WYNDHAM NORTH - DEVELOPMENT CONTRIBUTIONS PLAN

WYNDHAM NORTH - DEVELOPMENT CONTRIBUTIONS PLAN

PSP1091 RIVERDALE PSP1088 OAKBANK PSP1090 TRUGANINA PSP1089 TARNEIT NORTH WYNDHAM NORTH DEVELOPMENT CONTRIBUTIONS PLAN June 2013

SM | 20130531 04:43 ii WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN

CONTENTS 1.0 INTRODUCTION 3 1.1 Report structure 3 1.2 Strategic basis 3 1.3 Planning and Environment Act 1987 3 1.4 Strategic Planning for Wyndham North 5 1.5 Wyndham North Precinct Structure Plans 5 1.6 The area to which the Development Contributions Plan applies 7 1.7 Related infrastructure agreements 7 1.8 Project identification 7 2.0 INFRASTRUCTURE PROJECT JUSTIFICATION 8 2.1 Items not included in the Development Contributions Plan 8 2.2 Infrastructure projects 9 2.3 Project timing 19 2.4 Distinction between Development and Community Infrastructure 19 3.0 CALCULATION OF CONTRIBUTIONS 20 3.1 Calculation of Net Developable Area and demand units 20 3.2 Calculations of contributions charges 22 3.3 Cost apportionment 23 4.0 DEVELOPMENT CONTRIBUTIONS PLAN ADMINISTRATION 30 4.1 Payment of contribution levies and payment timing 30 4.2 Funds administration 32 4.3 Construction and land value costs indexation 32 4.4 Development Contributions Plan review period 32 4.5 Collecting Agency (agency responsible for collecting infrastructure levy) 32 4.6 Development Agency (agency responsible for works) 32 5.0 IMPLEMENTATION STRATEGY 33 5.1 Rationale for the implementation strategy 33 5.2 Implementation mechanism 33 6.0 OTHER INFORMATION 34 6.1 Acronyms 34 6.2 Glossary 34 PLANS Plan 1 Development Contributions Plan area 4 Plan 2 Charge areas 6 Plan 3 Road & bridge projects 10 Plan 4 Intersection projects 12 Plan 5 Open space, active recreation projects & community facillities 16 TABLES Table 1 Summary of charges 2 Table 2 Charge areas 7 Table 3 Road & bridge projects 9 Table 4 Intersection projects 13 Table 5 Recreation projects 17 Table 6 Community facility projects 18 Table 7 Community infrastructure levy projects 19 Table 8 Summary land use budget 21 Table 9 Calculation of costs 24 Table 10 Infrastrucutre delivery priorities 33 1 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN

SM | 20130531 04:43 2 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN The following table provides an overview of the project categories and charges included within this DCP. A more detailed explanation of apportionment, methods of calculation, and the description and costs of individual projects is included within the document. Table 1 Summary of Charges SUMMARY - NET DEVELOPABLE AREA (NDA) BY CHARGE AREA CHARGE AREA HECTARES PROPORTION OF TOTAL Residential (RNDA) 2,689 90% Employment (ENDA) 302 10% TOTAL 2,991 100% SUMMARY - DEVELOPMENT INFRASTRUCUTRE LEVY PROJECTS TOTAL COST OF PROJECTS CHARGE AREAS CONTRIBUTING Transport $491,646,757 Residential & employment Recreation $179,182,419 Residential Community $67,607,658 Residential TOTAL $738,436,835 SUMMARY - DEVELOPMENT INFRASTRUCTURE LEVY BY CHARGE AREA CHARGE AREA TOTAL COST OF CONTRIBUTION CONTRIBUTION PER NET DEVELOPABLE HECTARE (P/NDHA) Residential $688,744,043 $256,150 Employment $49,692,791 $164,366 SUMMARY - BREAKDOWN OF DEVELOPMENT INFRASTRUCTURE LEVY RESIDENTIAL (P/NDHA) EMPLOYMENT (P/NDHA) Land $57,517 $19,130 Construction $198,632 $145,236 TOTAL $256,150 $164,366 SUMMARY - NET DEVELOPABLE AREA (NDA) BY CHARGE AREA ESTIMATED DWELLINGS ESTIAMATED TOTAL CONTRIBUTION Capped at $900 per dwelling 41,135 $37,021,451

3 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 1.0INTRODUCTION The Wyndham North Development Contributions Plan (the ‘DCP’) has been prepared by the Growth Areas Authority with the assistance of Wyndham City, service authorities and other major stakeholders. The DCP: • • Outlines projects required to ensure that future residents, visitors and workers 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: 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. The key documents are the: • • Growth Corridor Plans • • Municipal Strategic Statement • • Wyndham Infrastructure Financing Policy and Framework for Infrastructure Financing • • Oakbank Precinct Structure Plan • • Tarneit North Precinct Structure Plan • • Truganina Precinct Structure Plan • • Riverdale Precinct Structure Plan • • Relevant Precinct Structure Plan supporting documents.

These documents set out a broad, long term vision for the sustainable development of the DCP area and its surrounds.

The Growth Corridor Plans illustrate the planned extent of residential, employment and other development as well as the location of larger activity centresforeachgrowtharea. Theyalsoincludekeyelementsofinfrastructure and services such as the regional open space network, metropolitan public transport networks, freeways and arterial roads. 1.3 PLANNING AND ENVIRONMENT ACT 1987 The 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.

It is consistent with the Minister for Planning’s Direction on Development Contributions made under section 46M(1) of the Act and has had regards 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.

The 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 13 to the Development Contributions Plan Overlay which applies to the area shown in Plan 1. Section 1.0 clearly explains the strategic basis for the Development Contributions Plan, which includes informantion about the various Wyndham North Precinct Structure Plans. Section 2.0 provides justification for the various infrastructure projects included in the Development Contributions Plan.

Section 3.0 sets out how the development contributions are calculated and costs apportioned. Section 4.0 focuses on administration of the Development Contributions Plan. Section 5.0 focuses on implementation of the Development Contributions Plan and identifies infrastructure delivery priorities. Section 6.0 provides other supporting information. STRATEGIC BASIS CALCULATION OF CONTRIBUTIONS ADMINISTRATION AND IMPLEMENTATION IMPLEMENTATION OTHER INFORMATION

Plan 1 Future Urban Structure PSP1091 RIVERDALE PSP1088 OAKBANK PSP1090 TRUGANINA PSP1089 TARNEIT NORTH Precinct Structure Plan Wyndham North DCP area ROAD LEAKES ROAD T A R N E IT R O A D D A V IS R O A D D ER R IM U T R O A D A R M S T R O N G R O A D DOHERTYS ROAD B A L L A N R O A D BOUNDARY ROAD F O R S Y T H R O A D LEAKES ROAD S k e l e t o n C r e e k D r y C r e e k W erri b e e R i v e r F o r s y t h R o a d D r a i n D a v i s C r e e k OUTER M ETROPOLITAN RING ROAD (OM R) REGIONAL RAIL LINK (RRL) plan 1 development contributions plan area wyndham north development contributions plan 0 200 400 600 800 1km

5 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 5 1.4 STRATEGIC PLANNING FOR WYNDHAM NORTH The Wyndham North sub-corridor includes around 4,000 hectares of land in the Urban Growth Zone, which was rezoned as part of the 2010 Urban Growth Boundary change. The proximity of the four Wyndham North precincts to each other and their location adjacent to existing development has allowed the strategic planning of the sub-corridor to proceed on an integrated basis, with each PSP considering not only its individual needs, but also how it will integrate with and relate to adjoining areas. The transport, community and recreation needs of the future community have all been considered in terms of the whole sub-corridor.

The need for the infrastructure included within the DCP has been determined according to the anticipated development of the Wyndham North sub- corridor. The DCP has been prepared in conjunction with the Precinct Structure Plans through a sub-corridor wide planning process. This process provided the rationale and justification for infrastructure items that have been included. Accordingly, the DCP 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.

Where a Precinct Structure Plan was not available at the time of publication, the DCP makes assumptions for required infrastructure consistent with the population forecasts prepared through the sub-corridor background planning and standard provision ratios. While the DCP has determined the number and size of facilities required within each precinct, the PSP will determine the configuration and location. The Wyndham North Background Report provides an overview of the sub- corridor planning process. 1.5 WYNDHAM NORTH PRECINCT STRUCTURE PLANS The four Wyndham North PSPs (the PSPs) set out the vision for how land should be developed, illustrate the future urban structure and describe the objectives to be achieved by the future development.

They also outline projects required to ensure that future residents, visitors and workers within the area are provided with timely access to services and transport infrastructure necessary to support a quality affordable lifestyle. The PSPs enable urban development and the future urban structure of the new communities are depicted through a number of networks, including transport, open space and active recreation, social infrastructure, town centres, housing and places for local employment.

1.5.1 Oakbank (PSP 1088) The Oakbank PSP will ultimately accommodate approximately 28,363 people and 10,130 dwellings. At the time of writing, this PSP is currently being prepared and is expected to be reviewed by Government Agencies in mid 2013. 1.5.2 Tarneit North (PSP 1089) The Tarneit North PSP will ultimately accommodate approximately 28,139 people and 10,050 dwellings. At the time of writing, this PSP is currently being prepared and is expected to be reviewed by Government Agencies in mid 2013. 1.5.3 Truganina (PSP 1090) The Truganina PSP will ultimately accommodate approximately 23,470 people and 8,382 dwellings.

At the time of writing, this PSP is currently in draft and will be placed on exhibition in mid-late 2013. 1.5.4 Riverdale (PSP 1091) TheRiverdalePSPwillultimatelyaccommodateapproximately34,039people and 12,157 dwellings. At the time of writing, this PSP is currently in draft and will be placed on exhibition with the DCP.

The wider sub-corridor planning process confirmed: • • A detailed NDA for each PSP based on a survey of encumbrances and a broad allocation of community facilities. • • All road, intersection, bridge, and culvert projects required to service the new community. • • The provision ratio for sporting reserves, schools, and community centres. Accordingly, the PSPs may refine the location and layout of some items included in this DCP but will not change the project list nor the overall rate. WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN

Plan 2 Charge Areas POS 01 ROAD LEAKES ROAD T A R N E IT R O A D D ER R IM U T R O A D SAYERS ROAD A R M S T R O N G R O A D DOHERTYS ROAD B A L L A N R O A D BOUNDARY ROAD M O RR IS RO A D F O R S Y T H R O A D HOGANS ROAD LEAKES ROAD ISON ROAD D A V IS R O A D S k e l e t o n C r e e k D r y C r e e k W erri b e e R i v e r F o r s y t h R o a d D r a i n D a v i s C r e e k OUTER M ETROPOLITAN RING ROAD (OM R) REGIONAL RAIL LINK (RRL) EMPLOYMENT RESIDENTIAL plan 2 charge areas wyndham north development contributions plan 0 200 400 600 800 1km 1 2

WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 7 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 DCP applies to land shown in Plan 1. The area is also shown on Development Contributions Plan Overlay Schedule 13 in the Wyndham Planning Scheme. The DCP applies to approximately 2,991 Net Developable Hectares of land which is divided into two charge areas as shown in Plan 2.. Table 2 Charge areas CHARGE AREA NET DEVELOPABLE AREA Charge Area 1 – Residential 2,689 hectares Charge Area 2 – Employment 302 hectares The DCP clearly demonstrates the infrastructure required to service the broader development sub-corridor.

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 PSPs, 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. Parts of Oakbank (PSP 1088) and Tarneit North (PSP 1089) include highly fragmented land ownership.

This fragmentation will require additional infrastructure projects to ensure a more equitable outcome for landowners. These additional infrastructure projects would usually be considered developer works and will be included in a separate DCP that will be prepared by Council at a later date. Infrastructure included within additional local DCPs might include connector roads and associated bridges and primary links in the shared path network.

1.7 RELATED INFRASTRUCTURE AGREEMENTS There are a number of infrastructure agreements that relate to theWyndham NorthDCParea. TheseincludetheTruganinaEmploymentDCP,theTruganina South DCP and the Wyndham North Concept Plan and associated Section 173 agreements of the Planning and Environment Act 1987 that have been entered into. Infrastructure projects impacted by these agreements (along Leakes and Forsyth Roads) have external apportionments to take these previous agreements into consideration. 1.8 PROJECT IDENTIFICATION The project identification system used in the DCP has been designed to assist in understanding of and navigation through the document.

Road, bridge, intersection, and community facility projects use the identification system of project category, PSP number, and a sequential project number. As an example, a road project in Truganina (PSP 1090) will have the project identifier similar to RD-90-01.

The project cateogires are summarised as: • • RD - Roads • • BR - Bridges & culverts • • IN - Intersections • • CO - Community facilities Sporting reserves are given different identifiers relating to the rates applied to broad projects. AR denotes land and construction costs, AP denotes pavilions, and AI denotes active indoor recreation.

SM | 20130531 04:43 8 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 2.0INFRASTRUCTURE PROJECT JUSTIFICATION The need for infrastructure included in the DCP has been determined according to the anticipated development of the Wyndham North sub- corridor.

