
ge t
o the
se
open
spa
ce
s,
no
t “t
urn
th
eir b
acks”
on
su
ch s
pa
ces.
8.1
O
ther
Safe
ty C
on
sid
era
tio
ns
Oth
er
safe
ty c
on
sid
era
tio
ns th
at
mu
st b
e a
dd
ressed
in t
he d
esig
n o
f ope
n
spa
ce
in
clu
de:
�P
rovis
ion o
f la
nd
scap
e p
lan
ting
tha
t do
es n
ot
co
mpro
mis
e v
isua
l
su
rve
illa
nce
. F
or
exam
ple
the
use o
f tr
ee
s w
ith h
igh
ca
no
pie
s a
nd low
sh
rub
s a
nd h
edg
es t
hat
allo
w g
ood s
ightlin
es a
nd t
he m
on
ito
ring o
f
ch
ildre
n’s
pla
y;
�T
he loca
tion
an
d d
esig
n o
f w
ate
r bo
die
s t
hat a
llow
a h
igh le
vel of
29
Ap
pe
nd
ix B
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
surv
eill
an
ce a
nd p
rovid
e s
afe
cond
itio
ns (
for
exam
ple
the p
rovis
ion
of
a g
ently g
rad
ed b
ank a
nd s
ha
llow
wate
r); and
�P
ed
estr
ian
an
d v
eh
icula
r cir
cu
lation
sh
ould
be s
epara
ted w
here
possib
le to
en
sure
the
safe
ty o
f ch
ildre
n a
nd
oth
er
ope
n s
pa
ce
users
.
All
veh
icula
r tr
aff
ic a
rea
s s
ho
uld
als
o b
e d
esig
ned
as s
ha
red s
pace
s,
cog
nis
an
t of
use b
y y
oung c
hild
ren
, fa
mili
es, pra
ms a
nd o
ther
sim
ilar
users
.
30
23
/127
36
/57
75
8
Sh
ellh
arb
ou
r O
pe
n S
pa
ce
, R
ec
rea
tio
n a
nd
Co
mm
un
ity F
ac
ilit
ies
Ne
ed
s S
tud
y
Pa
rks a
nd
Re
cre
atio
na
l S
pa
ce
Gu
ide
line
s
9.
Refe
rences
Depa
rtm
ent
of
Urb
an A
ffa
irs a
nd
Pla
nn
ing
(200
1)
Cri
me P
reve
ntio
n
and t
he a
sse
ssm
ent
of de
velo
pm
en
t a
pp
lication
s,
NS
W
Gove
rnm
en
t, S
yd
ne
y
Gre
ate
r L
ondo
n A
uth
ority
(2
008)
Su
pp
lem
enta
ry P
lan
nin
g G
uid
an
ce
:
Pro
vis
ion fo
r C
hild
ren a
nd Y
ou
ng P
eo
ple
’s P
lan a
nd
Info
rma
l
Recre
ation,
Gre
ate
r L
ond
on
Au
thori
ty,
Lo
nd
on
Kia
ma M
unic
ipal C
ou
ncil,
Shellh
arb
our
City C
oun
cil
an
d W
ollo
ngo
ng
City C
oun
cil
(20
08)
Illa
warr
a S
usta
inab
ility
Ro
ad
ma
p
Wollo
ng
ong C
ity C
ou
ncil
(20
08)
Park
s S
afe
ty A
udit 2
008,
Com
mun
ity,
Cu
ltura
l a
nd
Lib
rary
Serv
ice
s D
ivis
ion, W
ollo
ng
ong