Rochedale Psp

ROCHEDALE INFRASTRUCTURE CONTRIBUTIONS PLANNING SCHEME POLICY

August 2008

Dedicated to a better Brisbane

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Note to Readers: Where inconsistencies between the Rochedale Local Plan and this Rochedale Infrastructure Contributions Planning Scheme Policy exist, the intent of the latter prevails. An amendments process will be commenced to make subsequent amendments to the Rochedale Local Plan to remove any inconsistency.

TABLE OF CONTENTS1 INTRODUCTION..................................................................................................................6 1.1 BACKGROUND ..........................................................................................................6 1.2 PURPOSE ..................................................................................................................6 1.3 AUTHORISING LEGISLATION ..................................................................................6 1.4 DEFINITION OF TRUNK INFRASTRUCTURE ..........................................................81.4.1 The Definition of Non Trunk Infrastructure .....................................................................8 1.4.2 The Definition of Trunk Infrastructure .............................................................................8 1.4.3 Items Excluded from Infrastructure Planing Scheme Policies........................................8 1.4.4 Plan Density and Cost Impact Assessment....................................................................9

1.5 1.6

INFRASTRUCTURE CONTRIBUTION TRIGGERS...................................................9 OVERVIEW OF CALCULATING INFRASTRUCTURE CONTRIBUTIONS................91.6.1 Measures of Development and Demand for Network of Capacity .................................9 1.6.2 Infrastructure Credits ....................................................................................................10 1.6.3 Infrastructure Offsets ....................................................................................................10

1.7 1.8

CONDITIONING OF INFRASTRUCTURE CONTRIBUTIONS.................................10 PAYMENT OF INFRASTRUCTURE CONTRIBUTIONS..........................................101.8.1 Timing of Payment........................................................................................................10 1.8.2 Methods of Payment.....................................................................................................11 1.8.3 Infrastructure Agreements ............................................................................................11

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ROCHEDALE IC PSP AREA ............................................................................................12 2.1 EXISTING LAND USES............................................................................................12 2.2 ROCHEDALE LOCAL PLAN ....................................................................................15 FORECAST DEVELOPMENT ...........................................................................................18 3.1 METHOD OF FORECASTING .................................................................................18 3.2 EXISTING DEVELOPMENT.....................................................................................18 3.3 FUTURE DEVELOPMENT .......................................................................................193.3.1 Residential Development..............................................................................................19 3.3.2 Non-Residential Development......................................................................................21 3.3.3 Sequence of Development ...........................................................................................21

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OVERVIEW OF COST APPORTIONMENT ......................................................................23 4.1 PLANS FOR INFRASTRUCTURE ...........................................................................23 4.2 SCOPE OF NETWORKS AND ITEMS .....................................................................23 4.3 TIMING OF INFRASTRUCTURE .............................................................................24 4.4 COST OF INFRASTRUCTURE ................................................................................244.4.1 Land Value....................................................................................................................24

4.5 4.6 4.7 5

MEASURES OF DEVELOPMENT AND DEMAND FOR NETWORK CAPACITY ...284.5.1 Specific Provisions of this PSP.....................................................................................28

METHODS OF COST APPORTIONMENT...............................................................29 CONTRIBUTION AREAS .........................................................................................30

COMMUNITY LAND ..........................................................................................................311

5.1 5.2 5.3 5.4

DESIRED STANDARDS OF SERVICE ....................................................................31 UNIT OF DEMAND...................................................................................................31 PREVIOUS STUDIES AND REPORTS....................................................................32 PUBLIC RECREATION LAND (PRL) .......................................................................325.4.1 PRL Desired Standards of Service...............................................................................32 5.4.2 PRL Existing Infrastructure ...........................................................................................33 5.4.3 PRL Planned Infrastructure ..........................................................................................34 5.4.4 PRL Infrastructure Costs ..............................................................................................38 5.4.5 Cost apportionment ......................................................................................................40 5.4.6 PRL Infrastructure Contributions ..................................................................................40

5.5

LAND FOR OTHER COMMUNITY PURPOSES (LOCP).........................................405.5.1 LOCP Desired Standards of Service ............................................................................40 5.5.2 LOCP Existing Infrastructure ........................................................................................42 5.5.3 LOCP Planned Infrastructure .......................................................................................42 5.5.4 LOCP Infrastructure Costs ...........................................................................................43 5.5.5 Cost Apportionment ......................................................................................................43 5.5.6 LOCP Infrastructure Contributions ...............................................................................44

5.6 6

COMMUNITY LAND INFRASTRUCTURE CONTRIBUTIONS ................................45

WATER MANAGEMENT...................................................................................................46 6.1 DESIRED STANDARD OF SERVICE ......................................................................46 6.2 PREVIOUS STUDIES AND REPORTS....................................................................46 6.3 SEWERAGE .............................................................................................................476.3.1 Sewerage Desired Standards of Service......................................................................47 6.3.2 Sewerage Unit of Demand ...........................................................................................51 6.3.3 Sewerage Existing Infrastructure..................................................................................52 6.3.4 Sewerage Planned Infrastructure .................................................................................52 6.3.5 Sewerage Infrastructure Costs .....................................................................................56 6.3.6 Cost Apportionment ......................................................................................................58 6.3.7 Sewerage Infrastructure Contributions .........................................................................58

6.4

WATER SUPPLY......................................................................................................596.4.1 Water Supply Desired Standards of Service ................................................................59 6.4.2 Water Supply Unit of Demand ......................................................................................62 6.4.3 Water Supply Existing Infrastructure ............................................................................63 6.4.4 Water Supply Planned Infrastructure............................................................................64 6.4.5 Water Supply Infrastructure Costs................................................................................71 6.4.6 Cost apportionment and Water Supply Infrastructure Contributions............................74

6.5

WATERWAYS ..........................................................................................................766.5.1 Waterways Desired Standards of Service ....................................................................76 6.5.2 Waterways Unit of Demand ..........................................................................................76 6.5.3 Waterways Existing Infrastructure ................................................................................77 6.5.4 Waterways Planned Infrastructure ...............................................................................78 6.5.5 Waterways Infrastructure Costs ...................................................................................84

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6.5.6 Cost Apportionment and Waterways Infrastructure Contributions ...............................86

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TRANSPORT.....................................................................................................................91 7.1 DESIRED STANDARDS OF SERVICE ....................................................................91 7.2 UNIT OF DEMAND...................................................................................................91 7.3 PREVIOUS STUDIES AND REPORTS....................................................................91 7.4 EXISTING TRANSPORT INFRASTRUCTURE ........................................................917.4.1 Existing Road System...................................................................................................91 7.4.2 Existing Public Transport System.................................................................................92 7.4.3 Existing Pathways System ...........................................................................................94

7.5

PLANNED TRANSPORT INFRASTRUCTURE........................................................947.5.1 Planned Road System Infrastructure............................................................................94 7.5.2 Planned Public Transport Infrastructure .....................................................................100 7.5.3 Planned Pathway System Infrastructure ....................................................................100

7.6

TRANSPORT INFRASTRUCTURE COSTS ..........................................................1057.6.1 Road System Infrastructure ........................................................................................105 7.6.2 Public Transport Infrastructure ...................................................................................107 7.6.3 Pathway System Infrastructure...................................................................................107

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COST APPORTIONMENT AND TRANSPORT INFRASTRUCTURE CONTRIBUTIONS ..................................................................................................1087.7.1 Road Contribution.......................................................................................................108 7.7.2 Public Transport Contribution .....................................................................................109 7.7.3 Pathway Contribution..................................................................................................109 7.7.4 Summary of Transport Infrastructure Contributions ...................................................110

7.8 8

TRANSPORT INFRASTRUCTURE CONTRIBUTIONS .........................................111

CALCULATING INFRASTRUCTURE CONTRIBUTIONS ..............................................112 8.1 CONTRIBUTIONS FOR INFRASTRUCTURE........................................................112 8.2 KEY CHARGING PRINCIPLES ..............................................................................112 8.3 CALCULATING THE CONTRIBUTION ..................................................................114 8.4 THE VALUE OF AN ICU.........................................................................................115 8.5 CALCULATION OF COMMUNITY LAND INFRASTRUCTURE CONTRIBUTIONS115 8.6 CALCULATION OF SEWERAGE INFRASTRUCTURE CONTRIBUTIONS ..........116 8.7 CALCULATION OF WATER SUPPLY INFRASTRUCTURE CONTRIBUTIONS...116 8.8 CALCULATION OF WATERWAYS INFRASTRUCTURE CONTRIBUTIONS .......117 8.9 CALCULATION OF TRANSPORT INFRASTRUCTURE CONTRIBUTIONS.........118 8.10 CALCULATION OF INFRASTRUCTURE CONTRIBUTIONS ................................118 8.11 INFRASTRUCTURE CREDITS AND OFFSETS ....................................................1198.11.1 Credits.........................................................................................................................119 8.11.2 Offsets.........................................................................................................................119