Items can be included in a development contributions plan if they will be used by the future 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 the DCP, all items have been assessed to ensure they have a relationship or nexus to proposed development in the DCP area. The cost apportionment methodology adopted in the DCP relies on the nexus principle. A new development is deemed to have a nexus with an item if its future residents or employees are 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 Wyndham North PSPs. • • They are not recurrent items. • • They are the basis for the future development of an integrated network. 2.1 ITEMS NOT INCLUDED IN THE DEVELOPMENT 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 in implementing the PSPs: • • Internal streets and connector streets, creek and drainage line crossings and associated traffic management measures (except where nominated in this DCP).

• • Waterway management works and drainage systems. • • 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 required crossings of waterways. • • Basic levelling, provision of biodiversity offsets, water tapping and landscaping of local active and passive open space.

• • Passivepublicopenspacereservemasterplansandanyagreedassociated works required by the PSPs.

• • Council’s plan checking and supervision. • • Bus stops. These items may be further addressed and defined by an agreement under s173 of the Act and / or conditions in planning permits. Construction of the following items has not been included within the DCP as they are determined to be State Infrastructure items: • • Second and third carriageway of Ison Road. • • Ison Road bridge crossing of the Werribee River. • • Second and third carriageway of Derrimut Road. • • Derrimut Road bridge crossing duplication of the Regional Rail Link. • • Forsyth Road bridge crossing of the Regional Rail Link.

• • Third carriageway of Leakes Road. • • Third carriageway of Boundary Road. • • Outer Metropolitan Ring Transport Corridor and associated interchanges. • • Truganina train station. • • Davis Road train station. • • Riverdale train station. • • Second pedestrian bridge crossing of the Werribee River. • • Government primary or secondary schools. The delivery of the State Infrastructure items will be provided as warranted and as funds become available, which may potentially include Growth Area Infrastructure Charge (GAIC) Work in Kind projects. Landforandconstructionofthefollowingitemshasnotbeenincludedwithin the DCP as they will be delivered as part of the Regional Rail Link project: • • Leakes Road bridge crossing of the Regional Rail Link.

• • Davis Road bridge crossing of the Regional Rail Link. • • Tarneit Road bridge crossing of the Regional Rail Link. • • Derrimut Road bridge crossing of the Regional Rail Link. • • Dohertys Road bridge crossing of the Regional Rail Link. • • Boundary Road bridge crossing of the Regional Rail Link. • • Tarneit train station. • • Shared path bridge crossing of the Werribee River associated with the Regional Rail Link.

Duplication of any roads not considered a State responsibility at the time would be undertaken by Council.

9 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 2.2 INFRASTRUCTURE PROJECTS The following three types of projects are included in the DCP (refer to Plans 3-6): • • Transport • • Recreation • • Community 2.2.1 Transport projects The transport related projects in the DCP are based on the transport network depicted in Plan 3 which is supported by theWest Growth Area Corridor Plan and the Wyndham North PSPs. The transport projects include a combination of: • • Road construction (including land and waterway crossing requirements) • • Construction of major controlled intersections and associated works The DCP also includes new road bridges across the RRL at Morris and Sayers RoadsandtheduplicationoftheDohertysRoadbridgeastheyareconsidered to be essential to the connectivity of the overall road network.

The DCP has also funded a number of pedestrian crossings of the Regional Rail Link. These crossings have been included in locations where there is an absence of another crossing (such as a road, station or waterway underpass) in order to link communities on either side of the rail line. The following road and bridge projects shown in Plan 3 are funded by the DCP: Table 3 Road & bridge projects DCP PROJECT NUMBER PROJECT TITLE - ROADS PROJECT DESCRIPTION - ROADS CHARGE AREAS CONTRIBUTING INDICATIVE PROVISION TRIGGER RD-88-01 Davis Road (Dohertys Road to Boundary Road) Purchase of land to widen road reserve from 20m wide to 41m wide (ultimate treatment) and upgrade of existing carriageway for 523m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-88-02 Davis Road (Dohertys Road to RRL) Purchase of land to widen road reserve from 20m wide to 34m wide (ultimate treatment) and upgrade of existing carriageway for 532m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-88-03 Ison Road Purchase of land to create road reserve 41m wide (ultimate treatment) and construction of carriageway for 1,791m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-88-04 Sayers Road extension (RRL to Ison Road) Purchase of land to create road reserve 34m wide (ultimate treatment) and construction of carriageway for 136m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-88-05 Leakes Road (RRL to Ison Road) Purchase of land to widen road reserve from 20m wide to 41m wide (ultimate treatment) and upgrade of existing carriageway for 1,075m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-88-06 Dohertys Road (Ison Road to Davis Road) Purchase of land to widen road reserve from 20m wide to 41m wide (ultimate treatment) and upgrade of existing carriageway for 1,213m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-89-01 Tarneit Road Purchase of land to widen road reserve from 20m wide to 34m wide (ultimate treatment) and upgrade of existing carriageway for 1,265m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-89-02 Leakes Road (Derrimut Road to Davis Road) Purchase of land to widen road reserve from 20m wide to 41m wide (ultimate treatment) and construction of additional carriageway for 2,086m, excluding intersections (interim treatment).

Includes relocation of 66Kv electricity line from Derrimut to Tarneit Road. Residential & Employment At time of subdivision RD-89-03 Dohertys Road (Derrimut Road to Davis Road) Purchase of land to widen road reserve from 20m wide to 34m wide (ultimate treatment) and upgrade of existing carriageway for 1,464m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-89-04 Dohertys Road (deviation from existing reserve) Purchase of land to widen road reserve 34m wide (ultimate treatment) and realignment of existing carriageway for 462m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-89-05 Boundary Road (Derrimut to Davis) Purchase of land to widen road reserve from 20m wide to 41m wide (ultimate treatment) and upgrade of existing carriageway for 1,661m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-90-01 Forsyth Road (from Truganina EmploymentPrecinct to Boundary Road) Purchase of land to widen road reserve 41m wide (ultimate treatment) and construction of carriageway for 600m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-90-02 Morris Road Purchase of land to widen road reserve 34m wide (ultimate treatment) and construction of carriageway for 1,207m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-90-03 Leakes Road (Forsyth Road to Derrmiut Road) Purchase of land to widen road reserve from 20m wide to 41m wide (ultimate treatment) and construction of additional carriageway for 1,865m, excluding intersections (interim treatment).

Includes relocation of 66Kv electricity line from Forsyth to Derrimut Road. Residential & Employment At time of subdivision RD-90-04 Dohertys Road (Forsyth Road to Derrimut Road) Purchase of land to widen road reserve from 20m wide to 34m wide (ultimate treatment) and upgrade of existing carriageway for 1,318m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-90-05 Boundary Road (RRL to Derrimut Road) Purchase of land to widen road reserve from 20m wide to 41m wide (ultimate treatment) and upgrade of existing carriageway for 1,414m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-91-01 Davis Road (Sayers Road to RRL) Purchase of land to widen road reserve from 20m wide to 34m wide (ultimate treatment) and upgrade of existing carriageway for 1,227m, excluding intersections (interim treatment) Residential & Employment At time of subdivision

Plan 3 Road & Bridge Projects POS 01 THS ROAD LEAKES ROAD T A R N E IT R O A D D ER R IM U T R O A D SAYERS ROAD A R M S T R O N G R O A D DOHERTYS ROAD B A L L A N R O A D BOUNDARY ROAD M O RR IS RO A D F O R S Y T H R O A D HOGANS ROAD LEAKES ROAD ISON ROAD D A V IS R O A D S k e l e t o n C r e e k D r y C r e e k W erri b e e R i v e r F o r s y t h R o a d D r a i n D a v i s C r e e k OUTER M ETROPOLITAN RING ROAD (OM R) REGIONAL RAIL LINK (RRL) plan 3 road & bridge projects wyndham north development contributions plan 0 200 400 600 800 1km road project bridge/culvert project

11 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 11 DCP PROJECT NUMBER PROJECT TITLE - ROADS PROJECT DESCRIPTION - ROADS CHARGE AREAS CONTRIBUTING INDICATIVE PROVISION TRIGGER RD-91-02 Davis Road (Hogans Road to Sayers Road) Purchase of land to widen road reserve from 20m wide to 34m wide (ultimate treatment) and upgrade of existing carriageway for 966m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-91-03 Armstrong Road extension Purchase of land to create road reserve 34m wide (ultimate treatment) and construction of carriageway for 229m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-91-04 Sewells Road (Armstrong Road to Sayers Road) Purchase of land to widen road reserve from 20m wide to 34m wide (ultimate treatment) and upgrade of existing carriageway for 256m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-91-05 Hogans Road (Existing reserve Davis Road to Davis Creek) Purchase of land to widen road reserve from 20m wide to 34m wide (ultimate treatment) and upgrade of existing carriageway for 509m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-91-06 Hogans Road - Extension Purchase of land to widen road reserve 34m wide (ultimate treatment) and construction of carriageway for 845m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-91-07 Sayers Road - Existing reserve Purchase of land to widen road reserve from 20m wide to 34m wide (ultimate treatment) and upgrade of existing carriageway for 935m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-91-08 Sayers Road - Road realignment to RRL Purchase of land to widen road reserve 34m wide (ultimate treatment) and construction of carriageway for 215m, excluding intersections (interim treatment) Residential & Employment At time of subdivision RD-91-09 Leakes Road (Davis Road to RRL) Purchase of land to widen road reserve from 20m wide to 41m wide (ultimate treatment) and upgrade of existing carriageway for 119m, excluding intersections (interim treatment) Residential & Employment At time of subdivision DCP PROJECT NUMBER PROJECT TITLE - BRIDGES PROJECT DESCRIPTION - BRIDGES CHARGE AREAS CONTRIBUTING INDICATIVE PROVISION TRIGGER BR-88-C1 Ison Road crossing of waterway (Standard culvert type C1) Construction of 2 x standard C1 culvert waterway crossings in PSP 1088 Residential & Employment At time of subdivision BR-89-C1 Leakes Road crossing of waterway (Standard culvert type C2) Construction of 1 x standard C2 culvert waterway crossing in PSP 1089 Residential & Employment At time of subdivision BR-89-C2 Boundary Road crossing of waterway (Standard culvert type C2) Construction of 2 x standard C2 culvert waterway crossings in PSP 1089 Residential & Employment At time of subdivision BR-89-01 Boundary Road bridge over Dry Creek Construction of 2 lane bridge crossing of Dry Creek Residential & Employment At time of subdivision BR-89-02 Tarneit Road bridge over Dry Creek Construction of 2 lane bridge crossing of Dry Creek Residential & Employment At time of subdivision BR-89-03 Dohertys Road bridge over Dry Creek Construction of 4 lane bridge crossing of Dry Creek Residential & Employment At time of subdivision BR-89-04 Pedestrian bridge across Regional Rail Link Construction of pedestrian bridge over Regional Rail Link in PSP 1089 Residential & Employment At time of subdivision BR-90-C1 Boundary Road crossing of waterway (Standard culvert type C2) Construction of 1 x standard C1 culvert waterway crossings in PSP 1090 Residential & Employment At time of subdivision BR-90-C2 Dohertys Road crossing of waterway (Standard culvert type C2) Construction of 1 x standard C2 culvert waterways crossings in PSP 1090 Residential & Employment At time of subdivision BR-90-C3 Leakes Road crossing of water (Standard culvert type C2) Construction of 2 x standard C2 culvert waterways crossings in PSP 1090 Residential & Employment At time of subdivision BR-90-C4 Forsyth Road crossing of waterway (Standard culvert type C2) Construction of 1 x standard C2 culvert waterways crossings in PSP 1090 Residential & Employment At time of subdivision BR-90-01 Boundary Road bridge over Skeleton Creek Construction of 2 lane bridge crossing of Skeleton Creek Residential & Employment At time of subdivision BR-90-02 Dohertys Road bridge over Skeleton Creek Construction of 2 lane bridge crossing of Skeleton Creek Residential & Employment At time of subdivision BR-90-03 Leakes Road bridge over Skeleton Creek Construction of 2 lane bridge crossing of Skeleton Creek Residential & Employment At time of subdivision BR-90-04 Morris Road bridge over Regional Rail Link Construction of 2 lane bridge crossing of Regional Rail Link Residential & Employment At time of subdivision BR-90-05 Pedestrian bridge across Regional Rail Link Construction of pedestrian bridge over Regional Rail Link in PSP 1090 Residential & Employment At time of subdivision BR-90-06 Duplication of Dohertys Road bridge over Reigonal Rail Link Construction of 2 lane bridge crossing of Regional Rail Link Residential & Employment At time of subdivision BR-91-C1 Davis Road crossing over waterway (Standard culvert type C2) Construction of 1 x standard C2 culvert waterway crossing in PSP 1091 Residential & Employment At time of subdivision BR-91-C2 Hogans Road crossing over waterway (Standard culvert type C2) Construction of 1 x standard C2 culvert waterway crossings in PSP 1091 Residential & Employment At time of subdivision BR-91-01 Pedestrian bridge across Regional Rail Link Construction of pedestrian bridge over Regional Rail Link in PSP 1091 Residential & Employment At time of subdivision BR-91-02 Sayers Road bridge over Regional Rail Link Construction of 2 lane bridge crossing of Regional Rail Link Residential & Employment At time of subdivision WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN

