2. Infrastructure Project Justification

Transcription

1 2. Infrastructure Justification The need for infrastructure included in this DCP has been determined according to the anticipated development scenario for the East Werribee Precinct as described in the PSP and its supporting documents. Items can be included in a development contributions plan if they will be used by the future organisations and community of an area. New development does not have to trigger the need for new items in its own right. The development is charged in line with its projected share of use. An item can be included in a development contributions plan regardless of whether it is within or outside the DCP area. Before inclusion in this DCP, all items set out in the DCP have been assessed to ensure they have a relationship or nexus to proposed development in the DCP area. The cost apportionment methodology adopted in this DCP relies on the nexus principle. A new development is deemed to have a nexus with an item if it is expected to make use of that item. A summary of how each item is related to proposed development within the DCP area is set out below and individual item apportionments are identified in Table 9. The items that have been included in the DCP all have the following characteristics: They are essential to the health, safety and well being of the community. They will be used by a broad cross-section of the community. They reflect the vision and objectives expressed in the East Werribee Precinct PSPs. They are not recurrent items Items Not Included in the Contributions Plan The following items are not included in the DCP, as they are considered to be normal to the construction of a development and are not considered to warrant cost sharing arrangements beyond those set out in this DCP and must be provided by developers as a matter of course and in implementing the PSPs: Internal streets and connector streets, creek crossings and associated traffic management measures (except where nominated in this DCP). Waterway management works and drainage systems (except where nominated in this DCP). Intersections connecting the development to the existing road network, except where specified as development contributions plan projects. Water, sewerage, underground power, gas and telecommunications services. Local pathways and connections to the regional and / or district pathway network. Shared path networks, including nominated crossings of waterways (except where nominated in this DCP). Basic levelling, provision of biodiversity offsets, water tapping and landscaping of local active and passive open space. Passive public open space reserve master plans and any agreed associated works required by the PSPs. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 7

2 Council s plan checking and supervision. Bus stops. Except where the land is in private ownership, land items have not been included in this DCP. The land area that is required for DCP projects that is currently in public ownership will be appropriately transferred to Wyndham City or to the relevant State Government agency. These items may be further addressed and defined by an agreement under s173 of the Act and / or conditions in planning permits. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 8

3 MORRIS RO AD WERRIBEE PLAZA Construction Land & Construction HEATHS RO AD DERRIMUT ROAD Hoppers Crossing DUNNINGS ROAD Hoppers Crossing Town Centre Transition RD16 Mercy Hospital POINT COOK WEST PSP Y WA RD21 C IN PR RD08 RD17 University of Melbourne Victoria University E NU IDE S KE LA Melbourne Water Pumping Station RD15 E AV Local Town Centre D OA S R RD14 G NIN RD13 HOPPERS LANE N DU Suzanne Cory School Wyndham Sporting Complex MALT BY BY PASS IGH H ES SNEYDES RO AD RD01 Heritage Area RD09 East Werribee Town Centre RD02 RD07 RD06 RD03 SNEYDES PA RADE RD04 RD05 RD20 WERRIBEE CITY CENTRE RD10 Potential Non-Gov. Primary School RD12 LE AV E NU E Local Town Centre Proposed State School (P-9) HOPPERS LANE Proposed State Primary School (P-6) AY EW E FR ES C IN PR V A ,000 Local Town Centre RD19 RD11 plan 3 road projects HACKET TS ROAD WA TT RD18

4 2.2. Infrastructure s The following five types of projects are included in the DCP (refer to Plans 3-5): Transport (including roads, intersections and bridges or culverts) Recreation Community Shared trails Stormwater management Transport s The transport related projects in the DCP are based on the transport network depicted in Plan 3 which is supported by the West Growth Area Corridor Plan and the East Werribee Precinct Structure Plan. The transport projects include a combination of: Road construction of arterial roads(including land and waterway crossing requirements) Construction of major controlled intersections and associated works Construction of shared paths. Construction of pedestrian / cycle bridges. The following road and bridge projects shown in Plan 3 are funded by the DCP: Table 2 Road s DCP Number RD-01 RD-02 RD-03 RD-04 RD-05 RD-06 RD-07 RD-08 RD-09 RD-10 RD-11 RD-12 Title Description Derrimut Road Extension Construction of 4 lane carriageway for 160m including bike lanes, pedestrian paths and landscaping (interim Sneydes Road - Section 1 (Western) Construction of 4 lane carriageway for 200m including services lanes, bike lanes, pedestrian paths and landscaping Sneydes Road - Section 2 (Heritage Park) Construction of 4 lane carriageway for 160m including service lane, bike lanes, pedestrian paths and landscaping Sneydes Road - Section 3 (Town Centre) Construction of 4 lane carriageway for 311m including service lanes, bike lanes, pedestrian paths and landscaping Sneydes Road - Section 4 (Western Realignment) Construction of 4 lane carriageway for 207m including services lanes, bike lanes, pedestrian paths and landscaping Sneydes Road - Section 5 (Central Realignment) Construction of 4 lane carriageway for 430m including bike lanes, pedestrian paths and landscaping (interim Sneydes Road - Section 6 (Eastern Realignment) Construction of 4 lane carriageway for 410m including bike lanes, pedestrian paths and landscaping (interim Hoppers Lane - Section 1 (Northern Upgrade) Construction of 2 lane carriageway for 400m including landscaping Hoppers Lane - Section 2 (Northern Realignment) Construction of 2 lane carriageway for 37m including landscaping. Hoppers Lane - Section 3 (Connector Realignment) Construction of 2 lane carriageway for 210m including landscaping (ultimate. Hoppers Lane - Section 4 (Southern Upgrade) Construction of 2 lane carriageway for 800m including landscaping Hoppers Lane - Section 5 (South East Upgrade) East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 10