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LIST OF TABLESTable 1-1: Compliance to Section 6.1.20 of the Integrated Planning Act.................................7 Table 1-2: Trunk Infrastructure Networks, Systems and Items ................................................8 Table 2-1: Rochedale Urban Community Local Plan Proposed Land Uses........................15 Table 3-1: Development Staging............................................................................................19 Table 3-2: Projected Growth in Residential Development (Dwellings)...................................20 Table 3-3: Projected Growth in Residential Development (Population) .................................20 Table 3-1 Projected employment to 2016 ..............................................................................21 Table 4-1: Scope of Infrastructure..........................................................................................23 Table 4-2: Land Valuation Rates............................................................................................25 Table 4-3: Measures of Demand for Creating Conversion Rates ..........................................28 Table 5-1: Demand for Community Land Infrastructure .........................................................31 Table 5-2: Community Land ET Conversion Rate and Planned Minimum Densities .............32 Table 5-3: Summary of PRL Requirements for Rochedale based on DSS............................33 Table 5-4: Existing Parkland ..................................................................................................34 Table 5-5: Proposed Facilities in District Park North..............................................................35 Table 5-6: Proposed Facilities in District Park South .............................................................35 Table 5-7: Land Requirements for PRL in Rochedale............................................................38 Table 5-8: PRL Facilities Costs ..............................................................................................39 Table 5-9: Desired Standards of Service for Community Facilities for Greenfield Areas .......40 Table 5-10: Land requirements for Community Facilities.......................................................43 Table 5-11: LOCP Costs ........................................................................................................43 Table 5-12: Community Land Contribution rates....................................................................45 Table 6-1: Planning Criteria for Rochedale Sewerage Network.............................................47 Table 6-2: Design Criteria for Rochedale Sewerage Network................................................48 Table 6-3: Summary of Sewerage Network Design Guidelines for Rochedale Sewerage Network ..................................................................................................................................49 Table 6-4: Sewer ETs.............................................................................................................51 Table 6-5: Sewerage ET Planned Minimum Densities...........................................................51 Table 6-6: Sewerage Transport System Components ...........................................................54 Table 6-7: Land requirements for the sewerage infrastructure ..............................................56 Table 6-8: Rochedale IC PSP Sewerage Transport System Costs .......................................56 Table 6-9: Rochedale IC PSP Sewerage Treatment System.................................................57 Table 6-10: Sewerage Infrastructure Contribution rates by Contribution Area.......................58 Table 6-11: Planning Criteria for the Rochedale Water Supply Network ...............................59 Table 6-12: Design Criteria for the Rochedale Water Supply Network ..................................59 Table 6-13: Summary of Design Guidelines for the Rochedale Water Supply Network ........60 Table 6-14: Water Supply ETs ...............................................................................................62 Table 6-15: Drinking Water and Non-Drinking Water ETs Planned Minimum Densities ........62 Table 6-16: Water Supply Network Schedule: Drinking Water System..................................65 Table 6-17: Water Supply Network Schedule: Non-Drinking Water System ..........................67 Table 6-18: Land Requirements for Drinking and Non Drinking Water Supply Systems .......71 Table 6-19: Water Supply Network Schedule: Drinking Water System..................................71 Table 6-20: Water Supply Network Schedule: Non Drinking Water Systems ........................72 Table 6-21: Drinking Water Infrastructure Contribution rates by Contribution Area ...............75 Table 6-22: Non-Drinking Water Infrastructure Contributions ................................................75 Table 6-23: Waterway Conversion Rate ................................................................................76 Table 6-24: Waterways Land Acquisition Requirements........................................................84 Table 6-25: Overland Flow Drainage Easement Costs ..........................................................84 Table 6-26: Waterways Embellishment Costs........................................................................84 Table 6-28: Separate Waterways Infrastructure Contributions ..............................................87 Table 6-29: Separate Piped Drainage Infrastructure Contribution rates ................................88 Table 6-30: Total Waterways/Piped Drainage Infrastructure Contribution rates ....................88 Table 6-31: Planned Minimum Densities................................................................................89 Table 6-32: Alternate Contribution Rates ...............................................................................894

Table 7-1: Road Classification Hierarchy ...............................................................................92 Table 7-2: Relationship Between Development and Daily Vehicle Trip Generation ..............94 Table 7-3: Road System Characteristics................................................................................96 Table 7-4: Walking and Cycling Trip Generation Rates .......................................................100 Table 7-5: Road Infrastructure Schedule .............................................................................105 Table 7-6: Road Infrastructure Costs ...................................................................................106 Table 7-7: Public Transport Infrastructure Schedule............................................................107 Table 7-8: Pathway System Infrastructure Schedule ...........................................................107 Table 7-9: Transport ET Conversion Rates and Planned Minimum Densities .....................110 Table 7-10 Transport Contribution rates (Road & Public Transport)....................................111 Table 7-11 Transport Contribution rates (Paths)..................................................................111 Table 8-1: Contribution Application ......................................................................................113 Table 8-2 Value of an ICU....................................................................................................115 Table 8-3: Community Land Infrastructure Contributions by Development Type.................115 Table 8-4: Sewerage Infrastructure Contributions by Contribution Area..............................116 Table 8-5: Drinking Water Infrastructure Contributions By Contribution Area ......................116 Table 8-6: Non-Drinking Water Infrastructure Contributions ................................................116 Table 8-7: Total Waterways Infrastructure Contributions .....................................................117 Table 8-8 Road and Public Transport Contributions ............................................................118 Table 8-9 Path Contributions................................................................................................118

LIST OF FIGURESFigure 2-1: Rochedale IC PSP Location Map ........................................................................13 Figure 2-2: Existing Area Classifications................................................................................14 Figure 2-3: Proposed Land Uses ...........................................................................................17 Figure 3-1: Proposed Sequence of Development ..................................................................22 Figure 4-1: Land Valuations ...................................................................................................27 Figure 5-1: Public Recreation Land Infrastructure..................................................................37 Figure 6-1: Location of Sewerage Transport System Infrastructure.......................................55 Figure 6-2: Rochedale Drinking Water Supply Infrastructure.................................................66 Figure 6-3: Rochedale Non-Drinking Water Supply Infrastructure .........................................69 Figure 6-4: Rochedale Groundwater Bores............................................................................70 Figure 6-5: Waterway Land and Easement Acquisition .........................................................79 Figure 6-6: Stormwater Quality Infrastructure ........................................................................80 Figure 6-7a: Stormwater Drainage Infrastructure - Culverts ..................................................81 Figure 6-7b: Stormwater Drainage Infrastructure - Piped drainage .......................................82 Figure 6-8: Waterway Corridor Improvements Infrastructure .................................................83 Figure 6-9: Waterways Contribution Areas ............................................................................90 Figure 7-1: Existing Road System..........................................................................................93 Figure 7-2: Road System Infrastructure Proposed Road Hierarchy....................................97 Figure 7-3a: Road System Infrastructure Cross Sections ...................................................98 Figure 7-3b: Road System Infrastructure Cross Sections ...................................................99 Figure 7-4: Proposed Location of Bus Stops........................................................................102 Figure 7-5: Pathway System Infrastructure ..........................................................................103 Figure 7-6: Road Drainage Infrastructure.............................................................................104 Figure 8-1: Calculating the Contribution...............................................................................114

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1

INTRODUCTION

1.1 BACKGROUNDThe Rochedale Infrastructure Contribution Planning Scheme Policy (Rochedale IC PSP) contains information and data relating to the expected rate of development and infrastructure required to service the area. This PSP is to be read in conjunction with: (a) IPA Section 6.1.20 (Planning Scheme Policies for Infrastructure). (b) IPA Section 6.1.31 (Conditions about infrastructure for applications). (c) Brisbane City Plan 2000. (d) All adopted Infill and High Growth PSPs. (e) Rochedale Urban Community Local Plan (when in effect). On 1 July 2007, infill and city-wide planning scheme policies for infrastructure for water supply, sewerage, waterways, transport and community purposes came into effect. From the date that this Rochedale IC PSP takes effect contributions for water supply, sewerage, waterways, transport and community purposes will be calculated in accordance with this Rochedale IC PSP.

1.2 PURPOSEThe Integrated Planning Act 1997 requires integration of land use and infrastructure planning that allows infrastructure to be supplied in a coordinated, efficient and orderly manner. Infrastructure coordination encourages development in areas where infrastructure already exists or can be efficiently provided and has a major influence on achieving sustainable development.

