Agenda of Ordinary Council Meeting

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Minutes of the

Ordinary Meeting of Council

Wednesday 25 July 2018

4.00pm

Council Chambers
209 Comur Street, Yass

Table of Contents

1. Prayer. 2

2. Apologies. 2

3. Declaration of Interest/Disclosures. 2

4. Confirmation of Minutes. 3

5. Mayoral Minute. 4

6. Director of Planning Reports. 4

6.1 2018/19 Local Heritage Grant Program.. 4

6.2 2018/19 Community Grants. 5

6.3 Southern Tablelands Regional Economic Development Strategy. 7

7. Director of Engineering Reports. 7

7.1 Yass & Binalong Pool - 2018/2019 Operations. 7

7.2 Excess Mulch - Yass & Murrumbateman Transfer Stations. 8

8. Director of Finance & Corporate Reports. 8

8.1 Inaugural Meeting of Canberra Region Joint Organisation. 8

8.2 Investment and Borrowings Report. 9

8.3 Corporate & Governance Service Review.. 9

9. General Manager Reports. 10

At 05:35 pm Councillor Frost left the Chambers. 10

9.1 Land for a Hospital Site. 10

9.2 Temporary Motor Registry. 10

9.3 Yass Water Supply System - Source Strategy. 10

9.4 Joint Use Project - Basketball and School Hall 11

9.5 Council Precinct - 209 Comur Street, Yass. 11

10. Notice of Motion. 12

10.1 Notice of Motion - New Hospital 12

11. Questions with Notice. 12

12. Minutes and Recommendations of Council Committees. 12

12.1 Minutes of the Sports Council held on 19 February 2018 and 21 May 2018. 12

12.2 Minutes of the Aboriginal Consultative Committee held on 26 June 2018. 13

12.3 Minutes of the Access Committee held on 16 July 2018. 13

12.4 Minutes of the Service Review Steering Committee held on 17 July 2018. 13

13. Confidential Matters. 13

Open Forum

Presentations to Council – Items not on the Meeting Agenda

· Staff Service Awards

Mick Hardy
Grant Cooke
Sharon Hickey

· Citizenship
Andrea McDermott

Gary, Marzena, Amelia, Kasia and Mya Taffe

Presentations to Council – Items on the Meeting Agenda

· Items 9.1 – Hospital Land, 9.5 – Council Precinct – 209 Comur Street and 10.1 – Notice of Motion
Bec Duncan

Council Meeting - The Mayor declared the meeting open at 4.31 pm.

Present

Councillors Rowena Abbey, Mayor, in the chair, Cecil Burgess, Geoff Frost, Nathan Furry, Allison Harker, Jasmin Jones, Michael McManus, Mike Reid and Kim Turner.

Also present were the General Manager – David Rowe, Director of Planning – Chris Berry, Interim Director of Engineering – Steven Beasley, Director of Finance & Corporate – Sharon Hutch and Corporate Planning & Executive Support Officer – Shirree Garland.

1. Prayer

2. Apologies

Nil

3. Declaration of Interest/Disclosures

Councillor Reid declared a significant, non-pecuniary conflict of interest in Item 6.2 2018/19 Community Grants and stated that he believed his interest would preclude him from voting.

Reason: Councillor Reid declared an interest as he is the Project Coordinator for one application and member of the Progress Association and supporter of their application.

Councillor Frost declared a significant, non-pecuniary conflict of interest in Item 6.2 2018/19 Community Grants and stated that he believed his interest would preclude him from voting.

Reason: Councillor Frost declared an interest as he is the President of the Yass Branch of Can Assist, a potential grant recipient.

Councillor Frost declared a significant, pecuniary conflict of interest in Item 9.1 Land for a Hospital Site and stated that he believed his interest would preclude him from voting.

Reason: Councillor Frost declared an interest as he is a Board member of SNSWLHD which would be a potential beneficiary of this decision.

Councillor Frost declared a non-significant, non-pecuniary conflict of interest in Item 10.1 Notice of Motion – New Hospital and stated that he did not believe his interest would preclude him from voting.

Reason: Councillor Frost declared an interest as he is a Board member of SNSWLHD which is charged with delivering health services in Yass Valley.

Councillor Furry declared a non-significant, non-pecuniary conflict of interest in Item 6.2 2018/19 Community Grants and stated that he did not believe his interest would preclude him from voting.

Reason: Councillor Furry declared an interest as applicants of this program included community oganisations that he is associated with, specifically the Vine Church Community Group and the Cooma Cottage Committee.

Councillor Burgess declared a non-significant, non-pecuniary conflict of interest in Item 6.1 2018/19 Local Heritage Grants and stated that he did not believe his interest would preclude him from voting.

Reason: Councillor Burgess declared an interest as he is a Trustee of the Gundaroo Literary Institute of Gundaroo.

Councillor Jones declared a non-significant, non-pecuniary conflict of interest in Item 9.1 Land for a Hospital Site and stated that she did not believe her interest would preclude her from voting.