5 DCP Number RD-13 RD-14 RD-15 RD-16 RD-17 RD-18 RD-19 RD-20 RD-21 Title Description Construction of 2 lane carriageway for 404m including landscaping Dunnings Road - Section 1 (Western) Construction of 2 lane carriageway for 558m including landscaping. Dunnings Road - Section 1 (Central) Purchase of land to create road reserve 40m wide for 265m (ultimate. Dunnings Road - Section 2 (Central) Construction of 2 lane carriageway for 522m including landscaping. Dunnings Road - Section 3 (Point Cook West) Construction of 2 lane carriageway for 380m including landscaping Lakeside Avenue (VU) Purchase of land to create road reserve 28m wide and construction of 4 lane carriageway for 360m including bike lanes, pedestrian paths and landscaping (ultimate. Southern Boundary Road Construction of 2 lane carriageway for 944m including landscaping. Hacketts Road Construction of 2 lane carriageway for 1,669m including landscaping. Old Sneydes Road Upgrade of 2 lane carriageway for 517m Connector Road Purchase of land to create road reserve 28m wide and construction of 4 lane carriageway for 600m (ultimate. *All road lengths exclude an allowance for intersection approaches and turning lanes. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 11

6 MORRIS RO AD WERRIBEE PLAZA Signalised Intersection Roundabout HEATHS RO AD DERRIMUT ROAD Hoppers Crossing DUNNINGS ROAD Hoppers Crossing Town Centre Transition IN10 RD16 Mercy Hospital IN05 RD21 C IN PR University of Melbourne IN04 IDE LA E AV S ING AD RO IN13 IN19 RD14 HOPPERS LANE IN16 RD13 RD15 Local Town Centre NN DU IN01 Melbourne Water Pumping Station Victoria University IN12 E NU S KE RD08 RD17 Suzanne Cory School Wyndham Sporting Complex MALT BY BY PASS Y WA IGH H ES POINT COOK WEST PSP IN11 IN14 SNEYDES RO AD RD01 Heritage Area IN03 RD02 East Werribee Town Centre IN15 SNEYDES PA RADE RD07 RD06 IN02 RD03 RD09 IN09 IN08 RD04 IN07 IN06RD05 RD20 WERRIBEE CITY CENTRE IN18 RD10 Potential Non-Gov. Primary School RD12 LE AV E NU E Local Town Centre Proposed State School (P-9) HOPPERS LANE Proposed State Primary School (P-6) AY EW E FR ES C IN PR A V ,000 Local Town Centre RD19 RD11 plan 4 intersection projects HACKET TS ROAD WA TT RD18 IN17

7 The following intersections projects shown in Plan 4 are funded by the DCP: Table 3 Intersection s DCP Number IN-01 IN-02 IN-03 IN-04 IN-05 IN-06 IN-07 IN-08 IN-09 IN-10 IN-11 IN-12 IN-13 IN-14 IN-15 IN-16 IN-17 IN-18 IN-19 Title Description Princes Highway / Derrimut Road Upgrade of existing arterial to arterial 4-way signalised intersection Derrimut Road Extension / Sneydes Road Construction of arterial to arterial 4-way signalised intersection Princes Highway / Sneydes Road Upgrade of existing arterial to arterial 4-way signalised intersection Princes Highway (D1 Drain) Construction of arterial to connector signalised T intersection (ultimate Princes Highway (Uni of Melbourne) Construction of arterial to connector signalised T intersection (ultimate Sneydes Road / Dunnings Road Construction of arterial to arterial 4-way signalised intersection Sneydes Road / Town Centre Connector Construction of arterial to connector 4-way signalised intersection Sneydes Road / Lakeside Ave Construction of arterial to boulevard connector 4-way signalised intersection Sneydes Road / Hoppers Lane Construction of arterial to arterial 4-way signalised intersection Princes Highway / Hoppers Lane Upgrade of existing arterial to arterial 4-way signalised intersection Hoppers Lane / Lakeside Ave Construction of arterial to connector signalised T intersection Lakeside Avenue / Connector (Uni of Melbourne) Construction of connector to connector 4-way roundabout intersection (ultimate Hoppers Lane / Dunnings Road Construction of arterial to arterial 4-way signalised intersection Hoppers Lane / Connector (Suzanne Corey) Construction of arterial to connector 4-way signalised intersection Town Centre Main Street / Dunnings Construction of arterial to connector 4-way signalised intersection Dunnings Road / Connector (Suzanne Corey) Construction of arterial to connector 4-way signalised intersection Hacketts Road / Connector (North of Local Town Centre) Construction of arterial to connector 4-way signalised intersection Old Sneydes Road / Old Hoppers Lane Construction of connector to connector 4-way roundabout Dunnings Road / Connector (East of Pumping Station) Construction of arterial to connector 4-way signalised intersection East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 13

8 MORRIS RO AD WERRIBEE PLAZA bridge/culvert Construction lake Land & Construction shared trail HEATHS RO AD DERRIMUT ROAD Hoppers Crossing DUNNINGS ROAD Hoppers Crossing Town Centre Transition RD16 BR04 Mercy Hospital POINT COOK WEST PSP Y WA RD21 C IN PR RD08 RD17 University of Melbourne Victoria University E NU E SID E AV KE LA D OA SR Suzanne Cory School RD13 BR08 RD01 BR06 Wyndham Sporting Complex ST04 SNEYDES RO AD ST06 RD09 East Werribee Town Centre RD02 ST05 BR03 BR09 Heritage Area RD15 RD14 HOPPERS LANE ST09 Local Town Centre ING NN DU DR01 Melbourne Water Pumping Station MALT BY BY PASS IGH H ES RD06 RD07 BR01 RD03 SNEYDES PA RADE RD04 RD05 ST07 BR02 BR05 RD20 ST09 WERRIBEE CITY CENTRE RD10 Potential Non-Gov. Primary School ST08 RD12 LE AV E NU E ST01 Local Town Centre ST03 Proposed State School (P-9) HOPPERS LANE Proposed State Primary School (P-6) AY EW E FR ES C IN PR BR07 ST02 ST10 A V ,000 Local Town Centre RD19 RD11 plan 5 trail & bridge projects HACKET TS ROAD WA TT RD18

