Chapter 23 - Subdivision and Development • A percentage of the land value of new allotments on subdivision or a percentage of the value of development works, as a contribution towards land acquisition and development for reserves and the development and upgrading of community facilities. It is generally accepted that the provision of onsite services is the responsibility of the subdivider/ developer. However there is the question as to whether this responsibility extends to the upgrading of the existing network to provide connection to the servicing infrastructure and the additional capacity within the network to cope with the additional connections created by the subdivision/ development. The Council is of the opinion that the responsibility for developing the services required to avoid, remedy or mitigate effects of subdivision/ development lie with the developer. The principle alternative available would be through community subsidy, which effectively represents the community subsidising private development initiatives. Given the ad hoc and site specific nature of subdivision/ development, a flexible formula based approach is most appropriate if the industry is to have the freedom to subdivide and/ or develop on a site specific basis. The other alternative is for the Council to direct development into specific areas in staged time frame, dictated by the availability of services. The cost of development has four components: 1. The provision of on-site services and reticulati on. These will be met entirely by the subdivider/ developer. If the new services are to be taken over by the Council on completion, they will need to be installed to the standards specified in the Council’s Code of Practice for Subdivision and Development. 2. The extension of the services network i.e. sewer/water mains, roading etc, where necessary to connect the subdivision/deel pment int o e th vo community infrastru cture. These costs will be met entirely by the subdivider/ developer. In the normal course of events the subdivider/ developer will pay a financial contribution to the Council to cover the actual cost of the extension works. Alternatively the Council will permit the subdivider/ developer to directly carry out the extension works, provided the works meet the standards of the Council’s Code of Practice for Subdivision and Development. 3. The upgrading of the capacity of the community infrastructu re. Upgrading to achieve the necessary additional capacity of mains infrastructure to service that subdivision/ development will be carried out by the Council, with the full and actual costs of the upgrading necessary being paid by the developer by way of financial contribution. To ensure that the contribution required relates directly to the upgrading necessary to service that particular subdivision/ development, The Council has adopted the following formula: Cost of upgrading services (E+D)-C for subdivision/development (B-A) E = actual or estimated cost of upgrading services to serve the potential total number of allotments. D = value of any estimated surplus capacity in existing services over that which is required to serve total number of properties currently in area. 23 - 9