Reason: Councillor Jones declared an interest as the speaker at Open Forum ran on the same election ticket.

Councillor Jones declared a non-significant, non-pecuniary conflict of interest in Item 9.2 Council Precinct – 209 Comur Street, Yass and stated that she did not believe her interest would preclude her from voting.

Reason: Councillor Jones declared an interest as the speaker at Open Forum ran on the same election ticket.

Councillor Jones declared a non-significant, non-pecuniary conflict of interest in Item 10.5 Notice of Motion – New Hospital and stated that she did not believe her interest would preclude her from voting.

Reason: Councillor Jones declared an interest as the speaker at Open Forum ran on the same election ticket.

4. Confirmation of Minutes

RESOLVED that the minutes of the Ordinary Council Meeting held on 27 June 2018 covered by page numbers 3-8 inclusive and resolution numbers 104-139 inclusive, copies of which had been circulated to all Councillors, be taken as read and confirmed.

(Furry/Reid) 140

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

5. Mayoral Minute

6. Director of Planning Reports

6.1 2018/19 Local Heritage Grant Program

SUMMARY

Presenting a report on the completion of the 2017/18 Local Heritage Grants and the recommendations from the 2018/19 Local Heritage Grants Assessment Panel.

RESOLVED that :

1. The expenditure and reimbursement for the 2017/18 Local Heritage Grants Program be noted.

2. The following funding be provided under the 2018/19 Local Heritage Grant Program

*Gundaroo Literary Institute, Gundaroo*	*$2,000*
*Former Inn & Post Office, Murrumbateman*	*$1,200*
*Former Corner Garage, Binalong*	*$2,000*
*Former St Columba’s Church, Bookham*	*$3,800*
*St Andrew’s Uniting Church, Yass*	*$4,000*
*Sutton District Community Association*	*$2,000*
*The Caledonia Store, Gundaroo*	*$4,000*
*Ken Helm - Toual School Building*	*$1,000*
*Total*	*$20,000*

(Frost/Turner) 141

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

At 04:41 pm Councillor Frost left the Chambers.

At 04:41 pm Councillor Reid left the Chambers.

6.2 2018/19 Community Grants

SUMMARY

A total of 14 eligible applications were received under the 2018/19 Community Grant Program which has a budget of $49,000. Three applications were deemed ineligible due to insufficient budget details, lack of the required 25% cash contribution from applicants or failure to submit acquittal for past grant.

MOTION

The Community Grants be referred back to the Panel for further consultation.

(McManus/Furry)

MOTION WITHDRAWN

RESOLVED that :

1. The following funding applications under the 2018/19 Community Grant Program be granted:

*Organisation*	*Project Description*	*Recommended Funding*
*Murrumbateman Early Childhood Centre Association*	*Shade cover for outdoor play area*	*$4,000*
*Binalong Mechanics Institute*	*Heating and cooling upgrade*	*$5,859*
*Gundaroo Soldiers Memorial Hall Management Committee*	*Roof renewal*	*$7,500*
*Landcare (Yass Area Network)*	*Local seed collection*	*$5,000*
*Irish and Celtic Music Festival*	*Music festival*	*$2,000*
*Sutton & District Community Association*	*Tennis court upgrade*	*$1,000*
*Yass Early Childhood Centre Association*	*Childcare room renovation*	*$4,000*
*Binalong CWA*	*Hall recarpet and repaint*	*$3,500*
*Yass Antique Farm Machinery Club*	*Steam engine restoration*	*$3,000*
*Yass Community Radio Association*	*Equipment replacement*	*$3,750*
*Can Assist*	*Charity Ball*	*$2,000*

2. The Community Grant Policy be reviewed at a workshop of Councillors.

(Jones/McManus) 142

FOR: Councillors R Abbey, A Harker, J Jones and M McManus

AGAINST: Councillors C Burgess, N Furry and K Turner

At 05:06 pm Councillor Frost returned to the Chambers.

At 05:06 pm Councillor Reid returned to the Chambers.

FORESHADOWED MOTION - LAPSED

That:

1. The following funding applications under the 2018/19 Community Grant Program be granted:

*Organisation*	*Project Description*	*Recommended Funding*
Murrumbateman Early Childhood Centre Association	Shade cover for outdoor play area	$4,000
Binalong Mechanics Institute	Heating and cooling upgrade	$5,859
Gundaroo Soldiers Memorial Hall Management Committee	Roof renewal	$7,500
Landcare (Yass Area Network)	Local seed collection	$5,000
Irish and Celtic Music Festival	Music festival	$2,000
Vine Community Centre	Solar efficiency project	$5,000
Sutton & District Community Association	Tennis court upgrade	$1,000
Yass Early Childhood Centre Association	Childcare room renovation	$4,000
Binalong CWA	Hall recarpet and repaint	$3,500
Yass Antique Farm Machinery Club	Steam engine restoration	$3,000
Yass Community Radio Association	Equipment replacement	$3,750
Can Assist	Charity Ball	$2,000

2. The Policy be reviewed at a workshop of Councillors.

(Furry/

6.3 Southern Tablelands Regional Economic Development Strategy

SUMMARY

Noting the release of the Southern Tablelands Regional Economic Development Strategy 2018-2022.