9 The following shared trail projects shown in Plan 5 are funded by the DCP: Table 4 Shared Trail s DCP Number ST01 ST02 ST03 ST04 ST05 ST06 ST07 ST08 ST09 ST10 ST11 Title Description Shared Trail 1 Construction of a shared trail (including landscaping) along south west boundary from Werribee city centre to trunk sewer Shared Trail 2 Construction of a shared trail (including landscaping) along D1 drain from Princes Highway to south east corner Shared Trail 3 Construction of a shared trail (including landscaping) along trunk sewer from south west boundary to Hoppers Lane Shared Trail 4 Construction of a shared trail (including landscaping) Federation Trail realignment to generally follow main outfall sewer from Hoppers Lane to Princes Highway Shared Trail 5 Construction of a shared trail (including landscaping) Point Cook West connection from Princes Freeway overpass to Hoppers Lane Shared Trail 6 Construction of a shared trail (including landscaping) new constructed waterway from D1 Drain to Sneydes Road Shared Trail 7 Construction of a shared trail (including landscaping) northern local link from Old Sneydes Road to connector road Shared Trail 8 Construction of a shared trail (including landscaping) southern local link from Old Sneydes Road to connector road Shared Trail 9 Construction of a shared trail (including landscaping) along north-south access link from Princes Highway to trunk sewer. Shared Trail 10 Construction of a shared trail (including landscaping) along green corridor from D1 Drain south along Hoppers Lane. Shared Trail 11 Construction of a shared trail (including landscaping) from ST01 to D1 Drain, generally north of Wattle Avenue Town Centre. The Following bridge / culvert projects shown in Plan 5 are funded by the DCP: Table 5 Bridge & Culvert s DCP Number BR-01 BR-02 BR-03 BR-04 BR-05 BR-06 BR-07 Title Description Sneydes Road - Sewer Pipe Construction of a bridge over existing sewer pipe Sneydes Road - D1 Drain Construction of a bridge over D1 drain Hoppers Lane Construction of bridge over existing sewer pipe Dunnings Road Construction of Freeway Overpass Sneydes Road Conversion of existing vehicle bridge to pedestrian / cycle bridge (ultimate Sneydes / Dunnings Road Construction of pedestrian / cycle bridge between Sneydes and Dunnings Roads (ultimate Sneydes Road South East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 15

10 DCP Number BR-08 BR-09 BR-10 Title Description Construction of pedestrian / cycle bridge south of Sneydes Road (ultimate Town Centre Construction of pedestrian / cycle bridge across lake in Town Centre (ultimate Dunnings Road Construction of a culvert crossing over new constructed waterway Dunnings Road Construction of a bridge over existing sewer pipe The Following stormwater management measures shown in Plan 5 are funded by the DCP: Table 6 Stormwater Management s DCP Number DR-01 Title Description Lake Contribution towards construction of lake and surrounding landscaped open space north of the East Werribee Town Centre (ultimate East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 16

11 Recreation & Community Centre s The recreation and community centre contributions include: Contribution towards construction of sports facilities in open space reserves. Contribution towards construction of pavilions for future sports fields. Contribution towards construction of community centres. This DCP has provided a contribution per net developable hectare for charge areas one and five that will be used to construct sports fields, pavilions and community centres throughout the Precinct. This will allow the Agency to have regard to matters such as changing provision standards and models, the immediate needs of the community, current regulations and best practice, and construct facilities that will best suit the needs of the future community Timing Each item in the DCP has an assumed indicative provision triggers specified in Table 9. The timing of the provision of the items in this DCP is consistent with information available at the time that the DCP was prepared. The Agency will monitor and access the required timing for individual items and have regard to its capital works program, the staging of the PSP and areas external to the DCP Area and the indicative provision trigger within Table 9. The Agency may seek an amendment to the Wyndham Planning Scheme to adjust indicative provision triggers as part of the five year review (or earlier if justified). Any adjustment would also need to be consistent with any implementation agreement entered into under Section 173 of the Planning and Environment Act Indicative provision triggers are provided in Table 9. Despite the indicative trigger, the Collecting Agency may consider alternatives to the priority delivery of works or land where: Infrastructure is to be constructed / provided by development proponents as works or land in kind, as agreed by the Collecting Agency. Network priorities require the delivery of works or land to facilitate broader road network connections. Community needs determine the delivery of works or land for community facilities or active open space. All items in this DCP will be provided as soon as is practicable and as soon as sufficient contributions are available, consistent with Section 4.1 and acknowledging the Agency s capacities to provide the balance of funds not attributable to the Main Catchment Area (as outlined in Table 9). All items included in the DCP will be provided within 25 years from the date upon which this DCP was first incorporated in to the Wyndham Planning Scheme Distinction between and Community Infrastructure In accordance with the Planning and Environment Act 1987 and the Ministerial Direction on Contributions, the DCP makes a distinction between development and community infrastructure. The timing of payment of contributions is linked to the type of infrastructure in question. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 17

12 The community infrastructure levy contributions are made by the home builder at the time of building approval (unless an alternative time is agreed between the collecting agency and a development proponent). Community infrastructure levy contributions will be paid for at a perdwelling rate. The Planning and Environment Act 1987 currently stipulates that the amount that may be contributed under a community infrastructure levy is no more than $900 per dwelling. The Governor in Council may from time to time by Order published in the Government Gazette vary the maximum amount that may be collected by the Community Infrastructure Levy. If in the future the Community Infrastructure Levy is amended, then the levy applicable to the release of the remaining dwellings may be adjusted in accordance with the revised legislative and regulatory approach as directed by the Minister for Planning. The projects listed in Table 7 are deemed to be community infrastructure levy projects. Table 7 Community Infrastructure Levy s DCP Number CO-02 RE02 Title Description Community Facilities Fixed contribution towards construction of community centres with libraries Active Recreation Fixed contribution towards construction of sporting pavilions All other infrastructure projects are considered to be development infrastructure projects. Contributions relating to development infrastructure are to be made by developers at the time of. If is not applicable payments must be made prior to construction works. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 18

