Infrastructure, funding and delivery

Significant investment in infrastructure is needed as part of the Development Area 6 (DA6) redevelopment to support both new development in the area and the operation of the future Redcliffe Train Station.

In Western Australia, developers are generally responsible for providing standard infrastructure, contributing funds towards creating the water supply, sewer, drainage, roads, parks and power which are necessary to support development. 

The proposed Development Contribution Plan

The draft Activity Centre Plan proposes to establish a Development Contribution Plan (DCP). This is designed to provide a way for infrastructure costs to be shared among the developing landowners. Each landowner needs to make a financial contribution towards infrastructure when completing a subdivision and/or development project. The funds collected are then spent in line with an adopted staging plan.

Infrastructure Schedule

The below table outlines the infrastructure items proposed for inclusion in the DCP and their associated cost estimate.
 
No. Infrastructure & Administration Item Rationale Estimated Cost
1A Development of Public Open Space Corridor (POS 1, POS 2 and POS 3) The Public Open Space Corridor will serve as recreational space for future residents and contribute to the overall POS provision for the precinct. As such, it directly benefits and is needed as a result of future development within the precinct. $4,120,238
2A Construction of Road 1 (Kanowna Avenue to Boulder Avenue) The construction of Road 1, and the removal of the existing temporary road infrastructure, will serve as an access point from the precinct and allow for the creation of POS 2, which will directly benefit and is needed as a result of future development within the precinct. $389,000
2B Upgrade all Local Roads The upgrade of local roads within the precinct will improve the streetscape amenity, slow traffic and encourage walking/cycling in the precinct. These upgrades are required to support the intensification of land use and development within the precinct. $6,800,000
3A Electrical Infrastructure - Underground Network The undergrounding of power within the precinct will improve streetscape amenity, safety, and reliability of the power network. As such, it directly benefits and is needed as a result of future development within the precinct. $7,150,000
3B Water Supply Infrastructure - Upgrades The need to upgrade the water infrastructure in the precinct is a direct result of increased development within the precinct. $1,038,000
3C Wastewater Infrastructure - Upgrades The need to upgrade wastewater infrastructure in the precinct is a direct result of increased development within the precinct. $1,362,000
3D Gas Infrastructure - Upgrades The need to upgrade gas infrastructure in the precinct is a direct result of increased development within the precinct. $472,000
4A Preparation Costs The costs incurred by the City of Belmont in preparing the planning framework for the precinct directly benefits the precinct by facilitating redevelopment. $460,395
4B Administration Costs (0.3% per annum for 10 years) The costs incurred by the City of Belmont for implementation of the ACP and the administration of the DCP directly benefits and is needed as a result of future development within the precinct. $639,937
Total $22,431,570
 

Cost Apportionment Methodology

The methodology for the apportionment of cost contributions across the DA6 area is proposed to be scaled based on the maximum development potential for each precinct area identified by the draft ACP. This involves contribution rates being calculated by allocating a proportionate share of the total infrastructure cost to the total area of land within each density code shown on the draft ACP.  The table below outlines the proposed contribution rates for each precinct area.
 
Sub-Precinct Estimated Development Floorspace (m2) Proportion of Estimated Development Floorspace (%) Proportion of Infrastructure Cost Area (m2) Rate ($/m2)
Centre
(R-AC0)		 68,812 22% $4,952,454.47 53,288 $92.94
Centre Transition
(R-AC3)		 69,160 22% $4,977,500.31 69,160 $71.97
Residential Transition
(R100)		 114,842 37% $8,265,270.25 122,172 $67.65
School Interface
(R60)		 18,123 6% $1,304,326.75 19,699 $66.21
Activity Corridor
(R-AC0)		 40,739 13% $2,932,018.29 31,338 $93.56
Total 311,676 100% $22,431,570.06 295,657
 