Plan 4 Intersection Projects POS 01 S ROAD LEAKES ROAD T A R N E IT R O A D D ER R IM U T R O A D SAYERS ROAD A R M S T R O N G R O A D DOHERTYS ROAD B A L L A N R O A D BOUNDARY ROAD M O RR IS RO A D F O R S Y T H R O A D HOGANS ROAD LEAKES ROAD ISON ROAD D A V IS R O A D S k e l e t o n C r e e k D r y C r e e k W erri b e e R i v e r F o r s y t h R o a d D r a i n D a v i s C r e e k OUTER M ETROPOLITAN RING ROAD (OM R) REGIONAL RAIL LINK (RRL) plan 4 intersections wyndham north development contributions plan 0 200 400 600 800 1km

13 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 13 DCP PROJECT NUMBER PROJECT TITLE - BRIDGES PROJECT DESCRIPTION - BRIDGES CHARGE AREAS CONTRIBUTING INDICATIVE PROVISION TRIGGER BR-91-03 Armstrong Road bridge over Werribee River Construction of 2 lane bridge crossing of Werribee River (50%) Residential & Employment At time of subdivision BR-91-04 Hogans Road bridge over Davis Creek Construction of 2 lane bridge crossing of Davis Creek Residential & Employment At time of subdivision BR-91-05 Pedestrian bridge across Werribee River Construction of pedestrian bridge over Werribee River Residential & Employment At time of subdivision The following intersections projects shown in Plan 4 are funded by the DCP: Table 4 Intersection projects DCP PROJECT NUMBER PROJECT TITLE - INTERSECTIONS PROJECT DESCRIPTION - INTERSECTIONS CHARGE AREAS CONTRIBUTING INDICATIVE PROVISION TRIGGER IN-88-01 Boundary Road / Davis Road Purchase of land for intersection totalling 0.48ha (ultimate treatment) and construction of arterial to arterial signalised T intersection (interim treatment) Residential & Employment At time of subdivision IN-88-02 David Road / East-West Connector Purchase of land for intersection totalling 2.03ha (ultimate treatment) and construction of arterial to industrial connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-88-03 David Road / East-West Connector Purchase of land for intersection totalling 1.07ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-88-04 Dohertys Road / Ison Road Purchase of land for intersection totalling 2.95ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-88-05 Dohertys Road / Gard Road Purchase of land for intersection totalling 0.81ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-88-06 Dohertys Road / Davis Road Purchase of land for intersection totalling 1.39ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-88-07 Ison Road / East-West Connector Boulevard Purchase of land for intersection totalling 2.06ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-88-08 Ison Road / East-West Connector Purchase of land for intersection totalling 2.02ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-88-09 Davis Road / East-West Connector Purchase of land for intersection totalling 0.85ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-88-10 Leakes Road / Ison Road Purchase of land for intersection totalling 2.80ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-88-11 Leakes Road / North-South Connector Purchase of land for intersection totalling 0.88ha (ultimate treatment) and construction of arterial to connector signalised T intersection (interim treatment) Residential & Employment At time of subdivision IN-88-12 Ison Road / Sayers Road Purchase of land for intersection totalling 3.16ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-88-13 Ison Road / East-West Connector Purchase of land for intersection totalling 1.35ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-01 Boundary Road / North-South Connector Purchase of land for intersection totalling 0.51ha (ultimate treatment) and construction of arterial to connector signalised T intersection (interim treatment) Residential & Employment At time of subdivision IN-89-02 Boundary Road / Tarneit Road Purchase of land for intersection totalling 0.40ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-03 Boundary Road / North-South Connector Blvd Purchase of land for intersection totalling 1.93ha (ultimate treatment) and construction of arterial to connector signalised T intersection (interim treatment) Residential & Employment At time of subdivision IN-89-04 Boundary Road / Derrimut Road Purchase of land for intersection totalling 2.20ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-05 Tarneit Road / Kenning Road Purchase of land for intersection totalling 1.00ha (ultimate treatment) and construction of arterial to industrial connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision

SM | 20130531 04:43 14 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN DCP PROJECT NUMBER PROJECT TITLE - INTERSECTIONS PROJECT DESCRIPTION - INTERSECTIONS CHARGE AREAS CONTRIBUTING INDICATIVE PROVISION TRIGGER IN-89-06 Derrimut Road / East-West Connector Purchase of land for intersection totalling 1.54ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-07 Dohertys Road / North-South Connector Boulevard Purchase of land for intersection totalling 0.87ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-08 Dohertys Road / Tarneit Road Purchase of land for intersection totalling 1.05ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-09 Dohertys Road / North-South Connector Purchase of land for intersection totalling 0.87ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-10 Dohertys Road / Derrimut Road Purchase of land for intersection totalling 1.13ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-11 Tarneit Road / East-West Connector Purchase of land for intersection totalling 1.12ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-12 Derrimut Road / East-West Connector Purchase of land for intersection totalling 1.77ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-13 Leakes Road / Cottesloe Boulevard Purchase of land for intersection totalling 0.77ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-14 Leakes Road / Tarneit Road Purchase of land for intersection totalling 1.30ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-15 Leakes Road / Crossway Avenue Purchase of land for intersection totalling 0.78ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-89-16 Leakes Road / Derrimut Road Purchase of land for intersection totalling 1.25ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-01 Boundary Road / North-South Connector Purchase of land for intersection totalling 1.57ha (ultimate treatment) and construction of arterial to connector signalised T intersection (interim treatment) Residential & Employment At time of subdivision IN-90-02 Boundary Road / Morris Road Purchase of land for intersection totalling 0.60ha (ultimate treatment) and construction of arterial to arterial signalised T intersection (interim treatment) Residential & Employment At time of subdivision IN-90-03 Boundary Road / Forsyth Road Purchase of land for intersection totalling 0.81ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-04 Morris Road / East-West Connector Purchase of land for intersection totalling 1.13ha (ultimate treatment) and construction of arterial to industrial connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-05 Forsyth Road / East-West Connector Purchase of land for intersection totalling 2.18ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-06 Morris Road / East-West Connector Purchase of land for intersection totalling 1.20ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-07 Forsyth Road / East-West Connector Purchase of land for intersection totalling 2.73ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-08 Dohertys Road / North-South Local Access L2 Purchase of land for intersection totalling 0.44ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-09 Dohertys Road / North-South Connector Purchase of land for intersection totalling 0.75ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-10 Dohertys Road / Morris Road Purchase of land for intersection totalling 1.68ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-11 Dohertys Road / Woods Road Purchase of land for intersection totalling 0.82ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-12 Dohertys Road / Forsyth Road Purchase of land for intersection totalling 2.28ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision

15 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN DCP PROJECT NUMBER PROJECT TITLE - INTERSECTIONS PROJECT DESCRIPTION - INTERSECTIONS CHARGE AREAS CONTRIBUTING INDICATIVE PROVISION TRIGGER IN-90-13 Morris Road / East-West Local Access L2 Purchase of land for intersection totalling 0.73ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-14 Morris Road / East-West Connector Purchase of land for intersection totalling 1.17ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-15 Leakes Road / Sunset Views Boulevard Purchase of land for intersection totalling 0.99ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-16 Leakes Road / Morris Road Purchase of land for intersection totalling 2.00ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-90-17 Leakes Road / Woods Road Purchase of land for intersection totalling 0.75ha (ultimate treatment) and construction of arterial to connector signalised T intersection (interim treatment) Residential & Employment At time of subdivision IN-90-18 Leakes Road / Forsyth Road Intersection fully funded from Truganina Employment DCP and Truganina South DCP Residential & Employment At time of subdivision IN-90-19 Forsyth Road / East-West Connector Blvd Purchase of land for intersection totalling 0.89ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-01 Leakes Road / North-South Connector Purchase of land for intersection totalling 1.65ha (ultimate treatment) and construction of arterial to connector signalised T intersection (interim treatment) Residential & Employment At time of subdivision IN-91-02 Leakes Road / Davis Road Purchase of land for intersection totalling 1.26ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-03 Davis Road / East-West Connector Purchase of land for intersection totalling 0.52ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-04 Sayers Road / North-South Connector Purchase of land for intersection totalling 1.36ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-05 Sayers Road / Sewells Road Purchase of land for intersection totalling 1.00ha (ultimate treatment) and construction of arterial to arterial signalised T intersection (interim treatment) Residential & Employment At time of subdivision IN-91-06 Sayers Road / North-South Connector Purchase of land for intersection totalling 0.96ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-07 Davis Road / Sayers Road Purchase of land for intersection totalling 0.84ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-08 Sewells Road / East-West Connector Purchase of land for intersection totalling 0.60ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-09 Sewells Road / East-West Connector Purchase of land for intersection totalling 0.84ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-10 Armstrong Road / East-West Connector Purchase of land for intersection totalling 1.47ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-11 Armstrong Road /Sewells Road / Hogans Road Purchase of land for intersection totalling 1.14ha (ultimate treatment) and construction of arterial to arterial signalised T intersection (interim treatment) Residential & Employment At time of subdivision IN-91-12 Hogans Road / North-South Connector Boulevard Purchase of land for intersection totalling 1.58ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-13 Hogans Road / North-South Connector Boulevard Purchase of land for intersection totalling 1.58ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-14 Davis Road / Hogans Road Purchase of land for intersection totalling 1.45ha (ultimate treatment) and construction of arterial to arterial signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision IN-91-15 Davis Road / East-West Connector Purchase of land for intersection totalling 0.65ha (ultimate treatment) and construction of arterial to connector signalised 4-way intersection (interim treatment) Residential & Employment At time of subdivision

Plan 5 Sports Reserves POS 01 ROAD LEAKES ROAD T A R N E IT R O A D D ER R IM U T R O A D SAYERS ROAD A R M S T R O N G R O A D DOHERTYS ROAD B A L L A N R O A D BOUNDARY ROAD M O RR IS RO A D F O R S Y T H R O A D HOGANS ROAD LEAKES ROAD ISON ROAD D A V IS R O A D S k e l e t o n C r e e k D r y C r e e k W erri b e e R i v e r F o r s y t h R o a d D r a i n D a v i s C r e e k OUTER M ETROPOLITAN RING ROAD (OM R) REGIONAL RAIL LINK (RRL) plan 5 open space, active recreation projects & community facilities wyndham north development contributions plan 0 200 400 600 800 1km

WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 17 17 2.2.2 Recreation facility projects The recreation contributions include: • • Provision of land for sports reserves • • Contribution towards construction of sports facilities in open space reserves.

• • Contribution towards construction of pavilions for future sports fields. The DCP provides a contribution for the purchase of land equivilant to 7-per-cent of Residential Net Developable Area (RNDA) which equates to approximately 188 hectares across the sub-corridor. The total land contribution compromises 16 individual reserves (four per precinct) that will be identified by the relevant PSP. The DCP provides an additional contribution per hectare of land designated for active recreation reserves for the basic construction, surfacing, and landscaping of facilities.

This flexible approach will allow the Development 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. The following recreation projects shown in Plan 5 are funded by the DCP: The following recreation projects shown in Plan 5 are funded by the DCP: Table 5 Recreation projects DCP PROJECT NUMBER PROJECT TITLE - RECREATION PROJECT DESCRIPTION - RECREATION CHARGE AREAS CONTRIBUTING INDICATIVE PROVISION TRIGGER AR Active recreation resreves Purchase of land equivilant to 7% of total RNDA and standard per-hectare rate for construction of sporting surfaces, infrastructure and basic landscaping.

Residential At time of subdivision AP Pavillions within active reserves Construction of sporting pavilions Residential At time of subdivision AI Indoor sports contribution Purchase of land for two indoor sports facilities. Residential At time of subdivision WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN

SM | 20130531 04:43 18 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 2.2.3 Community facility projects The community projects include: • • Land and construction of Level 1 community centres incorporating a double kindergarten throughout the PSPs. • • Land and construction of Level 2 community centres incorporating a double kindergarten and maternal and child health centre throughout the PSPs.

• • Land and construction of Level 3 community centres incorporating a double kindergarten, maternal and child health centre, library and performing arts centre.

The community projects are based on the projections determined through the sub-corridor planning process, consistent with the range of facilities and provision ratio set out in research undertaken by the Growth Areas Authority, ASR Research and assessment by Wyndham City (Planning for Community Infrastructure in Growth Area (2008), Wyndham Social Infrastructure Plan: 2040 (2012)). The community facilities defined in these projects are the best estimates of the future requirements and specifications of the future Wyndham North community.

The detailed design and scope (as defined inTable 5) of each of the following community projects will be reviewed by the Development Agency closer to the time that they are constructed.

In reviewing the scope of the facility, the Development Agency will have regard to matters such as changing provision standards and models, the immediate needs of the community, current regulations and best practice and may adjust and refine the scope of the facility to respond to these matters. The Development Agency may also adjust and refine the scope of the facility to reflect the capacity of any non-DCP funds that can be made available (for example from a grant or some other funding stream).

