Contributions plan supports retention of open space

A development "contribution plan" for open space and recreation on the Peninsula seems to support the retention of existing community land for recreation and open space.

Contributions Plan 31C Open Space and Recreation Peninsula requires developers to either provide new open spaces or improve existing open spaces if a new residential development results in a population increase.

The contribution plan came into effect in December 1992, was amended in 2004 and 2006 and last updated in 2012.

It is a public document available on the Gosford Council website under 'Contributions Plans' in the building and development category of the site.

The purpose of the plan is to enable council to levy development contributions to pay for the "provision and development of open space and recreation facilities on the Peninsula" in accordance with Section 94 of the Environmental Planning and Assessment Regulation 2000.

The plan's objectives are to ensure that work associated with urban and environmental enhancement required by a future development are funded under Section 94 for the Environmental Planning and Assessment Act.

Its second objective is to identify additional open space and recreational facilities required to satisfy the needs of the future population of the Peninsula, taking account of current open space.

The plan also states as an objective the establishment of a nexus between anticipated development and required land, facilities, services and contributions sought.

Other objectives include: to enable to early provision of open space...; to encourage public participation in the formulation of the plan; to identify locations of open space and recreation facilities to be carried out; and to outline a schedule identifying when open space and recreation facilities are to be provided in consideration of development rates."

According to the plan, Gosford Council estimates that, under existing zoning provisions, the population of the Peninsula will increase by approximately 14,670 persons (ultimate development) from the 1991 population base.

"The incoming population as a result of development will necessitate the provision and embellishment of recreation and open space facilities above and beyond the existing level of provision," the plan says.

Following the adoption of Contributions Plan 31C by Gosford Council in April 2003, a review of opportunities for additional open space land was conducted (not including privately owned land).

The analysis identified only two parcels of land, the Woy Woy landfill site and the Council Depot on Ocean Beach Rd that could be used for additional open space.

As a result, the report recommended "increasing the embellishment of existing open space" as a way to increase the capacity of existing open space areas in public ownership given the shortage of potential new sites available.

It also recommended "reducing the amount of open space to be acquired to land which is available".

The plan also includes an analysis of the Peninsula's future recreation needs, a summary of which includes statement such as: "recreational needs will be increased"; "less private open space will increase demand on community facilities; "increased need for facilities for walking, picnics, barbecue, boating and playgrounds..."; and "people without access to a vehicle need recreation opportunities...close to where they live".

The plan specifies a formula to determine how much open space land a developer must contribute.

It sets the dollar value of Sec 94 contributions to be used to acquire new open spaces as equal to the number of people who will be accommodated in the new development times a per square metre value for the developed land.

The 'people' part of the equation is based on each person needing 8.1 square metres.

A small unit will hold 1.5 people, a medium unit will hold two people, large 2.5 and 3.5 for a new allotment.

That area is multiplied by Council's current valuation estimate of open space land appropriate to the land to be acquired in dollars per square metre.

The estimate given in the document is $121 per square metre.

So a new allotment, which any reclassified and sold community reserve would be, would amount to 3.5 X 8.1 X $121 = $3430.35 per square metre to be paid by the developer to the council to invest in new open space on the Peninsula.

Website, 5 Feb 2015

http://www.gosford.nsw.gov.au/building-and-development/planning-guidelines-and-forms/contributions-plan

Reporter: Jackie Pearson