MPA Supplementary Explanatory Submission 6 December 2013
MPA Supplementary Explanatory Submission 6 December 2013 The MPA’s practice is to incorporate planning for Regional Active open space where Council (or an alternative mechanism other than the PSP / DCP) is prepared to fund it. Similarly, the MPA also plans for regional passive open space, where there is a responsible delivery agency (i.e. DEPI / Parks Victoria). Where Council funds are not forthcoming and where appropriate, the MPA seeks to take a pragmatic and flexible approach to how standard development funding and efficient precinct design can be leveraged to contribute to provision of land for regional active open space (higher order / lower participation sports). The MPA’s Approach to Planning for regional Open Space in Wyndham North 1. In the draft corridor plans, regional active open space was shown in the Riverdale precinct. This was removed at Council’s request. 2. On 8 March 2012, the MPA presented to Council the proposed approach to open space in Wyndham North as follows: (included on slide 28 of MPA opening presentation)
7% provision for active open space, with the extra 1% allocation to support district (‘regional sports’).
Any active open space on Council’s land on Sayers Road would not be included as part of the 7% and not funded by the DCP.
Additional land for district or regional facilities may be identified by the PSPs but will not be funded by the DCP
3. Of note is that a 30ha land provision is shown on Council’s land holding for active open space within the Wyndham North sub corridor plan (this is within the future Oakbank PSP area). (refer slide 57 in MPA opening presentation). 4. The above approach is consistent with the direction given by the Growth Corridor plans at page 32: Providing regional active open space/ sporting facilities to meet the needs of Growth Corridor communities. “Local active and passive open space is provided within local neighbourhoods via Precinct Structure Plans and Development Contributions Plans (DCPs). The Precinct Structure Plan Guidelines provide guidance on the amount and location of such open space. The provision of higher order active open space areas is an important component of the open space network within the Growth Areas, in addition to local active open space areas. These should typically be between 20-40 hectares in size (dependant on the needs/demands of the area) and are intended to cater for a range of sporting activities with particular emphasis on low participation sports such as rugby, baseball and hockey as well as higher order competition facilities. Higher order active open space is generally provided at a rate of 0.5 hectares per 1000 people, dependant on the specific demand/ needs within in each growth area. The Growth Corridor Plans suggest potential locations for higher order active open spaces. These will need to be further investigated, particularly with Councils who would normally deliver these areas. Alternative locations for the higher order open space may be determined through the Precinct Structure Planning and Council facilities planning processes. In some instances, there may be opportunities to co-locate higher order active open space with other existing or planned open space areas including regional parks, passive parks and land set aside for drainage, landscape or biodiversity reasons. There are benefits in this approach and the Corridor Plans identify several locations where active and passive open space areas can be co-located to deliver a high amenity outcomes for the community. Whilst there may be opportunity for some active open space to be located on land set aside for drainage purposes, supporting infrastructure such as pavilions, car
parking, all weather surfaces and some of the grassed sporting fields generally are required to be provided on unencumbered land.” 5. As a test of the planned active open space provision, from March to July 2012, the MPA undertook a needs based assessment based on the provision ratios included in Wyndham Social Infrastructure Plan 2040. (as outlined on pg 37 & 38 of the MPAs main submission). 6. In July 2012 Council confirmed its desired provision of active open space which equated to 147ha. (refer attached A3 plan)
At this time 7% was delivering 179ha which was 32ha more than Council required for local provision.
This 32ha provides for higher order / lower participation sports consistent with Mr Montebello’s submission to Panel on 5th December that additional land should be provided within the existing planned reserves for regional purposes.
