APPLYING POLICIES TO DEVELOPMENT APPLICATIONS PLANNING SCHEME POLICIES

APPLYING POLICIES TO

DEVELOPMENT APPLICATIONS

PLANNING SCHEME POLICIES

Overview

• Infrastructure Charges Advice• Infrastructure Charges Notice• Calculation of Proposed Demand

- Standard Lot Residential Development- Non Residential Development

• Existing Demand

• Multiple Land Uses• Multiple Service Catchments/Charge

Areas• Capping of Contributions

- Applying Capping • Infrastructure Agreements• Credits

Infrastructure Charges Advice

• The Infrastructure Charges Advice will be issued with every Decision Notice.

• This Advice is an ‘Advice Only’ and payment cannot be made on this.

• The Advice contains the Proposed demand and Existing demand only.

• Any Capping, Credits, Discounts etc will not be applied until the applicant intends to pay the charges.

Infrastructure Charges Advice from ICR(Sent out with Development Permit)

Infrastructure Charges Notice

• When a development proponent intends to pay contributions, a request for a Notice for payment will be required.

• This Notice may be requested via email: [email protected].

• The Infrastructure Charges Notice will include any Capping, Credits or Discounts as applicable to the development approval.

• This Notice will need to be presented to Customer Service with the payment.

Infrastructure Charges Notice

Calculation of Proposed DemandGeneral Information• Confirm proposal is located within the

designated infrastructure service area (DISA) as per Section 4.2 and Schedule C of the Administration Policy.

• Check consistency with the assumptions in the plans for trunk infrastructure as per Section 4.1-4.4 of Admin Policy and of each of the network policies.

Assumptions Table for Residential Development in Caboolture

Residential A Zone Residential Emerging Area 15 Dwellings per Developable Hectare

Lot size <600m2 1 dwelling house per lot

Lot size 600 – 800m2 1 dwelling house per lot

Lot size 801 – 1,000m2 12 dwelling house per developable ha or 1 dwelling house per lot

Lot size 1001 – 1,200m2 20 dwelling house per developable ha or 2 dwelling house per lot

Lot size 1201 – 2,500m2 14 dwelling house per developable ha or 1 dwelling house per

500m2

Balance of Residential A Zone

Lot size > 2,500m2 14 dwelling house per developable ha

Rural Residential Zone Park Residential Area 3 dwelling house per developable ha (10% local roads)

Buffer Area 1 dwelling house per developable ha (5% local roads)

Transitional Area 0.5 dwelling house per developable ha (5% local roads)

Restricted Area No subdivision permitted

Residential B Zone

Attached Dwelling Units per Developable Hectare Height limit in storeys

Lots 600m2 – 1200m2 Lots >1200m2

2 33 50 3 50 75 4 67 100 6 150 150

Assessment against AssumptionsWhat is a consistent application in respect to the Infrastructure

Planning Assumptions?

1. Must be within the DISA – Schedule C of PSP 21G and PSP 21 (the entire Redcliffe LGA is within the DISA)

2. Are :a) not more than 10% above the assumptions stated in Table 3.2A and

3.4A of Caboolture PSP 21G, b) generally consistent with Table 3.3A and 3.4A of Redcliffe PSP 4 8.4.1

or c) not more than 10% above the assumptions shown on the Schedule D

maps of Pine PSP 21

3. Must have the Trunk Infrastructure required by the development scheduled for construction prior to the development occurring for each network. This includes the assessment whether the capacity in all infrastructure networks is available to service the site.

Calculation of Proposed Demand

Proposed (Total) Demand• Expressed as standard units of demand for

each relevant network.

• To determine the proposed demand, refer to Schedule A: Demand Factors of each Network policy and choose the relevant Land Use.

• Beside each Land Use is the relevant Demand Factor which provides the parameter to be used, ie Lots, Hectare, Dwelling Units, m2GFA etc.

Standard Lot Residential Development

• To calculate the proposed charges for each Network, the following information is required:- total site area- number of lots/dwelling units/detached house- depending on district – breakdown in area of lots – ie <600m2 etc

• Determine the Service Catchments for each Network – this can be located on the maps at Schedule C of the policies or by accessing the data on PD Online.

• Multiply the number of lots or area (demand parameters) by the demand factor in Schedule A. This will give you the number of demand units applicable for each network.

• Schedule B contains the Contribution Rates applicable to each network. Multiply the number of demand units by the rate for the relevant service catchment/charge area to get the total amount of the charge.