In adjusting and refining any final project scope the Development Agency will ensure that at least the same total cost of the project item (as indexed from time to time) is invested into the community facilities proposed. The following community projects shown in Plan 6 are funded by the DCP: Table 6 Community Facility Projects DCP PROJECT NUMBER PROJECT TITLE - COMMUNITY FACILITIES PROJECT DESCRIPTION - COMMUNITY FACILITIES CHARGE AREAS CONTRIBUTING INDICATIVE PROVISION TRIGGER CO-88-01 Oakbank Level 1 Children's Centre Purchase of land for community centre and construction of two kindergarten rooms attached to a government primary school Residential At time of subdivision CO-88-02 Oakbank Level 2 Multi Purpose Community Centre Purchase of land for community centre and construction of multipurpose community centre, including two kindergarten rooms and two maternal child health care rooms Residential At time of subdivision CO-89-01 Tarneit North Level 1 Children's Centre Purchase of land for community centre and construction of two kindergarten rooms attached to a government primary school Residential At time of subdivision CO-89-02 Tarneit North Level 2 Multi Purpose Community Centre Purchase of land for community centre and construction of multipurpose community centre, including two kindergarten rooms and two maternal child health care rooms Residential At time of subdivision CO-89-03 Tarneit North Level 3 Multi Purpose Community Centre & Library & Regional Performing Arts Centre Purchase of land for community centre and construction of multipurpose community centre, including two kindergarten rooms and two maternal child health care rooms Residential At time of subdivision CO-89-04 Tarneit North Level 3 Library & Regional Performing Arts Centre Construction of library and regional performing arts centre Residential At time of subdivision CO-90-01 Truganina Level 1 Children's Centre Purchase of land for community centre and construction of two kindergarten rooms attached to a government primary school Residential At time of subdivision CO-90-02 Truganina Level 1 Children's Centre Purchase of land for community centre and construction of two kindergarten rooms attached to a government primary school Residential At time of subdivision CO-90-03 Truganina Level 2 Multi Purpose Community Centre Purchase of land for community centre and construction of multipurpose community centre, including two kindergarten rooms and two maternal child health care rooms Residential At time of subdivision CO-90-04 Truganina Level 2 Multi Purpose Community Centre Purchase of land for community centre and construction of multipurpose community centre, including two kindergarten rooms and two maternal child health care rooms Residential At time of subdivision CO-90-05 Truganina Level 3 Library Construction of library Residential At time of subdivision CO-91-01 Riverdale Level 1 Children's Centre Purchase of land for community centre and construction of two kindergarten rooms attached to a government primary school Residential At time of subdivision CO-91-02 Riverdale Level 2 Multi Purpose Community Centre Purchase of land for community centre and construction of multipurpose community centre, including two kindergarten rooms and two maternal child health care rooms Residential At time of subdivision CO-91-03 Riverdale Level 3 Multi Purpose Community Centre & Library Purchase of land for community centre and construction of multipurpose community centre, including two kindergarten rooms and two maternal child health care rooms Residential At time of subdivision CO-91-04 Riverdale Level 3 Library Construction of library Residential At time of subdivision

19 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 2.3 PROJECT TIMING Each item in the DCP has an assumed indicative provision trigger specified in Tables 3 to 6. The timing of the provision of the items is consistent with information available at the time that the DCP was prepared. The Council, as Development Agency will monitor and assess the required timing for individual items and have regard to its capital works program, the staging of the PSPs and areas external to the DCP Area and the indicative provision triggers listed in Tables 3 to 6, and infrastructure delivery priorities listed in Table9.

TheDevelopmentAgencymayseekanamendmenttotheWyndham 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 1987.

The Collecting Agency may consider alternatives to the priority delivery of works or land where: • • Infrastructureistobeconstructed/providedbydevelopmentproponents 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 Development Agency’s capacities to provide the balance of funds not recovered by this DCP (as outlined in Table 8).

All items included in the DCP will be provided within 30 years from the date upon which this DCP was first incorporated in to the Wyndham Planning Scheme.

2.4 DISTINCTION BETWEEN DEVELOPMENT AND COMMUNITY INFRASTRUCTURE In accordance with the Planning and Environment Act 1987 and the Ministerial Direction on Development 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. 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 ‘per-dwelling’ 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 inTable 7 are deemed to be community infrastructure levy projects. Table 7 Community infrastructure levy projects DCP PROJECT NUMBER PROJECT TITLE - COMMUNITY INFRASTRUCTURE PROJECT DESCRIPTION - COMMUNITY INFRASTRUCTURE CO-89-04 Tarneit North Level 3 Library & Regional Performing Arts Centre Construction of library and regional performing arts centre CO-90-05 Truganina Level 3 Library Construction of library CO-91-04 Riverdale Level 3 Library Construction of library AP Pavillions within active reserves 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 subdivision. If subdivision is not applicable payments must be made prior to construction works.

SM | 20130531 04:43 20 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 3.0CALCULATION OF CONTRIBUTIONS The general cost apportionment method includes the following steps: • • Calculation of the Net Developable Area (‘NDA’) and demand units (refer Table 8). • • 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 9). • • The development infrastructure charge per hectare for each development type and the community infrastructure levy per dwelling (refer Table 9).

3.1 CALCULATION OF NET DEVELOPABLE AREA AND DEMAND UNITS The following section sets out how NDA is calculated and outlines the development projections anticipated for the area. Calculations of NDA for each individual property is outlined in the property-specific land budget included within the relevant PSP.

3.1.1 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 and local streets. It is the total precinct area minus community facilities, educational facilities, open space, encumbered land and arterial roads. Any additional small local parks defined at the subdivision stage are included in the NDA.

The NDA for the DCP has been calculated in Table 8 to ensure the levies are properly apportioned.

3.1.2 Land budget and demand units Net developable hectare is the demand unit for this DCP. Based on the Wyndham North PSPs, there is one development type included in this DCP: Urban Development. Urban Development is defined broadly to include all forms of development, including residential subdivision, development within the local town centres, convenience centres and employment areas. Urban Development 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 or convenience store or any other approved use.

There is a total of 2,992 Net Developable Hectares in the DCP area.

3.1.3 Property-specific calculations The NDA used to cacluate the contributions within this DCP has been based on an assessment of individual properties.The NDA for each property is listed in the property-specific land budget within the relevant PSP. The property- specific NDA and rates listed in this DCP determine the total contribution for each property. 3.1.4 Public open space contributions The overall NDA has been adjusted to allow for a 10-per-cent public open space provision as outlined in the Precinct Structure Planning Guidelines.The 10% comprises 7-per-cent active open space for sporting reserves and 3-per- cent passive open space for neighbourhood parks.

This DCP funds the acquisition of land for active open space and a standard construction rate. Passive open space is provided through Clause 52.01 of the Scheme and no contribution for passive open space is included in this DCP. Table 8 provides further information on how the land allocation for both passive and active open space satisfies the Guidelines and relates to the NDA.

21 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN Table 8 Summary Land Use Budget DESCRIPTION PSP 1088 OAKBANK PSP 1089 TARNEIT NORTH PSP 1090 TRUGANINA PSP 1091 RIVERDALE WYNDHAM NORTH TOTAL Hectares % of Total Area % of NDA Hectares % of Total Area % of NDA Hectares % of Total Area % of NDA Hectares % of Total Area % of NDA Hectares % of Total Area % of NDA TOTAL PRECINCT AREA (ha) 1,057.26 1,065.11 1,074.12 1,107.34 4,303.83 TRANSPORT Arterial Roads - 6 lane 25.22 2.39% 3.52% 13.70 1.29% 1.74% 27.03 2.52% 3.70% 4.03 0.36% 0.53% 69.97 1.63% 2.34% Arterial Roads - 4 lane 2.10 0.20% 0.29% 10.88 1.02% 1.38% 16.34 1.52% 2.24% 34.25 3.09% 4.52% 63.57 1.48% 2.13% Existing road reserves-OMR 114.34 10.81% 15.95% 114.34 2.66% 3.82% Existing railway reserves 14.01 1.33% 1.96% 37.79 3.55% 4.80% 54.46 5.07% 7.46% 20.31 1.83% 2.68% 126.59 2.94% 4.23% SUB-TOTAL 155.67 14.72% 21.72% 62.37 5.86% 7.92% 97.83 9.11% 13.41% 58.59 5.29% 7.74% 374.47 8.70% 12.52% OPEN SPACE ENCUMBERED LAND AVAILABLE FOR RECREATION Waterways & drainage 46.67 4.41% 6.51% 81.10 7.61% 10.29% 102.00 9.50% 13.98% 80.98 7.31% 10.70% 310.74 7.22% 10.39% Growling Grass Frog conservation area 20.75 1.96% 2.89% 114.15 10.31% 15.08% 134.90 3.13% 4.51% Sewells Road Reserve conservation area 1.52 0.14% 0.20% 1.52 0.04% 0.05% Woods Road conservation area 21.96 2.04% 3.01% 21.96 0.51% 0.73% Truganina Cemetery conservation buffer 3.88 0.36% 0.53% 3.88 0.09% 0.13% Heritage Overlay areas 4.42 0.41% 0.61% 0.60 0.05% 0.08% 5.02 0.12% 0.17% Utility easements 17.91 1.69% 2.50% 38.72 3.64% 4.92% 3.58 0.33% 0.49% 60.22 1.40% 2.01% SUB-TOTAL 85.33 8.07% 11.91% 119.82 11.25% 15.21% 135.83 12.65% 18.62% 197.26 17.81% 26.06% 538.23 12.51% 17.99% UNENCUMBERED LAND AVAILABLE FOR RECREATION Active open space 50.80 4.80% 7.09% 50.60 4.75% 6.42% 45.50 4.24% 6.24% 41.24 3.72% 5.45% 188.13 4.37% 6.29% Passive open space 21.12 2.00% 2.95% 22.49 2.11% 2.85% 20.47 1.91% 2.81% 22.70 2.05% 3.00% 86.78 2.02% 2.90% Regional open space 2.96 0.27% 0.39% 2.96 0.07% 0.10% SUB-TOTAL 71.92 6.80% 10.03% 73.09 6.86% 9.28% 65.97 6.14% 9.04% 66.91 6.04% 8.84% 277.88 6.46% 9.29% EDUCATION & COMMUNITY Schools - government 20.73 1.96% 2.89% 10.50 0.99% 1.33% 18.90 1.76% 2.59% 18.90 1.71% 2.50% 69.03 1.60% 2.31% Schools - identified non-government 5.70 0.54% 0.80% 8.85 0.83% 1.12% 20.50 1.91% 2.81% 35.05 0.81% 1.17% Community centres 1.20 0.11% 0.17% 2.70 0.25% 0.34% 2.40 0.22% 0.33% 2.70 0.24% 0.36% 9.00 0.21% 0.30% Indoor Recreation Facilities 3.00 0.28% 0.41% 6.00 0.54% 0.79% 9.00 0.21% 0.30% SUB-TOTAL 27.63 2.61% 3.85% 22.05 2.07% 2.80% 44.80 4.17% 6.14% 27.60 2.49% 3.65% 122.08 2.84% 4.08% TOTAL NET DEVELOPABLE AREA (NDA) ha 716.71 67.79% 787.78 73.96% 729.69 67.93% 756.99 68.36% 2,991.18 69.50% EMPLOYMENT NET DEVELOPABLE AREA (ENDA) HA 41.70 3.94% 119.40 11.21% 141.23 13.15% 302.33 7.02% RESIDENTIAL NET DEVELOPABLE AREA (RNDA) HA 675.01 63.85% 668.38 62.75% 588.46 54.79% 756.99 68.36% 2,688.84 62.48% DESCRIPTION PSP 1088 OAKBANK PSP 1089 TARNEIT NORTH PSP 1090 TRUGANINA PSP 1091 RIVERDALE WYNDHAM NORTH TOTAL Hectares % of RNDA Hectares % of RNDA Hectares % of RNDA Hectares % of RNDA Hectares % of RNDA RESIDENTIAL UNENCUMBERED OPEN SPACE EXPRESSED AS % OF RNDA Active open space 50.80 7.53% 50.60 7.57% 45.50 7.73% 41.24 5.45% 188.13 7.00% Passive open space 20.28 3.00% 20.10 3.01% 17.65 3.00% 22.70 3.00% 80.73 3.00% Hectares % of ENDA Hectares % of ENDA Hectares % of ENDA Hectares % of ENDA Hectares % of ENDA EMPLOYMENT UNENCUMBERED OPEN SPACE EXPRESSED AS % OF ENDA Passive open space 0.84 2.00% 2.39 2.00% 2.82 2.00% 6.05 2.00%

SM | 20130531 04:43 22 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 3.2 CALCULATIONS OF CONTRIBUTIONS CHARGES 3.2.1 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 2013 dollars and will be indexed in accordance with the indexation method specified in Section 4.3. 3.2.2 Road construction and intersection works SMEC have prepared the estimated costs for the transport projects within the DCP. The scope for intersection projects was established collaboratively with VicRoads, the City of Wyndham and the City of Melton and in consideration of traffic advice provided by Aecom.

Road construction and intersection costs were derived from concept functional designs which were overlaid onto topographical data and existing conditions in an AutoCAD system. This enables the provision of accurate and detailed component costing. A number of standardised intersections were developed in collaboration with the GAA, VicRoads and Council to be used in this DCP. Rates for the works have been established by using current road construction estimation rates as of May 2013. The intersection layout was agreed with the relevant road authority as were the scope of works. The general assumptions used were: • • No land acquisition costs have been allowed for unless stated (these are separately identified in each DCP project costing in Table 8).

• • 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 theWyndham North PSPs have 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. Thelevelofcontingencyforeachprojectreflectsthelevelofdesignresolution achieved at the time the DCP was prepared.

The costs are fully detailed including, for example, road line marking, footpaths and street lighting. With respect to road / intersection construction along existing road alignments (e.g. Leakes 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.

With respect to road / intersection construction along the existing alignment of Boundary Road: • • Plans have been prepared in recognition of the likely differences in timing between land in Wyndham and land in Melton.

