Priority Infrastructure Plan
Appendix 3 – Template 2
[Appendix 3]
[Template 2]
[This template is designed for higher growth local governments that intend to either not charge, or for those local governments intending to prepare a PIP with aninfrastructurechargesschedule (ICS).]
[Using an ICS is optional. Using an ICSprovides local governments with the opportunity to recover infrastructure charges from development. It is each local government’s responsibility to determine how they will balance their funding options.]
[If an ICS is not used, Part 2 of the template is to be deleted. Additionally, Part 1—Section 2 of the template will need to be amended where referring to infrastructure charges.]
[Drafting Note: All text in grey is able to be edited to suit the specific requirements of each local government as they work through the template. Text in square brackets is for guidance only and therefore must be deleted.]
Contents
Terms and definitions 5
Part 1—Priority infrastructure plan 6
1. Preliminary 6
1.1 Introduction 6
1.2 Purpose 6
1.3 Structure of priority infrastructure plan 6
2. Application of priority infrastructure plan 7
2.1 Applying the priority infrastructure plan to development 7
2.2 Infrastructure charges 7
2.3 Conditions which may be imposed for non-trunk infrastructure 7
2.4 Conditions which may be imposed for necessary trunk infrastructure identified in the priority infrastructure plan 7
2.5 Rules about conditions which may be imposed for additional trunk infrastructure costs 8
2.6 Conditions which may be imposed for additional trunk infrastructure costs for development located inside the priority infrastructure area 9
2.7 Conditions which may be imposed for additional trunk infrastructure costs for development located outside the priority infrastructure area 9
3. Planning assumptions 10
3.1 Purpose 10
3.2 Population and employment 10
3.3 Dwellings, non-residential floor space and land area 10
3.4 Geographical areas 10
3.5 Time periods 10
3.6 Existing level of development 10
3.7 Development potential of land 11
3.8 Planned density 11
3.9 PIP Projection Categories 12
3.10 Existing and projected population 13
3.11 Existing and projected dwellings and land area 14
3.12 Existing and projected employment 15
3.13 Existing and projected non-residential floor space and land area 17
3.14 Planned infrastructure demand rates 19
4. Priority infrastructure area 20
4.1 Determination of the priority infrastructure area 20
5. Desired standards of service 21
5.1 Water supply 21
5.2 Sewerage 21
5.3 Stormwater 21
5.4 Transport 22
5.5 Public parks and land for community facilities 23
6. Plans for trunk infrastructure 25
6.1 Purpose 25
6.2 Trunk infrastructure networks, systems and items 25
6.3 Plans for trunk infrastructure 26
6.4 Trunk infrastructure networks not provided within the PIA 26
6.5 Schedule of works 27
Part 2—Infrastructure charges schedule 28
7. Preliminary 28
7.1 Purpose 28
7.2 Infrastructure charges that may be levied 28
7.3 Development subject to infrastructure charges 28
7.4 Calculation of infrastructure charges 28
7.5 Calculation of demand (D) 29
7.6 Calculation of demand credit (DC) 32
7.7 Calculation of demand offset (DO) 32
7.8 Applying the charge rate (CR) 32
7.9 Infrastructure charges subsidies 33
7.10 Infrastructure charges notices 33
7.11 Time of payment of infrastructure charges 33
7.12 Alternatives to paying infrastructure charges 33
8. Water supply network 34
8.1 Charge areas 34
8.2 Projected demand summary 34
8.3 Charge rates 34
8.4 Funding shortfalls from other sources 34
9. Sewerage network 36
9.1 Charge areas 36
9.2 Projected demand summary 36
9.3 Charge rates 36
9.4 Funding shortfalls from other sources 36
10. Stormwater network 38
10.1 Charge areas 38
10.2 Projected demand summary 38
10.3 Charge rates 38
10.4 Funding shortfalls from other sources 38
11. Transport network 40
11.1 Charge areas 40
11.2 Projected demand summary 40
11.3 Charge rates 40
11.4 Funding shortfalls from other sources 40
12. Public parks and land for community facilities network 42
12.1 Charge areas 42
12.2 Projected demand summary 42
12.3 Charge rates 42
12.4 Funding shortfalls from other sources 42
Part 3—Maps and schedules of works 44
13. Priority infrastructure area (PIA) 44
14. Plans for trunk infrastructure 45
15. Schedule of works 46
15.1 Water Supply Network Schedule of Works 46
15.2 Sewerage Network Schedule of Works 48
15.3 Stormwater Network Schedule of Works 50
15.4 Transport Network Schedule of Works 52
15.5 Public Parks and Land for Community Facilities Schedule of Works 54
Part 4—Extrinsic material 56
16. List of extrinsic material 56
Terms and definitions
Base date / Date from which a local government has estimated its projected infrastructure demands and costs.Charge area / Area to which a charge rate applies.
