Council staff defend contributions plan

Gosford Council officers have defended the adequacy of Section 94 developer contribution plans despite reduced population estimates predicted by the Peninsula Urban Directions Strategy.

A staff report has stated that a smaller population would need less infrastructure.

Even so, the officers have recommended that medium density housing take up rates be reviewed yearly for a possible adverse impact on Contributions Plan 31C.

The plans' works schedule was based on an estimated population at full development of 45,000.

The population at the 2001 census was 32,264, and population at the time of preparation of the draft strategy was estimated at 34,000.

The Peninsula Urban Directions Strategy contains estimates of population growth of between 5000 and 7500 giving a total population of between 39,000 and 41,500.

With an expected reduction in the estimated incoming population, a council report stated that there would be a "corresponding reduction in infrastructure requirements and therefore a reduction in the necessary expenditure".

The report stated that "if council were to adopt the strategy and subsequently alter planning controls, it would be necessary for council to amend CP31 A-D to reflect this."

The amendment of the plan would result in some facilities being removed from the works schedule as they would not be required due to less population.

"The issue at stake with the contributions plan is not land supply, which will not change, but assumptions over take-up rates for medium density housing over the 20-year life of the plan," the report stated.

The report stated that it is intended that a review of the contributions plan would take place as part of the preparation of a comprehensive contributions plan for the local government area.

This would reflect the new planning controls for the Peninsula that would be developed as part of the Comprehensive Local Environment Plan, according to the report.

"If there is a reduction in take up rates for the Peninsula, this is unlikely to be felt for a number of years when development opportunities are assumed to dry up.

"However by this time, council would have reviewed both the planning controls and contributions plan for the Peninsula," the report stated.

The report stated that, in the intervening period, council staff would carry out annual reviews of medium density take up rates, and if the rates declined significantly, a further report will be presented to council.

The PUDS was placed on exhibition from May 25 to July 8, with the exhibition period extended until July 29 and a public consultation session was undertaken on May 26.

The report stated that 50 people attended and most chose to speak to council officers.

The report to council recommended that council should also include the PUDS provisions as part of the review and preparation of the Residential Development Strategy and preparation of a City Planning Strategy and comprehensive LEP for the municipality.

Council agenda ENV.44, October 4