This, combined with the provision on Council’s land holding, provides over 60ha of land above and beyond local provision for the Wyndham North area. Council did make an exhibition submission for a blanket 2ha of active open space to be provided by the PSPs / DCP, however it has not committed to fund any of it Council have not yet indicated exactly where and how their current desired additional land should be provided. The MPA’s Explanation of the Approach Taken in Lockerbie North, Rockbank North and Merrifield West 7. An alternative pragmatic and flexible approach to how standard development funding and efficient precinct design can be leveraged to contribute to provision of land for regional active open space was carried out in Lockerbie North, Rockbank North and Merrifield West. In these instances, MPA has provided an alternative that:
Does not take the actual ‘local’ PSP / DCP funding of open space beyond 10% of NDA (for residential areas) on a equalised land / cash basis.
Can be accommodated by the PSP urban structures in terms of appropriate local provision and equitable distribution.
Is considered to be a net community benefit.
8. With this in mind, the approach taken in Lockerbie Nth, Merrifield West and Rockbank North was to use DCP funds to purchase additional land for active open space purposes but external to the PSP. 9. As the land external to these PSPs was identified as cheaper than land internal to the PSPs, this approach has enabled more hectares of land to be acquired for active open space for any given dollar amount raised by the DCP. 10. For example in Merrifield West, the external active open space is valued at $500,000 / ha while the internal value averaged approximately $1.2m / ha. So for every ha that could be provided internal to the PSP, more than 2 ha can be provided externally. DCP funds have greater purchasing power for the land external to the PSPs. (refer attached table) 11. Therefore on a cash / land equalised basis, none of the mentioned PSPs actually funded more than 10% of NDA as open space. 12. The MPA is open to discussing an equivalent approach with Wyndham and for example:
The Alfred Rd PSP (Wyndham West DCP) has provided its 7% contribution as cash for purchase of land external to the PSP – potentially enabling a larger amount of land to be acquired for both local and higher order sports.
The Black Forest Road PSP was negotiated with land for active open space being provided (gifted) external to the residential part of the PSP.
Lockerbie North, Merrifield West and Rockbank North Open Space Provision Analysis
6 December 2013
Lockerbie North
Merrifield West
Hectares
% of Total Prec
Hectares
% of Total Prec
515.67
100.0%
723.39
100.0%
Active Open Space
17.50
3.39%
5.90%
26.00
3.59%
Passive Open Space
9.62
1.87%
3.24%
9.25
1.28%
27.12
5.26%
9.15%
35.25
4.87%
296.49
57.50%
454.10
63%
NDA (Ha)
Dwell / NDHa
Dwellings
NDA (Ha)
Dwell / NDHa
296.49
15.0
4,447
454.10
15.5
DESCRIPTION
Total Precinct Area ha
% of NDA
Rockbank North Hectares
% of Total Prec
786.33
100.0%
5.73%
19.53
2.48%
2.04%
16.19
2.06%
3.66%
7.76%
35.72
4.54%
8.07%
442.82
56.31%
Dwellings
NDA (Ha)
Dwell / NDHa
7,052
442.82
16.4
% of NDA
% of NDA
Note other land budget calculations removed for clarity Credited Unencumbered Land Available for Recreation
Subtotal open space
Net Developable Area (NDA) Ha
4.41%
Estimated Dwelling Yield & Population Combined Res/ Retail / Emp / Other Totals Residential Yield Against NDA
12,453
Projected Population @ 2.8 PP Dwelling
19,746
Dwellings 7,282 20,390
Unencumbered Open Space - Raw DCP Land Apportionment / Provision Hectares*
% of Total % of Net Prec Devp
Hectares*
% of Total % of Net Prec Devp
Hectares*
% of Total % of Net Prec Devp
Unencumbered Active Open Space Land Within PSP - Adjusted for Apportionment shown in DCP (Lockerbie two reserves at 15% ext apportionment) (Merrifield West no apportionment) (Rockbank Nth one reserve out of four at 64% ext apportionment)
14.88
2.89%
5.02%
26.00
3.59%
5.73%
18.61
2.37%
4.20%
Unencumbered Active Open Space Land Provision External to PSP (delivered via DCP) - and Adjusted for DCP Apportionment (Lockerbie Nth DCP funded 25% of 30ha) (Merrifield West 40% of 30ha) (Rockbank Nth 36% of 30ha)
7.50
1.45%
2.53%
12.00
1.66%
2.64%
10.80
1.37%
2.44%
22.38
4.34%
7.55%
38.00
5.25%
8.37%
29.41
3.74%
6.64%
9.62
1.87%
3.24%
9.25
1.28%
2.04%
16.19
2.06%
3.66%
32.00
6.21%
10.79%
47.25
6.53%
10.41%
45.60
5.80%
10.30%
Subtotal Effective Unencumbered Active Open Space Subtotal Effective Unencumbered Passive Open Space Total All Effective Unenccumbered Open Space
Unencumbered Open Space Provision - External Provision Adjusted for DCP Purchasing Power Parity Hectares*
