Ash Road Draft Shared Infrastructure Funding Plan
PAISLEY MANOR PTY LTD
JUNE 2014
VERSION 1.6
URBAN ENTERPRISE
389 ST GEORGES RD
NORTH FITZROY 3065 VIC
PH (03) 9482 3888 | FAX (03) 9482 3933
www.urbanenterprise.com.au
Author
Paul Shipp
© Copyright, Urban Enterprise Pty Ltd, August 2012.
This work is copyright. Apart from any use as permitted under Copyright Act 1963, no part
may be reproduced without written permission of Urban Enterprise Pty Ltd.
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Disclaimer
Neither Urban Enterprise Pty. Ltd. nor any member or employee of Urban Enterprise Pty. Ltd. takes
responsibility in any way whatsoever to any person or organisation (other than that for which this report has
been prepared) in respect of the information set out in this report, including any errors or omissions therein.
In the course of our preparation of this report, projections have been prepared on the basis of assumptions
and methodology which have been described in the report. It is possible that some of the assumptions
underlying the projections may change. Nevertheless, the professional judgement of the members and
employees of Urban Enterprise Pty. Ltd. have been applied in making these assumptions, such that they
constitute an understandable basis for estimates and projections. Beyond this, to the extent that the
assumptions do not materialise, the estimates and projections of achievable results may vary.
CONTENTS
SUMMARY OF CONTRIBUTIONS
2
5.3. COLLECTION OF L EVIES
14
1. INTRODUCTION
3
5.4. METHOD OF PROVISION
15
1.1. BACKGROUND
3
5.5. 5.5 PLANNING COSTS (ITEM O_1)
16
1.2. PURPOSE
3
1.3. SUPPORTING DOCU MENTS
3
2. STUDY AREA
4
2.2. PLANNING CONTEXT
4
2.3. LAND OWNERSHIP
5
2.4. INFRASTRUCTURE CHARGE AREAS
6
2.5. DEVELOPMENT PLA N
7
2.6. LAND BUDGET
7
8
3.1. OVERVIEW
8
3.2. PUBLIC OPEN SPA CE
8
3.3. LAND VALUATION
8
3.4. INFRASTRUCTURE ITEMS
8
3.5. STANDARDS OF PR OVISION
4. COST APPORTIONMENT AND LEVY CALCULATION
10
11
4.1. OVERVIEW
11
4.2. COST APPORTIONMENT
11
4.3. LEVY CALCULATION
11
5. IMPLEMENTATION AND ADMINISTRATION
17
4
2.1. LOCATION
3. SHARED INFRASTRUC TURE
APPENDICES
14
5.1. SECTION 173 AGREEMENT
14
5.2. INDEXATION
14
URBAN ENTERPRISE PTY LTD
FEBRUARY 2016
i
S UMMARY
OF
C ONTRIBUTIONS
The table below shows a summary of contributions payable for subdivision within the Charge Area within the Ash Road Development Plan Area.
For details of infrastructure items to be funded under this plan and how the contributions were calculated, please refer to the relevant sections of this Shared Infrastructure Funding Plan.
TABLE 1 SUMMARY OF CONTRIBUTIONS
Charge Area
Net Developable
Area (Ha)
Total Project Cost Apportioned
to Charge Area
Development Infrastructure
Levy (per Ha)
1
21.480
$4,603,864
$214,332.61
2
ASH ROAD DRAFT SHARED INFRASTRUCTURE FUNDING PLAN
1. INTRODUCTION
1.1. B AC K GR OU N D

collection of levies, delivery of infrastructure, responsibilities for works in-kind and
This Shared Infrastructure Funding Plan (SIFP) has been prepared by Urban Enterprise on
behalf of Paisley Manor Pty Ltd (Paisley Manor). Paisley Manor are a land owner within the
area known as Ash Road West in Leopold (the study area). The study area is described in
administration of the document (such as indexation) and,

