SNEYDES PARADE
PRINCES FREEWAY
PRINCES FREEWAY
MAL
TBY
BYPA
SS
MAL
TBY
BYPA
SS
MercyHospital
Universityof Melbourne
ProposedState PrimarySchool(P-6)
ProposedState School(P-9)
PotentialNon-Gov.PrimarySchool
SuzanneCory School
WERRIBEECITYCENTRE
HoppersCrossing
WERRIBEE PLAZA
MelbourneWaterPumpingStation
WyndhamSportingComplex
VictoriaUniversity
SNEYDES ROAD
SNEYDES ROAD
WATTLE AVENUE
DUNNINGS ROAD
DER
RIM
UT
ROAD
MO
RRIS
RO
AD
HEATHS ROAD
HO
PPERS LAN
E
HO
PPERS LAN
E
HACKETTS RO
AD
PRINCES HIGHWAY
HeritageAreaEast WerribeeTown Centre
LocalTown
Centre
LocalTown
Centre
Hoppers CrossingTown CentreTransition
LocalTown
Centre
POINT COOKWEST PSP
DUNNINGS ROAD
LAKESIDE AVENUE
precinct areaurban growth boundarytown centre
commercial precincthealth and learning precinctinterchange business precinctenterprise precinctmedium/high density residential
conventional density residentialschool
community facilitiesopen space (see details plan 7)heritage
permanent waterfreeway & interchangeprimary arterial roadsecondary arterial road boulevard connector streetconnector streetaccess street (indicative location)reserve for potential future grade separation of arterial road
rail line & stationproposed stationshared pedestrian/cycle bridgeeasement
utilities
future urban structure1:15,000 @ A3
800600
400200
0
1,000
V121123 EAST WERRIBEE EMPLOYMENT PRECINCT
DEVELOPMENT CONTRIBUTIONS PLANNOVEMBER 2012 | Draft for Consultation
Please Note:
All identified projects have been included in this draft DCP. Where
detailed cost estimates are not yet available, construction cost
estimates are based on recent projects of a similar nature. Some
amounts will be adjusted on the basis of finalised cost estimates and
feedback from agencies.
Contents
1. Introduction .............................................................................................................................. 1
1.1. Report Structure ................................................................................................................ 1
1.2. Strategic Basis .................................................................................................................... 2
1.3. Planning and Environment Act 1987 ................................................................................... 2
1.4. Strategic Planning for East Werribee Employment Precinct ................................................ 4
1.5. East Werribee Employment Precinct Structure Plan ........................................................... 4
1.6. The Area to Which the Development Contributions Plan Applies ........................................ 6
2. Infrastructure Project Justification ............................................................................................. 7
2.1. Items Not Included in the Development Contributions Plan ............................................... 7
2.2. Infrastructure Projects ..................................................................................................... 10
2.2.1. Transport Projects .................................................................................................... 10
2.2.2. Recreation & Community Centre Projects ................................................................. 17
2.3. Project Timing .................................................................................................................. 17
2.4. Distinction between Development and Community Infrastructure ................................... 17
3. Calculation of Contributions .................................................................................................... 19
3.1. Calculation of Net Developable Area and Demand Units .................................................. 19
3.1.1. Net Developable Area ............................................................................................... 19
3.1.2. Land Budget and Demand Units................................................................................ 21
3.2. Calculations of Contributions Charges .............................................................................. 21
3.2.1. Calculation of Costs .................................................................................................. 21
3.2.2. Road Construction and Intersection Works ............................................................... 21
3.2.3. Interim and Temporary works .................................................................................. 22
3.2.4. Valuation of Land ..................................................................................................... 22
3.3. Cost Apportionment ......................................................................................................... 22
3.3.1. Main Catchment Areas ............................................................................................. 23
3.3.2. Charge Areas ............................................................................................................ 23
3.3.3. Non-Government Schools ......................................................................................... 23
3.3.4. Total Contributions Payable by MCA and Development Type .................................... 23
3.3.5. Schedule of Costs ..................................................................................................... 24
3.3.6. Summary of Charges per Hectare ............................................................................. 24
4. Development Contributions Plan Administration ..................................................................... 34
4.1. Payment of Contribution Levies and Payment Timing ....................................................... 34
4.1.1. Development Infrastructure ..................................................................................... 34
4.1.2. Community Infrastructure Levy ................................................................................ 35
4.1.3. Works in Kind ........................................................................................................... 35