RESOLVED that the release of the Southern Tablelands Regional Economic Development Strategy 2018-2022 be noted.

(Furry/Harker) 143

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

7. Director of Engineering Reports

7.1 Yass & Binalong Pool - 2018/2019 Operations

SUMMARY

Recommended operating hours for Yass and Binalong Pools for the 2018/2019 swimming season and continuation of Council support for the Shine Shield.

RESOLVED that .

1. the following opening and closing hours for Yass and Binalong swimming pools be adopted for 2018/2019.

Yass Pool

Binalong Pool

3^rd November – 24^th December 2018

Weekly 11.00am - 6.30pm

3^rd November – 24^th December 2018

Weekdays 3.00pm – 6.30pm

Weekend 1.00pm – 6.30pm

27^th December 2018 – 1^st February 2019

Weekly 10.00am - 7.30pm

27^th December 2018 – 1^st February 2019

Weekly 1.00pm - 7.30pm

2^nd February 2019 – 24^th March 2019

Weekdays 2.00pm - 6.30pm

Weekends 12.30pm - 6.30pm

2^nd February 2019 – 24^th March 2019

Weekdays 3.00pm - 6.30pm

Weekends 1.00pm - 6.30pm

Morning Lap Swimming

3^rd December 2018 - 15^th March 2019

Mon, Wed, Fri only 6.00am – 8.00am

Closed Christmas Day & Boxing Day

2. Council support the Yass and Binalong Shine Shield events as a Council organised event and covered under Council’s insurance policy.

3. Council seek community feedback on which week day is most preferred to consider extended hours of operation of the pool for swimming until 8.30pm and call for “expressions of interest from community groups to participate in a weekly fundraising BBQ event”.

(Jones/McManus) 144

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

7.2 Excess Mulch - Yass & Murrumbateman Transfer Stations

SUMMARY

There is a need to reduce the excess mulch stockpile at the Yass Transfer Station. It is suggested that a “Free Mulch” period be held the when the stockpile reaches at least 2,500 m³ and it cannot be sold. This will reduce the fire hazard.

RESOLVED that :

1. Council allows up to 3m³ per local resident for private use of excess mulch free of charge from the Yass Transfer Station on the occasions when the stockpile reaches at least 2,500 m³ and it cannot be sold.

2. At least 2 weeks prior to a free mulch period Council advertise the offer.

(Furry/Harker) 145

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

8. Director of Finance & Corporate Reports

8.1 Inaugural Meeting of Canberra Region Joint Organisation

SUMMARY

The Inaugural Board Meeting of the Canberra Region Joint Organisation (CRJO) Board meeting held on 29 June 2018. At this meeting the Board considered a Draft Charter, a Draft Code of Meeting Practice and a Draft Policy for payment of Expenses and Provision of Facilities which are required to be circulated to member Councils for comment.

MOTION

That the Canberra Region Joint Organisation be advised that Yass Valley Council seeks an amendment to the Payment of Expenses, Provision of Facilities and Allowances to Board Members Policy in relation to the remuneration to be paid to the Chair of the Board (Item 5.8), recommending that no remuneration be paid.

(Jones/Frost)

FOR: Councillor J Jones

AGAINST: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, M McManus, M Reid and K Turner

MOTION LOST

FORESHADOWED MOTION

RESOLVED that the Canberra Region Joint Organisation be advised that Yass Valley Council seeks no amendments to the draft Charter, the draft Code of Meeting Practice and the draft policy for Payment of Expenses and Provision of Facilities and Allowances to Board Members.

(McManus/Furry) 146

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

8.2 Investment and Borrowings Report

SUMMARY

In accordance with the Local Government (General) Regulation 2005 (NSW) Clause 212, this report provides a summary of Council’s investments as at 30 June 2018. In accordance with paragraph (1)(b), it can be certified that the investments listed have been made in accordance with the Act, the Regulations and Council’s Investment Policy.

RESOLVED that Investment Report as at 30 June 2018 be received and it be noted that the summary has been prepared in accordance with the Act, the Regulations and Council’s Investment Policy.

(Turner/Reid) 147

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

8.3 Corporate & Governance Service Review

SUMMARY

The Corporate & Governance Service Review was conducted using the Service Review framework. This review enabled staff numbers to reduce from 3 to 2 through efficiencies gains. The net savings as a result of these improvements is $84k which equates to a 36% reduction from original expenditure.

RESOLVED that the Corporate & Governance Service Review be noted.

(Frost/Furry) 148

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

9. General Manager Reports

At 05:35 pm Councillor Frost left the Chambers.