1.3 AUTHORISING LEGISLATIONThis PSP is made pursuant to IPA Section 6.1.20. IPA allows for the imposition of conditions on development approvals requiring contribution of land, works or money towards the cost of supplying infrastructure in accordance with planning scheme policies, until 30 June 2008 or a later date determined by the Minister. Pursuant to Section 6.1.20 (2) this policy states each of the following

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Table 1-1: Compliance to Section 6.1.20 of the Integrated Planning Act Requirement Reference A contribution for each development infrastructure Section 8 network identified in the policy The estimated proportion of the establishment cost of Section 4.6 each network to be funded by the contribution Section 5.4.5 Section 5.5.5 Section 6.3.6 Section 6.4.6 Section 6.5.6 Section 7.7 When it is estimated the infrastructure forming part of Section 4.3 the network will be provided Section 5 & Appendix B Section 6 & Appendix C Section 7 & Appendix D The estimated establishment cost of the infrastructure Section 4.4 Section 5 & Appendix B Section 6 & Appendix C Section 7 & Appendix D Each area in which the contribution applies Table 5.12 Table 6.10 Table 6.21 Table 6.22 Table 6.30 Table 7.10 Table 7.11 Each type of lot or use for which the contribution Section 8 applies How the contribution must be calculated for each area Section 8 and each type of lot

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1.4 DEFINITION OF TRUNK INFRASTRUCTUREIPA differentiates between trunk and non trunk infrastructure. Trunk infrastructure is the infrastructure for which Council will levy infrastructure contributions under this PSP. 1.4.1 The Definition of Non Trunk Infrastructure Non trunk infrastructure is development infrastructure that is not trunk infrastructure. 1.4.2 The Definition of Trunk Infrastructure Trunk infrastructure is higher order development infrastructure supplied by the local government or State infrastructure provider and primarily intended to provide network distribution and collection functions or provide services shared by a number of developments. Infrastructure is required as a result of increased development. The networks that are funded through High Growth PSPs are identified in the table below. Examples of infrastructure items that comprise these networks, and for which contributions have been set, are provided for illustrative purposes. Table 1-2: Trunk Infrastructure Networks, Systems and Items Scope of Items Infrastructure Water Supply trunk drinking water pipes trunk non-drinking water pipes water storage reservoirs pump stations and booster stations land acquisition for water storage reservoirs and booster stations ground water extraction system (bores) Sewerage trunk sewerage pipes water reclamation plant pump stations rising mains land acquisition ancillary to pump station Waterways trunk stormwater pipes trunk stormwater corridors (open piped solutions) rehabilitation (bank stabilisation) stormwater culverts acquisition of waterway easement rights acquisition of land for waterway corridors Transport road upgrades traffic signals public transport stops pedestrian/cycle paths acquisition of land ancillary to pedestrian/cycle paths Community Land acquisition of new public recreation land acquisition of Land for Other Community Facilities preparation works and improvements new public recreation land

1.4.3 Items Excluded from Infrastructure Planing Scheme Policies In addition to paying an infrastructure contribution, developers must also demonstrate that all infrastructure requirements have been satisfied. In general, there will be elements of local infrastructure required to connect a site or development area to the trunk infrastructure networks. This work is attributable to the8

development and is over and above the infrastructure contribution defined through a PSP. It is also the responsibility of the developer to provide services to the property boundary of land for community purposes near any planned buildings or facilities. In certain circumstances, a development may need special types of infrastructure, which were not considered in the PSP. For example, industrial development may require grease traps to prevent pollutants from escaping into local waterways. A development may also require temporary work if the regional infrastructure has not yet been constructed. This is most likely to occur when the proposed development is outside the assumed sequence of development. Many of these items can be removed once the regional infrastructure has been provided. For example, a local detention pond may be required where a regional corridor has not yet been acquired. The site of the local detention basin could be developed for other purposes once the corridor has been acquired and associated work undertaken. The cost of these types of infrastructure will not be offset against the contributions set in the PSP. 1.4.4 Plan Density and Cost Impact Assessment Assumptions have been made about the likely sequence of development and the staging of infrastructure. Contributions are based upon these assumptions. Development that is inconsistent with the type, scale, location and timing of development as set out in the Local Plan is considered to be inconsistent with the planning assumptions underlying the infrastructure contributions and will be subject to cost impact assessments. If development does not achieve the planned densities as set out in the City Plan, the infrastructure contributions will still be assessed in accordance with planned densities.

1.5 INFRASTRUCTURE CONTRIBUTION TRIGGERSInfrastructure contributions for trunk infrastructure arising from: Reconfiguring a Lot, A Material Change of Use, A combined reconfiguring and material change of use, A building application, Any other assessable development that increases the demand for trunk infrastructure. Preliminary approval to which IPA Section 3.1.6 (Preliminary Approval may Override Local Planning Instrument) applies; where the development which is the subject of the preliminary approval is stated to be self assessable development.

1.6 OVERVIEW OF CALCULATING INFRASTRUCTURE CONTRIBUTIONSThe infrastructure contributions for each infrastructure network are expressed in infrastructure contribution units (ICUs). To calculate the contributions for the individual infrastructure networks refer to Section 5 Community Land, Section 6 Water Management, and Section 7 Transport. Summary contribution tables and calculation formulae are contained in Section 8. 1.6.1 Measures of Development and Demand for Network of Capacity Land use is defined in terms of development units. In established areas, these units are dwellings in the case of residential development and gross floor area in the case of nonresidential development. In greenfield areas development units are developable hectares for both residential and non-residential development. Development units are converted into units of demand for specific infrastructure networks by using a land use and network specific conversion rate.

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By expressing demand in relative terms across land uses, a range of different uses can have their demand defined through a single index, the Unit of Demand. In established areas, this relative unit of demand is the Equivalent Tenement or ET, and is the consumption of capacity of a network by one low-density dwelling. In greenfield areas Equivalent Hectare or EH, and is the consumption of the capacity of a network by one developable hectare of low-density residential development. The relationship is expressed in the following equation: Units of Demand (ETs or EHs) = (conversion rate) x No. of Development Units. The demand measure relevant for this PSP is stipulated in relevant parts of the document. 1.6.2 Infrastructure Credits An infrastructure credit represents the value of infrastructure contributions or payments imputed to have previously been made over the site by: Any existing lawful use(s) that exists or existed on the land which is the subject of an infrastructure contribution assessment, at the time the assessment (or the application being lodged with Council) is made, where a contribution has been made which accords with the requirement for the relevant network. A self assessable residential use on that land permitted at the time of the assessment. Existing lawful development will be credited at infrastructure credit rates specified and expressed as ICUs. In some High Growth Contribution Areas, it is explicitly stated that no credits are included in the PSP and no credit will be calculated. 1.6.3 Infrastructure Offsets An offset may be allowed where a developer will undertake trunk infrastructure works that are part of the PSP. The amount of this offset is to be determined by Council, deducted from the calculated infrastructure contributions and expressed as ICUs. A development may be conditioned or agreement reached (via an Infrastructure Agreement) to supply certain items of trunk infrastructure as part of a development. In such instances, the value of that infrastructure identified in the relevant PSP, less the amount of any contingencies, design and administration costs will be offset against the contribution for the relevant network. For example, where Council has approved the construction of works or dedication of land in fee simple, the value of these works or land will be offset against the assessed infrastructure contribution where an agreement is reached with Council to do this.

1.7 CONDITIONING OF INFRASTRUCTURE CONTRIBUTIONSIPA allows for the imposition of conditions on development approvals requiring contribution of land, works or money towards the cost of supplying infrastructure in accordance with IPA Section 6.1.31(c).

1.8 PAYMENT OF INFRASTRUCTURE CONTRIBUTIONS1.8.1 Timing of Payment The infrastructure contributions must be paid as follows: a. Reconfiguration of a lot prior to survey plan endorsement by Council. b. Building application before the certification of classification for the building work is issued. c. Material change of use prior to the commencement of use. If a), b) and c) do not apply as stated in the development approval.

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1.8.2 Methods of Payment Monetary payment can by paid by cash, credit card, EFTPOS or cheque at Council Customer Service Centres. 1.8.3 Infrastructure Agreements Infrastructure Agreements (IAs) are an agreement about payment for, or supply of, infrastructure. Council may consider entering into an IA in certain situations, for example to: a) b) Vary the amount, the timing or the form of payment of an infrastructure contribution (e.g. to allow the applicant to supply works or land in lieu of part or all of the contribution). Provide the terms on which a refund would be provided.

IAs may be used in High Growth or Infill Areas when future growth is associated with a single or limited number of developers and the planning for infrastructure, costing and cost apportionment can be clearly associated with the development in question.

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2

ROCHEDALE IC PSP AREA

The Rochedale IC PSP is based on the Rochedale Urban Community Local Plan. The Rochedale area is situated 15 km south east of the Brisbane City Centre, with Logan City adjoining to the south and Redland Shire adjoining to the east. The study area, covering approximately 1,700 hectares (ha), is defined by Mt GravattCapalaba Road and Mount Cotton Road to the north, Priest Gully Creek to the east, Priestdale Road and Underwood Road to the south, and Gateway Motorway and Pacific Motorway to the west. The study area is shown in Figure 2-1.