% of Total % of Net Prec Devp
Hectares*
% of Total % of Net Prec Devp
Hectares*
% of Total % of Net Prec Devp
Unencumbered Active Open Space Land Within PSP - Adjusted for Apportionment shown in DCP (Lockerbie two reserves at 15% ext apportionment) (Rockbank Nth one reserve out of four at 64% ext apportionment) (merrifield no apportionment)
14.88
2.89%
5.02%
26.00
3.59%
5.73%
18.61
2.37%
4.20%
Unencumbered Active Open Space Land Provision External to PSP (via DCP) - Adjusted for DCP Apportionment & Land Valuation
1.20
0.23%
0.40%
5.07
0.70%
1.12%
6.75
0.86%
1.52%
16.08
3.12%
5.42%
31.07
4.30%
6.84%
25.36
3.23%
5.73%
9.62
1.87%
3.24%
9.25
1.28%
2.04%
16.19
2.06%
3.66%
25.70
4.98%
8.67%
40.32
5.57%
8.88%
41.55
5.28%
9.38%
Subtotal Effective Unencumbered Active Open Space Subtotal Effective Unencumbered Passive Open Space Total All Effective Unenccumbered Open Space
Lockerbie Nth Internal land value $1.25m ha while external is $0.2m / ha therefore for every ha that could be provided internal to the PSP, 6.25 ha can be provided externally. Rockbank Nth Internal land value $0.8m ha while external is $0.5m / ha therefore for every ha that could be provided internal to the PSP, 1.6 ha can be provided externally. Rockbank Nth Internal land value $1.18m ha while external is $0.5m / ha therefore for every ha that could be provided internal to the PSP, 2.36 ha can be provided externally.
7% provision for active open space, with the extra 1% allocation to support district (‘regional sports’).
Any active open space on Council’s land on Sayers Road would not be included as part of the 7% and not funded by the DCP.
Additional land for district or regional facilities may be identified by the PSPs but will not be funded by the DCP
3. Of note is that a 30ha land provision is shown on Council’s land holding for active open space within the Wyndham North sub corridor plan (this is within the future Oakbank PSP area). (refer slide 57 in MPA opening presentation). 4. The above approach is consistent with the direction given by the Growth Corridor plans at page 32: Providing regional active open space/ sporting facilities to meet the needs of Growth Corridor communities. “Local active and passive open space is provided within local neighbourhoods via Precinct Structure Plans and Development Contributions Plans (DCPs). The Precinct Structure Plan Guidelines provide guidance on the amount and location of such open space. The provision of higher order active open space areas is an important component of the open space network within the Growth Areas, in addition to local active open space areas. These should typically be between 20-40 hectares in size (dependant on the needs/demands of the area) and are intended to cater for a range of sporting activities with particular emphasis on low participation sports such as rugby, baseball and hockey as well as higher order competition facilities. Higher order active open space is generally provided at a rate of 0.5 hectares per 1000 people, dependant on the specific demand/ needs within in each growth area. The Growth Corridor Plans suggest potential locations for higher order active open spaces. These will need to be further investigated, particularly with Councils who would normally deliver these areas. Alternative locations for the higher order open space may be determined through the Precinct Structure Planning and Council facilities planning processes. In some instances, there may be opportunities to co-locate higher order active open space with other existing or planned open space areas including regional parks, passive parks and land set aside for drainage, landscape or biodiversity reasons. There are benefits in this approach and the Corridor Plans identify several locations where active and passive open space areas can be co-located to deliver a high amenity outcomes for the community. Whilst there may be opportunity for some active open space to be located on land set aside for drainage purposes, supporting infrastructure such as pavilions, car
parking, all weather surfaces and some of the grassed sporting fields generally are required to be provided on unencumbered land.” 5. As a test of the planned active open space provision, from March to July 2012, the MPA undertook a needs based assessment based on the provision ratios included in Wyndham Social Infrastructure Plan 2040. (as outlined on pg 37 & 38 of the MPAs main submission). 6. In July 2012 Council confirmed its desired provision of active open space which equated to 147ha. (refer attached A3 plan)
At this time 7% was delivering 179ha which was 32ha more than Council required for local provision.