• • The DCP will provide for the first carriageway to be delivered in the existing reserve or to the south of the existing reserve. • • No works or road reserve widening will take place north of the existing reserve. Works within the City of Melton will be subject to a subsequent amendment process and DCP.

Wherepossible,arterialroadworksasfundedbythisDCPhavebeendesigned to minimise any redundant works that are required in the ultimate delivery of future arterial roads. 3.2.3 Culvert works Where there is a road crossing of a natural waterway the cost estimated for the culverts required has been prepared on a site by site basis. Wherethereisaroadcrossingofaconstructedwaterway,standardiseddesigns have been prepared with a cost estimate undertaken for implementation at each individual location. 3.2.4 Recreation works Recreation cost estimates have been prepared on a per hectare basis instead of itemised cost estimates.

The per hectare rate has been derived from an analysis of previous recreation project cost estimates. The use of a per hectare rate allows Council a greater degree of flexibility to meet the needs of the future community.

3.2.5 Community Centre Projects The concept and costing for each facility is based on cost estimates prepared by CDCE for the Wyndham West DCP and applied to the Wyndham North DCP. 3.2.6 Interim and Temporary works Interim works (expected to have a lifetime of at least 4 years) are not allowed as costs against this DCP unless expressly listed in the DCP and nor will temporary works (expected to have a lifetime of less than four years) unless to the satisfaction of the Responsible Authority. 3.2.7 Valuation of land The area of land to be acquired through the DCP was identified in a detailed drawing based on information drawn from the Wyndham North PSPs.

A description of the area of land was provided to Charter Keck Cramer as a registered valuer to prepare a valuation which determined the value for each area of land required by the DCP.

The rounded average value rate per hectare provided by Charter Keck Cramer was $275,000 for land intended for employment uses and $500,000 for all other developable land. These values have been used to calcuate the cost of the land component of all projects included in this DCP. 3.2.8 Concept designs and cost sheets Concept designs and cost sheets have been prepared for each transport projects. Cost sheets have also been prepared for each level of community centre listed under community facility projects.

The above information has not been attached to the DCP for the purposes of public exhibition however it has been made available for reference on the GAA website.

23 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 3.3 COST APPORTIONMENT The DCP apportions a charge to new development according to its expected useofidentifiedinfrastructureitems. Sincedevelopmentcontributioncharges are levied‘up-front’, a measure of actual use by individual development sites is not possible. Therefore costs must be allocated in accordance with the estimated share of use. ThisDCPcalculateswhateachdevelopmenttype(residentialoremployment) 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 demand units of the development type.

To support this approach, a charge area has been determined for each item. The balance of the cost of the items not recovered under this DCP will be funded from alternative sources. 3.3.1 Charge areas The DCP contains two charge areas. Charge Area 1 applies to land where residential development is to be located under the future urban structure (refer Plan 2). This includes the LocalTown Centres, Convenience Centres and the Major Town Centres and associated commercial areas. Charge Area 2 applies to land designated for dedicated employment use. 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.

For each infrastructure project, the charge area that is to make the contribution is specified (refer Table 9). It is important to note that the number of Net Developable Hectares (that is the demand units) in each charge area is based on the land budgets in Table 8. 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 subdivision process. In other words, the DCP is permanently linked to the calculation of Net Developable Area set out in the detailed land budget in Table 8.

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 included within each PSP should be used to determine the number of developable hectares (for DCP purposes) on individual parcels. 3.3.2 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 Development Contribution Plan. 3.3.3 Schedule of costs Table 9 calculates the amount of contributions payable by each charge area for each infrastructure category.

3.3.4 Summary of charges per hectare Table 9 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 9 sets out a summary of costs for each charge area.

SM | 20130531 04:43 24 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN Table 9 Calculation of Costs DCP PROJECT NO. PROJECT INFRASTRUCTURE CATEGORY LAND AREA HA ESTIMATED PROJECT COST TOTAL CONSTRUCTION & LAND % APPORTIONED TO DCP (INTERNAL USE) TOTAL COST RECOVERED BY DCP RESIDENTIAL - CONTRIBUTION PER NDHA EMPLOYMENT - CONTRIBUTION PER NDHA LAND CONSTRUCTION ROAD PROJECTS RD-88-01 Davis Road (Dohertys Road to Boundary Road) Development 1.10 $ 549,150 $ 3,106,620 $ 3,655,770 100% $ 3,655,770 $ 1,222 $ 1,222 RD-88-02 Davis Road (Dohertys Road to RRL) Development 0.74 $ 372,400 $ 2,245,040 $ 2,617,440 100% $ 2,617,440 $ 875 $ 875 RD-88-03 Ison Road Development 7.34 $ 3,671,550 $ 7,558,020 $ 11,229,570 100% $ 11,229,570 $ 3,754 $ 3,754 RD-88-04 Sayers Road extension (RRL to Ison Road) Development 0.46 $ 231,200 $ 573,920 $ 805,120 100% $ 805,120 $ 269 $ 269 RD-88-05 Leakes Road (RRL to Ison Road) Development 2.26 $ 1,128,750 $ 4,536,500 $ 5,665,250 100% $ 5,665,250 $ 1,894 $ 1,894 RD-88-06 Dohertys Road (Ison Road to Davis Road) Development 2.55 $ 1,273,650 $ 7,205,220 $ 8,478,870 100% $ 8,478,870 $ 2,835 $ 2,835 RD-89-01 Tarneit Road Development 1.77 $ 885,500 $ 5,338,300 $ 6,223,800 100% $ 6,223,800 $ 2,081 $ 2,081 RD-89-02 Leakes Road (Derrimut Road to Davis Road) Development 4.38 $ 2,190,300 $ 9,586,670 $ 11,776,970 100% $ 11,776,970 $ 3,937 $ 3,937 RD-89-03 Dohertys Road (Derrimut Road to Davis Road) Development 2.05 $ 1,024,800 $ 6,178,080 $ 7,202,880 100% $ 7,202,880 $ 2,408 $ 2,408 RD-89-04 Dohertys Road (deviation from existing reserve) Development 1.57 $ 785,400 $ 2,744,280 $ 3,529,680 100% $ 3,529,680 $ 1,180 $ 1,180 RD-89-05 Boundary Road (Derrimut to Davis) Development 3.49 $ 959,228 $ 7,009,420 $ 7,968,648 50% $ 3,984,324 $ 1,332 $ 1,332 RD-90-01 Forsyth Road (fromTruganina Employment precinct to Boundary Road) Development 4.11 $ 1,130,250 $ 2,532,000 $ 3,662,250 50% $ 1,831,125 $ 612 $ 612 RD-90-02 Morris Road Development 4.10 $ 2,051,900 $ 5,093,540 $ 7,145,440 100% $ 7,145,440 $ 2,389 $ 2,389 RD-90-03 Leakes Road (Forsyth Road to Derrmiut Road) Development 3.92 $ 1,958,250 $ 9,520,300 $ 11,478,550 100% $ 11,478,550 $ 3,837 $ 3,837 RD-90-04 Dohertys Road (Forsyth Road to Derrimut Road) Development 1.85 $ 922,600 $ 5,561,960 $ 6,484,560 100% $ 6,484,560 $ 2,168 $ 2,168 RD-90-05 Boundary Road (RRL to Derrimut Road) Development 2.97 $ 816,585 $ 5,967,080 $ 6,783,665 50% $ 3,391,833 $ 1,134 $ 1,134 RD-91-01 Davis Road (Sayers Road to RRL) Development 1.72 $ 858,900 $ 5,177,940 $ 6,036,840 100% $ 6,036,840 $ 2,018 $ 2,018 RD-91-02 Davis Road (Hogans Road to Sayers Road) Development 1.35 $ 676,200 $ 4,076,520 $ 4,752,720 100% $ 4,752,720 $ 1,589 $ 1,589 RD-91-03 Armstrong Road extension Development 0.78 $ 389,300 $ 966,380 $ 1,355,680 100% $ 1,355,680 $ 453 $ 453 RD-91-04 Sewells Road (Armstrong Road to Sayers Road) Development 0.36 $ 179,200 $ 1,080,320 $ 1,259,520 100% $ 1,259,520 $ 421 $ 421 RD-91-05 Hogans Road (Existing reserve Davis Road to Davis Creek) Development 0.71 $ 356,300 $ 2,147,980 $ 2,504,280 100% $ 2,504,280 $ 837 $ 837 RD-91-06 Hogans Road - Extension Development 2.87 $ 1,436,500 $ 3,565,900 $ 5,002,400 100% $ 5,002,400 $ 1,672 $ 1,672 RD-91-07 Sayers Road - Existing reserve Development 1.31 $ 654,500 $ 5,553,900 $ 6,208,400 100% $ 6,208,400 $ 2,076 $ 2,076 RD-91-08 Sayers Road - Road realignment to RRL Development 0.73 $ 365,500 $ 907,300 $ 1,272,800 100% $ 1,272,800 $ 426 $ 426 RD-91-09 Leakes Road (Davis Road to RRL) Development 0.25 $ 124,950 $ 502,180 $ 627,130 100% $ 627,130 $ 210 $ 210 SUB-TOTAL 54.74 $ 24,992,863 $ 108,735,370 $ 133,728,233 $ 124,520,951 $ 41,630 $ 41,630

25 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN DCP PROJECT NO. PROJECT INFRASTRUCTURE CATEGORY LAND AREA HA ESTIMATED PROJECT COST TOTAL CONSTRUCTION & LAND % APPORTIONED TO DCP (INTERNAL USE) TOTAL COST RECOVERED BY DCP RESIDENTIAL - CONTRIBUTION PER NDHA EMPLOYMENT - CONTRIBUTION PER NDHA LAND CONSTRUCTION INTERSECTION PROJECTS IN-88-01 Boundary Road / Davis Road Development 0.48 $ 132,770 $ 3,219,029 $ 3,351,799 50% $ 1,675,900 $ 560 $ 560 IN-88-02 David Road / East-West Connector Development 2.03 $ 557,288 $ 5,498,093 $ 6,055,380 100% $ 6,055,380 $ 2,024 $ 2,024 IN-88-03 David Road / East-West Connector Development 1.07 $ 534,200 $ 3,948,262 $ 4,482,462 100% $ 4,482,462 $ 1,499 $ 1,499 IN-88-04 Dohertys Road / Ison Road Development 2.95 $ 1,476,500 $ 4,119,212 $ 5,595,712 100% $ 5,595,712 $ 1,871 $ 1,871 IN-88-05 Dohertys Road / Gard Road Development 0.81 $ 404,350 $ 3,318,605 $ 3,722,955 100% $ 3,722,955 $ 1,245 $ 1,245 IN-88-06 Dohertys Road / Davis Road Development 1.39 $ 692,950 $ 5,864,569 $ 6,557,519 100% $ 6,557,519 $ 2,192 $ 2,192 IN-88-07 Ison Road / East-West Connector Boulevard Development 2.06 $ 1,028,650 $ 4,439,549 $ 5,468,199 100% $ 5,468,199 $ 1,828 $ 1,828 IN-88-08 Ison Road / East-West Connector Development 2.02 $ 1,011,200 $ 4,001,463 $ 5,012,663 100% $ 5,012,663 $ 1,676 $ 1,676 IN-88-09 Davis Road / East-West Connector Development 0.85 $ 426,500 $ 3,535,626 $ 3,962,126 100% $ 3,962,126 $ 1,325 $ 1,325 IN-88-10 Leakes Road / Ison Road Development 2.80 $ 1,401,050 $ 6,874,560 $ 8,275,610 100% $ 8,275,610 $ 2,767 $ 2,767 IN-88-11 Leakes Road / North-South Connector Development 0.88 $ 437,800 $ 4,221,219 $ 4,659,019 100% $ 4,659,019 $ 1,558 $ 1,558 IN-88-12 Ison Road / Sayers Road Development 3.16 $ 1,578,000 $ 6,698,977 $ 8,276,977 100% $ 8,276,977 $ 2,767 $ 2,767 IN-88-13 Ison Road / East-West Connector Development 1.35 $ 675,950 $ 4,353,702 $ 5,029,652 100% $ 5,029,652 $ 1,682 $ 1,682 IN-89-01 Boundary Road / North-South Connector Development 0.51 $ 139,123 $ 3,203,656 $ 3,342,779 100% $ 3,342,779 $ 1,118 $ 1,118 IN-89-02 Boundary Road /Tarneit Road Development 0.40 $ 110,303 $ 4,290,508 $ 4,400,810 50% $ 2,200,405 $ 736 $ 736 IN-89-03 Boundary Road / North-South Connector Blvd Development 1.93 $ 529,458 $ 4,392,750 $ 4,922,208 100% $ 4,922,208 $ 1,646 $ 1,646 IN-89-04 Boundary Road / Derrimut Road Development 2.20 $ 604,395 $ 6,131,513 $ 6,735,908 50% $ 3,367,954 $ 1,126 $ 1,126 IN-89-05 Tarneit Road / Kenning Road Development 1.00 $ 276,128 $ 4,052,918 $ 4,329,046 100% $ 4,329,046 $ 1,447 $ 1,447 IN-89-06 Derrimut Road / East-West Connector Development 1.54 $ 767,850 $ 4,015,220 $ 4,783,070 100% $ 4,783,070 $ 1,599 $ 1,599 IN-89-07 Dohertys Road / North-South Connector Boulevard Development 0.87 $ 436,400 $ 3,431,533 $ 3,867,933 100% $ 3,867,933 $ 1,293 $ 1,293 IN-89-08 Dohertys Road /Tarneit Road Development 1.05 $ 527,350 $ 5,620,676 $ 6,148,026 100% $ 6,148,026 $ 2,055 $ 2,055 IN-89-09 Dohertys Road / North-South Connector Development 0.87 $ 435,700 $ 3,423,251 $ 3,858,951 100% $ 3,858,951 $ 1,290 $ 1,290 IN-89-10 Dohertys Road / Derrimut Road Development 1.13 $ 566,500 $ 2,457,782 $ 3,024,282 100% $ 3,024,282 $ 1,011 $ 1,011 IN-89-11 Tarneit Road / East-West Connector Development 1.12 $ 561,900 $ 4,370,964 $ 4,932,864 100% $ 4,932,864 $ 1,649 $ 1,649 IN-89-12 Derrimut Road / East-West Connector Development 1.77 $ 883,050 $ 4,532,380 $ 5,415,430 100% $ 5,415,430 $ 1,810 $ 1,810 IN-89-13 Leakes Road / Cottesloe Boulevard Development 0.77 $ 386,200 $ 3,394,932 $ 3,781,132 50% $ 1,890,566 $ 632 $ 632 IN-89-14 Leakes Road /Tarneit Road Development 1.30 $ 652,400 $ 8,045,206 $ 8,697,606 50% $ 4,348,803 $ 1,454 $ 1,454