Water Supply Demand Factors - Pine

DEMAND FACTOR FOR RALs Residential A & Future Urban

Lot Size ?1200m2 – (can accommodate Duplex)

5.8 EPW/lot 15 du/ha developable area

Lot Size < 1200m2 - to accommodate Associated Unit

4.55 EPW/lot 15 du/ha developable area

Lot Size < 1200m2 - single dwelling 2.9 EPW/lot 15 du/ha developable area Residential B & Future Urban Residential B ?600m2 4.55 EPW/lot 35 du/ha developable area

Residential B lots >600m2 101.5 EPW/ha developable area

35 du/ha developable area

Special Residential Urban (1250m2) 4.55 EPW/lot 6 du/ha developable area Special Residential Non-Urban 4.55 EPW/lot 1.25 du/ha developable area Park Residential 4.55 EPW/lot 1.25 du/ha developable area Rural Residential N/A N/A Future Urban Refer Residential A & B

Standard Residential Lot Calculation - Pine

10 Lot Residential A Subdivision

Total Site Area: 8030m2 (1 Lot)

10 Lots Area: 550m2 each = 5500m2

Land Use: Res A & Future Urban Lot < 1200m2 – single dwelling

Sheaves Road, Kallangur

Calculations for Water, Sewerage, Road & Park are calculated on a per lot

basis.Calculations for Stormwater are calculated on a per Hectare basis.


Water: Schedule A: Demand Factors –Res A – Lot size <1200m2 – single dwelling - 2.9EPW/lot

Sewerage: Schedule A: Demand Factors –Res A – Lot size <1200m2 – single dwelling - 2.9EPS/lot

Stormwater: Schedule A: Demand Factors – Res A Lots <600m2

Quality: 1.52/Ha Quantity: 0.15/Ha

Road: Schedule A: Demand Factors – RAL – Res A – Lot size <1200m2 – single dwelling – 1 ResDU/lot

Park: Schedule A: Demand Factors – RAL – Res A – Lot size <1200m2 – single dwelling – 1 ET/lot

Bikeways: Schedule A: Demand Factors – RAL – Res A – Lot size <1200m2 – single dwelling – 0.39 CTE/lot


Water: 10 Lots x 2.9 EPW/lot = 29 EPW

Sewerage: 10 Lots x 2.9 EPW/lot = 29 EPS

Stormwater: Total developable area (8030m2)Quantity: .8030ha x .15 = 0.1205 Demand UnitsQuality: .8030ha x 1.52 = 1.2206 Demand Units

Road: 10 Lots x 1 ResCU = 10 ResCU

Park: 10 Lots x 1 ET = 10 ET

Bikeways: 10 Lots x 0.39 CTE = 3.9 CTE


To determine the $value for the development:

Schedule B: Infrastructure Contribution Rates - contains the relevant charge rate for each service catchment/charge area.

The charge depends on which service catchment/charge area the development falls into.

When the service catchment/charge area has been determined:

Multiply the demand units for each network by the relevant charge for the service catchment/charge area.

Water Supply Infrastructure Contribution Rates - Pine

Table B – Water Supply - Infrastructure Contribution Rates (ICR’s)

Service Catchment ICR / ($/EPW)

DAYBORO DAY $1,068 ALBANY CREEK LLZ ACL $778 ALBANY CREEK HLZ ALC $881 CLEAR MTN HLZ CMH $697 EATONS HILL HLZ EAH $1,356 HILLS HLZ HLA $1,153 HILLS LLZ HLH $668 KALLANGUR KAL $507 PETRIE PET $443 SAMFORD VILLAGE SAM $1,252 SAMFORD DOWNS SAD $2,676 STRATHPINE LAWNTON LLZ STR $505 DAKABIN DAK $397 GRIFFIN GRN $640 MANGO HILL MGH $753


Water Service Catchment: Kallangur = $507/EPW

Sewerage Service Catchment: Murrumba Downs North B = $1442/EPS

Stormwater Service Catchment: Freshwater Creek Quality: $71449/ECAqal Quantity: $62711/ECAqty

Road Service Catchment: 6: $7044.00/ResCU Park Service Catchment: North Pine = $10753.35/ET

Bikeways Service Catchment: 6: $1077.16/CTE


Water: 29 EPW x $507 = $14703.00

Sewerage: 29 EPS x $1442 = $41818.00

Stormwater Quality: 1.2206 x $71449 = $87210.65

Stormwater Quantity: .1205 x $62711= $7556.68

Road: 10 ResCU x $7044.00 = $70440.00

Park: 10 ET x $10753.35 = $107533.50

Bikeways: 3.9 ResCU x $1077.16 = $4200.92


Total Charges for 10 Lot Residential SubdivisionSheaves Road, Kallangur – Residential A:

Water: $ 14,703.00Sewerage: $ 41,818.00Stormwater Quality: $ 87,210.65Stormwater Quantity: $ 7,556.68Transport: $ 70,440.00Park: $107,533.50Bikeways: $ 4,200.92

Total Charges: $333,462.75

Standard Residential Lot Calculation - Caboolture

Total Charges for 10 Lot Residential SubdivisionKing Street, Caboolture – Residential A:

Water: $ 54,346.00Sewerage: $ 47,966.00Stormwater Quality: $ 80,485.15Stormwater Quantity: $ 92,333.60Transport: $ 42,430.15Park: $ 45,578.60


Standard Residential Lot Calculation - Redcliffe

Total Charges for 10 Lot Residential SubdivisionParsons Street, Rothwell – Low Density Residential:

Water: $ 41,262.00Sewerage: $ 33,670.00Stormwater Quality: $ 20,751.90Stormwater Quantity: $ 54,385.73Transport: $ 59,150.00Park: $ 30,856.87


Non Residential Development• To calculate the proposed charges for each Network, the following

information is required:- Land Use- Site Area- m2GFA etc for each Use Type

• Determine the Service Catchments for each Network – this can be located on the maps at Schedule C of the policies or by accessing the data on PD Online.