9.1 Land for a Hospital Site

SUMMARY

Reporting on a recent request to quarantine Council land for a future hospital site.

RESOLVED that Council work with the NSW Department of Health and Southern NSW Local Health District to find a suitable site for a new hospital in Yass.

(Jones/Harker) 149

FOR: Councillors R Abbey, C Burgess, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

At 05:40 pm Councillor Frost returned to the Chambers.

9.2 Temporary Motor Registry

SUMMARY

Reporting on a recent request to provide RMS with a short term lease at the Memorial Hall to facilitate the temporary relocation of the Yass Motor Registry whilst renovations are being undertaken at their current location.

RESOLVED that Council endorse a short term lease with RMS at the Memorial Hall to allow the temporary relocation of the Yass Motor Registry.

(McManus/Reid) 150

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

9.3 Yass Water Supply System - Source Strategy

SUMMARY

In 2006 Council made the decision to increase the capacity of the Yass Dam to rectify the short and medium term water supply issues, which had seen severe water restrictions imposed and a moratorium of major development. The Yass Dam now has a capacity to supply a 15,500 population and the recently adopted Yass Valley Settlement Strategy plans for a population of 30,000 in the Yass/Murrumbateman area subject to resolving water supply issues. In 2006 Council identified that the preferred long term water supply strategy was a pipeline from Canberra. Council needs to review this strategy and develop long term plans for water security.

RESOLVED that:

1. an investigation be undertaken to develop a Yass Water Supply System to support the directions of the Yass Valley Settlement Strategy.

2. Council acknowledges the urgency of undertaking the review as quickly as possible.

(Furry/McManus) 151

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

9.4 Joint Use Project - Basketball and School Hall

SUMMARY

In 2017 Council signed a Memorandum of Understanding (MoU) with the Department of Education regarding the development of joint use projects between Council and the Department. In principle support is sought from Council to fast track a joint use project with Yass High School regarding the development of a facility that can be used as a school hall, performing arts and an indoor basketball stadium.

RESOLVED that Council provide in principle support for the investigation of a joint use project involving an indoor basketball stadium and high school assembly hall within the proximity of JA Allen Oval and Yass High School.

(Jones/Furry) 152

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

9.5 Council Precinct - 209 Comur Street, Yass

SUMMARY

Council has the ability to call an expression of interest without a firm development proposal in order to undertake an options analysis. Recognising the inadequacies of the existing Council Administration building options need to be considered for the future.

RESOLVED that :

1. An EOI be prepared seeking development proposals for consideration in an options analysis for 209 Comur Street, Yass.

2. A Council Workshop be held to identify parameters for inclusion in the EOI.

3. Community Engagement including consultation with the Economic Development Committee follow the EOI process.

(Turner/Furry) 153

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

10. Notice of Motion

10.1 Notice of Motion - New Hospital

SUMMARY

Councillor Jones gave notice that she would move a motion in relation to seeking in principle support for new hospital to serve Yass Valley.

AMENDMENT

Council supports the community petition for the planning and building of a new hospital for Yass Valley.

(McManus/Burgess)

FOR: Councillors C Burgess and M McManus

AGAINST: Councillors R Abbey, G Frost, N Furry, A Harker, J Jones, M Reid and K Turner

AMENDMENT LOST

RESOLVED that :

1. Council give in principle support to the community petition requesting the State Government commit funding to plan and build a new hospital with maternity ward to serve Yass Valley’s projected population growth.

2. Council enter into discussions with the State Member and Southern NSW LHD management regarding community need for forward planning to be undertaken for a new hospital in Yass Valley, considering the outcomes from the Yass Valley Settlement Strategy.

(Jones/Reid) 154

FOR: Councillors R Abbey, C Burgess, N Furry, A Harker, J Jones, M Reid and K Turner

AGAINST: Councillors G Frost and M McManus

11. Questions with Notice

Nil

12. Minutes and Recommendations of Council Committees

12.1 Minutes of the Sports Council held on 19 February 2018 and 21 May 2018

RESOLVED that the Minutes of the Sports Council meeting held on 19 February 2018 and 21 May 2018 be noted.

(Furry/Harker) 155

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

12.2 Minutes of the Aboriginal Consultative Committee held on 26 June 2018

RESOLVED that the minutes of the Aboriginal Consultative Committee held on 26 June 2018 be noted.

(Turner/McManus) 156

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

12.3 Minutes of the Access Committee held on 16 July 2018

RESOLVED that the minutes of the Access Committee held on 16 July 2018 be noted.

(Furry/Reid) 157

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

12.4 Minutes of the Service Review Steering Committee held on 17 July 2018

RESOLVED that the Minutes of the Service Review Steering Committee meeting held on 17 July 2018 be noted.

(Reid/Frost) 158

FOR: Councillors R Abbey, C Burgess, G Frost, N Furry, A Harker, J Jones, M McManus, M Reid and K Turner

AGAINST: Nil

13. Confidential Matters

Nil

The meeting closed at 6.23 pm.