Charge rate (CR) / Dollar amount per demand unit for a trunk infrastructure network.
Demand unit / Unit of demand that applies to each type of infrastructure to express the demand represented by different types of lots or uses.
Infrastructure charge (IC) / A monetary amount levied by a local government on premises for access to a trunk infrastructure network.
Present value / Value on a given date of a series of future cash flows, discounted to reflect the time value of money. The present value is calculated as at the base date.
Ultimate development / The realistic extent of development anticipated to be achieved when a site (or locality) is fully developed.
[The terms and definitions to be incorporated into planning scheme definitions.]
Part 1 — Priority infrastructure plan
1. Preliminary
1.1 Introduction
This priority infrastructure plan has been prepared in accordance with the requirements of the Sustainable Planning Act 2009.
1.2 Purpose
The purpose of the priority infrastructure plan is to:
(a) integrate and coordinate land use planning and infrastructure planning
(b) ensure that trunk infrastructure is planned and provided in an efficient and orderly manner
(c) establish an infrastructure funding framework that is equitable and accountable.
1.3 Structure of priority infrastructure plan
The priority infrastructure plan:
(a) identifies in Part 1, Section 2 (Application of priority infrastructure plan) how the PIP will be applied to development
(b) states in Part 1, Section 3 (Planning assumptions) the projections of future urban growth and the assumptions of demand for each trunk infrastructure network, which have informed the preparation of the priority infrastructure plan
(c) identifies in Part 1, Section 4 (Priority infrastructure area) the prioritised area to accommodate future urban growth
(d) states in Part 1, Section 5 (Desired standards of service) for each network of development infrastructure the desired standard of performance
(e) identifies in Part 1, Section 6 (Plans for trunk infrastructure) the existing and planned trunk infrastructure for the following networks:
(i) water supply
(ii) sewerage
(iii) stormwater
(iv) transport
(v) public parks and land for community facilities
(f) states in Part 2 (Infrastructure charges schedule) how to calculate an infrastructure charge for the following networks:
(i) water supply
(ii) sewerage
(iii) stormwater
(iv) transport
(v) public parks and land for community facilities.
2. Application of priority infrastructure plan
2.1 Applying the priority infrastructure plan to development
The priority infrastructure plan states the basis for:
(a) the calculation of infrastructure charges applicable to a development
(b) the imposition of a condition on development requiring:
(i) the supply of necessary trunk infrastructure
(ii) the payment of additional trunk infrastructure costs
(c) the imposition by a state infrastructure provider of a condition:
(i) about protecting or maintaining the safety or efficiency of the provider’s infrastructure network; or
(ii) for additional infrastructure costs; or
(iii) about protecting or maintaining the safety and efficiency of public passenger transport.
2.2 Infrastructure charges
Infrastructure charges applicable to a development will be calculated in accordance with Part 2 (Infrastructure Charges Schedule).
2.3 Conditions which may be imposed for non-trunk infrastructure
2.3.1 A condition about non-trunk infrastructure may only be for supplying infrastructure for one or more of the following:
(a) networks internal to the premises
(b) connecting the premises to external infrastructure networks
(c) protecting or maintaining the safety or efficiency of the infrastructure network of which the non-trunk infrastructure is a component.
2.3.2 The condition must state:
(a) the infrastructure to be supplied; and
(b) when the infrastructure must be supplied.
2.4 Conditions which may be imposed for necessary trunk infrastructure identified in the priority infrastructure plan
2.4.1 This section applies if:
(a) existing trunk infrastructure necessary to service the premises is not adequate and trunk infrastructure adequate to service the premises is identified in the priority infrastructure plan; or
(b) trunk infrastructure to service the premises is necessary, but is not yet available and is identified in the priority infrastructure plan; or
(c) trunk infrastructure identified in the priority infrastructure plan is located on the premises.