13 3. Calculation of Contributions The general cost apportionment method includes the following steps: Calculation of the Net Developable Area ( NDA ) and demand units (refer Tables 8and 9). Calculation of project costs (refer Table 9). Identification and allowance for external use (refer Table 9). Cost apportionment and catchments (refer Table 9). Identification of development types required to pay the levy (refer Table 9). Summary of costs payable for each infrastructure project (refer Table 10). The development infrastructure charge per hectare for each development type and the community infrastructure levy per dwelling (refer Table 10) Calculation of Net Developable Area and Demand Units The following section sets out how NDA is calculated, provides a detailed land budget for every property within the East Werribee Precinct DCP Area and outlines the development projections anticipated for the area Net Developable Area In this DCP, all development infrastructure contributions are payable on the net developable area of land on any given development site. For the purposes of this DCP the NDA is defined as the total amount of land within the precinct that is made available for development of housing and employment buildings, including lots, all connector (except for the boulevards) and local streets. It is the total precinct area minus some existing uses, community facilities, schools and educational facilities and open space, encumbered land and arterial roads. Any additional small local parks defined at the stage are included in the NDA. The NDA for the DCP has been calculated in Table 7 to ensure the levies are properly apportioned. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 19

14 Table 8 Summary Land Use Budget DESCRIPTION Hectares TOTAL PRECINCT AREA Princes Freeway (incl proposed interchange off-ramps) 34.7 Existing uses expected to remain 1 : 61.0 Agrifoods 3.1 CSIRO (F&NS) 4.4 Dairy Innovation 0.6 Goulburn Ovens TAFE 1.2 Incitec Pivot 2.9 Melbourne Water Pumping Station 6.3 Wyndham Private Medical Centre (242 Hoppers Lane) 1.2 South Stone Lodge ( Princes Hwy) 3.8 Suzanne Corey Select Entry School 6.7 University of Melbourne Vet School 8.8 Proposed Private Hospital Site (incl part of 242 Hoppers Lane) 4.2 Victoria University (west of Hoppers Lane) 11.5 Werribee Mercy Hospital/ University of Notre Dame ( Princes Hwy) 5.0 Werribee Police Station 1.2 DESCRIPTION Hectares % of Gross Developable Area % of NDA GROSS DEVELOPABLE AREA % TRANSPORT Arterial Roads % 10.29% Reservations for Future Arterial Roads % 1.49% Boulevard Collectors/ Key Collectors % 2.12% SUB-TOTAL - TRANSPORT % 13.90% COMMUNITY FACILITIES Community Services Facilities % 0.47% SUB-TOTAL - COMMUNITY FACILITIES % 0.47% EDUCATION Government Education % 2.13% Non-Government Education % 0.55% SUB-TOTAL - EDUCATION % 2.68% OPEN SPACE ENCUMBERED LAND AVAILABLE FOR RECREATION Waterway/ Drainage Line/ Wetland/ Retarding % 14.20% Easements (Melbourne Water Trunk Sewer, APA Gasnet high % 5.68% pressure pipeline, Shell WAG Pipeline) Heritage (Former State Research Farm) % 1.56% Heritage (Historic Sewer) % 2.93% SUB-TOTAL - ENCUMBERED OPEN SPACE % 24.37% UNENCUMBERED LAND AVAILABLE FOR RECREATION Active Open Space - District % 5.94% Active Open Space - Regional % 5.16% Passive Open Space % 3.64% SUB-TOTAL - UNENCUMBERED OPEN SPACE % 14.74% SUB-TOTAL - OPEN SPACE % 39.11% NET DEVELOPABLE AREA (NDA) % 100% Notes: 1 These uses include only those expected to remain in the long-term. Other existing uses are expected to remain for the short to medium-term. 2 This includes the existing Wyndham Sporting Complex, which is proposed to be retained and extended. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 20

15 Land Budget and Demand Units Net developable hectare is the demand unit for this DCP. Based on the East Werribee PSP, there is one development type included in this DCP: Urban. Urban is defined broadly to include all forms of development, including residential, development within the local town centres, convenience centres and employment areas. Urban also includes any non-residential uses within the residential area such as a place of worship, education centre, retirement village, nursing home, child care centre, medical centre of convenience store or any other approved use. There is a total of 433 Net Developable Hectares in the DCP area Calculations of Contributions Charges Calculation of Costs Each project has been assigned a land and / or construction cost. These costs are listed in Table 9. The costs are expressed in 2012 dollars and will be indexed in accordance with the indexation method specified in Section Road Construction and Intersection Works Detailed cost estimates for the road and intersection projects have not yet been produced. The estimates in this DCP will be updated based on the results of the traffic modelling and SIDRA analysis prepared by AECOM. Road construction and intersection costs will be derived from concept functional designs overlaid on topographical data and existing conditions in an accurate AutoCAD system. This enables the provision of accurate and detailed component costing as shown on the data sheets in Section 7.0. The intersection layout will be agreed with the relevant road authority with the scope of works expected to be: No land acquisition costs have been allowed for unless stated (these are separately identified in each DCP project costing in Table 9). No trunk services have been allowed for. Drainage allowance is for road reserve or project land areas i.e. no external catchments. However, major drainage such as culverts or bridges consistent with the East Werribee PSP has been included as separate projects. A standard excavation depth has been allowed for. Final pavement requirements will be determined at construction stage responding to actual ground conditions. Where required an allowance has been made for existing services adjustment or relocation (e.g. electricity poles, water fittings, manholes etc) Additional percentage based costs tailored to each individual project have been included for: Traffic management. Field survey and detail design fees. Construction overheads and supervision. Contingency. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 21