Enterprise, Paisley Manor, other Ash Road West landowners and the City of Greater
Provide clear principles regarding obligation of developers to deliver and/or facilitate
works.
Section 2.
The SIFP is the culmination of investigations, workshops and discussions between Urban
Describing the mechanisms by which the SIFP will be implemented, including
The SIFP will be used to inform a Section 173 Agreement which will formalise
arrangements for infrastructure delivery between Council and each land owner in the Study
Geelong (Council).
Area.
The SIFP has been prepared in accordance with the requirements of Council.1
1.3. SU P P OR TIN G D OC U M E N TS
1.2. P U RP OSE
The following supporting documents were prepared to support the proposed rezoning and
subdivision of the study area, and have been used to inform the preparation of the SIFP:
The SIFP has been prepared to guide the delivery of shared infrastructure in the study area

by:

Draft Development Plan (and associated land budget), Ash Road West Leopold (v12),
St Quentin Consulting;
Identifying the land parcels which are to be developed and quantifying the area and
likely development yield of each parcel;

Valuation Report, Westlink Consulting, 1/7/13;

Identifying shared infrastructure required to support development;

Ash Road Leopold Development Plan Traffic and Transport Assessment, Cardno

Identifying the specifications, costs and justification for each item;

Apportioning costs to each land parcel in the study area, and calculating levies
Grogan Richards, 13/9/12;
payable to ensure delivery of shared infrastructure;


Landscape Works Estimates, Mexted Rimmer, 31/1/12; and

Stormwater Management Strategy and Services Report, Peter Berry & Associates,
26/8/11.
Identifying any additional infrastructure items that are to be provided by specific
landowners; and
1
Email to St Quentin, 15/1/2014
URBAN ENTERPRISE PTY LTD
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3
2. STUDY AREA
2.1. L OC AT I ON
2.2. P L AN N IN G C ON TE X T
The study area is located on Ash Road and Walkers Road, Leopold, immediately south-
The study area is currently within the Farming Zone. The study area is bounded by Ash
east of existing residential development. Leopold is located approximately 10km south-east
Road and Farming Zone land to the east, land in the Rural Living Zone to the south,
of Geelong on the Bellarine Highway.
recently subdivided Residential 1 Zone land to the west (known as the Estuary Estate) and
The location of the study area is shown in Figure 1.
an established area of Leopold within the Residential 1 Zone to the north.
The planning zones of the study area and surrounding land are shown in Figure 2. It is
FIGURE 1 STUDY AREA LOCATION
understood that the study area is proposed to be rezoned to the Residential 1 Zone to
enable subdivision and development.
FIGURE 2 PLANNING ZONES
Source: Google Maps, annotated by Urban Enterprise.
4
ASH ROAD DRAFT SHARED INFRASTRUCTURE FUNDING PLAN
Source: Planning Maps Online, annotated by Urban Enterprise.
2.3. L AN D OW N E RSH IP
The study area comprises 10 parcels of land in private ownership ranging in area from
FIGURE 3 PROPERTY IDENTIFICATION PLAN
680m2 to 5.9 hectares. The total area of parcels within the study area is approximately 25
hectares.
Table 2 shows the address and plan number of each property within the study area and
Figure 3 shows the location of each property.
TABLE 2 STUDY AREA PROPERTY INFORMATION
Lot. No
Address
1
90-108 Ash Rd
2
110-116 Ash Rd
3
22-30 Walkers Rd
4
118-128 Ash Rd
5
130 Ash Rd
6
132 Ash Rd
7
134-144 Ash Road
8
21-29 Walkers Rd
9
146-158 Ash Rd
10
160-172 Ash Rd
Source: Urban Enterprise.
Source: St Quentin Consulting, 2014.
URBAN ENTERPRISE PTY LTD
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FIGURE 4 CHARGE AREAS
2.4. IN F RA STRU C TU RE C H ARG E ARE A S
For the purposes of cost apportionment, the Development Plan Area has been divided into
1 Charge Area as follows:

Charge Area 1: includes land which is in Catchments 1 and 2.
The infrastructure usage nexus is outlined in Table 3. Charge Area boundaries are shown in
Figure 4.
TABLE 3 INFRASTRUCTURE USAGE NEXUS
Charge area
1 (Catchments 1 & 2)
Intersection &
Trails
Drainage
Public Open
Space
Other
Yes
Yes
Yes
Yes
Source: Urban Enterprise.
Source: St Quentin Consulting, 2014.
6
ASH ROAD DRAFT SHARED INFRASTRUCTURE FUNDING PLAN
2.5. D E VE L OP M E N T P L A N
2.6. L AN D B U D GE T
A draft Development Plan (DP) has been prepared by St Quentin Consulting to guide the
The DP includes land designated for residential development, open space and drainage
development of the study area following rezoning. The DP indicates the location of
purposes. Table 4 shows the land budget for the DP by property.
proposed land uses, open space, local roads and drainage reserves. The DP is shown in
Figure 5.
FIGURE 5 DEVELOPMENT PLAN
The total of 21.48 ha of Net Developable Area is expected to yield 322 dwellings at an
average of 15 dwellings per hectare.
TABLE 4 LAND BUDGET
No.
Parcel
Area
Drainage
Reserve
Encumbered
open space
Conservation
Area
Unencumbered
Open Space
Net Developable
Area
1
5.943
0.000
0.000
0.000
0.100
5.843
2
1.963
0.025
0.078
0.036
0.437
1.387
3
2.078
0.322
0.151
0.000
0.000
1.605
4
2.017
0.000
0.000
0.000
0.491
1.526
5
0.068
0.000
0.000
0.000
0.000
0.068
6
0.131
0.000
0.000
0.000
0.000
0.131
7
1.956
0.000
0.000
0.000
0.000
1.956
8
2.088
0.000
0.000
0.000
0.034
2.054
9
4.375
0.000
0.000
0.000
0.000
4.375
10
4.351
0.363
0.000
0.000
1.453
2.535
Total
24.970
0.710
0.229
0.036
2.515
21.480
Source: St Quentin Consulting, 2014.
Source: St Quentin Consulting, 2014.
URBAN ENTERPRISE PTY LTD
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3.
S HARED I NFRASTRUCTURE
3.1. OVE RV IE W
3.4. IN F RA STRU C TU RE I TE M S
Based on the various technical reports prepared and correspondence with Council officers,
Table 5 provides details of each infrastructure to be funded by this SIFP. Additional details
a range of shared infrastructure items have been identified which are required to support
of these projects are included in the relevant attachments. The location of each item is
development of the study area.
shown in Figure 6.
A number of the infrastructure items to be funded through this SIFP are included as ‘shared’
FIGURE 6 LOCATION OF INFRASTRUCTURE ITEMS
infrastructure due to the relatively fragmented land ownership pattern and the likely need for
Council to collect funds from multiple smaller subdivisions to deliver items such as open
space reserves.
Shared infrastructure includes intersections, shared trails, open space land and
improvements, drainage land and works, community contributions and planning costs.
3.2. P U B L IC OP E N SP AC E
The land budget shows that 2.515ha of public open space will be provided within the study
area, which equates to an average provision of 11.7% of NDA and fully satisfies the
requirements of Clause 52.01 of the Geelong Planning Scheme.
Land acquisition and improvements to public open space are included in the shared
infrastructure list to allow equitable collection of funds from all landowners in the study area
towards open space on a per hectare basis, and to allow Council or developers to deliver
the key open space items in the desired layout once sufficient funds have been collected.
3.3. L AN D V AL U AT ION
Land to be acquired for infrastructure in this SIFP has been independently valued by
Westlink Consulting (see Appendix D for details). Land was valued using the before and
after approach, having regard to the specific location of infrastructure items of land to be
acquired and the circumstances of the affected lots.
8
ASH ROAD DRAFT SHARED INFRASTRUCTURE FUNDING PLAN
TABLE 5 SHARED INFRASTRUCTURE ITEMS
Item
No.
Item
Description
Cost
Trigger for Provision
Costing source/details
RD_1
Bellarine Hwy Ash Road
Intersection