SM | 20130531 04:43 26 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN DCP PROJECT NO. PROJECT INFRASTRUCTURE CATEGORY LAND AREA HA ESTIMATED PROJECT COST TOTAL CONSTRUCTION & LAND % APPORTIONED TO DCP (INTERNAL USE) TOTAL COST RECOVERED BY DCP RESIDENTIAL - CONTRIBUTION PER NDHA EMPLOYMENT - CONTRIBUTION PER NDHA LAND CONSTRUCTION IN-89-15 Leakes Road / Crossway Avenue Development 0.78 $ 389,450 $ 2,822,283 $ 3,211,733 50% $ 1,605,867 $ 537 $ 537 IN-89-16 Leakes Road / Derrimut Road Development 1.25 $ 626,800 $ 7,645,863 $ 8,272,663 50% $ 4,136,332 $ 1,383 $ 1,383 IN-90-01 Boundary Road / North-South Connector Development 1.57 $ 432,438 $ 4,662,458 $ 5,094,895 100% $ 5,094,895 $ 1,703 $ 1,703 IN-90-02 Boundary Road / Morris Road Development 0.60 $ 165,743 $ 3,317,755 $ 3,483,498 100% $ 3,483,498 $ 1,165 $ 1,165 IN-90-03 Boundary Road / Forsyth Road Development 0.81 $ 223,273 $ 3,465,922 $ 3,689,194 50% $ 1,844,597 $ 617 $ 617 IN-90-04 Morris Road / East-West Connector Development 1.13 $ 565,100 $ 2,614,987 $ 3,180,087 100% $ 3,180,087 $ 1,063 $ 1,063 IN-90-05 Forsyth Road / East-West Connector Development 2.18 $ 598,620 $ 4,692,303 $ 5,290,923 100% $ 5,290,923 $ 1,769 $ 1,769 IN-90-06 Morris Road / East-West Connector Development 1.20 $ 598,750 $ 4,941,639 $ 5,540,389 100% $ 5,540,389 $ 1,852 $ 1,852 IN-90-07 Forsyth Road / East-West Connector Development 2.73 $ 749,403 $ 4,154,857 $ 4,904,260 50% $ 2,452,130 $ 820 $ 820 IN-90-08 Dohertys Road / North-South Local Access L2 Development 0.44 $ 219,650 $ 2,235,541 $ 2,455,191 100% $ 2,455,191 $ 821 $ 821 IN-90-09 Dohertys Road / North-South Connector Development 0.75 $ 372,900 $ 3,346,654 $ 3,719,554 100% $ 3,719,554 $ 1,244 $ 1,244 IN-90-10 Dohertys Road / Morris Road Development 1.68 $ 840,750 $ 5,890,983 $ 6,731,733 100% $ 6,731,733 $ 2,251 $ 2,251 IN-90-11 Dohertys Road /Woods Road Development 0.82 $ 412,450 $ 5,483,425 $ 5,895,875 100% $ 5,895,875 $ 1,971 $ 1,971 IN-90-12 Dohertys Road / Forsyth Road Development 2.28 $ 627,138 $ 5,757,691 $ 6,384,828 50% $ 3,192,414 $ 1,067 $ 1,067 IN-90-13 Morris Road / East-West Local Access L2 Development 0.73 $ 363,800 $ 1,935,653 $ 2,299,453 100% $ 2,299,453 $ 769 $ 769 IN-90-14 Morris Road / East-West Connector Development 1.17 $ 587,300 $ 4,670,441 $ 5,257,741 100% $ 5,257,741 $ 1,758 $ 1,758 IN-90-15 Leakes Road / SunsetViews Boulevard Development 0.99 $ 493,700 $ 2,698,681 $ 3,192,381 50% $ 1,596,191 $ 534 $ 534 IN-90-16 Leakes Road / Morris Road Development 2.00 $ 1,002,100 $ 4,992,378 $ 5,994,478 50% $ 2,997,239 $ 1,002 $ 1,002 IN-90-17 Leakes Road /Woods Road Development 0.75 $ 373,650 $ 2,720,544 $ 3,094,194 50% $ 1,547,097 $ 517 $ 517 IN-90-18 Leakes Road / Forsyth Road Development 0.00 - IN-90-19 Forsyth Road / East-West Connector Blvd Development 0.89 $ 445,450 $ 4,937,845 $ 5,383,295 50% $ 2,691,647 $ 900 $ 900 IN-91-01 Leakes Road / North-South Connector Development 1.65 $ 825,400 $ 4,154,857 $ 4,980,257 100% $ 4,980,257 $ 1,665 $ 1,665 IN-91-02 Leakes Road / Davis Road Development 1.26 $ 629,600 $ 5,139,603 $ 5,769,203 100% $ 5,769,203 $ 1,929 $ 1,929 IN-91-03 Davis Road / East-West Connector Development 0.52 $ 262,250 $ 2,296,024 $ 2,558,274 50% $ 1,279,137 $ 428 $ 428 IN-91-04 Sayers Road / North-South Connector Development 1.36 $ 678,550 $ 4,001,463 $ 4,680,013 100% $ 4,680,013 $ 1,565 $ 1,565 IN-91-05 Sayers Road / Sewells Road Development 1.00 $ 501,250 $ 3,912,218 $ 4,413,468 100% $ 4,413,468 $ 1,476 $ 1,476 IN-91-06 Sayers Road / North-South Connector Development 0.96 $ 479,750 $ 4,356,669 $ 4,836,419 100% $ 4,836,419 $ 1,617 $ 1,617

27 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN DCP PROJECT NO. PROJECT INFRASTRUCTURE CATEGORY LAND AREA HA ESTIMATED PROJECT COST TOTAL CONSTRUCTION & LAND % APPORTIONED TO DCP (INTERNAL USE) TOTAL COST RECOVERED BY DCP RESIDENTIAL - CONTRIBUTION PER NDHA EMPLOYMENT - CONTRIBUTION PER NDHA LAND CONSTRUCTION IN-91-07 Davis Road / Sayers Road Development 0.84 $ 418,150 $ 8,070,000 $ 8,488,150 50% $ 4,244,075 $ 1,419 $ 1,419 IN-91-08 Sewells Road / East-West Connector Development 0.60 $ 297,750 $ 2,754,852 $ 3,052,602 100% $ 3,052,602 $ 1,021 $ 1,021 IN-91-09 Sewells Road / East-West Connector Development 0.84 $ 421,650 $ 4,260,124 $ 4,681,774 100% $ 4,681,774 $ 1,565 $ 1,565 IN-91-10 Armstrong Road / East-West Connector Development 1.47 $ 734,400 $ 4,721,583 $ 5,455,983 100% $ 5,455,983 $ 1,824 $ 1,824 IN-91-11 Armstrong Road /Sewells Road / Hogans Road Development 1.14 $ 568,900 $ 4,390,993 $ 4,959,893 100% $ 4,959,893 $ 1,658 $ 1,658 IN-91-12 Hogans Road / North-South Connector Boulevard Development 1.58 $ 788,200 $ 4,919,776 $ 5,707,976 100% $ 5,707,976 $ 1,908 $ 1,908 IN-91-13 Hogans Road / North-South Connector Boulevard Development 1.58 $ 789,250 $ 4,699,721 $ 5,488,971 100% $ 5,488,971 $ 1,835 $ 1,835 IN-91-14 Davis Road / Hogans Road Development 1.45 $ 723,750 $ 4,537,329 $ 5,261,079 100% $ 5,261,079 $ 1,759 $ 1,759 IN-91-15 Davis Road / East-West Connector Development 0.65 $ 326,200 $ 3,991,948 $ 4,318,148 100% $ 4,318,148 $ 1,444 $ 1,444 SUB-TOTAL 79.96 $ 35,767,475 $ 270,651,219 $ 306,418,694 $ 265,348,341 $ 88,711 $ 88,711 BRIDGE PROJECTS BR-88-C1 Ison Road crossing of waterway (Standard culvert type C1) Development $ 7,068,541 $ 7,068,541 100% $ 7,068,541 $ 2,363 $ 2,363 BR-89-C1 Leakes Road crossing of waterway (Standard culvert type C2) Development $ 2,528,898 $ 2,528,898 100% $ 2,528,898 $ 845 $ 845 BR-89-C2 Boundary Road crossing of waterway (Standard culvert type C2) Development $ 3,527,992 $ 3,527,992 100% $ 3,527,992 $ 1,179 $ 1,179 BR-89-01 Boundary Road bridge over Dry Creek Development $ 5,179,615 $ 5,179,615 100% $ 5,179,615 $ 1,732 $ 1,732 BR-89-02 Tarneit Road bridge over Dry Creek Development $ 5,105,684 $ 5,105,684 100% $ 5,105,684 $ 1,707 $ 1,707 BR-89-03 Dohertys Road bridge over Dry Creek Development $ 10,151,223 $ 10,151,223 100% $ 10,151,223 $ 3,394 $ 3,394 BR-89-04 Pedestrian bridge across Regional Rail Link Development $ 3,425,563 $ 3,425,563 100% $ 3,425,563 $ 1,145 $ 1,145 BR-90-C1 Boundary Road crossing of waterway (Standard culvert type C2) Development $ 1,392,987 $ 1,392,987 100% $ 1,392,987 $ 466 $ 466 BR-90-C2 Dohertys Road crossing of waterway (Standard culvert type C2) Development $ 2,418,773 $ 2,418,773 100% $ 2,418,773 $ 809 $ 809 BR-90-C3 Leakes Road crossing of water (Standard culvert type C2) Development $ 5,719,073 $ 5,719,073 100% $ 5,719,073 $ 1,912 $ 1,912 BR-90-C4 Forsyth Road crossing of waterway (Standard culvert type C2) Development $ 1,978,009 $ 1,978,009 100% $ 1,978,009 $ 661 $ 661 BR-90-01 Boundary Road bridge over Skeleton Creek Development $ 2,138,856 $ 2,138,856 100% $ 2,138,856 $ 715 $ 715 BR-90-02 Dohertys Road bridge over Skeleton Creek Development $ 3,217,619 $ 3,217,619 100% $ 3,217,619 $ 1,076 $ 1,076 BR-90-03 Leakes Road bridge over Skeleton Creek Development $ 4,709,956 $ 4,709,956 100% $ 4,709,956 $ 1,575 $ 1,575 BR-90-04 Morris Road bridge over Regional Rail Link Development 1.68 $ 837,600 $ 7,310,478 $ 8,148,078 100% $ 8,148,078 $ 2,724 $ 2,724 BR-90-05 Pedestrian bridge across Regional Rail Link Development $ 3,425,563 $ 3,425,563 100% $ 3,425,563 $ 1,145 $ 1,145