16 The level of contingency for each project reflects the level of design resolution achieved at the time the DCP was prepared. With respect to road / intersection construction along existing road alignments (e.g. Sneydes Road): Most difficulties along the alignment will have been dealt with or built around due to the existing road, therefore upgrading of the pavement will have no effect or only a minor effect on in-ground or underground assets. Similar vertical alignments have been allowed for following natural terrain which removes the possibility of extra earthworks being required. Higher levels of traffic management and service relocation have been allowed for. With respect to road / intersection construction for green field alignments: Design generally follows natural terrain Existing service alterations have been included and would be minimal Major cost items such as Melbourne Water drainage culverts have been allowed for as separate items Where possible, arterial road works as funded by this DCP have been designed to minimise any redundant works that are required in the ultimate delivery of future arterial roads Interim and Temporary works Temporary works (i.e. works to a lower standard than specified in this DCP) are not allowed as costs against this DCP unless expressly listed in the DCP or to the satisfaction of the Collecting Agency Valuation of Land The land value in this DCP is an estimate based on a number of sources. It will be refined based on advice from a registered valuer before the DCP is finalised Cost Apportionment The DCP apportions a charge to new development according to its projected share of use of identified infrastructure items. Since development contribution charges are levied up-front, a measure of actual use by individual development sites is not possible. Therefore costs must be shared in accordance with the estimated share of use. This DCP calculates what each new development should pay towards provision of the identified infrastructure items. This is the total cost of the item (after deducting other funding sources and making allowance for any external demand) divided by total (existing and proposed) demand units within its catchment, then aggregated for all items used by a new development. Similarly, this DCP area will add to demands on infrastructure in nearby areas. Some allowance is made in this DCP for contributions to a share of the cost to address those demands. If a new development is not in the catchment for a particular item, it does not pay towards the cost of that item. The balance of the cost of the items not recovered under this DCP will be funded from alternative sources. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 22

17 To support this approach, a main catchment area has been determined for each item Main Catchment Areas The Main Catchment Area ( MCA ) is the geographic area from which a given item of infrastructure will draw most of its use. The DCP MCA has been divided into five areas. These areas form logical charge areas to which the usage of local infrastructure has been apportioned. For each infrastructure project, the areas that make up the MCA have been nominated. The charges for new development are different in each of these areas as they ensure new development puts an appropriate share towards the items it will use. It is important to note that the number of Net Developable Hectares (that is the demand units) in each area is based on the land budgets in Table 7. The per Net Developable Hectare contributions will not and must not be amended to respond to minor changes to land budgets that may result from the process. In other work, the DCP is permanently linked to the calculation of Net Developable Area set out in the detailed land budget in the Property Specific Land Budget at Appendix 1. For the purposes of the DCP, the number of developable hectares will only change if the Collecting Agency agrees to a variation to the Precinct and detailed land budget and associated tables. The Property Specific Land Budget at Appendix 1 should be used to determine the number of developable hectares (for DCP purposes) on individual parcels Charge Areas The DCP contains five charge areas. Charge Areas 1 and 5 apply to land where residential development is to be located under the Future Urban Structure (refer Plan 1). Charge Areas 2 and 3 apply to land designated for predominantly employment use; Charge Area 4 also applies to land designated for dedicated employment use and is also the only part of the Precinct that is liable for a GAIC contribution. The variation between the residential and employment charge area rates reflects the fact that employment land does not contribute towards community and active recreation items. In addition Charge Area 4 does not contribute to any State items. For each infrastructure project, the charge area that is to make the contribution is specified (refer Table 9) Non-Government Schools The development of land for a non government school is exempt from the requirement to pay a development infrastructure levy and a community infrastructure levy under this Contribution Plan Total Contributions Payable by MCA and Type The final column in Table 9 provides the dollar contribution per Net Developable Hectare for the respective infrastructure items. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 23

18 Schedule of Costs Table 9 calculates the amount of contributions payable by each charge area for each infrastructure category Summary of Charges per Hectare Table 10 shows the quantum of funds to be contributed by each charge area towards each infrastructure project. This adds up to the total amount of funds recoverable under the DCP. Table 10 sets out a summary of costs for each charge area. East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 24

19 Table 9 Calculation of Costs DCP No. RD-01 RD-02 RD-03 RD-04 RD-05 RD-06 RD-07 RD-08 RD-09 Road s Derrimut Road Extension Sneydes Road - Section 1 (Western) Sneydes Road - Section 2 (Heritage Park) Sneydes Road - Section 3 (Town Centre) Sneydes Road - Section 4 (Western Realignment) Sneydes Road - Section 5 (Central Realignment) Sneydes Road - Section 6 (Eastern Realignment) Hoppers Lane - Section 1 (Northern Upgrade) Hoppers Lane - Section 2 (Northern Infrastructure Category Works Description Construction of 4 lane carriageway for 160m including bike lanes, pedestrian paths and landscaping (interim Construction of 4 lane carriageway for 200m including services lanes, bike lanes, pedestrian paths and landscaping Construction of 4 lane carriageway for 160m including service lane, bike lanes, pedestrian paths and landscaping (interim Construction of 4 lane carriageway for 311m including service lanes, bike lanes, pedestrian paths and landscaping Construction of 4 lane carriageway for 207m including services lanes, bike lanes, pedestrian paths and landscaping Construction of 4 lane carriageway for 430m including bike lanes, pedestrian paths and landscaping (interim Construction of 4 lane carriageway for 410m including bike lanes, pedestrian paths and landscaping (interim Construction of 2 lane carriageway for 400m including landscaping Construction of 2 lane carriageway for 37m including landscaping Indicative Provision Trigger Land Area Ha Estimated Cost: Land Estimated Cost: Construction Total Estimated Cost: Land & Construction % Apportioned to DCP (Internal Use) Total Cost Attributable to MCA 0.66 $0 $882,752 $882, % $882, $0 $1,664,136 $1,664, % $1,664, $0 $1,247,760 $1,247, % $1,247, $0 $2,706,070 $2,706, % $2,706, $0 $1,254,463 $1,254, % $1,254, $0 $2,605,890 $2,605, % $2,605, $0 $2,262,052 $2,262, % $2,262, $0 $1,508,100 $1,508, % $1,508, $0 $139,499 $139, % $139,499 Types making Contribution Main Catchment Area Number of Net Developable Hectares in MCA Contribution per Net Developable Hectare $2, $3, $2, $6, $2, $6, $5, $3, $321 East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 25

