Community Facilities, Regional Cultural Centre Contributions Plan
REVISION HISTORY
Version
Adopted
Commenced
1
18/8/2003
1/9/2003
1.1
07/03/2005
16/03/2005
1.2
Notes
Amended to incorporate new policy on
deferral of payment of contributions.
Amended to incorporate revised
construction costs for development.
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Community Facilities, Regional Cultural Centre Contributions Plan
INDEX
PART A ................................................................................................ 1
EXECUTIVE SUMMARY .................................................................. 2
Summary of the Work Schedule ....................................................... 4
Summary of the Contribution Rates .................................................. 4
PART B ................................................................................................ 5
POLICY STATEMENTS .................................................................... 6
The Name of this Contributions Plan ................................................ 6
The Purpose of this Contributions Plan ............................................ 6
To What Area does this Plan Apply? ................................................ 7
Relationship with other plans and policies ....................................... 7
How and when will the Plan be reviewed? ....................................... 7
ACCOUNTING MATTERS ................................................................ 8
When are Contributions Payable? ..................................................... 8
Can Material Public Benefit and Works in Kind Contributions be
made? ................................................................................................. 8
Can Contributions Be Deferred? ....................................................... 8
What Formula is Used to Determine the Contribution? ................... 9
Contribution Formula ........................................................................ 9
PART C .............................................................................................. 12
NEXUS ............................................................................................... 13
Physical Nexus ................................................................................ 15
Temporal Nexus .............................................................................. 16
Apportionment ................................................................................. 16
REGIONAL CULTURAL CENTRE WORK SCHEDULE ............. 17
BIBLIOGRAPHY .............................................................................. 18
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Community Facilities, Regional Cultural Centre Contributions Plan
PART A
PART A
SUMMARY
SCHEDULES
Executive Summary
Summary of the Work Schedule
Summary of the Contribution Rates
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Community Facilities, Regional Cultural Centre Contributions Plan
PART A
EXECUTIVE SUMMARY
The Regional Cultural Centre Contributions Plan has been produced in accordance with
section 94 of the Environment Planning and Assessment Act 1979.
This Contributions Plan (CP) is a local government wide plan to serve the needs of the
Hastings community, given the predicted demands from development for the next 20 years.
Figure A1 shows the Regional Cultural Centre’s location within the central business area of
Port Macquarie, the urban hub of the Hastings area. The characteristics of the community
facilities were determined by Council through;



A needs based assessments conducted by consultants and Council staff as part of the
‘Hastings Open Space, Community, Cultural and Recreational Facilities Study’
A design provided by Tonkin Zulaikha Greer Architects.
A cost estimation provided by Currie & Brown Pty Ltd.
The Contributions plan will provide a much needed facility for the existing population while
providing for a developing and expanding community. Appropriate apportionment has been
calculated with a resultant contribution rate being calculated as applicable to each new
population generating development.
The community will gain a facility where art and culture could develop and flourish in
purpose built facilities at a central location to the Hastings community. These facilities will
add value to the community in terms of overall community facilities, the building of social
capital and as a place for expression by all members of the community.
The community and Council would also benefit through the common use of amenities, foyer
space, reception and office space. This would allow for economies of scale to be developed
and the minimisation of recurrent expenditure to run the facility.
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Community Facilities, Regional Cultural Centre Contributions Plan
PART A
Figure A1 General Location of Regional Cultural Facility
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Community Facilities, Regional Cultural Centre Contributions Plan
PART A
Summary of the Work Schedule
The Regional Cultural Facilities required as a consequence of, and to serve the demand
generated by the further development in the Hastings is summarised by Table A1.
Table A1:
Summary of the Work Schedule
Item
Description
Performing Arts Centre and
Regional Gallery Construction
600 – 650 tiered, continental seat
theatre
Approx. 600 m2. Of front of house
& 400 m2. Back of house space for
Gallery development
Consultants
Land Acquisition
Land Acquisition
Cost ($)
$23,580,246
$2,000,000
$3,200,000
$700,000
Ritz Arcade 2005
Gallery Site 1997
Summary of the Contribution Rates
The contribution amount is calculated using a multi-step formula as shown on page 9.
The contribution rate calculated in this Contributions Plan is summarised in Table A2 based
on the development proportion of 36.9% of the total cost. The contribution levied by Council
is a multiplication of the contribution rate per person by the average occupancy rate for a
single lot with one dwelling house.
Table A2:
Summary of the Contribution Calculation for Local Contribution Rate
Item
Construction and
Land Costs
Interest
TOTAL
Contribution Plan
Proportion
Population
Increase
Contribution
per Person
Contribution
per ET
40149
$521
$1271
$10,873,801
$10,046,378
$20,920,179
These amounts are current at the date of this Contributions Plan but are subject to change
with time. The contribution amounts applicable, at any particular time, are available on
request from Council.
END OF PART A
4
Community Facilities, Regional Cultural Centre Contributions Plan
PART B
PART B
ADMINISTRATION
& ACCOUNTING
Policy Statements