This 32ha provides for higher order / lower participation sports consistent with Mr Montebello’s submission to Panel on 5th December that additional land should be provided within the existing planned reserves for regional purposes.
This, combined with the provision on Council’s land holding, provides over 60ha of land above and beyond local provision for the Wyndham North area. Council did make an exhibition submission for a blanket 2ha of active open space to be provided by the PSPs / DCP, however it has not committed to fund any of it Council have not yet indicated exactly where and how their current desired additional land should be provided. The MPA’s Explanation of the Approach Taken in Lockerbie North, Rockbank North and Merrifield West 7. An alternative pragmatic and flexible approach to how standard development funding and efficient precinct design can be leveraged to contribute to provision of land for regional active open space was carried out in Lockerbie North, Rockbank North and Merrifield West. In these instances, MPA has provided an alternative that:
Does not take the actual ‘local’ PSP / DCP funding of open space beyond 10% of NDA (for residential areas) on a equalised land / cash basis.
Can be accommodated by the PSP urban structures in terms of appropriate local provision and equitable distribution.
Is considered to be a net community benefit.
8. With this in mind, the approach taken in Lockerbie Nth, Merrifield West and Rockbank North was to use DCP funds to purchase additional land for active open space purposes but external to the PSP. 9. As the land external to these PSPs was identified as cheaper than land internal to the PSPs, this approach has enabled more hectares of land to be acquired for active open space for any given dollar amount raised by the DCP. 10. For example in Merrifield West, the external active open space is valued at $500,000 / ha while the internal value averaged approximately $1.2m / ha. So for every ha that could be provided internal to the PSP, more than 2 ha can be provided externally. DCP funds have greater purchasing power for the land external to the PSPs. (refer attached table) 11. Therefore on a cash / land equalised basis, none of the mentioned PSPs actually funded more than 10% of NDA as open space. 12. The MPA is open to discussing an equivalent approach with Wyndham and for example:
The Alfred Rd PSP (Wyndham West DCP) has provided its 7% contribution as cash for purchase of land external to the PSP – potentially enabling a larger amount of land to be acquired for both local and higher order sports.
The Black Forest Road PSP was negotiated with land for active open space being provided (gifted) external to the residential part of the PSP.