20 DCP No. RD-10 RD-11 RD-12 RD-13 RD-14 RD-15 RD-16 RD-17 RD-18 Realignment) Hoppers Lane - Section 3 (Connector Realignment) Hoppers Lane - Section 4 (Southern Upgrade) Hoppers Lane - Section 5 (South East Upgrade) Dunnings Road - Section 1 (Western) Dunnings Road - Section 1 (Central) Dunnings Road - Section 2 (Central) Dunnings Road - Section 3 (Point Cook West) Lakeside Avenue (VU) Southern Boundary Road Infrastructure Category RD-19 Hacketts Road RD-20 Old Sneydes Road RD-21 Connector Road Works Description. Construction of 2 lane carriageway for 210m including landscaping (ultimate. Construction of 2 lane carriageway for 800m including landscaping Construction of 2 lane carriageway for 404m including landscaping Construction of 2 lane carriageway for 558m including landscaping. Purchase of land to create road reserve 40m wide for 265m (ultimate. Construction of 2 lane carriageway for 522m including landscaping. Construction of 2 lane carriageway for 380m including landscaping Purchase of land to create road reserve 28m wide and construction of 4 lane carriageway for 360m including bike lanes, pedestrian paths and landscaping (ultimate. Construction of 2 lane carriageway for 944m including landscaping. Construction of 2 lane carriageway for 1,669m including landscaping. Upgrade of 2 lane carriageway for 517m Purchase of land to create road reserve 28m wide and construction of 4 lane carriageway for 600m (ultimate. Indicative Provision Trigger Land Area Ha Estimated Cost: Land Estimated Cost: Construction Total Estimated Cost: Land & Construction % Apportioned to DCP (Internal Use) Total Cost Attributable to MCA 0.53 $0 $1,028,996 $1,028, % $1,028, $0 $3,016,200 $3,016, % $3,016, $0 $1,979,592 $1,979, % $1,979, $0 $2,103,800 $2,103, % $2,103, $530,000 $0 $530, % $530, $0 $1,968,071 $1,968, % $1,968, $0 $1,432,695 $1,432, % $1,432, $504,000 $1,981,901 $2,485, % $2,485, $0 $3,559,116 $3,559, % $3,559, $0 $6,292,547 $6,292,547 50% $3,146, $0 $2,533,290 $2,533, % $2,533, $340,200 $1,190,695 $1,530, % $1,530,895 Types making Contribution Main Catchment Area Number of Net Developable Hectares in MCA Contribution per Net Developable Hectare $2, $6, $4, $4, $1, $4, $3, $5, $8, $7, $5, $3,527 East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 26

21 Total Estimated % Number of Net Contribution DCP Indicative Land Estimated Estimated Total Cost Main Infrastructure Cost: Apportioned Developable per Net Works Description Provision Area Cost: Attributable Types making Catchment Category Land & to DCP Hectares in Developable No. Trigger Ha Cost: Land Construction to MCA Contribution Area Construction (Internal Use) MCA Hectare Subtotal $1,374,200 $41,357,625 $42,731,825 $39,585,551 $91,211 Intersection s IN-01 IN-02 IN-03 IN-04 IN-05 IN-06 IN-07 IN-08 IN-09 IN-10 IN-11 IN-12 IN-13 Princes Highway / Derrimut Road Derrimut Road Extension / Sneydes Road Princes Highway / Sneydes Road Princes Highway (D1 Drain) Princes Highway (Uni of Melbourne) Sneydes Road / Dunnings Road Sneydes Road / Town Centre Connector Sneydes Road / Lakeside Ave Sneydes Road / Hoppers Lane Princes Highway / Hoppers Lane Hoppers Lane / Lakeside Ave Lakeside Avenue / Connector (Uni of Melbourne) Hoppers Lane / Dunnings Road Upgrade of existing arterial to arterial 4-way signalised intersection (interim Construction of arterial to arterial 4-way signalised intersection (interim Upgrade of existing arterial to arterial 4-way signalised intersection (interim Construction of arterial to connector signalised T intersection (ultimate Construction of arterial to connector signalised T intersection (ultimate Construction of arterial to arterial 4-way signalised intersection (interim Construction of arterial to connector 4-way signalised intersection (interim Construction of arterial to boulevard connector 4-way signalised intersection Construction of arterial to arterial 4-way signalised intersection (interim Upgrade of existing arterial to arterial 4-way signalised intersection (interim Construction of arterial to connector signalised T intersection (interim Construction of connector to connector 4-way roundabout intersection (ultimate Construction of arterial to arterial 4-way signalised construction construction construction construction construction construction construction construction construction construction construction construction construction 0.28 $0 $3,055,776 $3,055, % $3,055, $0 $2,785,123 $2,785, % $2,785, $0 $1,970,155 $1,970, % $1,970, $0 $1,581,124 $1,581, % $1,581, $0 $1,581,124 $1,581, % $1,581, $0 $2,683,633 $2,683, % $2,683, $0 $2,607,692 $2,607, % $2,607, $0 $2,636,356 $2,636, % $2,636, $0 $2,334,982 $2,334, % $2,334, $0 $8,000,000 $8,000, % $8,000, $0 $1,298,999 $1,298, % $1,298, $0 $1,472,109 $1,472, % $1,472, $0 $1,434,815 $1,434, % $1,434,815 East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page $7, $6, $4, $3, $3, $6, $6, $6, $5, $18, $2, $3, $3,306