……………………………………………..
Mayor

Ordinary Council Meeting 22 August 2018

6.1 PROPOSED SPRINGDALE SOLAR FARM

SUMMARY

To present a report on the proposed Springdale Solar Farm. The proposal is State Significant Development and the Planning Assessment Commission is the Consent Authority. Key issues for Yass Valley relate to road infrastructure, the community enhancement fund and ensuring issues raised by local residents are properly assessed as part of the process.

RECOMMENDATION

That a submission be made to the Department of Planning & Environment on the proposed Springdale Solar Farm in relation to:

· Road requirements

· Community Enhancement Fund

· Community consultation

· Visual impact assessment

· Opportunity to contribute to habitat connectivity

Financial IMPLICATIONS

Resources for development assessment are provided for in the current Operational Plan.

POlicy & Legislation

· Environmental Planning & Assessment Act 1979

· State Environmental Planning Policy (State & Regional Development) 2011

· Yass Valley Settlement Strategy

· Yass Valley Council Roads Standards Policy

· Yass Valley Council Community Enhancement Funds Policy

· Department of Planning & Environment Draft Large Scale Solar Energy Guideline (2017)

REPORT

1. Background

A Development Application has been lodged with the Department of Planning & Environment (DP&E) for the Springdale Solar Farm off Tallagandra Lane, Sutton. A Locality Plan is included in Attachment A.

The proposal is classified as a State Significant Development, and as such the Minister for Planning/Independent Planning Commission is the Consent Authority for the proposal.

Council’s role is similar to that of any other third party in the planning assessment process. However, it does retain an approval role as the Roads Authority for work on local roads.

2. Project Description

The project consists of:

· Photovoltaic (PV) solar modules on a single-axis tracking system mounted on steel piles to allow panels to follow the sun. The piles would be screwed or pile driven depending on the geology

· Approximately 22 containerised power conversion stations, containing electrical switchgear, inverters and transformers

· An electrical switchyard and substation that would be connected to the existing 132 kilovolt (kV) TransGrid transmission line that traverses the site

· Cabling for electrical reticulation

· A control building including office, supervisory control and data acquisition systems, operation and maintenance facilities, staff amenities and associated carpark

· Two meteorological stations

· Internal all-weather access tracks

· Security fencing

· Landscaping

· Construction of a new public road connection between Tallagandra Lane and Tintinhull Road

Decommissioning at the end of the operational life of the solar farm, including removal of all above ground infrastructure and rehabilitation of the site to return it to its predevelopment condition

The proposed site layout is included in Attachment B and solar panel layout is included in Attachment C. The proposed footprint of the development has been reduced from what was originally outlined in August 2017 following investigation of the site constraints (refer Attachment D).

The proposal is supported by a comprehensive Environmental Impact Statement including expert consultant reports and assessment of the following issues:

· Biodiversity

· Aboriginal Heritage

· Landscape and Visual Impacts

· Water

· Land

· Noise and Vibrations

· Non-Aboriginal Heritage

· Traffic And Transport

· Hazards (including bushfire and aviation glare)

· Socio-economic impacts

· Waste

· Air Quality

· Cumulative Impacts

The assessment of the impact issues identified in the EIS indicates that avoidance, mitigation and management measures will adequately address these matters. For specific issues such as biodiversity, Aboriginal heritage, bushfire hazard, State Agencies will also review the documentation to determine their adequacy or otherwise.

The EIS and supporting consultant reports are available on line at http://majorprojects.planning.nsw.gov.au/index.pl?action=view_job&job_id=8703

3. Key Issues

The key issues for Yass Valley are:

· Consistency with Settlement Strategy

· Road impacts

· Community Enhancement Fund

· Community Consultation

3.1 Settlement Strategy

The site is within the nominal 5km ‘buffer’ area around the ACT/NSW border established by the Yass Valley Settlement Strategy. The purpose of the buffer is to preserve the rural amenity, landscape values and restrict urban development in these areas.

The strategy also recommends consideration of restricting uses which may interfere with the rural amenity of the area (e.g. intensive agriculture and extractive industry). After the initial construction phase, this type of use is unlikely to generate any significant land use conflict through noise, traffic, odour or dust impacts, however the visual impact on the rural landscape will need to be addressed.

The landscape and visual assessment has identified the following mitigation and management measures to minimise the adverse impacts i.e.

· Minimise tree removal and protect endemic vegetation

· Review materials and colours (including use of non- reflective finishes)

· Rehabilitate disturbed areas

· Prepare landscape plan (in consultation with the properties with highest impacts) and maintain screen planting

See below for further discussion of visual impacts under Community Concerns.

3.2 Road Impacts

The proposed haulage route (refer Attachment E) for heavy vehicles is:

· Sutton Road from the Federal Highway

· Through Sutton village to East Tallagandra Lane

· East Tallagandra Lane to Mulligans Flat Road

· Mulligans Flat Road to Tallagandra Lane

· Tallagandra Lane to the site entrances

The traffic assessment indicates up to 400 light vehicles per day (over 5 months) and 75 heavy vehicles per day (over 2 months) during the construction phase. Once operational, the facility will involve up to 10 vehicles per day.