2.4.2 Different trunk infrastructure from the infrastructure identified in the priority infrastructure plan may be required if it delivers the same desired standard of service for the relevant network.
2.4.3 A condition may be imposed requiring the applicant to supply the trunk infrastructure mentioned in Subsection 2.4.1 or 2.4.2, even if the infrastructure will service other premises.
2.4.4 The condition must state:
(a) the trunk infrastructure to be supplied; and
(b) when the infrastructure must be supplied.
2.4.5 If the trunk infrastructure mentioned in this section services, or is planned to service, other premises; and the amount of the value of the infrastructure is more than the amount of the value of the charge for the network for the premises, the applicant:
(a) does not have to pay an infrastructure charge for the network; and
(b) is entitled to a refund, on terms agreed with the council, for the proportion of the establishment cost of the trunk infrastructure that reasonably can be apportioned to the other users’ premises and is collected or to be collected under an infrastructure charges schedule.
2.4.6 If the amount of the value of the infrastructure supplied under the condition for a network is less than the amount of the charge for the network for the premises, it must be offset against any charge that may be levied for the premises for the network.
2.5 Rules about conditions which may be imposed for additional trunk infrastructure costs
2.5.1 A condition requiring the payment of additional trunk infrastructure costs will only be imposed if the development:
(a) is:
(i) inconsistent with the assumptions about the type, scale, location or timing of future development stated in the priority infrastructure plan; or
(ii) for premises completely or partly outside the priority infrastructure area; and
(b) would impose additional trunk infrastructure costs on the infrastructure networks after taking into account either or both of the following:
(i) infrastructure charges or regulated infrastructure charges levied for the development
(ii) trunk infrastructure supplied, or to be supplied by the applicant.
2.5.2 A condition for this purpose will state each of the following:
(a) why the condition is required
(b) the amount of the payment required
(c) details of the infrastructure for which the payment is required
(d) when the payment must be made
(e) the person to whom the payment must be made
(f) an applicant may elect to supply all or part of the infrastructure instead of making payment for the infrastructure to be supplied. If the applicant makes such an election the conditions must state:
(i) any requirements for supplying the infrastructure; and
(ii) when the infrastructure must be supplied.
2.5.3 Unless the applicant and council otherwise agree in writing, the payment must be made:
(a) if the trunk infrastructure is necessary to service the premises—by the day the development, or work associated with the development, starts; or
(b) if the trunk infrastructure is not necessary to service the premises:
(i) for reconfiguring a lot—before council approves the plan of subdivision; or
(ii) for other development—before the use commences.
2.5.4 A person who made a payment or any part of a payment, which council has not spent or contracted to spend on the design and construction of the infrastructure, is entitled to a refund if the following apply:
(a) a development approval no longer has effect; and
(b) a payment for the additional trunk infrastructure costs has been made; and
(c) construction of the infrastructure has not substantially commenced before the approval ceased having effect.
2.5.5 A condition for a supplier of state infrastructure[1] may not be imposed under Sections 2.5 to 2.7.
2.6 Conditions which may be imposed for additional trunk infrastructure costs for development located inside the priority infrastructure area
2.6.1 The costs that may be required by council under Section 2.5, for development completely in the priority infrastructure area, may only include:
(a) for trunk infrastructure to be supplied earlier than planned for in the priority infrastructure plan—the difference between the establishment cost of the infrastructure made necessary by the development and the amount of any charge paid for the infrastructure; or
(b) for trunk infrastructure associated with a different type, scale or intensity of development that results in the planned infrastructure demand rates identified in Table 3.9 being exceeded—the establishment cost of any additional trunk infrastructure made necessary by the development.
2.6.2 Subject to terms agreed with council, an applicant is entitled to a refund for the proportion of the establishment cost of the infrastructure:
(a) that reasonably can be apportioned to the other users of the infrastructure; and
(b) collected, or to be collected, under an infrastructure charges schedule.
2.7 Conditions which may be imposed for additional trunk infrastructure costs for development located outside the priority infrastructure area
2.7.1 The costs that may be required under Section 2.5, for development completely or partly outside the priority infrastructure area, may only include, for each network:
(a) the establishment cost of any trunk infrastructure made necessary by the development; and
(b) either or both of the following establishment costs of any temporary infrastructure:
(i) costs required to ensure the safe or efficient operation of the infrastructure mentioned in paragraph (a); or