2.1 EXISTING LAND USESRochedale is located on Brisbanes urban fringe and has been identified as a strategic location for future residential development. The area provides good access to major road and public transport corridors, with both the South East Freeway and Gateway Motorway corridors adjoining the site. In addition, the site is located in close proximity to major employment centres, with Mt Gravatt Regional Centre situated to the north, and Springwood to the south of Rochedale. The Rochedale area represents a complex mix of landscapes and land uses. The site is located on the western extremity of a broad band of rural and bushland area which forms part of the Koala Management Area. Accordingly, Rochedale land is predominantly included in the Rural and Environmental Protection area classifications. Existing land uses include rural and limited low density residential development, a caravan park, service station and shops on the corner of Miles Platting Road and Rochedale Road. The Austral Brickworks and Rochedale Landfill sites are located in the north of the study area. A number of creeks of varying order, size and significance, traverse the Rochedale area to reach Bulimba Creek to the west of the site. The larger creeks contain remnant vegetation. Valued urban vegetation is located throughout the study area. In addition, the State Core Koala Corridor is located to the north and east of the study area. Existing area classification in Rochedale is shown in Figure 2-2. Overall, Rochedale contains approximately 600 hectares of land suitable for urban development excluding roads, habitat and ecological corridors and waterway corridors.

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HERSTON HERSTON HERSTON HERSTON HERSTON HERSTON RED HILL RED HILL RED HILL RED HILL RED HILL RED HILL

BULIMBA BULIMBA BULIMBA BULIMBA BULIMBA BULIMBA

MURARRIE MURARRIE MURARRIE MURARRIE MURARRIE MURARRIE

NEWSTEAD NEWSTEAD NEWSTEAD NEWSTEAD NEWSTEAD NEWSTEAD VALLEY VALLEY VALLEY SPRING HILL VALLEY SPRING HILL VALLEY SPRING HILL SPRING HILL SPRING HILL SPRING HILL BALMORAL BALMORAL BALMORAL BALMORAL BALMORAL BALMORAL MORNINGSIDE MORNINGSIDE MORNINGSIDE MORNINGSIDE MORNINGSIDE

WYNNUM WEST WYNNUM WEST WYNNUM WEST WYNNUM WEST WYNNUM WEST

PADDINGTON PADDINGTON PADDINGTON PADDINGTON PADDINGTON PADDINGTON

CBD CBDMILTON MILTON MILTON MILTON MILTONAUCHENFLOWER AUCHENFLOWER AUCHENFLOWER AUCHENFLOWER AUCHENFLOWER AUCHENFLOWER

HAWTHORNE HAWTHORNE HAWTHORNE HAWTHORNE HAWTHORNE HAWTHORNE

MANLY WEST MANLY WEST MANLY WEST MANLY WEST MANLY WEST MANLY WEST CANNON HILL CANNON HILL CANNON HILL CANNON HILL CANNON HILL

BRISBANE BRISBANE BRISBANE BRISBANE BRISBANE BRISBANE KANGAROO POINT KANGAROO POINT KANGAROO POINT KANGAROO POINT KANGAROO POINT TINGALPA TINGALPA TINGALPA TINGALPA TINGALPA

SOUTH BRISBANE SOUTH BRISBANE SOUTH BRISBANE SOUTH BRISBANE SOUTH BRISBANE WEST END WEST END WEST END WEST END WEST END WEST END HIGHGATE HILL HIGHGATE HILL HIGHGATE HILL HIGHGATE HILL HIGHGATE HILL DUTTON PARK DUTTON PARK DUTTON PARK DUTTON PARK DUTTON PARK ST LUCIA ST LUCIA ST LUCIA ST LUCIA ST LUCIA

NORMAN PARK NORMAN PARK NORMAN PARK NORMAN PARK NORMAN PARK EAST BRISBANE EAST BRISBANE EAST BRISBANE EAST BRISBANE EAST BRISBANE WAKERLEY WAKERLEY WAKERLEY WAKERLEY WAKERLEY WAKERLEY

COORPAROO CAMP HILL COORPAROO CAMP HILL COORPAROO CAMP HILL COORPAROO CAMP HILL COORPAROO CAMP HILL

GUMDALE GUMDALE GUMDALE GUMDALE GUMDALE

FAIRFIELD FAIRFIELD FAIRFIELD FAIRFIELD YERONGA YERONGA YERONGA YERONGA YERONGA ANNERLEY ANNERLEY ANNERLEY ANNERLEY ANNERLEY ANNERLEY

GREENSLOPES GREENSLOPES GREENSLOPES GREENSLOPES GREENSLOPES

CARINA HEIGHTS CARINA HEIGHTS CARINA HEIGHTS CARINA HEIGHTS CARINA HEIGHTS CARINA HEIGHTS CARINDALE CARINDALE CARINDALE CARINDALE

BELMONT BELMONT BELMONT BELMONT BELMONT

5kmHOLLAND PARK HOLLAND PARK HOLLAND PARK HOLLAND PARK HOLLAND PARK TARRAGINDI TARRAGINDI TARRAGINDI TARRAGINDI TARRAGINDI MT GRAVATT EAST MT GRAVATT EAST MT GRAVATT EAST MT GRAVATT EAST MT GRAVATT EAST MANSFIELD MANSFIELD MANSFIELD MANSFIELD MT GRAVATT MT GRAVATT MT GRAVATT MT GRAVATT MT GRAVATT MACKENZIE MACKENZIE MACKENZIE MACKENZIE

CHANDLER CHANDLER CHANDLER CHANDLER CHANDLER

TENNYSON TENNYSON TENNYSON TENNYSON TENNYSON TENNYSON

YEERONGPILLY YEERONGPILLY YEERONGPILLY YEERONGPILLY YEERONGPILLY MOOROOKA MOOROOKA MOOROOKA MOOROOKA MOOROOKA

SALISBURY SALISBURY SALISBURY SALISBURYROCKLEA ROCKLEA ROCKLEA ROCKLEA ROCKLEA ROCKLEA

NATHAN NATHAN NATHAN NATHAN NATHAN UPR MT GRAVATT UPR MT GRAVATT UPR MT GRAVATT UPR MT GRAVATT UPR MT GRAVATT

10kmARCHERFIELD ARCHERFIELD ARCHERFIELD ARCHERFIELD COOPERS PLAINS COOPERS PLAINS COOPERS PLAINS COOPERS PLAINS COOPERS PLAINS ROBERTSON ROBERTSON ROBERTSON ROBERTSON ROBERTSON ROBERTSON

WISHART WISHART WISHART WISHART

MACGREGOR MACGREGOR MACGREGOR MACGREGOR MACGREGOR

ROCHEDALE ROCHEDALE PSP PSPROCHEDALE ROCHEDALE ROCHEDALE ROCHEDALE ROCHEDALE ROCHEDALE

BURBANK BURBANK BURBANK BURBANK BURBANK BURBANK

SUNNYBANK SUNNYBANK SUNNYBANK SUNNYBANK SUNNYBANK ACACIA RIDGE ACACIA RIDGE ACACIA RIDGE ACACIA RIDGE ACACIA RIDGE ACACIA RIDGE

EIGHT MILE PLNS EIGHT MILE PLNS EIGHT MILE PLNS EIGHT MILE PLNS MILE PLNS

WILLAWONG WILLAWONG WILLAWONG WILLAWONG WILLAWONG WILLAWONG

SUNNYBANK HILLS SUNNYBANK HILLS SUNNYBANK HILLS SUNNYBANK HILLS SUNNYBANK HILLS

15kmALGESTER ALGESTER ALGESTER ALGESTER ALGESTERPALLARA PALLARA PALLARA PALLARA PALLARA PALLARA

KURABY KURABY KURABY KURABY KURABY

CALAMVALE CALAMVALE CALAMVALE CALAMVALE CALAMVALE STRETTON STRETTON STRETTON STRETTON STRETTON KARAWATHA KARAWATHA KARAWATHA KARAWATHA KARAWATHA0 2 4km

LEGEND Rochedale PSP Boundary 5km Radii from CBD

Scale 1 : 100,000 (at A4)

"While every care is taken by Brisbane City Council (BCC), Webmap and Department of Natural Resources and Mines (NRM) to ensure the accuracy of this data, BCC, Webmap and NRM jointly and severally make no representations or warranties about its accuracy, reliability, completeness or suitability for any particular purpose and disclaim all responsibility and all liability (including without limitation, liability in negligence) for all expenses, losses, damages (including indirect or consequential damage) and costs which may be incurred as a result of data being inaccurate or incomplete in any way and for any reason." Based on Data provided with the permission of the Department of Natural Resources and Mines (NRM): Cadastral Data (MMM / YYYY) The 2001 digital aerial imagery is used by BCC under license from Webmap. The imagery was flown in May 2001 and ortho rectified (April 2002). Webmap 2002 Brisbane City Council, 2002

GIS SUPPORT SERVICES

Brisbane City Boundary

ROCHEDALE PSP Location Map Figure 2-1Job Number : BM67843-1Date : 14 December 2006 Phone : 340 38888

N:\CP\Request\2006QTR4\BM67843\Mapinfo\Workspaces\bm67843-1.worPrepared by : ABO2 Notes :

D AD AD D ROAD ROAD A ROA A ROA A RO ABA RO ALABA PALABA PAL AB APA LA CAPA LA - CAPAL TT-- CAP TT ATT VATT C VATT - C VATT -- C AV AV AV MT GRA MT GRA MT GRA MT GR MT GR MT GR