Staging and Implementation

The draft Activity Centre Plan proposes that new infrastructure delivery (new roads, upgrades to existing roads, public open space etc.) will be staged to align with development within the precinct. The highest priority works are those that are required for the operation of the Redcliffe Station. The staging priorities are outlined sequentially below.
2021
  • The development of public open space 4 to facilitate public access to the train station and facilitate sight lines for the safety and security of passengers.
  • The construction of a round-a-bout at the intersection of Second Street and Boulder Avenue to service the Park and Ride facility.
  • The construction of roads 2 which will form a primary connection for bus movements into the station precinct.
  • The construction of road 3 to ensure the efficient operation of the road network adjacent to the station precinct.
2021 - 2026
  • Realignment of utilities within the Brearley Avenue reserve to de-constrain development parcels, realign the Southern Main Drain and deliver public open spaces 1-3.
  • Realignment of the Southern Main Drain to de-constrain development parcels and to deliver public open spaces 1-3.
  • Development of public open spaces 1-3 to provide instant amenity to the precinct.
  • Construction of road 1 as part of the realignment of the Southern Main Drain.
Ongoing
  • Monitoring and undertaking of local road upgrades in response to traffic demand and development.
  • Undergrounding power within the precinct.
  • Water and wastewater main distribution upgrades subject to monitoring and capacity.
  • Gas reticulation upgrade subject to monitoring of capacity.
  • Signalisation of the Second Street and Central Avenue intersection in response to traffic demands.
  • The development of POS 5.
  • Investigation of additional public open space opportunities including the shared use of the Redcliffe Primary School oval and within Perth Airport’s land.
  • Major water mains infrastructure upgrade subject to ongoing monitoring capacity.
The image below outlines the local road staging priorities for the area.Development Contribution Plan Map

Document Links

FAQs

What new infrastructure is required in Development Area 6?
To support new development and the operation of the future Redcliffe Train Station, the area needs needs new infrastructure which includes:
  • The realignment of the Southern Main Drain
  • Public open space areas
  • New road connections and upgrades to the existing local road networks
  • Capacity upgrades to the existing water, sewer and gas infrastructure
  • Underground power
Who will be responsible for delivering new infrastructure?
It is anticipated that the City of Belmont and State Government agencies will be responsible for delivering infrastructure within the precinct. Some of the infrastructure will be funded by contributions paid when landowners undertake development. This is known as a Development Contribution Plan.
What is a Development Contribution Plan?
A Development Contribution Plan (DCP) allows the costs of infrastructure to be shared between developing landowners within the precinct. Under a DCP, landowners need to make a financial contribution towards infrastructure when completing a subdivision and/or development.
Why is a Development Contribution Plan needed?
With so many different land owners in the precincts, no single developer can be reasonably expected to fund and deliver infrastructure. The timing of development also depends on the intentions of individual landowners, so funding and delivery would be difficult to synchronise.
When will I be required to make a contribution under the Development Contribution Plan?
If you are a landowner, you would only need to make a contribution under the Development Contribution Plan when undertaking subdivision and/or development.
When will new infrastructure be delivered?
The draft Activity Centre Plan outlines priorities for the delivery of infrastructure in the precinct. 
 
Highest priority
  • Landscape public open space around Redcliffe Train Station;
  • Construct a roundabout at the intersection of Second Street and Boulder Avenue at the entrance of the Park and Ride facility supporting Redcliffe Train Station;
  • Deliver road connections surrounding Redcliffe Train Station, including a connection between Central Avenue and Bulong Avenue and Bulong Avenue and Second Street.
High priority
  • Realign and transform the Southern Main Drain into an urban stream;
  • Realign services and utilities in the former Brearley Avenue road reserve;
  • Deliver and landscape the central area of public open space within the former Brearley Avenue road reserve;
  • Deliver a road connection between Kanowna Avenue and Boulder Street.
Medium priority
  • Upgrade local roads and undertake streetscape improvements;
  • Deliver underground power;
  • Upgrade existing water, sewer and gas infrastructure.
Low priority
  • Investigate and deliver additional areas of public open space.
What is the Southern Main Drain?
The Southern Main Drain is an open-channel regional drain which carries water from Kalamunda to the Swan River. It sits next to Brearley Avenue between Kanowna Avenue East and Central Avenue.
What changes are proposed to the Southern Main Drain?
It is proposed that this drain be realigned and reconfigured into a living urban stream, as part of a central area of public open space.