The proponent’s assessment concludes that no significant road upgrades or sealing are required. However there is potential for:

· Culvert upgrade on Tallagandra Lane near the site entrance

· Relocation of traffic signs at turn locations

· Minor road grading of Tallagandra Lane

· Ongoing maintenance (including grading and dust suppression) throughout the construction phase.

It is estimated at its peak, the daily traffic on Sutton Road through the village will increase from approximately 2,900 average annual daily traffic (AADT) to 3,400 AADT. Heavy vehicles are approximately 10% of all vehicles and will increase from approximately 290 to 370. This represents an increase of 25% in heavy vehicles over the 2 month delivery period but after this the number of heavy vehicles will reduce back to preconstruction levels. The increase in vehicle traffic does not alter the road category (i.e. Regional Road) and warrant any upgrade of the road function.

The culvert crossing has been assessed as adequate for the increase in heavy vehicle traffic. The proponents are proposing to monitor traffic conditions and repair any damage attributable to construction traffic.

This assessment is considered to be acceptable, however it is noted that any vehicle that is over-sized or mass will require a permit and a further review of adequacy of the roads and associated infrastructure may be required if any loads are above the HML limits eg transformers.

Heavy vehicle traffic through the Sutton village should be excluded during school hours to reduce conflicts with school traffic and children.

All road work upgrades are to comply with Council’s Roads Standards Policy.

3.3 Community Enhancement Fund

The application details the intention to establish a community fund of $100,000, however advice on how it would be spent is yet to be determined. As an alternative, the proponents should be requested to establish a fund in accordance with Council’s Community Enhancement Fund Policy based on 1% of the capital cost for the project. The proposed solar farm has an estimated capital cost of $138M and the contribution based on Council policy would be $1.38M payable prior to construction. An alternative to an upfront payment would be an annual contribution spreading out the contribution over the life of the project – for this proposal with a 30 year life the annual contribution would be $46,000 per year (adjusted with CPI). Distribution of the funds would be via a Council s355 Committee.

In preliminary discussions with the proponent, legal access to dwellings in Tintinhull Road (off Tallagandra Lane) was identified as an issue. Access to Tintinhull Road is currently via a Crown Reserve which does not provide legal public access to the dwellings. A simple solution to this issue is to realign Tintinhull Road along the southern boundary of the solar farm site (refer Attachment F). The cost of constructing this realignment can be offset against the Community Enhancement Fund contribution.

The proponents have also offered to upgrade some of the unsealed sections of Tallagandra Lane as a further community benefit. If this upgrade work is above that required for adequate access to the site then this could also be a Community Enhancement Fund offset provided this is agreed by Council.

The proponents have indicated they will be setting up a Shared Neighbour Benefit Scheme for dwellings within 1km of the site however this is not part of the Community Enhancement Fund.

If approved the proposal should be amended to provide for a Community Enhancement Fund in line with Council policy.

3.4 Community Consultation

Community consultation for the project includes:

· Extensive pre-lodgement consultation with the community

· Formal public exhibition of the Environmental Impact Statement (including Community Information Drop In session)

· If the project is approved:

Construction phase consultation (including arrangements for complaint management, community updates)

Operational phase consultation (including ongoing complaints management arrangements, community newsletters)

Both the pre-lodgement and proposed post approval consultation mechanisms are considered satisfactory. Consideration should also be given to the establishment of a Community Consultative committee (similar to wind farm projects) or the like if the project is approved.

The form and length of the community consultation for the formal public exhibition is determined by the Department of Planning & Environment. It is important that the Department takes into account the complexity of the project and the extent of the documentation which can be daunting to laypersons.

It is also important that the planning assessment examines all the issues raised by the local community and provides adequate forums for concerns to be raised and examined. The Department should consider holding a local forum for submitters to clarify the concerns and to seek responses from the proponent prior to finalising its assessment report.

The assessment report should be available to all submitters and the proponent prior to any hearing or determination.

Any public hearing should be held locally and provide the opportunity for all submitters to address the members with their concerns before any determination is made. Ideally the hearing should be to receive representations from those submitters wishing to address the Commission following which the Commission should retire to properly consider these representations, the assessment report and make a considered and reasoned decision. Far too often the PAC has simply taken submissions and announced its decision, leaving local communities questioning the purpose of the hearing and the role of the Commission.

3.5 Community Concerns

The Sutton Solar Access Group have forwarded their concerns to Council to inform our consideration, with the key points outlined below in bold and discussed in italics.

§ Visual assessment only considers 15 of the 34 residences within 2 km

The visual receptor assessment in Figure 19 does not show all existing dwellings, particularly within the 1km- 2km distance from the proposed site. The proponent should be requested to revise this assessment.