22 DCP No. Infrastructure Category Works Description Indicative Provision Trigger Land Area Ha Estimated Cost: Land Estimated Cost: Construction Total Estimated Cost: Land & Construction % Apportioned to DCP (Internal Use) Total Cost Attributable to MCA Types making Contribution East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 28 Main Catchment Area Number of Net Developable Hectares in MCA intersection (interim IN-14 Construction of arterial to Hoppers Lane / connector 4-way signalised Connector 0.50 $0 $1,333,189 $1,333, % $1,333,189 intersection (interim construction (Suzanne Corey) $3,072 IN-15 Construction of arterial to Town Centre connector 4-way signalised Main Street / 0.50 $0 $1,256,640 $1,256, % $1,256,640 intersection (interim construction Dunnings $2,895 IN-16 Construction of arterial to Dunnings Road / connector 4-way signalised Connector 0.50 $0 $1,238,702 $1,238, % $1,238,702 intersection (interim construction (Suzanne Corey) $2,854 IN-17 Hacketts Road / Construction of arterial to Connector connector 4-way signalised 0.50 $0 $1,251,092 $1,251, % $1,251,092 (North of Local intersection (interim construction Town Centre) $2,883 IN-18 Construction of connector Old Sneydes to connector 4-way Road / Old 0.00 $0 $1,472,109 $1,472, % $1,472,109 roundabout (interim construction Hoppers Lane $3,392 IN-19 Dunnings Road / Construction of arterial to Connector (East connector 4-way signalised 0.00 $0 $1,238,702 $1,238, % $1,238,702 of Pumping intersection (interim construction Station) $2,854 Subtotal $0 $41,232,322 $41,232,322 $41,232,322 $95,005 Bridge & Drainage s BR-01 Construction of a bridge Sneydes Road - over existing sewer pipe 0.06 $0 $1,542,240 $1,542, % $1,542,240 Sewer Pipe construction $3,554 BR-02 Sneydes Road - D1 Drain BR-03 Hoppers Lane BR-04 Dunnings Road BR-05 Sneydes Road BR-06 BR-07 Sneydes / Dunnings Road Sneydes Road South Construction of a bridge over D1 drain (interim Construction of bridge over existing sewer pipe Construction of Freeway Overpass (interim Conversion of existing vehicle bridge to pedestrian / cycle bridge (ultimate Construction of pedestrian / cycle bridge between Sneydes and Dunnings Roads (ultimate Construction of pedestrian / cycle bridge south of Sneydes Road (ultimate construction construction construction realignment 0.29 $0 $1,028,160 $1,028, % $1,028, $0 $7,497,000 $7,497, % $7,497, $0 $22,134,000 $22,134,000 50% $11,067, $0 $142,800 $142, % $142, $0 $837,000 $837,000 50% $418, $0 $642,600 $642, % $642,600 Contribution per Net Developable Hectare $2, $17, $25, $ $ $1,481

23 DCP No. Infrastructure Category BR-08 Town Centre BR-09 Dunnings Road BR-10 Dunnings Road DR-01 Lake Works Description Construction of pedestrian / cycle bridge across lake in Town Centre (ultimate Construction of a culvert crossing over new constructed waterway Construction of a bridge over existing sewer pipe Construction of lake and surrounding landscaped open space north of the East Werribee Town Centre (ultimate Indicative Provision Trigger construction construction Land Area Ha Estimated Cost: Land Estimated Cost: Construction Total Estimated Cost: Land & Construction % Apportioned to DCP (Internal Use) Total Cost Attributable to MCA 0.02 $0 $357,000 $357, % $357, $0 $1,170,000 $1,170, % $1,170, $0 $2,340,000 $2,340, % $2,340, $0 $10,000,000 $10,000, % $10,000,000 Types making Contribution East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 29 Main Catchment Area Number of Net Developable Hectares in MCA Contribution per Net Developable Hectare $ $2, $5, $23,041 Subtotal $0 $47,690,800 $47,690,800 $36,205,300 $83,422 Community Centres CO-01 Fixed contribution towards Community construction of community Town Centre & $0 $5,403,246 $5,403, % $5,403,246 Facilities centres with kindergartens Residential Areas 1 & $21,281 and maternal child health CO-02 Community Facilities Community Fixed contribution towards construction of community centres with libraries $0 $3,300,700 $3,300, % $3,300,700 Town Centre & Residential Areas 1 & $13,000 Subtotal $0 $8,703,946 $8,703,946 $8,703,946 $34,281 Recreation RE01 Fixed contribution towards Active Town Centre & construction of sporting $0 $11,141,640 $11,141, % $11,141,640 Recreation Residential reserves Areas 1 & $43,882 RE02 Active Recreation Community RE03 Heritage Park Fixed contribution towards construction of sporting pavilions Contribution towards improvements to Heritage Park $0 $3,300,700 $3,300, % $3,300, $0 $5,000,000 $5,000, % $5,000,000 Town Centre & Residential Areas 1 & $13, $11,521 Subtotal $0 $19,442,340 $19,442,340 $19,442,340 $68,403 Shared Trail s ST01 Shared Trail 1 Construction of a shared trail (including landscaping) along south west boundary 0.00 $0 $1,611,414 $1,611, % $1,611,414 from Werribee city centre $3,713 to trunk sewer ST02 Shared Trail 2 ST03 Shared Trail 3 Construction of a shared trail (including landscaping) along D1 drain from Princes Highway to south east corner Construction of a shared trail (including landscaping) along trunk sewer from 0.00 $0 $3,272,027 $3,272, % $3,272, $0 $995,424 $995, % $995, $7, $2,294

24 DCP No. Infrastructure Category Works Description Indicative Provision Trigger Land Area Ha Estimated Cost: Land Estimated Cost: Construction Total Estimated Cost: Land & Construction % Apportioned to DCP (Internal Use) Total Cost Attributable to MCA Types making Contribution Main Catchment Area Number of Net Developable Hectares in MCA south west boundary to Hoppers Lane ST04 Shared Trail 4 Construction of a shared trail (including landscaping) Federation Trail realignment to generally 0.00 $0 $1,641,068 $1,641, % $1,641,068 3 & 5 follow main outfall sewer $4,314 from Hoppers Lane to Princes Highway ST05 Shared Trail 5 Construction of a shared trail (including landscaping) Point Cook West 0.00 $0 $286,429 $286, % $286,429 connection from Princes Freeway overpass to $660 Hoppers Lane ST06 Shared Trail 6 Construction of a shared trail (including landscaping) new constructed waterway 0.00 $0 $330,909 $330, % $330,909 from D1 Drain to Sneydes $762 Road ST07 Shared Trail 7 Construction of a shared trail (including landscaping) northern local link from 0.00 $0 $73,461 $73, % $73,461 Old Sneydes Road to $169 connector road ST08 Shared Trail 8 Construction of a shared trail (including landscaping) southern local link from 0.00 $0 $132,094 $132, % $132,094 Old Sneydes Road to $304 connector road ST09 Shared Trail 9 Construction of a shared trail (including landscaping) along north-south access 0.00 $0 $1,025,078 $1,025, % $1,025,078 link from Princes Highway $2,362 to trunk sewer. ST10 Shared Trail 10 Construction of a shared trail (including landscaping) along green corridor from 0.00 $0 $310,017 $310, % $310,017 D1 Drain south along $714 Hoppers Lane. ST11 Shared Trail 11 Construction of a shared trail (including landscaping) from ST01 to D1 Drain, 0.00 $0 $1,054,058 $1,054, % $1,054,058 generally north of Wattle $2,429 Avenue Town Centre. Subtotal $0 $10,731,980 $10,731,980 $10,731,980 $25,261 Contribution per Net Developable Hectare East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 30