Lockerbie North, Merrifield West and Rockbank North Open Space Provision Analysis
6 December 2013
Lockerbie North
Merrifield West
Hectares
% of Total Prec
Hectares
% of Total Prec
515.67
100.0%
723.39
100.0%
Active Open Space
17.50
3.39%
5.90%
26.00
3.59%
Passive Open Space
9.62
1.87%
3.24%
9.25
1.28%
27.12
5.26%
9.15%
35.25
4.87%
296.49
57.50%
454.10
63%
NDA (Ha)
Dwell / NDHa
Dwellings
NDA (Ha)
Dwell / NDHa
296.49
15.0
4,447
454.10
15.5
DESCRIPTION
Total Precinct Area ha
% of NDA
Rockbank North Hectares
% of Total Prec
786.33
100.0%
5.73%
19.53
2.48%
2.04%
16.19
2.06%
3.66%
7.76%
35.72
4.54%
8.07%
442.82
56.31%
Dwellings
NDA (Ha)
Dwell / NDHa
7,052
442.82
16.4
% of NDA
% of NDA
Note other land budget calculations removed for clarity Credited Unencumbered Land Available for Recreation
Subtotal open space
Net Developable Area (NDA) Ha
4.41%
Estimated Dwelling Yield & Population Combined Res/ Retail / Emp / Other Totals Residential Yield Against NDA
12,453
Projected Population @ 2.8 PP Dwelling
19,746
Dwellings 7,282 20,390
Unencumbered Open Space - Raw DCP Land Apportionment / Provision Hectares*
% of Total % of Net Prec Devp
Hectares*
% of Total % of Net Prec Devp
Hectares*
% of Total % of Net Prec Devp
Unencumbered Active Open Space Land Within PSP - Adjusted for Apportionment shown in DCP (Lockerbie two reserves at 15% ext apportionment) (Merrifield West no apportionment) (Rockbank Nth one reserve out of four at 64% ext apportionment)
14.88
2.89%
5.02%
26.00
3.59%
5.73%
18.61
2.37%
4.20%
Unencumbered Active Open Space Land Provision External to PSP (delivered via DCP) - and Adjusted for DCP Apportionment (Lockerbie Nth DCP funded 25% of 30ha) (Merrifield West 40% of 30ha) (Rockbank Nth 36% of 30ha)
7.50
1.45%
2.53%
12.00
1.66%
2.64%
10.80
1.37%
2.44%
22.38
4.34%
7.55%
38.00
5.25%
8.37%
29.41
3.74%
6.64%
9.62
1.87%
3.24%
9.25
1.28%
2.04%
16.19
2.06%
3.66%
32.00
6.21%
10.79%
47.25
6.53%
10.41%
45.60
5.80%
10.30%
Subtotal Effective Unencumbered Active Open Space Subtotal Effective Unencumbered Passive Open Space Total All Effective Unenccumbered Open Space
Unencumbered Open Space Provision - External Provision Adjusted for DCP Purchasing Power Parity Hectares*
% of Total % of Net Prec Devp
Hectares*
% of Total % of Net Prec Devp
Hectares*
% of Total % of Net Prec Devp
Unencumbered Active Open Space Land Within PSP - Adjusted for Apportionment shown in DCP (Lockerbie two reserves at 15% ext apportionment) (Rockbank Nth one reserve out of four at 64% ext apportionment) (merrifield no apportionment)
14.88
2.89%
5.02%
26.00
3.59%
5.73%
18.61
2.37%
4.20%
Unencumbered Active Open Space Land Provision External to PSP (via DCP) - Adjusted for DCP Apportionment & Land Valuation
1.20
0.23%
0.40%
5.07
0.70%
1.12%
6.75
0.86%
1.52%
16.08
3.12%
5.42%
31.07
4.30%
6.84%
25.36
3.23%
5.73%
9.62
1.87%
3.24%
9.25
1.28%
2.04%
16.19
2.06%
3.66%
25.70
4.98%
8.67%
40.32
5.57%
8.88%
41.55
5.28%
9.38%
Subtotal Effective Unencumbered Active Open Space Subtotal Effective Unencumbered Passive Open Space Total All Effective Unenccumbered Open Space
Lockerbie Nth Internal land value $1.25m ha while external is $0.2m / ha therefore for every ha that could be provided internal to the PSP, 6.25 ha can be provided externally. Rockbank Nth Internal land value $0.8m ha while external is $0.5m / ha therefore for every ha that could be provided internal to the PSP, 1.6 ha can be provided externally. Rockbank Nth Internal land value $1.18m ha while external is $0.5m / ha therefore for every ha that could be provided internal to the PSP, 2.36 ha can be provided externally.