Extend the right hand turn lane to the west of Ash Rd on the
Bellarine Hwy.
$273,785
First Subdivision
Cardno Grogan Richards Cg111176
TR_1
Shared Path Ash Road
Construction of a 2.5m shared path along Ash Road adjacent to
the study area within existing road reserve.
$105,707
As subdivision progresses
Urban Enterprise based on Horseshoe Bend DCP @
$160/m in 2012 $ (indexed to July 2013)
Roads and Trails
Drainage - Land, Construction and Landscaping
LA_1
Northern Retention Basin - Land
Land for the provision of a drainage basin in Catchment 1 plus
surrounds or drainage basin and unencumbered portion of
conservation area.
$488,663
First Subdivision in
Catchment
Westlink Consulting Land Valuation Report - 1st July
2013
DR_1a
Northern Retention Basin Construction
Construction of Retention Basin
$203,000
First Subdivision in
Catchment
Peter Berry & Assoc, July 2013 (Appendix 3)
DR_1b
Northern Retention Basin landscaping
Landscaping for land around the northern catchment basin, incl.
Tree planting and grass
$34,999
First Subdivision in
Catchment
Mexted Rimmer 11/8/12 (indexed to July 2013)
LA_2
Southern Retention Basin - Land for
basin & surrounds
Land for the provision of a drainage basin in Catchment 2
$442,076
First Subdivision in
Catchment
Westlink Consulting Land Valuation Report - 1st July
2013
DR_2a
Southern Retention Basin Construction
Construction of Retention Basin
$214,000
First Subdivision in
Catchment
Peter Berry & Assoc, July 2013 (Appendix 3)
DR_2b
Southern Retention Basin Landscaping
Landscaping for land around the southern catchment basin, incl.
Tree planting and grass
$23,639
First Subdivision in
Catchment
Mexted Rimmer 11/8/12 (indexed to July 2013)
Public Open Space - Land, Cash in Lieu and Landscaping
LA_3
Land acquisition for Northern Public
Open Space Reserve
Land acquisition for Northern Public Open Space Reserve
$897,482
At the time the affected lot
is subdivided
Wetlink Consulting Land Valuation Report - 1st July
2013
OS_1
Landscaping of Northern Public
Open Space Reserve 1
Landscaping of Northern Public Open Space Reserve
$214,243
At the time the affected lot
is subdivided
Mexted Rimmer: Reserve No.1 Landscape Works
Estimate 31/1/12 (indexed to July 2013)
LA_4
Land acquisition for Southern Public
Open Space Reserve
Land acquisition for Southern Public Open Space Reserve
$643,089
At the time the affected lot
is subdivided
Westlink Consulting Land Valuation Report - 1st July
2013
URBAN ENTERPRISE PTY LTD
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OS_2
Landscaping of Southern Public
Open Space Reserve 2
Landscaping of Northern Public Open Space Reserve 2.
$176,319
At the time the affected lot
is subdivided
Mexted Rimmer: Reserve No.2 Landscape Works
Estimate 31/1/12 (indexed to July 2013)
LA_5
Land acquisition of Landscape
Buffer (south)
Acquisition of the 15m wide strip of land at the southern
boundary of Catchment 2
$287,161
At the time the affected lot
is subdivided
Westlink Consulting Land Valuation Report - 1st July
2013
OS_3
Landscaping works to Landscape
Buffer Reserve
Landscaping works to Landscape Buffer Reserve
$120,305
At the time the affected lot
is subdivided
Mexted Rimmer: 15m Landscape Buffer Landscape
Works Estimate 31/1/12 (indexed to July 2013)
LA_6
Public Open Space - Pedestrian
Link Reserve Land (West)
Reserve providing pedestrian link to the housing development to
the west.
$30,000
At the time the affected lot
is subdivided
Westlink Consulting Land Valuation Report - 1st July
2013
O_1
Planning Costs
Costs of planning, engineering and development contributions
related to the subdivision
$159,417
Complete
St.Quentin Estimate March 2014 (indexed to July 2013)
O_2
Community Infrastructure
Contribution
Community Infrastructure Levy payable, capped at $900 per
dwelling.
$289,980
Prior to statement of
compliance for each
subdivision
Urban Enterprise based on $900 per dwelling CIL
Other Items
Total
$4,603,864
3.5. ST AN D ARD S OF P R OV IS I ON

