Urban Consolidation and Growth Planning for future growth is being undertaken by all of the case studies centres in slightly different ways. One common challenge concerns urban consolidation and how this should be achieved. To determine the capacity of a city to accommodate further development within its existing urban area several of the case study cities (Ballarat, Bendigo, Geraldton, Shepparton, Warrnambool and Toowoomba) identify land suitable for infill development. However, Toowoomba Regional the council went one step further and introduced a temporary urban consolidation incentive policy which is described below in more detail which had an impressive impact over the 18 months it was in place.
Toowomba – urban consolidation incentive based policy Toowomba is a regional city of 110,000 people 125 km west of Brisbane. In Toowomba the Regional the council has trialed a Temporary Urban Consolidation Incentives policy over an 18 month period. The intent of the policy is to stimulate medium density development in existing urban areas, increasing housing choice, to better utilise existing infrastructure and make public transport more viable. To achieve these objectives, the policy offers discounted infrastructure charges/contributions to developers of the following housing types, provided a range of criteria are met: ¡¡ ¡¡
¡¡
Small Lot: Lots which are 450m2 or less in size; Dual Occupancy: Two dwellings on a single lot, either attached or stand-alone and intended for use by two households (e.g. duplex); and, Multiple Dwelling: Three or more dwellings on the same lot (e.g. flats, units, apartments and townhouses).
Toowomba Regional the council conducted a review of the first 6 months of the policy and their findings were quite impressive. Over the period of January to August 2013 approximately 281 medium density dwelling approvals (i.e. units) can be directly attributed to the introduction of the policy. This compares with approximately 149 medium density dwelling approvals in the preceding period January to December 2012. Based on an average reduction of $10,000 per dwelling under the incentive policy, the cost of the policy between January 2013 and August 2013 (assuming all approvals apply and receive the incentive and go on to be constructed) is likely to be in
28
the order $2.81 million in forgone the council infrastructure charged revenue (Economic Associates, 2013). However, the economic value generated by these additional approvals is estimated to be: ¡¡ ¡¡ ¡¡ ¡¡
$112.29 million total additional output; $16.83 million total additional income; 347 FTE additional employment; and, $32.3 million total additional value.
The Toowoomba example is really interesting especially the studies the regional council commissioned to ascertain the true value of the incentive policy. In terms of planning for growth, particularly, residential growth several cities including Bendigo, Ballarat, Warnambool, Shepparton and Geraldton have undertaken residential land supply studies and have identified areas that are suitable for future growth. These studies have formed the strategic basis for preparation of subsequent more detailed precinct structure plans. While Wodonga does not currently have a residential land supply assessment one is being completed as part of the Wodonga Growth Strategy.
Infrastructure Funding and Delivery As cities experience high levels of growth additional strain is placed on existing infrastructure and the council”s are recognising the need to strategically plan for and deliver key infrastructure to support both the existing and future communities needs. Given the rate of growth anticipated in many cities respective councils are investing in preparation of overall infrastructure plans which identify the type, location, catchment, cost, timing and level of priority of various pieces of infrastructure so they can begin to manage both the funding and delivery aspects. In Victoria the use of Development Contribution Plans (DCPs) are a common tool to charge and collect contributions from developers for higher order local infrastructure. While DCPs were historically only used in Melbourne”s growth areas, over the last 5 years there has been a significant increase in the preparation of DCPs in Victoria”s regional cities (Ballarat, Bendigo, Shepparton, Warrnambool, Geelong).
WODONGA GROWTH STRATEGY BACKGROUND REPORT