§ Landscaping/screening should be around the whole site –not just to the main frontages

It is acknowledged that landscaping screening is not proposed around the entire perimeter of the site, however the draft plan provided does attempt to screen the highest visual impact points –particularly for road users. Gaps in the landscaping appear to be due to Golden Sun Moth habitat. The location of screening will be considered by DP&E, however the visual assessment submitted with the application needs to be revised so that receptor/neighbour location is correct.

§ Visual impact of 2.2 metre high security fence

The proponents should be requested to locate the proposed 2.2 metre high security fence inside the 20 metre wide landscape strip rather than on the boundary along Tallagandra Lane and Tintinhull Road. This would reduce the visual impact and provide for maximum screening to the road.

§ Not within a renewable energy priority area. Frequency of fog weather conditions

These areas are ‘priority’ areas, and being located outside of them does not necessarily exclude their consideration. Likewise, meteorological conditions would have been considered by the proponents in the feasibility assessment.

§ Frequency of flooding, and the risk to the Yass Valley Catchment; Need for physical works to minimise/mitigate flooding

The flooding risk and impacts will be assessed by OEH, who will determine whether the proposed flood mitigation strategy and site management plans are sufficient to minimise sediment/runoff from the site.

§ Location within the proposed RU6 buffer area which is meant to prevent ACT development spilling over the border, protect wildlife corridors and maintain a rural landscape

The Settlement strategy does emphasise the need to identify high quality woodland or grassland areas, and to enhance the connectivity between remnant patches of vegetation. The main woodland area has been avoided, and areas of golden sun moth habitat have also been noted to be retained. Whilst OEH will determine whether the ecological response through a Biodiversity Management Plan is sufficient, the proponent’s landscape plan should incorporate species which are endemic to the local area.

The potential visual impacts are discussed above.

§ No mention of proximity to Mulligan’s Flat Nature reserve, nor site being within the Greater Goorooyarroo area

The Greater Goorooyarro area is defined for the purposes of the project co-ordinated by Greening Australia. While that project may be nearing completion, the proponents should be requested to demonstrate how it will improve the outcomes of that project, particularly in regard to connectivity with nearby nature reserves (including Mulligan’s Flat).

§ Land condition assessment does not mention drought conditions - Should not be a reason for approval

The agricultural use of the land (grazing) is expected to be retained, although at a significantly decreased intensity. The application will be reviewed by DPI –Agriculture who will provide advice on the agricultural value of the land.

§ ‘Brownfield’ – previous industrial sites are more appropriate given the extent of earthworks and construction proposed

It is unlikely that there are any suitable Brownfield sites that meet the location or land area requirements. Brownfield sites are also usually within urban areas and are likely to have higher impacts on community amenity.

§ Dust generation

This will be an issue during construction particularly if the low rainfall pattern continues. The Construction Environmental Management Plan (CEMP) would include measures for dust suppression to minimise impacts to surrounding landowners and road users

§ Heavy vehicle movements through village during construction especially through school zone;

This has been discussed above under ‘Traffic Impacts’.

§ Electricity generated will supply ACT residents, not NSW

The end users for any electricity generated is not a consideration for Council. Our location adjacent to the ACT requires cooperation between the two jurisdictions for service and infrastructure delivery.

It is noted that the application also proposes that solid waste (from construction) is to be disposed of at the Gundaroo Landfill. This has recently been closed and only operates as a transfer station. The proponents should be advised that alternative waste management arrangements will be required to be put into place.

4. Conclusion

An initial submission to the Department has been submitted to comply with the public exhibition period. The Department has been informed of Council’s meeting cycle and that a further supplementary submission following the Council meeting would be lodged. It is recommended that a further submission be made to incorporate the matters outlined in this report.

Strategic Direction

Key Pillar 1. Our Environment

CSP Strategy EN4 - Maintain a balance between growth, development and environmental protection through sensible planning

Delivery Program Action EN4.2 - Ensure development application assessment is thorough and efficient

Operational Plan Activity EN4.2.1 - Implement development process improvements to deliver quality and efficiency gains

Attachments: a. Locality Plan ⇩

b. Site Layout Plan ⇩

c. Solar Panels ⇩

d. Changes to Development Footprint ⇩

e. Haulage Route ⇩

f. Tintinhull Road Realignment ⇩

Ordinary Council Meeting 22 August 2018

Stage 2 – Cattery.

Details of the cattery are included as Attachment C. Site plans, floor plans and elevations are included as Attachment D.

4. Public Exhibition

Public exhibition included notice to seven adjoining and nearby landowners. Five submissions were received and are included as Attachment E. The Applicant has provided a response to the issues raised in the submissions, included as Attachment F. The issues raised in the submissions are addressed below.