The Name of this Contributions Plan
The Purpose of this Contributions Plan
To what Area does this Plan apply?
How and when will the Plan be reviewed?
Accounting Matters



When are Contributions Payable?
Can Material Public Benefit or Works-In-Kind
Contributions be made?
What Formula is used to Determine the Contribution?
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Community Facilities, Regional Cultural Centre Contributions Plan
PART B
POLICY STATEMENTS
The Name of this Contributions Plan
The official title of this contributions plan is the Community Facilities, Regional Cultural
Centre Contributions Plan Version 1.2. It is intended that the plan will be expanded in the
future to cater for other community facilities.
The Purpose of this Contributions Plan
The primary purposes of this Contributions Plan are to satisfy the requirements of the EP&A
Act and Regulations and document the s.94 charge. Satisfying these statutory requirements
and documentation will enable Hastings Council to levy a contribution towards the cost of
the additional community facilities, that are required as a consequence of the new residential
and tourist development in the Hastings Council area.
Other purposes of this Contributions Plan (CP) are to:

Ensure that the Hastings Council area can be provided with an adequate level of
service through infrastructure as development occurs.

Enable Hastings Council, in future years, to recoup funds, which it has spent on the
additional public infrastructure in anticipation of the new residential & tourist
development.

Ensure that the existing Hastings residential community is not financially burdened
by the provision of the additional public infrastructure required as a result of the new
residential & tourist development.