4.1.4. Credit for Over Provision .......................................................................................... 36
4.1.5. Non Government Schools ......................................................................................... 36
4.2. Funds Administration ....................................................................................................... 37
4.3. Construction and Land Value Costs Indexation ................................................................. 37
4.4. Development Contributions Plan Review Period ............................................................... 38
4.5. Collecting Agency (Agency Responsible for Collecting Infrastructure Levy) ....................... 38
4.6. Development Agency (Agency Responsible for Works) ..................................................... 38
5. Implementation Strategy ......................................................................................................... 39
5.1. Rationale for the Implementation Strategy....................................................................... 39
5.2. Implementation Mechanism ............................................................................................ 39
6. Other Information ................................................................................................................... 40
6.1. Acronyms ......................................................................................................................... 40
6.2. Glossary ........................................................................................................................... 41
7. Appendices .............................................................................................................................. 45
7.1. Appendix 1 – Property Specific Land Budget ..................................................................... 45
7.2. Appendix 2 – Road Project Cost Sheets............................................................................. 47
7.3. Appendix 3 – Indicative Intersection Designs .................................................................... 48
List of Plans
Plan 1 Development Contributions Plan Area
Plan 2 Charge Areas
Plan 3 Road Projects
Plan 4 Intersection Projects
Plan 5 Shared Trail, Bridge & Stormwater Management Projects
List of Tables
Table 1 Charge Areas ......................................................................................................................... 6
Table 2 Road Projects ...................................................................................................................... 10
Table 3 Intersection Projects ........................................................................................................... 13
Table 4 Shared Trail Projects............................................................................................................ 15
Table 5 Bridge & Culvert Projects..................................................................................................... 15
Table 6 Stormwater Management Projects ...................................................................................... 16
Table 7 Community Infrastructure Levy Projects .............................................................................. 18
Table 8 Summary Land Use Budget .................................................................................................. 20
Table 9 Calculation of Costs ............................................................................................................. 25
Table 10 Summary of Charges ......................................................................................................... 31
East Werribee Employment Precinct Development Contributions Plan - Draft for Exhibition Nov 2012 Page 1
1. Introduction
The East Werribee Employment Precinct Development Contributions Plan (the ‘DCP’) has been
prepared by the Growth Areas Authority with the assistance of the Wyndham City Council, service
authorities and major stakeholders.
The East Werribee Employment Precinct DCP:
Outlines projects required to ensure that future workers, visitors and residents in the area
can be provided with timely access to infrastructure and services necessary to support a
quality and affordable lifestyle.
Establishes a framework for development proponents to make a financial contribution
towards the cost of the identified infrastructure projects. It ensures that the cost of
providing new infrastructure and services is shared equitably between various development
proponents and the wider community.
Provides the details of the calculation of financial contributions that must be made by future
developments towards the nominated projects. In this way, it provides developers,
investors and local communities with certainty about development contributions
requirements and how these will be administered.
1.1. Report Structure
This document comprises five parts:
PART FIVE
Part 5 provides further information on projects, including cost estimate breakdowns.
PART FOUR
Part 4 provides other supporting information.
PART THREE
Part 3 focuses on administration and implementation of the Development Contributions Plan
PART TWO
Part 2 sets out how the development contributions are calculated and costs apportioned.
PART ONE Part 1 clearly explains the strategic basis for the Development Contributions Plan, which includes
information about the East Werribee Employment Precinct Structure Plan and justification for the various infrastructure projects included in the Development Contributions Plan.
East Werribee Employment Precinct Development Contributions Plan - Draft for Exhibition Nov 2012 Page 2
1.2. Strategic Basis
The strategic basis for the DCP is established by the State and Local Planning Policy Framework of
the Wyndham Planning Scheme. Key documents are:
the Growth Corridor Plans
the Municipal Strategic Statement
the East Werribee Employment Precinct Structure Plan
the Point Cook West Precinct Structure Plan
the Point Cook West Development Contributions Plan
the Precinct Structure Plan supporting documents.