RU RU RU RU RU RU RU RU RU RU RU RU RU RU RU RU CN CN CN CN CN

EI EI EI EI EIGA GA GA GAT GAT TE TEW TE W TEW EW A W AY AY AY AY Y Y M M MO MO T MO T MOT OTO TOR T OR OR ORW RWA WA WA Y WAY AY AY Y

SR SR SR SR SR SR

EP EP EP EP

CU8 CU8 CU8 CU8 CU8

CU2 CU2 CU2 CU2 CU2 CU2 CN CN CN CN CN CN

PK PK PK PK

RU RU RU RU RU

EP EP EP EP EP EP EP EP EP EP EP

CU8 CU8 CU8 CU8 CU8 CU8

RU RU RU RU RU

ROCHED ROCHED ROCHED A ROCHEDALE ROCHE DA LE HE ALE R ALE ROAD LE ROAD ROAD ROAD ROAD

EP EP EP EP

RU RU RU RU RU

EP EP EP EP EP

RU RU RU RU RU RU RU RU RU RU RU

RU RU RU RU RU RU

C IC C C FIIC FC IFIII CF CIIF CIIIF PA C PA C PA C PA PA PA

SP2 SP2 SP2 SP2

EC EC EC EC SP2 SP2 SP2 SP2 SP2 SP2

PK PK PK PK PK

MIL ES P MILES P MILES P LA MILES PLA MILES PLA IL TTIN LATTIN G LATTING TT G RO TT ING RO T TING RO ROAD AD ROAD OAD AD

EP EP EP EP EP CU4 CU4 CU4 CU4 CU4

AY AY AY AY AY AY RW RW RW RW RW RW TOR TOR TOR TO TO TO MO MO MO MO MO MO

PK PK PK PK PK

RU RU RU RU RU RU

EP EP EP EP EP

RU RU RU RU RU

CU4 CU4 CU4 CU4

RU RU RU RU RU CU4 CU4 CU4 CU4 CU4 CU4

Conservation Area (CN) Environmental Protection (EP) Rural Area (RU) Park Land (PK) Sport and Recreation Area (SR) Extractive Industry (EI) Community Use Area - Community Facilities (CU2) Community Use Area - Education Purposes (CU4) Community Use Area - Utility Services (CU8) Emerging Communities (EC) Special Purpose Centre - Major Educational & Research Facility (SP2)

0

750

1,500m

Scale 1 : 41,000 (at A4)



ROCHEDALE PSP Existing Area Classifications Figure 2-2Job Number : BM67843-2Date : 14 December 2006 Phone : 340 38888


2.2 ROCHEDALE LOCAL PLANThe Rochedale Urban Community Local Plan, when in effect, will provide developable land for an estimated population of approximately 16,300 persons, within some 6,500 dwellings and encourages a range of housing types. In addition, the Local Plan: Proposes an urban settlement, sensitive to the surrounding environment and climate. Focuses on sustainable management of the natural attributes and resources of the site. Focuses on the development of a sustainable integrated water cycle management approach. Focuses on integration of movement and land use systems. Ensures community access to parkland, transport and neighbourhood centres. Proposed land uses for the Rochedale Urban Community Local Plan area are outlined in Table 2-1 and shown in Figure 2-3. Table 2-1: Rochedale Urban Community Local Plan Proposed Land UsesProposed Land Use Multi Purpose Centre Town Centre (20dw/ha) Gateway Civic Mixed Use in Town Centre (50dw/ha) Mixed Use not in Town Centre (40dw/ha) Neighbourhood Centres Residential Uses Very Low Density Residential Low Density Residential Low Medium Density Residential Rural Community Uses Community Facilities Education Purposes Utility Installation Facilities Special Purposes SP2 Major Education and Research Facility (Brisbane Technology Park) State Service Centre Industry Extractive Industry Land Fill Business Park Business Service Centre Environment and Scenic Constraints Environmental Protection Areas Waterway Corridors Core Public Waterway Corridors Fringe Public Waterway Corridors Core Private Waterway Corridors Fringe Private Habitat Public Habitat Private Open Space and Parks District Local Total Note: dw/ ha refers to the number of dwelling units per hectare. Adopted Area (Ha) 5.7 14.3 11.6 6.4 2.3 32.9 263.4 92.4 59.4 1.8 35.9 5.0 28.6 2.7 38.1 59.5 61.2 0.8 609.3 58.8 25.3 43.0 23.0 24.3 35.2 24.0 30.2 1595.2 Proportion % 0.36% 0.90% 0.73% 0.40% 0.14% 2.06% 16.51% 5.79% 3.73% 0.11% 2.25% 0.31% 1.80% 0.17% 2.39% 3.73% 3.84% 0.05% 38.20% 3.69% 1.59% 2.70% 1.44% 1.53% 2.20% 1.50% 1.89% 100.00%

15

The land uses identified within the Rochedale Urban Community Local Plan form the basis of the proposed growth for Rochedale and determine the infrastructure required to service the future population. The following section explains how the future growth projections for the proposed land uses were forecast.

16

3

FORECAST DEVELOPMENT

Forecasts about the character and amount of development provide the basis for infrastructure plans and the cost apportionment leading to the identification of contributions. This section explains and presents these forecasts. Development assumptions have been based on the ultimate use of the land if developed for urban purposes.

3.1 METHOD OF FORECASTINGThe future development has been based on the existing and recently approved development in the area and an estimate of growth. The existing development has been based on: Census data (2001) and other estimates by the Australian Bureau of Statistics Existing City Plan designations Analysis of 2001 aerial photography and land use survey Field inspections BCC Revenue Information Management System (RIMS) data.

The method of calculating future development has varied according to the different land uses being considered and is based upon the area available for development within each land use precinct contained in the Rochedale Urban Community Local Plan. These land use precincts are shown on Figure 2-3. The future resident population and dwellings have been based on the closest equivalent development characteristics such as developable area, dwelling density (number of dwellings per hectare) and occupancy rates (number of persons per dwelling). Characteristics of development that affect yield have been derived from an examination of development sites in the study area. The following sections document the assumptions which have been used to plan infrastructure required to service Rochedale, together with the calculation of the associated infrastructure contributions.

3.2 EXISTING DEVELOPMENTFor the purposes of the Rochedale IC PSP, given the largely rural predominance of the existing area, the demand from the existing population for: Infrastructure currently required but not yet provided is assumed to be nil; and Infrastructure required in the future is very low (excepting the drinking water supply system).

18

3.3 FUTURE DEVELOPMENTThe PSP has assumed future land uses as described in the Rochedale Urban Community Local Plan. The Rochedale development is likely to accommodate approximately 16,300 people. The development is planned to be developed in three stages over 15 years. The proposed stages, timing and approximate area of land within each stage are outlined below. The PSP can only make informed assumptions on current market trends and future population growth. It is acknowledged that 100% of each stage will most likely not be developed as a result of market forces and changes. Table 3-1 outlines the assumed staging for the development. Table 3-1: Development Staging Stage Period Stage 1 Stage 2 Stage 3 2007-2011 2012-2016 2017-2021

Area

358 hectares 304 hectares 163 hectares

The following sections discuss growth projections for major land use areas in some detail. 3.3.1 Residential Development The Very Low Density Residential precinct contains areas of high scenic and bushland landscape character value. Accordingly, the Rochedale Local Plan contains provisions to protect and enhance these values. Such provisions include limiting residential development to a low density of 5 dwellings per hectare; limiting the development footprint to 30 percent of the site; encouraging cluster dwellings to reduce development footprints; and allowing different lot sizes and titling arrangements. These areas are expected to accommodate 164 dwellings by the year 2021. Based on a dwelling occupancy rate of 2.9 persons per household, the future population of the Very Low Density Residential precinct is estimated to be 476 persons. The Low Density Residential area is expected to yield 12 16 dwellings per hectare with a dwelling occupancy rate of 2.8 persons per household which will provide a future population of approximately 10,326 persons accommodated in 3,688 dwellings. The Low-Medium Residential areas expected density is 16 25 dwellings per hectare with an occupancy rate of 2.0 persons. By applying this rate to the amount of appropriately classified land, the number of additional dwellings anticipated is 1,848 with a future population of 3,696. The expected density in the Mixed Use area is 40 50 dwellings per hectare with an occupancy rate of 1.9 persons. By applying this rate to the amount of appropriately classified land, the number of additional dwellings anticipated is 864 with a future population of 1,641. The forecast rates for new residential development (dwellings) are detailed in Table 3-2. Table 3-3 identifies the total projected residential population for Rochedale.