Provide a comprehensive and equitable strategy for the assessment, collection,
expenditure, accounting and review of the contributions for the additional community
facilities in the Hastings.
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Community Facilities, Regional Cultural Centre Contributions Plan
PART B
To What Area does this Plan Apply?
This Contributions Plan applies to all land within the local government boundaries of the
Hastings as shown on the map in Figure B1.
Figure B1:
Map of the Area to which this CP Applies
Relationship with other plans and policies
This development contributions plan repeals the Community Facilities, Regional Cultural
Centre Contributions Plan Version 1.1
How and when will the Plan be reviewed?
This plan will be reviewed following completion of construction. The review shall determine
the applicability of the plan based on the performance of development, actual construction
costs, loan borrowings, interest rates and population projections.
It should be noted that the contribution rates are adjusted quarterly (Indexed) based on
Councils adopted price indexing factor (usually either Consumer Price Index or Building
Price Index) and does not constitute a review.
Any change to the plan, other than the inflationary adjustments of contribution rates, will
require an amendment of the plan in accordance with Section 94 AB of the EP&A Act.
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Community Facilities, Regional Cultural Centre Contributions Plan
PART B
ACCOUNTING MATTERS
When are Contributions Payable?
Where a DA is required
Prior to the release of the construction certificate, or as specified in the
development consent
Subdivision
Prior to the subdivision certificate being issued or as specified in the
development consent
Prior to the release of the construction certificate where required. If no
construction certificate required, prior to subdivision certificate being
issued, or as specified in the development consent
Strata Development
Can Material Public Benefit and Works in Kind Contributions be
made?
A Material Public Benefit (MPB) would generally be in the form of “Works in Kind”, being
the provision of a facility in lieu of payment of a contribution towards that facility. Generally
“Works in Kind” bring forward the date at which the facility is provided.
It should be noted that;
1. Council may only accept an application offer to make a contribution by way of WIK
contribution ( for any item included on the works schedule) or a MPB ( for an item not on
the work schedule) in compliance with s94.(2C) of the EP & A Act.
2. Council may accept the offer of a WIK contribution if the applicant, or any other person
entitled to act on the relevant consent, satisfies the consent authority that :
(a) payment of the contribution in accordance with the provision of the plan is unnecessary
in the circumstances of the case.
(b) the in kind contribution will not prejudice the timing or the manner of the provision of the
public facility for which the contribution as required.
(c) the value of the works to be undertaken are at least equal to the contribution assessed in
accordance with this plan.
Can Contributions Be Deferred?
Council will allow the deferral of the payment of Development Contributions involving the
construction of a building subject to:
i)
Lodgement of an irrevocable guarantee for the amount of the contributions plus
an additional 12 month interest amount calculated at the average rate of Council’s
investments performance over the past 12 months plus 1%.
ii)
The maximum period for which the guarantee will be accepted is the sooner of 12
months or the issue of an occupation certificate for the development.
iii)
Guarantees will only be accepted from an institution approved by the Manager
Corporate and Financial Planning.
iv)
If at the end of the period for the lodgment of the guarantee, the outstanding
contributions plus the additional amount referred to in ‘i’ have not been paid,
Council will call in the guarantee without further reference to the applicant.
v)
A prorata reduction in the amount referred to in ‘i’ will be allowed for payment of
the outstanding contributions within 12 months or the calling in of the guarantee
within 12 months.
vi)
The guarantee is to provide for Council to unconditionally call in the guarantee
for the full amount at any time.
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Community Facilities, Regional Cultural Centre Contributions Plan
PART B
What Formula is Used to Determine the Contribution?
The contribution amount is calculated using the multi-step formula below, which firstly
assesses the proportion of the Upgrading Work, costs attributable to this CP and secondly
calculates the contribution rates. The formula calculates a rate per Equivalent Tenement
(ET), which is the rate for a single house or one residential allotment with one dwelling
entitlement. The rate for multi-unit and other forms of residential development are calculated
as a percentage of the low-density single dwelling rate contributions as show in Table B1.
Contribution Formula
Contribution Rate
=
TC  P   I  r
n
(per Lot or ET)
=
=
29480246  0.369  10046378  2.44
40159
$1271
TC = Total Cost of Facilities - sum of capital costs of the infrastructure, which is to
be provided (Including Land and consultants fees)
P
= Proportion attributable to new development 36.9%)
I
= Interest on Loan for New development Proportion
n
= Population Increase to 2027 - period of loan repayment (40159)
r
= Occupancy rate for single house (2.44 persons)
ET = Equivalent Tenement eg A house – single density, one lot with one dwelling
entitlement)
NB. Government subsidies and grants that are received for the provision of the facility will
be applied to additional costs for improved sound and lighting.
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Community Facilities, Regional Cultural Centre Contributions Plan
PART B
Table B1: Development Contribution Ratios for Residential Developments
Description
Percentage
Unit
A house - single density (one lot with one dwelling entitlement)
100.00 per lot
Flats, units, town houses, villas, dual occupancies, Integrated
Housing designed for lots less than 450m2 etc. and
permanent self-contained caravan park accommodation
one (1) bedroom
two (2) bedroom
three (3) bedroom
four (4) bedroom
50.00
67.00
90.00
100.00
Boarding houses, guest houses, hostels, B&Bs etc
- not self-contained, shared facilities for cooking, laundry
and bathrooms
-
partially self contained, shared facilities for cooking &
laundry but own ensuite
-
not self-contained, shared facilities for cooking, laundry
and bathrooms
-
partially self contained, shared facilities for cooking &
laundry but own ensuite
Notes
detached dwelling in Rural
1(a1),1(a3) or 1(a4) zones (eg
managers residence or rural
worker's dwelling)
per dwelling
per dwelling
per dwelling
per dwelling
25.00 per bedroom not
dormitory or
bunk rooms
35.00
B&Bs are currently contributions
exempt for a trial period
12.5
per bed,
dormitory or
17.5 bunk rooms
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Community Facilities, Regional Cultural Centre Contributions Plan
PART B
Motel unit
-
partially self contained (shared facilities for cooking &
laundry but own ensuite)
25.00 per unit
-
self contained (own cooking, laundry & ensuite)
50.00 per 1 bedroom
unit
Equates to a 1 bedroom unit.
For motel suites in excess of 1
bedroom, apply the percentages
for flats, units & townhouses.
Aged unit
-
partially self contained (ensuite, share other facilities)
-
self contained (ensuite, laundry, cooking facilities)
35.00 per unit
50.00 per unit
Caravan parks and or camping sites
-
transient, not permanent (not self-contained)
transient, not permanent (partially self-contained)
permanent (not self-contained)
permanent (partially self-contained)
permanent (self-contained)
25.00
35.00
25.00
35.00
per site
per site
per site
per site
see flats, units, townhouses etc
END OF PART B
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Community Facilities, Regional Cultural Centre Contributions Plan
PART C
PART C
Regional
Cultural
Facilities
Nexus