These documents set out a broad, long term vision for the sustainable development of the East
Werribee Employment Precinct DCP area and its surrounds.
The Growth Area Framework Plans (which are incorporated into the Victoria Planning Provisions)
and the published Growth Corridor Plans illustrate the planned extent of residential, employment
and other development as well as the location of larger activity centres for each growth area. They
also include key elements of infrastructure and services such as the regional open space network,
the location of public transport networks, freeways and arterial roads.
1.3. Planning and Environment Act 1987
This DCP has been prepared in accordance with Part 3B of the Planning and Environment Act 1987
(the Act) as well as other relevant legislation and has been developed in line with the State and Local
Planning Policy Framework of the Wyndham Planning Scheme. This DCP is consistent with the
Minister for Planning’s Direction on Development Contributions made under section 46M(1) of the
Act and has had regard to the Victorian Government’s Development Contributions Guidelines (the
‘DCP Guidelines’).
The DCP provides for the charging of a Development Infrastructure Levy pursuant to section 46J(a)
of the Act towards works, services and facilities. It also provides for the charging of a Community
Infrastructure Levy pursuant to section 46J(b) of the Act as some items are classified as community
infrastructure by reference to the Act, the Minister’s Direction on Development Contributions and
the DCP guidelines.
This DCP forms part of the Wyndham Planning Scheme pursuant to section 46I of the Act and is an
incorporated document under Clause 81 of the Wyndham Planning Scheme.
The DCP is implemented in the Wyndham Planning Scheme through Schedule 12 to the
Development Contributions Plan Overlay which applies to the area shown in Plan 1.
SNEYDES PARADE
PRINCES FREEWAY
PRINCES FREEWAY
MAL
TBY
BYPA
SS
MAL
TBY
BYPA
SS
MercyHospital
Universityof
Melbourne
ProposedState
PrimarySchool
(P-6)
ProposedState
School(P-9)
PotentialNon-Gov.PrimarySchool
SuzanneCory School
WERRIBEECITY
CENTRE
HoppersCrossing
WERRIBEE PLAZA
MelbourneWater
PumpingStation
WyndhamSportingComplex
VictoriaUniversity
SNEYDES ROADSNEYDES ROAD
WATTLE AVENUE
DUNNINGS ROAD
DER
RIM
UT
ROAD
MO
RRIS
RO
AD
HEATHS ROAD
HO
PPERS LAN
EH
OPPERS LA
NE
HACKETTS RO
AD
PRINCES HIGHWAY
HeritageArea East Werribee
Town Centre
LocalTown
Centre
LocalTown
Centre
Hoppers CrossingTown Centre
Transition
LocalTown
Centre
POINT COOKWEST PSP
DUNNINGS ROAD
LAKESIDE AVENUE
precinct area
urban growth boundary
town centre
commercial precinct
health and learning precinct
interchange business precinct
enterprise precinct
medium/high density residential
conventional density residential
school
community facilities
open space (see details plan 7)
heritage
permanent water
freeway & interchange
primary arterial road
secondary arterial road
boulevard connector street
connector street
access street (indicative location)
reserve for potential future grade separation of arterial road
rail line & station
proposed station
shared pedestrian/cycle bridge
easement
utilities
future urban structure1:15,000 @ A3
8006004002000 1,000
V121123
plan 1
East Werribee Employment Precinct Development Contributions Plan - Draft for Exhibition Nov 2012 Page 4
1.4. Strategic Planning for East Werribee Employment Precinct
The East Werribee Employment Precinct is located to the east of the Werribee City Centre. The East
Werribee Precinct Structure Plan area is expected to provide opportunities for approximately 51,000
new jobs and 7,000 new dwellings.
The East Werribee Employment Precinct Structure Plan establishes the future urban structure of the
new employment and residential community which includes a range of networks including transport,
town centres, a diverse range of places for employment and residential neighbourhoods.