• Multiply the number of lots, area etc (demand parameters) by the demand factor in Schedule A. This will give you the number of demand units applicable for each network.

• Schedule B contains the Contribution Rates applicable to each network. Multiply the number of demand units by the rate for the relevant service catchment/charge area to get the total amount of the charge.

Calculation of Existing Demand• Existing Demand means the network demand a development

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

• Existing Demand is to be applied as per Section 5.3 of the Administration Policies.

• (1) Any existing demand recorded within Council’s Infrastructure Charges Register

• (2) Where Infrastructure Contributions have previously been made to Council in respect of the land, the demand on which those contributions were based

• (3) Equivalent demand of each lawful use undertaken on the land prior to the application being made

Applying Existing Demand

Section 5.3 (3) - Equivalent demand of each lawful use undertaken on the land prior to the application being made:

Under this clause, the calculation is as follows:

(a) This clause is applicable to all zones. Where determination of contributions is based on site area alone – the area to be used is the minimum equivalent site area for the relevant zoning.

(b) For vacant residential zoned land connected to Water & Sewer 1 dwelling (detached house) will be allowed. Not applicable to vacant land with non-residential zonings or uses.

(c) Existing building or work to be changed – the demand for that part of the existing use proposed to be changed.

Multiple Land Uses

• Where multiple land uses exist, these need to be identified separately to enable the calculation of demand and charges.

• Determine each use and the site area for each.

• Check Schedule A: Demand Factor table in each of the network policies to determine the demand parameter required – ie Hectare, m2GFA etc for each different land use.

• A calculation will then be required for each land use under each network.

Multiple Service Catchments / Charge Areas

• Where multiple service catchments/charge areas exist for a development, these need to be identified separately to enable the calculation of demand and charges.

• Catchments can be determined by checking the maps in Schedule C: Service Catchments or by checking PD Online.

• Determine the applicable service catchment/charge area and the land use and area which falls within each catchment/charge area.

• Calculations will be required for each land use in each service catchment/charge area under each network.

Capping of Charges

• Minute page 09/1816 specifies that caps are to apply to infrastructure contributions paid to Council from 1 July 2009 for all three districts.

• The capping scheme applies to Residential development only.

• The current capping rates are as follows:- Pine Rivers: Res Lots $29,455 and Units $23,564- Caboolture: Res Lots $25,000 and Units $20,000- Redcliffe: Res Lots $20,000 and Units $16,000

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

Applying Capping• For each additional Lot created pursuant to a development

approval for RAL- The capped amount is the net number of lots x $Cap.

• For each new dwelling unit or community title lot created pursuant to a development approval for either a MCU or RAL- The capped amount is the total number of units x $Cap.

• Capping & Credits: Where capping and credits apply to a development, the order of calculation is as follows:- Determine Proposed Demand- Subtract Existing Demand- Subtract applicable Credits- Apply the capping amount to the development as above.- The above depends on the terms of the Infrastructure Agreement.

Trunk Infrastructure - Credits• To determine if there is any trunk infrastructure

identified within your development, peruse the maps in Schedule D – Network Asset Maps of the policies.

• Does the asset match your intended infrastructure?- If so, go to Table 4 to identify total expenditure allowed for that project.- If it does not match, discussions will be required with Development Services during the application process.

• To determine the number of demand unit credits, divide the total expenditure allowed for the project by the charge rate for the relevant catchment.

Applying & Recording Credits

• Application of Credits will be determined via an Infrastructure Agreement.

• Infrastructure Credits are to be expressed in Equivalent Demand Units for each network – NOT in monetary terms.

• Credits will be maintained in the Infrastructure Charges Register and allocated to the relevant networks of the application as the development progresses.

• Refer to Section 6.6 of the Administration Policy for full details.

Fee Estimation Tool

• Council is currently developing a tool for the estimation of contributions to be available to the public.

• This is currently in system testing and should be available shortly.

• It will be located on Council’s internet site under ‘Development – Infrastructure Contributions’.

• The following are screen shots from the Fee Estimation Tool.

(Continues on from image on left)

Coming next week

www.moretonbay.qld.gov.au/ice

ContactsStrategic Infrastructure PlanningManager: Julia BischofCoordinator: Kay McLachlan-MurphyNetwork Planner: Elissa McConaghyProject Officer: Luke RitchieInfrastructure Charges Registrar: Val Weber

Payment Request: [email protected]

Dept Email: [email protected]

Documents

APPLYING POLICIES TO DEVELOPMENT APPLICATIONS PLANNING SCHEME POLICIES