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Table 3-2: Projected Growth in Residential Development (Dwellings)Period Existing** 2005 Existing remaining*** 2007 2011 2012 2016 2017 2021 TOTAL 2021 (new) TOTAL 2021 (Existing remaining + new) Very low Low Low density density medium residential residential residential 0 354 130 0 0 164 0 164 164 0 1,852 1,145 690 3,688 3,688 0 637 906 305 1,848 1,848 Mixed use Mixed use in town not in town centre centre 0 0 0 32 549 0 581 581 0 1 56 199 255 255 Other residential* 0 0 0 114 0 114 114 TOTAL 484 0 2,521 2,935 1,194 6,650 6,650

*Other residential includes residential development in Town Centre **Existing development in areas designated for Low Density and Low Medium Density is represented by rural dwellings ***It is assumed that existing development in areas designated for Low Density and Low Medium Density will be redeveloped for new land uses

Table 3-3: Projected Growth in Residential Development (Population)Period Existing* 2005 Existing remaining** 2007 2011 2012 2016 2017 2021 TOTAL 2021 (new) TOTAL 2021 (Existing remaining + new) Very low density residential 0 0 0 476 0 476 476 Low Low density medium residential residential 991 260 0 5,187 3,206 1,932 10,326 10,326 0 1,273 1,813 610 3,696 3,696 Mixed use in town centre 0 0 60 1,044 0 1,104 1,104 Mixed use Other not in town residential* centre 0 0 0 1 106 377 484 484 0 0 217 0 217 217 TOTAL 1,251 0 6,522 6,862 2,919 16,303 16,303

*Other residential includes residential development in Town Centre **Existing development in areas designated for Low Density and Low Medium Density is represented by rural dwellings ***It is assumed that existing rural development in areas designated for Low Density and Low Medium Density will be redeveloped for new land uses.

Overall, the forecast development to year 2021 provides for an estimated residential population of approximately 16,303 people.

20

3.3.2 Non-Residential Development Existing non-residential land uses include rural uses, a service station and shops on the corner of Miles Platting Road and Rochedale Road. The Austral Brickworks and Rochedale Landfill sites are also located in the north of the Local Plan area. Rochedale Local Plan proposes approximately 13% of the subject area to be allocated for non-residential uses. This figure excludes the landfill site (3.73% of the total subject area) and areas designated for open space and environmental protection (54.73% of the total subject area). The proposed non-residential land uses include up to 40 hectares designated for multipurpose centre activities, up to 37.7 hectares designated for community and education facilities, and 28.6 hectares designated for a major education and research facility. In addition, 6.3% of the subject area (100 ha) is designated for industrial uses. This includes 61.2 hectares for an Industrial Business Park, 38.1 hectares for Extractive Industry purposes (an existing Austral Bricks site) and 1 hectare for a Business Service Centre. Table 3-2 provides employment projections by employment type for Rochedale to the year 2016. Table 3-1 Projected employment to 2016Employment (jobs) to 2016 Local Plan Land Use Type Mixed use in Town Centre Mixed use not in Town Centre Town Centre Neighbourhood Centres Business Centre Business Park Gateway Civic State Service Centre Community Use Total 835 2003 6071 50 50 8,959 Retail 130 290 300 60 20 35 470 70 315 574 2207 1102 1102 180 Service 574 Professional 1480 Industry Other Total

3.3.3 Sequence of Development The potential sequence of development provides a guide for the provision of infrastructure in Rochedale. The likely sequence is driven by a number of considerations including: Recent short term development activity in the area Encumbrances on sites and the capacity to put developable packages together The cost of providing new services required by development The relative demand for and opportunity to provide land appropriate for the market demand.

Taking these factors into consideration, the proposed sequencing of development is shown in Figure 3-1.21

D AD AD D ROAD ROAD A ROA A ROA A RO ABA RO ALABA PALABA PAL AB APA LA CAPA LA - CAPAL TT-- CAP TT ATT VATT C VATT - C VATT -- C AV AV AV MT GRA MT GRA MT GRA MT GR MT GR MT GR

1 1

GA GA GA GAT GAT TE TEW TE W TEW EW A W AY AY AY AY Y Y M M MO MO T MO T MOT OTO TOR T OR OR ORW RWA WA WA Y WAY AY AY Y

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MIL ES P MILES P MILES P LA MILES PLA MILES PLA IL TTIN LATTIN G LATTING TT G RO TT ING RO T TING RO ROAD AD ROAD OAD AD

2 2

3 3

ROCHED ROCHED ROCHED A ROCHEDALE ROCHE DA LE HE ALE R ALE ROAD LE ROAD ROAD ROAD ROAD

Rochedale PSP Boundary PROPOSED SEQUENCE PERIODS 1 1 2 2 3 3 2007 - 2011 2012 - 2016 2017 - 2021

C IC C C FIIC FC IFIII CF CIIF CIIIF PA C PA C PA C PA PA PA AY AY AY AY AY AY RW RW RW RW RW RW TOR TOR TOR TO TO TO MO MO MO MO MO MO

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ROCHEDALE PSP Proposed Sequence of Development Figure 3-1Job Number : BM67843-3Date : 04 January 2007 Phone : 340 38888


4

OVERVIEW OF COST APPORTIONMENT

Cost apportionment is an equitable way of ensuring that development only pays for its fair share of infrastructure. It ensures that contributions applied are not more than the proportion of the cost of the item that can reasonably be apportioned to the premises, taking into account the likely share of the usage of the item by the premises (as per Section 5.1.7 Integrated Planning Act 1997). This section explains the basis of cost apportionment, including the scope and valuation of items, the way in which demand from different types of development has been assessed and the methods used for cost apportionment. Sections 5 to 7 contain more detail about how these principles have been applied to the networks included in the Rochedale IC PSP.

4.1 PLANS FOR INFRASTRUCTUREPlans for infrastructure are an essential element of identifying future infrastructure needs, timing, and costs. Key elements of the plans for infrastructure are outlined below.

4.2 SCOPE OF NETWORKS AND ITEMSTable 4-1 identifies the networks covered and the general items that are contained in the Rochedale IC PSP. Other types of infrastructure, such as those relating to Water Sensitive Urban Design are also required on individual sites to reduce the demand for external infrastructure. Table 4-1: Scope of Infrastructure Scope of Items Infrastructure Water Supply trunk drinking water pipes trunk non-drinking water pipes water storage reservoirs pump stations and booster stations land acquisition for water storage reservoirs and booster stations ground water extraction system (bores) Sewerage trunk sewerage pipes water reclamation plant pump stations rising mains land acquisition ancillary to pump station Waterways trunk stormwater pipes trunk stormwater corridors (open piped solutions) rehabilitation (bank stabilisation) stormwater culverts acquisition of waterway easement rights acquisition of land for waterway corridors Transport road upgrades traffic signals public transport stops pedestrian/cycle paths acquisition of land ancillary to pedestrian/cycle paths Community Land acquisition of new public recreation land acquisition of Land for Other Community Facilities preparation works and improvements new public recreation land

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The costs of preparing the PSP and financing the provision of infrastructure are recoverable within the contributions.

4.3 TIMING OF INFRASTRUCTUREThe anticipated timing of when certain infrastructure items are to be provided is identified within the plans for infrastructure, taking into account the likely sequence of development in Rochedale. These times may vary depending upon development, but for the purposes of discounting and cost apportionment, it has been generally assumed that these items will be provided in the middle year of the specified period.

4.4 COST OF INFRASTRUCTUREPlanned and existing infrastructure has been valued as follows: Planned infrastructure is costed on the basis of preliminary layouts and standard construction rates. Standard construction rates have been inflated for indirect costs, including contingencies and the cost of project and construction management. All existing water supply infrastructure is valued at replacement costs. Infrastructure that was provided with the expectation that part of the funding would be sourced from infrastructure contributions has been valued at the actual cost. To maintain contributions at the same rate over the life of the plan, the present value of infrastructure is used. Infrastructure that was provided without the expectation of funding from infrastructure contributions has been valued at depreciated replacement cost. Land valuations have been undertaken generally through the area by a registered property valuer for the purposes of valuing land for inclusion in infrastructure charging. Factors affecting value such as topography, liability to flooding and recent sales have all been considered.

The costs of infrastructure stated in this document are real values. Real discount rates are also used, where required, in the cost apportionment. 4.4.1 Land Value Land required as part of local government infrastructure was valued at anticipated market value of the land after adoption of the Rochedale Local Plan. Land values have been classified into four distinct land valuation rates and these are described in Table 4-2. Please also refer to Figure 4-1 for further guidance. To determine the market value of land required for waterway fringe, road and community purposes, the value of the land is based on the potential land use (under the Rochedale Local Plan) had the land not been required for public infrastructure. The potential land use is considered to be the same as the adjoining developable land use. Where land required for public infrastructure purposes is adjacent to more than one developable land use then the value will be based on a proportion of the perimeter of the immediate adjoining developable land use (refer to Diagram 4-1). Land required for waterway core will be based on the applicable (public or private) land valuation rate listed in Table 4-2 regardless of adjoining land use. Council will determine the value of land, required for public infrastructure, in accordance with this policy.

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For clarification, waterway corridor, road reserve and land for community purpose is not considered developable land for the purpose of valuing adjacent land required by this PSP. Table 4-2: Land Valuation Rates Land Rate Land Use Waterway core private (as easement) Waterway core public VLR Very-low density residential Ha Habitat EP Environmental protection Ru Rural LR Low Density residential LMR Low-medium density residential MU Mixed use not in Town Centre CU Community use Bu Business service centre/Business park GC Gateway Civic NC Neighbourhood Centre TC Town Centre MU in TC Mixed use in Town Centre

Value/Ha ($2006-07) 280,000 140,000 200,000

Value/m2 ($2006-07) 28 14 20

Rate 1

Rate 2

700,000

70

Rate 3

3,100,000

310

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Adjoining Business Service Centre (Rate 3) A future park is required for public infrastructure. 40% of the perimeter of the future park is adjacent to Business Service (rate 3) and 60% of the perimeter is adjacent to Low Density Residential (rate 2). The method of calculating the value of the park is as follows.