The following standards of provision are required for local infrastructure. This section
DRAINAGE BASINS AND RESERVES
specifically identifies the standards of provision that have been agreed where relevant with
Council and will be supported by the Final Approved Ash Road Development Plan.
PUBLIC OPEN SPACE
Public open space reserves are to be improved to the standards and inclusions specified in
Construction of drainage basins and stormwater management will be provided in
accordance with the Peter Berry report included in Appendix B. This includes construction
of:



Road is specified in Appendix A;
Continuation of Walkers Road to be constructed to the same standard as that
constructed within the Estuary Estate.
10
A drainage basin in the southern section of the study area (Catchment 2) with a
detention volume of 2,536m3.
The standard of the upgrade to the intersection of the Bellarine Highway and Ash

A drainage basin in the northern section of the study area (Catchment 1) with a
detention volume of 1,975m3; and
Appendix C. These improvement items have been agreed with Council.
ROADS
Internal roads to be constructed in accordance with Clause 56 of the Scheme.
ASH ROAD DRAFT SHARED INFRASTRUCTURE FUNDING PLAN
4.
C OST A PPORTIONMENT
AND
L EVY C ALCULATION
4.1. OVE RV IE W
This section provides details on how the cost of infrastructure items have been apportioned
TABLE 6 CONTRIBUTIONS PAYABLE BY LOT
across the various catchments and lots, and how the overall development contributions
Lot. No
Address
Net Developable
Area (hectares)
Levy
Development
Contribution Payable
1
90-108 Ash Rd
5.843
$214,332.61
$1,252,345.42
2
110-116 Ash Rd
1.387
$214,332.61
$297,279.32
of Net Developable Area.
3
22-30 Walkers Rd
1.605
$214,332.61
$344,003.83
Each infrastructure item has been identified as being required to service the future
4
118-128 Ash Rd
1.526
$214,332.61
$327,071.56
5
130 Ash Rd
0.068
$214,332.61
$14,574.62
6
132 Ash Rd
0.131
$214,332.61
$28,077.57
4.3. L E VY C AL C U L AT I ON
7
134-144 Ash Rd
1.956
$214,332.61
$419,234.58
As land within Charge Area 1 (Catchments 1 and 2) is required to contribute to all
8
21-29 Walkers Rd
2.054
$214,332.61
$440,239.17
9
146-158 Ash Rd
4.375
$214,332.61
$937,705.15
10
160-172 Ash Rd
2.535
$214,332.61
$543,333.16
levies have been calculated.
4.2. C OST AP P ORT I ON M E N T
The cost of each infrastructure item has been apportioned to the Charge Area on the basis
community of the study area only. Therefore, 100% of the cost of each infrastructure item
has been apportioned to the study area (i.e. no external apportionment is included).
infrastructure items, a single levy has been developed for the Charge Area.
The cost of infrastructure items has been converted into a development contributions levy
by dividing the total item cost by the Net Developable Area of the Charge Area which is
required to contribute to the item.
Table 6 shows the development contributions payable per lot, based on the overall levy as
Total
21.480
$4,603,864.38
Source: Urban Enterprise.
calculated for each infrastructure item and shown in Table 7.
URBAN ENTERPRISE PTY LTD
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TABLE 7 COST APPORTIONMENT A ND LEVY CALCULATION
Item No.
Item
Cost
Demand Units
Cost per Hectare of NDA
RD_1
Bellarine Hwy Ash Road Intersection
$273,785
21.480
$12,746.06
TR_1
Shared Path Ash Road
$105,707
21.480
$4,921.18
Northern Retention Basin - Land
$488,663
21.480
$22,749.69
DR_1a
Northern Retention Basin - Construction
$203,000
21.480
$9,450.65
DR_1b
Northern Retention Basin - landscaping
$34,999
21.480
$1,629.36
Southern Retention Basin - Land for basin & surrounds
$442,076
21.480
$20,580.83
DR_2a
Southern Retention Basin - Construction
$214,000
21.480
$9,962.76
DR_2b
Southern Retention Basin - Landscaping
$23,639
21.480
$1,100.50
Roads and Trails
Drainage - Land, Construction and Landscaping
LA_1
LA_2
Public Open Space - Land, Cash in Lieu and Landscaping
LA_3
Land acquisition for Northern Public Open Space Reserve
$897,482
21.480
$41,782.23
OS_1
Landscaping of Northern Public Open Space Reserve 1
$214,243
21.480
$9,974.05
LA_4
Land acquisition for Southern Public Open Space Reserve
$643,089
21.480
$29,938.96
OS_2
Landscaping of Southern Public Open Space Reserve 2
$176,319
21.480
$8,208.52
LA_5
Land acquisition of Landscape Buffer (south)
$287,161
21.480
$13,368.75
OS_3
Landscaping works to Landscape Buffer Reserve
$120,305
21.480
$5,600.77
LA_6
Public Open Space - Pedestrian Link Reserve Land (West)
$30,000
21.480
$1,396.65
12
ASH ROAD DRAFT SHARED INFRASTRUCTURE FUNDING PLAN
Other Items
O_1
Planning Costs
$159,417
21.480
$7,421.65
O_2
Community Infrastructure Contribution
$289,980
21.480
$13,500.00
Total
$4,603,864
$214,332.61
Source: Urban Enterprise.
URBAN ENTERPRISE PTY LTD
FEBRUARY 2016
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5. IMPLEMENTATION AND ADMINISTRATION
5.1. SE C TI ON 173 A GRE E M E N T