The need for the infrastructure has been determined according to the anticipated development
scenario for East Werribee as described in the East Werribee Employment Precinct Structure Plan.
The Development Contributions Plan has a strong relationship to the East Werribee Precinct
Structure Plan, as the East Werribee Precinct Structure Plan provides the rationale and justification
for infrastructure items that have been included within the Development Contributions Plan.
Accordingly, the Development Contributions Plan is an implementation based planning tool which
identifies the infrastructure items required by the new community and apportions the cost of this
infrastructure in an equitable manner across the plan area.
1.5. East Werribee Employment Precinct Structure Plan
The East Werribee Employment PSP sets out the vision for how land should be developed, illustrates
the future urban structure and describes the objectives to be achieved by the future development.
The PSP also outlines projects required to ensure that future workers, visitors and residents within
the area are provided with timely access to services and transport infrastructure necessary to
support a quality business environment and affordable lifestyle.
The PSP enables urban development and the future urban structure of the new community is
depicted through a number of networks, including employment, housing, transport, open space,
stormwater management, town centres and social infrastructure.
SNEYDES PARADE
PRINCES FREEWAY
PRINCES FREEWAY
MAL
TBY
BYPA
SS
MAL
TBY
BYPA
SS
MercyHospital
Universityof
Melbourne
ProposedState
PrimarySchool
(P-6)
ProposedState
School(P-9)
PotentialNon-Gov.PrimarySchool
SuzanneCory School
WERRIBEECITY
CENTRE
HoppersCrossing
WERRIBEE PLAZA
MelbourneWater
PumpingStation
WyndhamSportingComplex
VictoriaUniversity
SNEYDES ROADSNEYDES ROAD
WATTLE AVENUE
DUNNINGS ROAD
DER
RIM
UT
ROAD
MO
RRIS
RO
AD
HEATHS ROAD
HO
PPERS LAN
EH
OPPERS LA
NE
HACKETTS RO
AD
PRINCES HIGHWAY
HeritageArea East Werribee
Town Centre
LocalTown
Centre
LocalTown
Centre
Hoppers CrossingTown Centre
Transition
LocalTown
Centre
POINT COOKWEST PSP
DUNNINGS ROAD
LAKESIDE AVENUE
charge areasplan 2
1:15,000 @ A3
8006004002000 1,000
V121123
area where DCP is not payable
44
55 55
11
33
22
East Werribee Employment Precinct Development Contributions Plan - Draft for Exhibition Nov 2012 Page 6
1.6. The Area to Which the Development Contributions Plan Applies
In accordance with section 46K(1)(a) of the Planning and Environment Act 1987 the East Werribee
Employment Precinct DCP applies to land shown in Plan 1. The area is also shown on Development
Contributions Plan Overlay Schedule 12 in the Wyndham Planning Scheme.
The East Werribee Employment Precinct DCP applies to approximately 775 hectares of land which is
divided into five charge areas as shown in Plan 2.
Table 1 Charge Areas
Charge Area Description Net Developable Area (ha)
1 Town Centre & Surrounds 106.7
2 Health and Learning 69.0
3 Enterprise & Interchange Business 57.5
4 Enterprise (GAIC) 53.6
5 Point Cook South West & Wattle Ave New Communities 147.2
Total
434.0
The East Werribee Employment Precinct Structure Plan clearly demonstrates that the future urban
structure has been designed as an integrated whole. The five charge areas also define the Main
Catchment Area (‘MCA’) for the various infrastructure projects. The MCA is the geographic area
from which a given item of infrastructure will draw most of its use.
These charge areas include a number of existing uses that are expected to remain in the long-term
(shown on Plan 2). Where these uses are excluded from the Net Developable Area in table 8, no
DCP contribution will be payable.
In selecting items, consideration has been given to ensure they are not already wholly funded
through another contribution mechanism, such as a mandatory infrastructure construction
requirement of the East Werribee Employment PSP, an existing local development contributions
plan, an agreement under Section 173 of the Act or as a condition on an existing planning permit.
Identified overlap in funding has been addressed, for example by adjusting other relevant
development contributions plans or other suitable means provided for in the Planning and
Environment Act.
