The City’s North Forrestdale Development Contribution Plan No.3 (DCP No.3) was adopted under Town Planning Scheme No.4. It is a comprehensive model for the equitable management and provision of a range of common infrastructure required to facilitate the urban development of Harrisdale and Piara Waters.
Developer Contribution Plan No.3 includes the following types of infrastructure:
- Road upgrades to key district roads and road intersections
- District shared path network
- Contribution to arterial drainage
- Urban water management initiatives
- Multi-use community and sporting facilities
- Contribution to powerline relocation
The DCP No. 3 was instigated at the request of a number of landowners as they were unable to arrange for the facilitation of commonly required infrastructure by agreement, due to the fragmented nature of the land ownership in the area. As the City was mindful that the process to establish a new DCP for the area would need to be undertaken to allow the infrastructure to be developed across a large area and fragmented land ownership, (in a consultative and collaborative fashion), in early 2004 the City led the formation of the North Forrestdale Planning Steering Group. DCP No. 3 began operation in 2007 following considerable planning and consultation with government, the private sector and landowners, principally through the steering group process.
DCP No. 3 requires landowners (where land is developed or subdivided) to make a proportional contribution to the cost of common infrastructure required to facilitate the urban development of Piara Waters and Harrisdale. This cost is based on the future common infrastructure works cost, which is the gross common infrastructure works costs minus payments received to date, over the unsubdivided balance of Development Contribution Area No.3 (DCA No. 3).
The contribution to be made by each land owner within the DCA No. 3 is a cost contribution per lot. To calculate this, an estimated lot yield is required which is based on the number of hectares in DCA No. 3 that remain unsubdivided, (this excludes those land uses under Clause 3.3 of DCP No. 3 and Clause 5A4.4) and multiplying that area by the estimated lot yield per hectare, which is currently 14.6 lots per hectare. The common infrastructure works cost is subdivided by the estimated lot yield in order to achieve a cost contribution per lot. Refer to Clause 3.4 of DCP No. 3 for the full calculation procedure for cost contributions.
The estimated lot yield per hectare as mentioned above is calculated from the number of lots produced within the gross land area including public open space and subdivisional roads. This factor is regularly monitored to ensure that development cost contributions are being applied in an equitable and fair manner. The lot yield per hectare was revised as part of Amendment No.77 (gazetted November 2016), where it was increased from 10.6 to 14.6 to more accurately reflect the estimated unsubdivided balance of DCA No. 3.
Determination of potential lots to which the contribution cost per lot applies
The cost contribution payable is calculated by multiplying the number of freehold lots produced by the cost contribution per lot.
Cost contributions are not applicable for:
- Land that is used for government school sites;
- Public open space; and
- Any other public purpose land uses approved by the City for exclusion in accordance with Clause 3.4.2(c) of DCP No. 3.
There are variations to the cost contribution applicable for certain developments, as outlined under Clause 3.4.4 of DCP No. 3. Lots greater and equal to 800m2 are identified as having Grouped Housing or Aged or Dependant Persons Housing potential and therefore are subject to a further cost contribution per lot for every 400m2. Variations to the cost contribution per lot also apply to private educational establishments, commercial and other non-residential use and subdivisions which result when a smaller lot is created to contain an existing dwelling.
Refer to the information sheet below for more information.
The Infrastructure Cost Schedule (ICS) contains the cost estimates and fixed costs for infrastructure adopted in the DCP No. 3 and calculates the cost contribution per lot. The current version of ICS (see below) was adopted by Council in June 2021.
The ICS 2021 estimates the gross cost of common infrastructure works at just over $103 million and a cost contribution per lot of $9,486.
The requirements and process for the review of the ICS are outlined under Clause 3.13 of DCP No. 3. The revision of contribution costs and the ICS is to occur on an annual basis and include the revision of estimated lot yield, fixed costs, cost contribution per lot and assessed values. The outcome of the review is advertised to the public for 28 days to allow submissions. Submissions of objection shall include supporting evidence from a suitably qualified person in that field. A report on submissions will be considered by Council for final adoption. Refer to the Flowchart below for the full review process.
A prefunding agreement with the City is required prior to the undertaking of any common infrastructure works referred to in Clause 3.6 of DCP No. 3. This includes all common infrastructure works, whether related to the design and/or construction phase of a project. Approval of civil or subdivisional works from the City’s Technical Services Directorate does not infer prefunding approval or reimbursement under DCP No. 3.
The prefunding process for common infrastructure works is outlined in Clause 3.10 of DCP No. 3. An application for prefunding, which associates the application with the current ICS cost estimate needs to be submitted to the City by the developer and accepted prior to works commencing.
The North Forrestdale Development Contribution Plan No. 3 - Requirements for Approval of Common Infrastructure Works Pre-funded by Developers provides a step by step process (see below). Key steps have been highlighted in blue. Prefunding applications should include but are not limited to:
- Project scope;
- Cost estimates (evidence of fair market price); and
- Approved designs.
The City is available to meet and discuss prefunding proposals and the associated provisions of the City’s DCP No. 3 in order to comply.
The acquisition of land for common infrastructure works, calculation of costs and valuation of land is outlined under Clause 3.12 of DCP No. 3.
In summary, the valuation of any land within DCA No. 3 is determined by two licensed valuers appointed by the City and referred to as the valuation panel. Firstly the land is valued independently by each valuer. If the two valuers cannot arrive at a consensus value, then a value which represents the median value will be selected. The proposed value is then advertised for not less than 28 days to allow submissions to be made. Submissions of objection are to include evidence from a suitably qualified person in the specific field being objected to. Having considered the submissions and any comment from the valuation panel, the City shall fix upon the value to be applied under the ICS (known as the assessed value).
Land ceded or acquired for common infrastructure work, including land for roads, playing fields, wetlands etc, occurs at the first stage of subdivision, with the assessed value fixed at the time the land is ceded. In ascertaining the assessed value, all land should be valued in its broad acre form as depicted on 1 January 2004, ignoring any services or infrastructure provided, in-accordance with the provisions of the relevant Local Structure Plan and applying principles as outlined under Clause 3.12.4.
In accordance with the monitoring and reporting requirements set out in the Western Australian Planning Commission’s State Planning Policy 3.6 – Infrastructure Contributions, the DCP administrator is required to prepare an audited annual statement of accounts for each Development Contribution Area reserve account.
Prior to the annual DCP audit requirements being mandated by SPP 3.6 in April 2021, TPS 4 previously stipulated that the City was to undertake annual audits of all DCP reserve accounts and make the annual audit statement publicly available.
The City has proactively undertaken annual audits of the DCP No.3 reserve accounts since the DCP provisionally began operation in 2006.
Contact the City's Contribution Arrangements Team on (08) 9394 5000 or email@example.com
Users of this website are advised that the City of Armadale accepts no legal responsibility for any errors, omissions or inaccuracies in Town Planning Scheme No 4. Whilst the City of Armadale endeavours to regularly update and amend the information contained within the document, the accuracy of this information cannot be guaranteed. The content of this website may also change, vary or be amended at any time. Confirmation of zoning and density coding may be obtained by viewing the official version of Town Planning Scheme No 4 which is available at the City's Administration Centre. Confirmation of information relating to lot sizes and boundaries may be obtained from the Department of Land Information.