Physical Nexus

Temporal Nexus

Apportionment
The Work Schedule
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Community Facilities, Regional Cultural Centre Contributions Plan
PART C
NEXUS
The nexus between a growing population and the need for a Regional Cultural Centre has
been established having regard to:
•
A rapidly increasing population in the Hastings Local Government area
(Hastings Urban Growth Strategy 2001, Hastings Council, August, 2001 ).
•
The expected increase in demand for performance space, gallery space and
cultural administration facilities, due to a growing residential and tourist
population in the Hastings (Hastings Open Space, Community, Cultural and
Recreation Facilities Study, May 2002, BBC Consulting Planners ).
•
The quality, capacity and usage of existing cultural facilities throughout the
LGA (private & public owned)
Performing Arts Centre:
The need for Regional Cultural Facilities in the Hastings LGA has been a established through
community discussion, consultation and professional research during the past decade:
•
26 May 1993, a public meeting was held at Port Macquarie High School to
determine public interest in the provision of a Performing Arts Cultural Centre
in Port Macquarie by the year 2000.
•
31 May 1993 a Council meeting adopted the Mayor’s recommendations that a
committee of interested persons be formed to investigate the feasibility of a
Performing Arts Cultural Centre for Port Macquarie.
•
1997, the Arts & Cultural Working Group of the Community/Social Plan
found in relation to the performing arts that the performing arts mostly have to
suffer totally inadequate facilities, including the almost unusable Civic Centre,
various club auditoriums designed for commercial club applications, and a
scattering of very basic community halls which are usually small, in a state of
disrepair and almost completely lacking in ancillary facilities or comforts
(Hastings Community Services Plan 1997-2000).
•
The Hastings Development Plan - Council and the community looking to the
future 1996-2016, identifies the vision for a prestige drama and entertainment
complex that caters for theatrical productions and other entertainment not
provided for by clubs, including a range of cultural entertainment for youth.
•
The Hastings Community Services Plan 1997-2000 identifies the need for a
Performing Arts Facility, noting that existing facilities are inadequate in terms
of size, state of repair and appropriate facilities.
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Community Facilities, Regional Cultural Centre Contributions Plan
PART C
•
1998, the Minister of Arts - Regional Program Manager stated the Civic
Centre site could be adopted for use as a Performing Arts Facility. Dollar for
Dollar funding was investigated under the Regional Arts Infrastructure funds.
•
1999 an Arts & Cultural Futures Community Consultation was undertaken.
•
July 2000 Council contracted Cultural Planning Facilities Consultants
Australia Street Company - Byron Harford & Associates to undertake a
Cultural Facilities Planning Workshop with staff and Councillors.
•
The recently completed Hastings Open Space, Community, Cultural and
Recreational facilities Study (OSCCAF) has identified the need for such a
facility for the area. This report is the result of extensive research, community
consultation and analysis over the past 2 years. The report states “ the
threshold for a community supporting a Performing Arts Centre is reached at
around 60,000 people. Given that the future population of the catchment area
will be around 100,000, a large centre should be planned which caters for a
much larger population than that existing. A centre to serve both the existing
population and the population anticipated in the next 20 years” (Stage 3
Report, Page 11)
Regional Gallery:
The existing gallery is located on the future site of the Regional Cultural Centre and will be
reinstated in the new building to provide gallery space to provide for a future population of
100,000.
Table C1:
Proposed Community Facilities
Item
Description/Comments
Performing Arts Centre
600 – 650 tiered, continental seat theatre
Regional Gallery
Approx. 600 m2 of front of house & 400 m2 back of house space
for Gallery development.
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Community Facilities, Regional Cultural Centre Contributions Plan