by adopting a revised land value for each parcel to be acquired based on the same
This SIFP will be implemented through s173 agreements with each landowner in the study
valuation principles (i.e. the before and after method):
area. Each agreement will be based on a model agreement prepared by Council, and

describe the implementation principles of this plan, while also including details regarding
The revised land value and the adjustment of the contributions must be
calculated as of 1 July in each year.
levies payable for the relevant lot, the infrastructure items to be funded, and the
administrative and legal provisions contained within the SIFP, and delivery of infrastructure
In relation to the cost of land to be acquired, the agreed land value must be adjusted

over time.
All Development Contribution Levies will be published on Council’s website within 14
days of the 1 July each year.
5.2. IN D E X AT I ON
5.3. C OL L E C TI ON OF L E VIE S
Land values and construction costs listed are in July 2013 dollars. They will be indexed
Levies will be collected by the City of Greater Geelong as follows:
annually according to the following method.


new lot;
In relation to the costs associated with all infrastructure items other than land, the cost
must be adjusted and the contribution amounts recalculated according to the following
method:

The capital costs of each infrastructure item must be adjusted by reference to the
Producer Price Indexes Australia, Victoria (Table 17 Output of the Construction
industries, subdivision and class index numbers - Road and Bridge Construction

In relation to the development of commercial land (or residential land not requiring
subdivision), a planning permit condition must require the payment of the
development contribution prior to the commencement of works unless there is an
agreement with the Responsible Authority to secure the payment of the development
contribution by some other means or other timeframe.
Victoria (for roads, bridges, trails, drainage and open space items) and Building
A statement of compliance must not be issued until the development contributions levy is
Construction Victoria (for buildings, Community Infrastructure Levy and Planning
paid (or equivalent works are provided in-kind).
Costs) published by the ABS (Series 6427.0)) or similar index;