40% perimeter

Future park

60% perimeter Adjoining Low Density Residential (Rate 2)

Value of the park =

Area of park x 40% x Rate 3

+

Area of park x 60% x Rate 2

Adjoining waterway corridor A waterway fringe is required for public infrastructure. The future waterway fringe is adjacent to developable and non-developable (waterway corridor) land. The value is based on the perimeter of the developable land only. The method of calculating the value of the fringe is as follows. Future waterway fringe 30% perimeter Adjoining Low Density Residential (Rate 2)

70% perimeter

Adjoining Rural (Rate 1)

Value of the fringe = Area of fringe x 30% x Rate 2

+

Area of fringe x 70% x Rate 1

A waterway core is required for public infrastructure. The future waterway core is adjacent to developable land however the value is based on the waterway core rate only. The method of calculating the value of the waterway core is as follows.

Future public waterway core

Adjoining waterway fringe

Adjoining Developable land

Value of the waterway core

=

Area of waterway core x 100% x waterway core rate

Diagram 4-1: Examples of Land Valuation Methodology

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D OAD ROAD A ROA BA R ABA R ALABA APALA B CAPAL CAPA L APA L TT -- CA P ATT VATT VATT -- C VATT A RAV RAV M GRA MT GR A MT G R MT G MT G

GA GAT GAT GAT TE W TEW T EW EW AY AY AY AY Y Y M MO MO MO T OT O T TO TOR TOR RW RW WA WA AY AY AY

MILE S MILE P MILES P MILE S P LA E LATTI TTIN LATTIN G TTI NG TI TI G RO A ROAD ROAD A AD A

ROCHE ROCHEDA ROCHE ROCHEDALE HEDALE HEDALE RO LE ROAD ROAD ROAD ROAD ADF F F F FIIIC F F F F F F F FC F F F F F F C CF CF CF C CF C CIIIF C C C C C C P AC PC P C PA P PA P P P Y Y Y Y AY AY AY AY AY AY R R R R RW R R R R R R R R R R R R R R R R R RW R R R R R R R R RW R R R T T T T R T OR T T T T T T T T T R T T T T T T T T TO T T T T T T T TO M M M MO MO M M M MO M

Rochedale PSP Boundary Brisbane City Council Boundary

Land ValuationsRate 3 Rate 2

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Waterway Corridor and Fringe Easement


Rate 1GIS SUPPORT SERVICES

ROCHEDALE PSP Land Valuations Figure 4-1BM72880-4-Fig-4-1Date : 5 August 2008 Phone : 340 38888

N:\Request\2008\06_Jun\..BM72880-4-Fig-4-1_rev20080805.WORPrepared by : SISO1 Notes :

4.5 MEASURES CAPACITY

OF

DEVELOPMENT

AND

DEMAND

FOR

NETWORK

Development creates a demand for infrastructure capacity that differs by land use type and infrastructure network being considered. It is important, therefore, to be able to describe how land use generates these different demands and to express this demand in generally understood and accepted units. Infrastructure contributions will also generally be expressed in terms of these same units. Land use is defined in terms of development units. In established areas, these units are dwellings in the case of residential development and gross floor area (GFA) in the case of non-residential development. In green field areas, development units are developable hectares for both residential and non-residential development. The developable hectare excludes land in public ownership or required in a PSP or a plan for infrastructure, or areas of land removed through the development assessment process. Development units are converted into units of demand for specific infrastructure networks by using a land use and network specific conversion rate. The conversion rate defines the use made of a network by different types of development. The conversion rate adopts generally accepted measures of demand within its calculation and these are shown in Table 4-3. Table 4-3: Measures of Demand for Creating Conversion Rates Infrastructure Network Measures of Demand Water Peak period litres per second Sewerage Peak period litres per second Waterways Equivalent impervious area in square metres (m2) Transport Daily trip ends Community purposes Square metres (m2) of parkland Table 4-3 identifies that waterways are treated differently to other networks, in that the equivalent impervious area is used as a surrogate for stormwater run-off. By expressing this demand in relative terms across land uses, a range of different uses can have their demand defined through a single index, the unit of demand. In established areas, this relative unit of demand is the Equivalent Tenement or ET, and is the consumption of capacity of a network by one detached dwelling. In greenfield areas the measure is the Equivalent Hectare or EH, and is the consumption of the capacity of a network by one developable hectare of low density detached residential development. The relationship is expressed in the following equation: Units of Demand (ETs or EHs) = (conversion rate) x No. of Development Units 4.5.1 Specific Provisions of this PSP For the purpose of this PSP, the development unit is taken to be the developable hectare for residential development and square meter of Gross Floor Area (GFA) for non-residential development. This is the area of development that is required for PSP infrastructure identified within a plan for infrastructure and against which measures of demand are determined for each infrastructure network. When discounting is used, the discount period is the difference between the proposed timing and the base year. The base year for all infrastructure networks is 2006-07 financial year.

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The measures used to create the conversion rates in this PSP are shown in Table 4-3. The actual conversion rates are defined within each infrastructure section of this report (Section 5 to Section 7).

4.6 METHODS OF COST APPORTIONMENTCost apportionment is undertaken in a three step process, which includes: Determination of the proportion of the cost of an infrastructure item that should be paid for by development within the PSP area. Calculation of the contribution, based on the Net Present Value of the cost of the item and the Net Present Value of future development. Calculation of infrastructure contribution units.

Step 1 Assessment of Apportioned Costs A variety of methods have been used to determine the proportion of the cost of an item that should be paid by future development within the plan area. The approaches used may include: An average cost apportionment, where the total cost of existing and planned infrastructure is apportioned across the combined amount of existing and forecast development. This approach is generally used in circumstances where the planned infrastructure will increase the existing standard of service, or where patterns of use change as development or investment occurs. Existing development in Rochedale was included in calculations of the total demand as part of the forecast development, based on the assumption that existing uses are to be replaced by new development in total. This method was used for Water Supply and Sewer Networks and Community Land Network.

A marginal cost apportionment, where the total cost of planned infrastructure is apportioned across the amount of new development. This approach is appropriate when the combination of existing infrastructure and new infrastructure will not increase the standard of service. This method was used for Waterways Network and Transport Network. The cost of preparing this PSP has been apportioned entirely across the amount of new development. Regardless of which approach is used, part of the cost of an existing or planned item can be apportioned to users from outside the plan area. New development will not pay the proportion of the cost of an item that is apportioned to existing development or to development outside the plan area. Step 2 Assessment of Contribution Contributions have been calculated for each planned item by inputting the result from step 1 into either of the following formulas depending on the approach used: Average Cost Apportionment Contribution = Net Present value of cost of existing and planned infrastructure Net Present value of existing and forecast development Marginal Cost Apportionment Contribution = Net Present value of cost of planned infrastructure Net Present value of forecast development29

Marginal cost apportionment was used for all infrastructure networks in the Rochedale IC PSP, based on the assumption that the existing population will be totally replaced by new development. Use of this formula effectively ensures that the Net Present Value of forecast infrastructure revenue over the timeframe of the plan equates to the Net Present Value of the planned costs (KPMG Consulting 2001). This PSP is in accordance with Queensland State Government IPA Infrastructure Guidelines (2004). In New South Wales, the Independent Pricing and Regulatory Tribunal (1995) has recommended the use of a similar formula. A 6% real discount rate has been used for this calculation. A process defined by Christensen (2001) was used to determine this rate. Factors that were taken into account include risk and the Weighted Average Cost of Capital. The total contribution rate for a Development Unit for a network is the sum of contributions for items of that type. The contribution rate for each of the specified types of development is then calculated by multiplying the contribution rate for a Development Unit by the relevant conversion rate. The total Infrastructure Contribution Rate for each type of development is the sum of the contributions for each network.

Step 3 Calculation of Infrastructure Contribution Units The purpose behind relating an infrastructure contribution (as expressed in current dollars) to an Infrastructure Contribution Unit (ICU) is to enable dollar values of future contributions to take account of inflationary factors affecting the future cost of trunk infrastructure. For calculation of contributions and ICUs for the individual infrastructure networks refer to Section 5 Community Land, Section 6 Water Management, and Section 7 Transport. Summary contribution tables and calculation formulae are contained in Section 8.

4.7 CONTRIBUTION AREASAs a consequence of the infrastructure requirements identified in Sections 5-7, together with the apportionment of costs, the following contribution areas are proposed for the Rochedale IC PSP area: Non-drinking water supply (one contribution area) Drinking water supply (three contribution areas) Sewerage (two contribution areas) Waterways (five contribution areas) Community land (one contribution area) Transport (one contribution area).