PART C
Physical Nexus
The physical nexus indicates the reasons for the location of the particular facility to be
provided. The proposed Regional Cultural Centre is to replace the existing Council owned
Civic Centre, Visitor Information Centre (VIC) and Regional Art Gallery on the corner of
Clarence and Hay Street, Port Macquarie. This location has been chosen for the following
reasons.
•
•
•
•
Figure C1:
Land is currently owned by Council and therefore negates the need to acquire
property.
The location is well known as community/public space.
The central location provides good visibility and access to the significant
public facilities to be housed on this site.
Co-location with the regional shopping and administrative central business
district (CBD) of Port Macquarie and therefore the Hastings.
The Location of the Regional Cultural Facilities
The cost estimates utilised have been developed through a design and estimation process
carried out by Rider Hunt Sydney P/L, Property and Construction Consultants.
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Community Facilities, Regional Cultural Centre Contributions Plan
PART C
Temporal Nexus
The temporal nexus indicates the reasons for the staging and provision strategy chosen by
Council for the community facilities. The timing is based on early provision of the facility by
2007. This early provision in the plan is due to the ‘Hastings Open Space, Community,
Cultural and Recreational Facilities Study’ identifying the need for a facility of this type for a
minimum population of 60,000 and an ultimate population of 100,000. The existing
population exceeds the base figure and is predicted to reach the ultimate load in
approximately 20 years.
Apportionment
The population at time of commencement of the plan in 2003 was estimated to be 68,700. As
the development is to proceed over the next two financial years it will therefore be necessary
to recoup the loan interest through the contributions. Loan borrowings will not be completed
until 2027 and therefore population growth over the next 22 years has been used in the
apportionment. The estimated population in 2027 is 108,859 with a population growth of
40159. From this the proportion of the Regional Cultural Centre attributable to growth is
36.9%.
Due the provision of the facility at the beginning of the plan an interest component of has
been added to the contribution to service the loan. The interest has been calculated with a
long-term interest rate of 7.5%.
The existing population will also contribute to the facility’s provision in the form of the
existing Civic Centre site land. The cost of this land has not been taken into account in the
development of this plan. The existing gallery site land has been included in the calculation.
The gallery site was purchased in 1997 to allow redevelopment and expansion of the civic
centre site. Also included in the calculation is the acquisition of the Ritz arcade site which
adjoins the gallery site.
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Community Facilities, Regional Cultural Centre Contributions Plan
PART C
REGIONAL CULTURAL CENTRE WORK SCHEDULE
The Work Schedule is shown in Table C2. Construction of the facility is due to commence in
2005 with completion in 2007.
Table C2:
Regional Cultural Centre Work Schedule
Item
Description
Performing Arts Centre and
Regional Gallery Construction
600 – 650 tiered, continental seat
theatre
Approx. 600 m2. Of front of house
& 400 m2. Back of house space for
Gallery development
Consultants
Land Acquisition
Land Acquisition
Ritz Arcade 2005
Gallery Site 1997
Cost ($)
$23,580,246
$2,000,000
$3,200,000
$700,000
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Community Facilities, Regional Cultural Centre Contributions Plan
PART C
BIBLIOGRAPHY

Australian Bureau of Statistics, 2001 Census

Australian Bureau of Statistics Data:






Census Collector Districts Comparisons 1981-2001
Population Projections by CCD Data
Structure of Dwellings by Number of Persons
Hastings Council Land Use Data
Housing Balance Data
CPI Index

Hastings Community Profile 2003, Hastings Council, 2003

Hastings Urban Growth Strategy 2001, Hastings Council, 2001

Hastings Open Space Community, Cultural and Recreation Facilities Study –
Recreation Planning Associates, August 2002
End
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