SM | 20130531 04:43 28 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN DCP PROJECT NO. PROJECT INFRASTRUCTURE CATEGORY LAND AREA HA ESTIMATED PROJECT COST TOTAL CONSTRUCTION & LAND % APPORTIONED TO DCP (INTERNAL USE) TOTAL COST RECOVERED BY DCP RESIDENTIAL - CONTRIBUTION PER NDHA EMPLOYMENT - CONTRIBUTION PER NDHA LAND CONSTRUCTION BR-90-06 Duplication of Dohertys Road bridge over Reigonal Rail Link Development $ 5,137,974 $ 5,137,974 100% $ 5,137,974 $ 1,718 $ 1,718 BR-91-C1 Davis Road crossing over waterway (Standard culvert type C2) Development $ 1,996,971 $ 1,996,971 100% $ 1,996,971 $ 668 $ 668 BR-91-C2 Hogans Road crossing over waterway (Standard culvert type C2) Development $ 2,334,962 $ 2,334,962 100% $ 2,334,962 $ 781 $ 781 BR-91-01 Pedestrian bridge across Regional Rail Link Development $ 3,425,563 $ 3,425,563 100% $ 3,425,563 $ 1,145 $ 1,145 BR-91-02 Sayers Road bridge over Regional Rail Link Development 1.65 $ 824,850 $ 8,415,589 $ 9,240,439 100% $ 9,240,439 $ 3,089 $ 3,089 BR-91-03 Armstrong Road bridge overWerribee River Development $ 10,255,866 $ 10,255,866 50% $ 5,127,933 $ 1,714 $ 1,714 BR-91-04 Hogans Road bridge over Davis Creek Development - $ 3,861,198 $ 3,861,198 100% $ 3,861,198 $ 1,291 $ 1,291 BR-91-05 Pedestrian bridge acrossWerribee River Development - $ 1,032,000 $ 1,032,000 50% $ 516,000 $ 173 $ 173 SUB-TOTAL 3.32 $ 1,662,450 $ 105,758,948 $ 107,421,398 $ 101,777,465 $ 34,026 $ 34,026 COMMUNITY FACILITY PROJECTS CO-88-01 Oakbank Level 1 children's centre Development 0.40 $ 200,000 $ 3,520,152 $ 3,720,152 100% $ 3,720,152 1,384 CO-88-02 Oakbank Level 2 multi-purpose community centre Development 0.80 $ 400,000 $ 6,371,379 $ 6,771,379 100% $ 6,771,379 2,518 CO-89-01 Tarneit North Level 1 children's centre Development 0.40 $ 200,000 $ 3,520,152 $ 3,720,152 100% $ 3,720,152 1,384 CO-89-02 Tarneit North Level 2 multi-purpose community centre Development 1.00 $ 500,000 $ 6,750,000 $ 7,250,000 100% $ 7,250,000 2,696 CO-89-03 Tarneit North Level 3 multi-purpose community centre, library & regional performing arts centre Development 1.60 $ 800,000 $ 6,371,379 $ 7,171,379 100% $ 7,171,379 2,667 CO-89-04 Tarneit North Level 3 library & regional performing arts centre Community 0.00 $ 9,925,407 $ 9,925,407 100% $ 9,925,407 3,691 CO-90-01 Truganina Level 1 children's centre Development 0.40 $ 200,000 $ 3,520,152 $ 3,720,152 100% $ 3,720,152 1,384 CO-90-02 Truganina Level 1 children's centre Development 0.40 $ 200,000 $ 3,520,152 $ 3,720,152 100% $ 3,720,152 1,384 CO-90-03 Truganina Level 2 multi-purpose community centre Development 0.80 $ 400,000 $ 6,371,379 $ 6,771,379 100% $ 6,771,379 2,518 CO-90-04 Truganina Level 2 multi-purpose community centre Development 0.80 $ 400,000 $ 6,371,379 $ 6,771,379 100% $ 6,771,379 2,518 CO-90-05 Truganina Level 3 library Community 0.00 $ 4,373,719 $ 4,373,719 100% $ 4,373,719 1,627 CO-91-01 Riverdale Level 1 children's centre Development 0.40 $ 200,000 $ 3,520,152 $ 3,720,152 100% $ 3,720,152 1,384 CO-91-02 Riverdale Level 2 multi-purpose community centre Development 1.00 $ 500,000 $ 6,750,000 $ 7,250,000 100% $ 7,250,000 2,696 CO-91-03 Riverdale Level 3 multi-purpose community centre & library Development 1.30 $ 650,000 $ 6,371,379 $ 7,021,379 100% $ 7,021,379 2,611 CO-91-04 Riverdale Level 3 library Community 0.00 $ 4,373,719 $ 4,373,719 100% $ 4,373,719 1,627 SUB-TOTAL development infrastructure projects $ 4,650,000 $ 62,957,658 $ 67,607,658 $ 67,607,658 $ 25,144 SUB-TOTAL community infrastructure projects $ 18,672,845 $ 18,672,845 $ 18,672,845

29 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN DCP PROJECT NO. PROJECT INFRASTRUCTURE CATEGORY LAND AREA HA ESTIMATED PROJECT COST TOTAL CONSTRUCTION & LAND % APPORTIONED TO DCP (INTERNAL USE) TOTAL COST RECOVERED BY DCP RESIDENTIAL - CONTRIBUTION PER NDHA EMPLOYMENT - CONTRIBUTION PER NDHA LAND CONSTRUCTION ACTIVE RECREATION PROJECTS AR Active recreation resreves Development 186.23 $ 94,067,000 $ 80,615,419 $ 174,682,419 100% $ 174,682,419 64,966 AP Pavillions within active reserves Community 0.00 $ 45,000,000 $ 45,000,000 100% $ 45,000,000 16,736 AI Indoor sports contribution Development 9.00 $ 4,500,000 $ 4,500,000 100% $ 4,500,000 1,674 SUB-TOTAL development infrastructure projects $ 98,567,000 $ 80,615,419 $ 179,182,419 $ 179,182,419 $ 66,639 SUB-TOTAL community infrastructure projects $ 45,000,000 $ 45,000,000 $ 45,000,000 SUMMARY TOTAL COST all projects $ 802,109,680 TOTAL COST development infrastructure projects $ 738,436,835 TOTAL Development Infrastructure Levy per NDA $ $ 256,150 $ 164,366 TOTAL Community Infrastructure Levy per Dwelling $ 900 TOTAL Community Infrastructure Levy Estimated RaisedViaWyndham North DCP $ 37,021,451

SM | 20130531 04:43 30 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 4.0DEVELOPMENT CONTRIBUTIONS PLAN ADMINISTRATION This section sets out how this DCP will be administered and covers the timing of payment, provision of works and land in kind and how funds generated by this DCP will be managed in terms of reporting, indexation and review periods. The DCP Development Infrastructure Levy applies to subdivision and / or development of land. The DCP Community Infrastructure Levy applies to the construction of dwellings and must be paid prior to the issue of a Building Permit. Council will be both the Collecting Agency and the Development Agency for the purposes of this DCP.

4.1 PAYMENT OF CONTRIBUTION LEVIES AND PAYMENT TIMING 4.1.1 Development infrastructure For subdivision of Land • • A development infrastructure levy must be paid to the Collecting Agency for the land within the following specified time, namely after certification of the relevant plan of subdivision but not more than 21 days prior to the issue of a Statement of Compliance with respect to that plan or included in an implementation agreement under Section 173 of the Planning and Environment Act 1987.

• • Where the subdivision is to be developed in stages, the infrastructure levy for the stage to be developed may only be paid to the Collecting Agency within 21 days prior to the issue of a Statement of Compliance for that stage provided that a Schedule of Development Contributions is submitted with each stage of plan of subdivision.

This Schedule must show the amount of the development contributions payable for each stage and the value of the contributions for prior stages to the satisfaction of the Collecting Agency or included in an implementation agreements under Section 173 of the Planning and Environment Act 1987. If the Collecting Agency agrees to works or provision of land in lieu of the payment of the infrastructure levy, the land owner must enter into an agreement under Section 173 of the Planning and Environment Act 1987 in respect of the proposed works or provision of land in lieu to specific requirements.

For development of land where no subdivision is proposed • • Provided a development infrastructure levy has not already been paid on subject land, an infrastructure levy must be paid to the Collecting Agency in accordance with the provisions of the approved DCP for each demand unit (Net Developable Hectare) proposed to be developed prior to the commencement of any development (i.e. development includes buildings, car park, access ways landscaping and ancillary components). The Collecting Agency may require that contributions be made at either the planning or building permit stage for Development Infrastructure.

If the Collecting Agency agrees to works or provision of land in lieu of the payment of the infrastructure levy, the land owner must enter into an agreement or other suitable arrangement under Section 173 of the Planning and Environment Act 1987 in relation to the proposed works or land in lieu. Where no planning permit is required The following requirements apply where no planning permit is required. The land may only be used and developed subject to the following requirements being met: • • Unless otherwise agreed to by the Collecting Agency in a Section 173 agreement, a development infrastructure levy must be paid to the Collecting Agency prior to the commencement of any development in accordance with the provision of this approved Development Contributions Plan for the land.

If the Collecting Agency agrees to works or provision of land in lieu of the payment of the infrastructure levy, the land owner must enter into an agreement under Section 173 of the Planning and Environment Act 1987 in respect of the proposed works or provision of land in lieu.. 4.1.2 Community infrastructure levy Contributions relating to community infrastructure are to be made by the home builder prior to the issue of a building permit. However, development proponents are encouraged to pay the levy prior to the issue of a statement of compliance to reduce the administrative burden of collection from individual home builders.

Levies for ‘residential buildings’ will be calculated at the rate for a single dwelling. In all other forms of accommodation, the dwelling is the individual unit (such as each dwelling in a residential village, retirement village, serviced apartment complexes and so on). Corrective institutions are exempt. A community infrastructure levy is not payable for a dwelling on a lot which was created prior to the date that this DCP was first incorporated into the Wyndham Planning Scheme.

31 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 4.1.3 Works or land in kind The Collecting Agency may permit development proponents to undertake works and / or transfer land in lieu of cash payments, providing that: • • The works and / or land constitute project(s) funded by this DCP.

• • The Collecting Agency agrees that the timing of the works would be consistent with priorities in this DCP. • • The development proponent complies with appropriate tendering, documentation, supervision and related provisions. • • The works are defined and agreed in a Section 173 agreement. • • Works must be provided to a standard that accords with this DCP to the satisfaction of the Development Agency, unless an alternative is agreed by both the Development Agency and the Collecting Agency. • • Detailed design must be approved by the Development Agency and the Collecting Agency and must generally accord with the expectations outlined in this DCP unless an alternative is agreed by both the Development Agency and the Collecting Agency.

• • The construction of works must be completed to the satisfaction of the Development Agency and the Collecting Agency.

• • There should be no negative financial impact on this DCP to the satisfaction of the Collecting Agency. • • In particular, the works will only be accepted in lieu of a financial contribution required by this DCP to the extent that they constitute part or all of the design of the infrastructure item and reduce the cost to complete that design, to the Collecting Agency’s satisfaction. Temporary works will not be accepted as works in kind. Where a Collecting Agency agrees that works and / or land are to be provided by a development proponent in lieu of cash contributions (subject to the arrangements specified above): • • The credit for the works (unless an alternative approach is agreed with the Collecting Agency) provided shall equal the final cost of the works up to the maximum identified in this Development Contributions Plan, taking into account the impact of indexation, or to an alternative figure approved by the Collecting Agency.

• • The value of the works provided in accordance with the principle outlined above, will be off-set against the development contributions liable to be paid by the development proponent. • • No further financial contributions will be required until the agreed value of any credits is used. • • The land will be offset against contributions at the same dollar values that are outlined in this DCP, subject to revaluation and indexation of the land according to Section 4.3. 4.1.4 Credit for over provision Where the Collection Agency agrees that a development proponent can physically provide an infrastructure item (either works and/or land) the situation may arise where the developer makes a contribution with a value that exceeds that required by the DCP for the individual project.

In such a case the developer may be entitled to credits against other projects in the DCP to the extent of the excess contribution. Alternatively, the developer may seek an agreement with the Collecting Agency to provide for a cash reimbursement where a significant over contribution has been made on a particular project.

The details of credits and reimbursements for construction will need to be negotiated with, and agreed to by the Collecting Agency. The value of credits and reimbursements for the transfer of land will be at the values that are outlined in this DCP, subject to revaluation and indexation of the land according to Section 4.3. 4.1.5 Land uses exempt from contributions Where land is subdivided or developed for the purpose of a government school, non government school or any other use that is partly or wholly exempt from development contributions and the land is subsequently used for a purpose other than as one of those exempt uses , the owner of that land must pay to the Collecting Agency development contributions in accordance with the provisions of the DCP.

The development infrastructure levy and where applicable, the community infrastructure levy must be paid within 28 days of the date of the commencement of the construction of any buildings or works for that alternative use.

SM | 20130531 04:43 32 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 4.2 FUNDS ADMINISTRATION The administration of the contributions made under this DCP will be transparent and development contributions will be held in accounts for each class ofinfrastructureuntilrequiredforprovisionofitemsinthatclass. Details of funds received and expenditures will be held by the Collecting Agency in accordance with the provisions of the Local Government Act 1993 and the Planning and Environment Act 1987. The administration of contributions made under this DCP will be transparent and demonstrate: • • The amount and timing of funds collected.

• • The sources of the funds collected. • • The amount and timing of expenditure on specific projects. • • The project on which the expenditure was made. • • The account classes or individual project classes. • • Details of any works-in-kind arrangements for project provision. • • Any pooling or quarantining of funds to deliver specific projects where applicable.

The Collecting Agency will provide for regular monitoring, reporting and review of the monies received and expended in accordance with this DCP. The Collecting Agency will establish interest bearing accounts and all monies held in these accounts will be used solely for the provision of infrastructure as specified in this DCP, as required under Section 46QB(2) of the Planning and Environment Act 1987. Should the Development Agency achieve savings on any project, or resolve not to proceed with any of the infrastructure projects listed in this DCP, the funds collected for these items will be used for alternative works in the same infrastructure class as specified by this DCP.

Such funds may also be used for the provision of additional works, services or facilities where approved by the Minister responsible for the Planning and Environment Act, or will be refundedtodevelopersand/orownersoflandsubjecttotheseinfrastructure charges.

4.3 CONSTRUCTION AND LAND VALUE COSTS INDEXATION Capital costs of all infrastructure items (with the exception of land) are in 2013 dollars and will be indexed by the Collecting Agency quarterly to take account of inflation. In relation to the costs of infrastructure items other than land, the cost must be adjusted according to the following methods: • • Roads, intersections and bridges – in line with the Australian Bureau of Statistics Producer Price Indexes, Road and Bridge Construction Index, Victoria.