25 Table 10 Summary of Charges DCP No. Infrastructure Category Works Description Area 1 Area 2 Area 3 Area 4 Area 5 Total Cost Total Cost Recovered by DCP Net Developable Hectares (NDHa) Road s RD-01 Derrimut Road Extension Construction of 4 lane carriageway for 160m including bike lanes, pedestrian paths and landscaping $217,027 $140,345 $116,954 $109,022 $299,403 $882,752 $882,752 RD-02 Sneydes Road - Section 1 Construction of 4 lane carriageway for 200m including services lanes, (Western) bike lanes, pedestrian paths and landscaping $409,132 $264,575 $220,479 $205,525 $564,426 $1,664,136 $1,664,136 RD-03 Sneydes Road - Section 2 Construction of 4 lane carriageway for 160m including service lane, (Heritage Park) bike lanes, pedestrian paths and landscaping $306,765 $198,377 $165,314 $154,101 $423,203 $1,247,760 $1,247,760 RD-04 Sneydes Road - Section 3 (Town Construction of 4 lane carriageway for 311m including service lanes, Centre) bike lanes, pedestrian paths and landscaping $665,294 $430,228 $358,523 $334,206 $917,819 $2,706,070 $2,706,070 RD-05 Sneydes Road - Section 4 Construction of 4 lane carriageway for 207m including services lanes, (Western Realignment) bike lanes, pedestrian paths and landscaping $308,413 $199,442 $166,202 $154,929 $425,477 $1,254,463 $1,254,463 RD-06 Sneydes Road - Section 5 (Central Construction of 4 lane carriageway for 430m including bike lanes, Realignment) pedestrian paths and landscaping $640,665 $414,301 $345,250 $321,833 $883,841 $2,605,890 $2,605,890 RD-07 Sneydes Road - Section 6 Construction of 4 lane carriageway for 410m including bike lanes, (Eastern Realignment) pedestrian paths and landscaping $556,131 $359,635 $299,696 $279,369 $767,221 $2,262,052 $2,262,052 RD-08 Hoppers Lane - Section 1 Construction of 2 lane carriageway for 400m including landscaping (Northern Upgrade) $370,770 $239,767 $199,806 $186,254 $511,503 $1,508,100 $1,508,100 RD-09 Hoppers Lane - Section 2 Construction of 2 lane carriageway for 37m including landscaping (Northern Realignment). $34,296 $22,178 $18,482 $17,228 $47,314 $139,499 $139,499 RD-10 Hoppers Lane - Section 3 Construction of 2 lane carriageway for 210m including landscaping (Connector Realignment) (ultimate. $252,981 $163,596 $136,330 $127,083 $349,005 $1,028,996 $1,028,996 RD-11 Hoppers Lane - Section 4 Construction of 2 lane carriageway for 800m including landscaping (Southern Upgrade) $741,540 $479,534 $399,612 $372,508 $1,023,006 $3,016,200 $3,016,200 RD-12 Hoppers Lane - Section 5 (South Construction of 2 lane carriageway for 404m including landscaping East Upgrade) $486,688 $314,728 $262,273 $244,484 $671,419 $1,979,592 $1,979,592 RD-13 Dunnings Road - Section 1 Construction of 2 lane carriageway for 558m including landscaping (Western). $517,224 $334,475 $278,729 $259,824 $713,547 $2,103,800 $2,103,800 RD-14 Dunnings Road - Section 1 Purchase of land to create road reserve 40m wide for 265m (Central) (ultimate. $130,302 $84,263 $70,219 $65,456 $179,760 $530,000 $530,000 RD-15 Dunnings Road - Section 2 Construction of 2 lane carriageway for 522m including landscaping (Central). $483,855 $312,896 $260,747 $243,061 $667,511 $1,968,071 $1,968,071 RD-16 Dunnings Road - Section 3 (Point Construction of 2 lane carriageway for 380m including landscaping Cook West) $352,232 $227,779 $189,816 $176,941 $485,928 $1,432,695 $1,432,695 Purchase of land to create road reserve 28m wide and construction RD-17 Lakeside Avenue (VU) of 4 lane carriageway for 360m including bike lanes, pedestrian $611,165 $395,224 $329,353 $307,014 $843,144 $2,485,901 $2,485,901 paths and landscaping (ultimate. RD-18 Southern Boundary Road Construction of 2 lane carriageway for 944m including landscaping. $875,018 $565,850 $471,542 $439,559 $1,207,147 $3,559,116 $3,559,116 RD-19 Hacketts Road Construction of 2 lane carriageway for 1,669m including landscaping. $773,519 $500,214 $416,845 $388,572 $1,067,123 $6,292,547 $3,146,274 RD-20 Old Sneydes Road Upgrade of 2 lane carriageway for 517m $622,816 $402,758 $335,632 $312,867 $859,217 $2,533,290 $2,533,290 RD-21 Connector Road Purchase of land to create road reserve 28m wide and construction of 4 lane carriageway for 600m (ultimate. $376,374 $243,391 $202,826 $189,069 $519,234 $1,530,895 $1,530,895 Subtotal $9,732,208 $6,293,555 $5,244,629 $4,888,907 $13,426,251 $42,731,825 $39,585,551 Intersection s IN-01 Princes Highway / Derrimut Road Upgrade of existing arterial to arterial 4-way signalised intersection $751,270 $485,826 $404,855 $377,395 $1,036,429 $3,055,776 $3,055,776 IN-02 Derrimut Road Extension / Construction of arterial to arterial 4-way signalised intersection Sneydes Road $684,730 $442,796 $368,997 $343,969 $944,632 $2,785,123 $2,785,123 East Werribee Precinct Contributions Plan - Draft for Exhibition Nov 2012 Page 31