For the subdivision of land, not more than 21 days prior to the issue of a Statement of
Compliance under the Subdivision Act 1988 in respect of the subdivision creating any
All levies and costs must be adjusted as follows:
Funds collected will be held in a specific Council account in accordance with the provisions
The revised infrastructure costs and the adjustment of the contributions must be
of the Planning and Environment Act (1987). All monies held in this account will be used
calculated as at 1 July in each year.
solely for the provision of infrastructure as itemised in this SIFP.
Council will be responsible for ongoing accounting and indexation of this SIFP.
14
ASH ROAD DRAFT SHARED INFRASTRUCTURE FUNDING PLAN
5.4. M E TH OD OF P RO VI S ION
Responsibility for the delivery of infrastructure works as described primarily resides with the
developer of the land as a works in-kind project, with a credit provided against their
development contribution, subject to the agreement of the Council.
It is the developers responsibility to facilitate the delivery of all Infrastructure Projects

Authority.
Where the Responsible Authority agrees that works are to be provided by a developer in
lieu of cash contributions:


reasonable endeavours to facilitate delivery of the Infrastructure Projects based on the
below criteria:

under the Ash Road Final Shared Infrastructure Funding Plan, to meet the cost of



Normal legislative processes and timeframes for any acquisition of land required
to facilitate the Infrastructure Project.
Council may enter into Section 173 Agreements, confirming specific credit and project
Where credit for works-in-kind can’t be offset against future levy payments, the
developer shall be reimbursed by the Responsible Authority for any excess credit at
the conclusion of the development of the subject land;
Project will be subject to:
Councils normal budgetary cycles; and
The developer will not be required to make cash payments for contributions until the
value of any credits for the provision of agreed works-in-kind are exhausted;
delivering the Infrastructure Project(s); and Councils delivery of any infrastructure

The value of works provided in accordance with the principles outlined above, will be
offset against the development contributions liable to be paid by the developer;
Council will only facilitate an Infrastructure Project at a time when Council determines
there are sufficient funds in Councils infrastructure contributions account, collected
The credit for the works provided shall equal the value identified in the SIFP taking
into account the impact of indexation;
required to service the development of the subject land. In exceptional circumstances, and
provided the Developer has demonstrated to Councils satisfaction that it has made all
The construction of works must be completed to the satisfaction of the Responsible

Where a developer chooses to bring forward works ahead of the scheduled time in the
SIFP, this can be done provided the impact on the SIFP is cost and revenue neutral;

Where a developer is in credit against their development contributions liability, this
credit will be indexed annually in accordance with the annual increase in the
Development Contribution Levy.
timing, with landowners to formalise details of infrastructure items to be provided in-kind. All
infrastructure items can be provided in-kind under this agreement, excluding item O_2 –
Community Infrastructure Contribution.
LAND
The provision of land identified in this SIFP is suitable as works in-kind to off-set against a
In determining whether to agree to the provision of works in lieu of cash the Responsible
developer’s development contribution. As with works-in-kind, the provision of land would be
Authority will have regard to the following:
outlined in an agreement between the developer and the Responsible Authority pursuant to

Only works or land identified in the SIFP can be provided in lieu of cash;

Detailed design must be approved by the Responsible Authority and generally accord
Section 173 of the Planning and Environment Act (1987). The value of the off-set for
providing land will equal the value shown in the SIFP, subject to indexation.
with the standards outlined unless agreed by the Responsible Authority and the
developer; and
URBAN ENTERPRISE PTY LTD
FEBRUARY 2016
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5.5. 5.5 P L AN N IN G C O S TS ( ITE M O_ 1)
The planning costs associated with the preparation of the draft SIFP were borne by lot one
(90 – 108 Ash Road Leopold) and these costs will be credited against the liability of this
property, subject to indexation.
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ASH ROAD DRAFT SHARED INFRASTRUCTURE FUNDING PLAN
A PPENDICES
Appendix A TRAF FIC ENGINEERING ASSESSMENT
Appendix B STORMW ATER MANAGEMEN T STRATEGY
Appendix C OPEN SPACE IMPROVEME NT COSTS
Appendix D VALUATION REPORT