• • All other infrastructure items - in line with the Australian Bureau of Statistics Producer Price Indexes, Non-Residential Building Construction Index, Victoria.

Land values will be adjusted on 1 July each year following valuations of a sample of properties undertaken by a registered valuer to be used as a benchmark. The same benchmark properties will be used each re-valuation. Within 14 days of the adjustments being made, the Collecting Agency will publish the amended contributions on the Collecting Agency’s website. Quarterly indexation between re-valuations, must be adjusted by applying the Australian Bureau of Statistics Consumer Price Index, Melbourne Within 14 days of the adjustments being made, the Collecting Agency will publish the amended capital costs for each infrastructure item on the Collecting Agency’s website.

Community Infrastructure Levy projects are not indexed as the value of the contribution is set by the Planning and Environment Act 1987. If in the future the Community Infrastructure Levy is amended, then the levy applicable to the release of any remaining dwellings may be adjusted in accordance with the revised legislative and regulatory approach as directed by the Minister for Planning. 4.4 DEVELOPMENT CONTRIBUTIONS PLAN REVIEW PERIOD This DCP adopts a long-term outlook for development. It takes into account planned future development in the Wyndham North sub-corridor. A ‘full development’ horizon of land within the current Urban Growth Boundary within 30 years of gazettal of this DCP has been adopted.

This DCP commences on the date of incorporation into the Wyndham Planning Scheme. This DCP will end when development within the DCP area is complete, which is projected to be 30 years after gazettal, or when the DCP is removed from the Planning Scheme.

The DCP is expected to be revised and updated every 5 years (or more frequently if required). This will require an amendment to the Wyndham Planning Scheme to replace this document with an alternative, revised document. Any review will need to have regard to any arrangements (for example an agreement under s173 of the Act) for the implementation of this DCP. 4.5 COLLECTING AGENCY (AGENCY RESPONSIBLE FOR COLLECTING INFRASTRUCTURE LEVY) Wyndham City Council is the Collecting Agency pursuant to section 46K(1) (fa) of the Planning and Environment Act 1987 which means that it is the public authority to whom all levies are payable.

As the Collecting Agency, Wyndham City Council is also responsible for the administration of this DCP and also its enforcement pursuant to Section 46QC of the Act. 4.6 DEVELOPMENT AGENCY (AGENCY RESPONSIBLE FOR WORKS) Wyndham City Council is the Development Agency and is responsible for the provision of all of the projects identified in this DCP.

33 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 5.0IMPLEMENTATION STRATEGY This section provides further details regarding how the Collecting Agency intends to implement this DCP. In particular, this section clearly identifies the rationale for the implementation strategy and the details the various measures that have been adopted to reduce the risk posed by this DCP to all parties. 5.1 RATIONALE FOR THE IMPLEMENTATION STRATEGY This implementation strategy has been incorporated into this DCP to provide certainty to the Collecting Agency and development proponents. The implementation strategy recognises the complexities associated with infrastructure provision and funding and seeks to minimise risk to the Collection Agency, Development Agency, development proponent and future community.

The implementation strategy has been formulated by: • • The PSPs (in preparation or in draft). • • Having regard to the development context. • • Assessing the need for finance requirements – up front financing and pooling of funds. • • Agreeing the land value and indexing it appropriately (where possible). • • Identifying preferred implementation mechanisms to achieve the above outcomes and reducing the risk associated with the DCP to ensure that it will be delivered as intended.

• • Provision of adequate resources to administer this DCP. 5.2 IMPLEMENTATION MECHANISM Under Section 46P of the Act, the Collecting Agency may accept (with the consent of the Development Agency where the Collecting Agency is not also the Development Agency), the provision of land, works, services or facilities by the applicant in part or full satisfaction of the amount of levy payable.

This can be agreed with the Collecting Agency before or after the application for the permit is made or before the development is carried out. To coordinate the provision of infrastructure, it is proposed that the owners of all property enter into an agreement under s173 of the Act to provide for provision of works in kind.

Through the approval of these agreements Wyndham City Council (acting as the Collecting Agency) will consider if and what infrastructure should be provided as in-kind works under this DCP in accordance with Section 46P of the Act. The agreement must include a list of the DCP infrastructure which the Collecting Agency has agreed in writing to allow to be provided as works in kind. 5.3 INFRASTRUCTURE DELIVERY PRIORITIES The following table provides an indication of DCP project priority over an initial 10 year period, to assist in supporting development across the Wyndham North area. These projects are considered a priority as they increase the capacity on the existing road network, improve access to land within the area and improve road safety.

The table places projects into 0-5 years and 5-10 year priority categories. Projects in the 0-5 year category are seen as vital to enabling the first stages of development in the Wyndham North area.

The purpose of the table is to provide Council and development proponents with a clear understanding of which projects should be prioritised for works- in-kind agreements. Table 10 Infrastructure delivery priorities 0-5 YEARS CHARGE AREA HECTARES PROPORTION OF TOTAL Construction of Davis Road from Sayers Road to Hogans Road RD-91-02, IN-91-07, IN-91-15 $ 13,314,943 Construction of Sayers Road from Davis Road to Sewells Road RD-91-07, IN-91-06 $ 11,044,819 Duplication of Leakes Road from Forsyth Road to Derrimut Road RD-90-03, BR-90-03, BR-90-C3, IN-89-16, IN-90-15, IN-90-16, IN-90-17 $ 22,061,567 Construction of Boundary Road from RRL to Derrimut Road RD-90-05, BR-90-C1, IN-89-04, IN-90-01, IN-90-02, IN-90-03 $ 19,827,067 Upgrade of intersection of Dohertys Road & Derrimut Road IN-89-10 $ 3,024,282 TOTAL VALUE OF INFRASTRUCTURE PRIORITIES - 0-5 YEARS 69,272,678 5-10 YEARS CHARGE AREA HECTARES PROPORTION OF TOTAL Construction of Hogans Road from Davis Creek to Davis Road RD-91-05, BR-91-04, IN-91-14 $ 11,626,557 Construction of Sewells Road from Sayers Road to Hogans Road RD-91-05, IN-91-08, IN-91-09 $ 8,679,025 Construction of Armstrong Road from Sewells Road to Werribee River RD-91-04, IN-91-11, IN-91-10 $ 11,675,397 Construction of Morris Road from Dohertys Road to Leakes Road RD-90-02, BR-90-04, IN-90-13, IN-90-14 $ 16,178,666 Duplication of Dohertys Road from Derrimut Road to Woods Road RD-90-04, BR-90-02, BR-90-C2, IN-90-08, IN-90-09, IN-90-10, IN-90-11 $ 30,923,305 TOTAL VALUE OF INFRASTRUCTURE PRIORITIES - 5-10 YEARS $ 79,082,949

SM | 20130531 04:43 34 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN 6.0OTHER INFORMATION 6.1 ACRONYMS ‘the Act’ Planning and Environment Act 1987 AHD Australian Height Datum AFL Australian Football League ovals CAD Central Activities District CIL Community Infrastructure Levy DCP Development Contributions Plan DEECD DepartmentofEducation&EarlyChildhoodDevelopment DIL Development Infrastructure Levy DPCD Department of Planning & Community Development DoT Department of Transport DSE Department of Sustainability & Environment ENDA Employment Net Developable Area GAA Growth Areas Authority GDA Gross Developable Area Ha Hectare LTC Local Town Centre MCA Main Catchment Area MCH Maternal & Child Health MSS Municipal Strategic Statement MTC Major Town Centre NDA Net Developable Area NDHa Net Developable Hectare PPTN Principle Public Transport Network PSP Precinct Structure Plan PTC Principle Town Centre P-6 School Prep to Year 6 P-12 State School Prep to Year 12 RNDA Residential Net Developable Area Sqm Square Metres UGB Urban Growth Boundary UGZ Urban Growth Zone 6.2 GLOSSARY Active Open Space Land set aside for the specific purpose of formal/organised club based sports.

Activity Centre See‘Town Centre’. Arterial Road A higher order road providing for moderate to high volumes at relatively high speeds typically used for inter-suburban journeys and linking to freeways, and identified under the Road Management Act 2004. All declared arterials are managed by the State Government. Co-Location Adjoining land uses to enable complementary programs, activities and services and shared use of resources and facilities. For example, the co- location of schools and active open space.

Community Facilities Infrastructure provided by government or non-government organisations for accommodating a range of community support services, programs and activities.

This includes facilities for education and learning (e.g. government and non-government schools, universities, adult learning centres); early years (e.g. preschool, maternal and child health, childcare); health and community services (eg. hospitals, aged care, doctors, dentists, family and youth services, specialist health services); community (e.g. civic centres, libraries, neighbourhood houses); arts and culture (e.g. galleries, museums, performance space); sport, recreation and leisure (e.g. swimming pools); justice (e.g. law courts); voluntary and faith (e.g. places of worship) and emergency services (e.g.

police, fire and ambulance stations). Connector Street A lower order street providing for low to moderate volumes and moderate speeds linking local streets to the arterial network Managed by the relevant local council. (See Table C1 in clause 56) Conventional Density Housing Housing with an average density of 1O to 15 dwellings per net developable hectare.

Development Contributions Plan Document that sets out the contributions expected from each individual landowner to fund infrastructure and services. Refer to Part 3B of the Planning and Environment Act l987. Encumbered Land Land that is constrained for development purposes. Includes easements for power/transmission lines, sewers, gas, waterways, drainage, retarding basins/wetlands, landfill, conservation and heritage areas. This land may be used for a range of activities (e.g. walking trails, sports fields). Freeway A high speed and high volume road with the highest level of access control and typically used for longer distance journeys across the metropolitan area and country Victoria.

All freeways are managed by VicRoads. Growth Area Areas on the fringe of metropolitan Melbourne around major regional transport corridors that are designated for large-scale change, over many years from rural to urban use. Melbourne has six growth areas called Casey-Cardinia; Hume; Melton-Caroline Springs; Whittlesea, Wyndham and Mitchell.

Growth Corridor Plan Government document that sets long-term strategic planning direction to guide the creation of a more sustainable community in the growth areas. High Density Housing Housing with an average density of more than 30 dwellings per net developable hectare. Housing Density (Net) The number of houses divided by net developable area Linear Open Space Network Corridors of open space, mainly along waterways that link together, forming a network. Land Budget Table A table setting out the total precinct area, net developable area and constituent land uses proposed within the precinct.

Lot A part (consisting of one or more pieces) of any land (except a road, a reserve, or common property) shown on a plan, which can be disposed of separately and includes a unit or accessory unit on a registered plan of strata subdivision and a lot or accessory lot on a registered cluster plan. Lower Density Housing Housing with an average density of less than 10 dwellings per hectare.

35 WYNDHAM NORTH DEVELOPMENT CONTRIBUTION S PLAN Major Employment Area Areas identified on the Growth Corridor Plan for economic and employment growth. Major Town Centre Town centres that have similar characteristics to Principal Town Centres, but serve smaller catchment areas. Medium Density Housing Housing with an average density of 16 to 30 dwellings per net developable hectare. Native Vegetation Plants that are indigenous to Victoria, including trees, shrubs, herbs, and grasses. Net Developable Area Total amount of land within the precinct that is made available for development of housing and employment buildings, including lots, local and connector streets.

Total precinct area minus community facilities, schools and educational facilities and open space, arterial roads and encumbered land. Small local parks defined at subdivision stage are included in net developable area.

Net Residential Area As per net developable area but excluding neighbourhood activity centres, non-government schools and golf course sites. Passive Open Space Open space that is set aside for parks, gardens, linear corridors, conservation bushlands, nature reserves, public squares and community gardens that are made available for passive recreation, play and unstructured physical activity including walking, cycling, hiking, revitalisation, contemplation and enjoying nature. Precinct Structure Plan A statutory document that describes how a precinct or series of sites within a growth area will be developed over time.

A precinct structure plan sets out the broad environmental, social and economic parameters for the use and development of land within the precinct.

Principal Public Transport Network A high-quality public transport network that connects Principal and Major Activity Cent res, and comprises the existing radial fixed-rail network, extensions to this radial network and new cross-town bus routes. Public Open Space Land that is set aside in the precinct structure plan for public recreation or public resort, or as parklands, or for similar purposes. Incorporates active and passive open space. Town Centre Provide the focus for services, commercial and retail based employment and social interaction. They are where people shop, work, meet, relax and live.

They are well-served by public transport, they range in size and intensity of use. In the growth areas, these are referred to as principal activity centres, major activity centres, neighbourhood activity centres and local centres. Urban Growth Boundary A statutory planning management tool used to set clear limits to metropolitan Melbourne’s urban development. Urban Growth Zone Statutory zone that applies to land that has been identified for future urban development. The UGZ has four purposes: (1) to manage transition of non- urban land into urban land; (2) to encourage development of well-planned and well-serviced new urban communities in accordance with an overall plan; (3) to reduce the number of development approvals needed in areas where an agreed plan is in place; and (4) to safeguard non-urban land from use and development that could prejudice its future urban development.

Growth Areas Authority Level 29, 35 Collins Street MELBOURNE VIC 3000 www.gaa.vic.gov.au partners in creating new communities

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