The establishment of contribution areas is essentially driven by the variation in waterways infrastructure requirements (waterways), and sewerage and water supply (drinking water) catchments across the PSP area. Infrastructure contribution areas are identified for each infrastructure network in Section 5 to Section 7 of this PSP.

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5

COMMUNITY LAND

Infrastructure provided through the community land network provides for a wide range of community uses and activities. The community land network includes public recreation land (PRL) and land for other community purposes (LOCP) systems.

5.1 DESIRED STANDARDS OF SERVICEThe desired standards of service for community land is in accordance with Councils policies and are defined in terms of Planning Criteria, User Benefits and Environmental Effects in Infill Community Purposes Infrastructure Contributions Planning Scheme Policy. Design guidelines and service thresholds specific to PRL and LOCP systems are provided in relevant sections below.

5.2 UNIT OF DEMANDThe demand for community land infrastructure is related to the residential and employment yield and their requirement for open space (PRL and LOCP demand). Demand for nonresidential uses is assumed to be equal to 25 percent of demand constituted by the low density residential development. Calculations of conversion rates are identified in Appendix B. Table 5-1 defines how the demand for community land for different land use types influences the provision requirements. Table 5-1: Demand for Community Land Infrastructure Assumed Densities Local Plan Land Use Type (People/Ha) Very low density residential 15 Low density residential 39 Low-medium density residential 40 Mixed use in Town Centre 95 Mixed use not in Town Centre 76 Town Centre 50 Neighbourhood Centre 25 Business Centre 25 Business Park 25 Gateway Civic 50 State Service Centre 15 Community Use 15

Demand (Area (m2) / Person) 40 40 40 40 40 10 10 10 10 10 10 10

Provision (m2) / Ha 600 1,560 1,600 3,800 3,040 380 89 89 89 380 54 54

Demand for Community Land is expressed in Equivalent Tenements (ET). An ET is a unit that represents the demand placed on the Community Land network by a single detached dwelling in a low density residential area in Rochedale. Table 5-2 defines the conversion rates for Community Land ETs for particular development types, calculated on either ET/dwelling or ET/m2 of GFA basis.

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Table 5-2: Community Land ET Conversion Rate and Planned Minimum Densities Unit of Planned Community Measure Minimum Local Plan Land Use Type Land ET Densities Conversion Rate (ET/ha) Very low density residential Dwelling 1.07692 5.4 Low density residential Dwelling 1.00000 14.0 Low-medium density residential Dwelling 0.71795 14.3 Mixed use in Town Centre m2 of GFA 0.00052 33.9 Mixed use not in Town Centre m2 of GFA 0.00085 27.1 Town Centre m2 of GFA 0.00030 17.9 2 Neighbourhood Centre m of GFA 0.00028 8.9 Business Centre m2 of GFA 0.00028 8.9 Business Park m2 of GFA 0.00045 8.9 2 Gateway Civic m of GFA 0.00037 17.9 State Service Centre m2 of GFA 0.00027 5.4 Community Use m2 of GFA 0.00015 5.4 These conversion rates are used for both community land (PRL) and community land (LOCP). Other Types of Development Where a proposed development is over a land use that is not listed in the contribution tables (above) then the applicant is to provide sufficient information to allow Council to determine an appropriate alternative contribution amount. The alternate contribution amount will reflect the demand that the development has on the infrastructure network.

5.3 PREVIOUS STUDIES AND REPORTSThe following studies and reports informed the planning and design of the Rochedale community land infrastructure: Public Open Space and Pubic Recreation Land report, prepared by Active and Open Spaces Team, Community Development Services, Brisbane City Council, January 2007. This report provided background information and presented conceptual park network plans for Rochedale Local Plan and PSP area. Rochedale District Parks Sketch Design Report, prepared by Gamble McKinnon Green for Brisbane City Council in 2005. Community Needs Assessment, Rochedale Local Plan, prepared by Bea Rogan Community Planning Services Pty Ltd, November 2005. The purpose of this review was to identify community needs within the context of Rochedale evolving from a predominantly rural area to an urban village with a distinct sense of community.

5.4 PUBLIC RECREATION LAND (PRL)5.4.1 PRL Desired Standards of Service Councils Desired Standards of Service, as established in Draft Park Network Planning Guidelines and Public Recreation Land in Infrastructure Charges Plans (BCC, November 2001) require the provision of 4.0 ha of public recreation land per 1,000 people. Given the projected population of approximately 16,300 people in Rochedale, the DSS requirement translates into 65.2ha of PRL for Rochedale Urban Community.32

Table 5-3 summarises the quantity of the PRL required for Rochedale based on Councils DSS. Table 5-3: Summary of PRL Requirements for Rochedale based on DSS Characteristic DSS Projected population of Rochedale 16,300 persons Required District sporting park (ha) 30.00 ha Required District and local informal use park 35.20 ha (ha) Required Total PRL (ha) 65.20 ha Required Total PRL (ha)/ 1,000 people 4 ha A number of Councils plans and policies provide guidance for the development of park networks for new communities. The Infill Community Purposes Infrastructure Contributions Planning Scheme Policy outlines the general approach to infrastructure planning and contributions for the infill community purposes network for Brisbane. The Park Network Planning Guidelines and Public Recreation Land in Infrastructure Charges Plans provides a detailed guide on the preferred quantity, distribution and use of parks in accordance with the following hierarchy: Local parks: to be located within a maximum safe walking/cycling distance of 500 m from 95% of residents. These parks range in size between 0.5 and 2.0 ha. District parks: to be located within a maximum distance of 2.0 km from 95% of residents. These are well integrated in the road infrastructure of communities, especially pedestrian/cycling routes. Regional parks: to be distributed across the city, these parks attract a broader catchment of users. They fall outside the scope of this PSP.

Rochedale Urban Community Master Plan provides more specific directions on the distribution and use of the proposed park network. 5.4.2 PRL Existing Infrastructure

Public Recreation Land Rochedale Local Plan area is virtually devoid of usable parkland space. Only three parks that provide a limited level of service are located in this area (Table 5-4). These are: Natural area park, Mt Gravatt- Capalaba Road park (1331) (PRL value 1.1 ha). Corridor link park, Logan Road park (1903) (PRL value 0.5 ha). Ancillary use of an electricity easement, Priestdale Road Park, adjacent to the Gateway Arterial Road (632) (PRL value 0.6 ha).

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Table 5-4: Existing Parkland Park Classification Pedestrian Abutting Waterway Active Recreation Embellishments N/A N/A N/A34

Park ID Number

Barbecue Node

PRL Value (ha)

Play Facilities

Park Size (ha)

1331 11.15 1903 4.57 632 5.76 Sub Total PRL existing parks (ha)

1.11 0.46 0.58 2.1

Nature Nature Ancillary

0 0 0

0 1 1

0 0 0

0 0 0

0 0 0

0 0 0

Privately Owned Open Space Privately owned recreational space within Rochedale IC PSP includes the Rochedale Scouts site and a Pony Club on the corner of the Prebble Street and the Rochedale Road. Both sites provide a limited level of service to the general public. Public Recreation Land Provision in the Surrounding Areas In total, three sport parks, five informal use parks and extensive natural areas are located within five to ten kilometres from the proposed Rochedale town centre. 5.4.3 PRL Planned Infrastructure

Overview Given the existing shortfall, all future PRL for Rochedale Local Plan area will be acquired and developed via this PSP. The proposed park network for Rochedale Local Plan approaches Councils identified DSS (Table 5-3) with total of 54.15 ha, consisting of: 24.0 ha for sporting activities, provided in two district sports parks. 30.15 ha for informal recreation, provided in 29 local parks ranging in size from 0.2 ha to 1.7 ha. District Sport Parks Two District Parks are proposed for the Rochedale Local Plan area. In particular: District Park North an area of approximately 10.0 ha in size at the northern edge of the proposed Local Plan area District Park South an area of approximately 14.0 ha at the southern end of the Local Plan area, on the corner of Priestdale and Rochedale Roads.

The size, location, configuration and topographical suitability of the two parks are consistent with Councils standards. Informal Recreation A network of twenty nine local parks for Rochedale Local Area is proposed in order to implement the objectives of Rochedale Master Plan and Brisbane City Councils DSS. The parks will be evenly distributed throughout the study area, with the majority of residents living within 250 m of a local park.

Significant vegetation 1 1 1

Main Link

Lighting

Parks Attributes and Facilities District Park North, DSI, 10.0 ha This park is to be developed as a vibrant sporting hub and as an activity node catering for the adjacent business and residential communities. The park is also designed to accommodate informal use, community facilities and other recreational facilities. Facilities proposed for this park are detailed in Table 5-5. Table 5-5: Proposed Facilities in District Park North Informal Recreation Sporting Facilities Facilities Playing fields Hard courts Indoor sports including indoor wall Caf or similar Picnic & barbecue facilities facility, Recreational trails climbing Fitness circuit

Community Facilities Meeting rooms in proposed club house.

Playground Clubhouse with change rooms and toilets Dog off-leash area (accessible for non-sporting Bikeway users) Non-vehicular bridges adjoining N

Documents

Rochedale Psp