5. Assessment

An assessment of the proposal has been completed in accordance with the planning legislation. The proposal generally complies with the relevant planning controls, policies and guidelines. The planning response to the issues raised in submissions is as follows:

5.1 Environmental Risk

The submissions highlight the potential for cats to escape from the facility which poses a risk to wildlife and livestock in the area. In response to this concern, the Applicant provided detailed information of the measures proposed to ensure cats cannot escape, including photos of the enclosures proposed (refer Attachment F). The floor plan provided (refer Attachment D) indicates the proposed enclosure areas, which must be constructed should approval be granted.

The submissions also raised concern that the number of feral cats would increase as a result of the cattery, however, given the current number of feral cats in the area is unknown, an increase in feral cats cannot be directly attributed to the proposed cattery.

The submissions also raised concern for the removal of native trees along Nanima Road, however, as there are no upgrade works required or proposed, no trees will be removed.

5.2 Noise & Future Expansion

The submissions state that noise from the facility (both cats and clients) will impact on the amenity of nearby residents, which will only increase should the facility expand to cater for other animals, namely dogs. Whilst this is a valid planning concern, based on advice from the Applicant, (existing cattery operator) and experience with other catteries approved by Council, noise from the facility is expected to be minimal.

As demonstrated in the Applicant’s submission (refer Attachment F), an existing cattery located in a residential area of Canberra has not created a land use conflict. It is expected that the proposed cattery, on a rural block, will not impact on the amenity of nearby residents.

The hours of operation are considered to be reasonable and consistent with other commercial businesses in the locality, with the earliest opening time being 8am.

Notwithstanding the above and in response to concerns raised, conditions of consent will restrict the following:

· The type of animals permitted to be accommodated to cats only

· The maximum number of cats permitted at the cattery at any one time and

· Hours of operation.

5.3 Contamination and Use of Coots Creek

The submissions received suggest that the on-site sewage management system is not suitable to cater for the development and run-off (including hair) from the system will pollute Coots Creek. Whilst a valid concern for surrounding landholders who rely on this water supply, a detailed assessment by Council’s Environmental Health officer confirmed the following:

· A 4,000L septic tank is to be installed, which will act as a settling and holding tank before primary treated effluent is passed onto the aerated waste treatment system (AWTS) to be further treated, disinfected and dispersed on to the ground surface. The AWTS is a standard method for treating wastewater. The addition of the septic tank increases capacity and allows for the settling of solids and pet hair so that it will not affect the operation of the AWTS, which treats and disinfects.

· All secondary treated effluent will be disposed of within the confines of the approved effluent disposal area, which has been conservatively calculated to allow for Phosphorous and Nitrogen impacts, and includes a reserve effluent disposal area for future use.

· The design and location of the effluent disposal area conservatively meets all required buffer distances, as with all onsite sewage management systems approved by Council.

· All site and soil waste water reports are required to describe the landscape and the drainage lines that flow to permanent waterways. The report therefore mentions the 1^st and 2^nd order streams that flow to Coots creek. A minimum 40 metre buffer distance is required by the Environment and Health Protection Guidelines – onsite sewage management for single households to these waterways. The required minimum buffer distance to the effluent disposal area exceeds 40 metres.

The submissions received also suggest that the cattery operations will rely on water from Coots Creek. In response to these comments, the Applicant has confirmed that a rainwater tank will be installed and that there is no intention to use Coots Creek as suggested.

5.4 Waste Management

Submissions raise concern about the potential for waste product from the cattery (i.e. animal faeces and hair) to pollute the surrounding natural environment. The Applicant provided details about waste generated and its management (refer Attachment C), which is outlined below:

· Cats use litter trays to defecate and urinate

· All cats in the facility will be provided with trays containing litter composed of recycled paper

· The trays will be refreshed on a daily basis

· Soiled litter will be deposited in garbage bags/sealed containers which will be emptied into vermin proof bins, provided and removed by O’Sullivans Rural Waste (refer Attachment F).

Notwithstanding the information provided by the Applicant, a condition of consent will require the cattery to operate in accordance with the NSW Animal Welfare Code of Practice No 5 - Dogs and cats in animal boarding establishments (Code of Practice). Section 4 of the Code of Practice deals directly with ‘cleaning and disinfection’, ‘pest control’, ‘waste disposal’ and ‘litter trays’ (refer to section 4 for more detail). Compliance with the Code of Practice will ensure waste from the cattery is not a risk to the environment.

5.5 Increased Traffic

The submissions received anticipate that the cattery will result in increased traffic. This is a concern due to the (poor) state of Nanima Road and the already busy nature of the area due to existing small businesses on Nanima Road, consisting of Poachers Pantry, Wiley Trout Vineyard, Robin Rowe Chocolates, Redbrow Gardens and earthmoving businesses.

The submissions also question the weekly traffic movements provided by the Applicant, in relation to the potential number of cats.

Both of the above concerns have been addressed by additional information provided by the Applicant (refer Attachment F), which states that majority of cats will be brought to the facility by a shuttle service and that the estimated weekly traffic movements is based on occasional visits by clients who wish to attend the site. This justifies the estimated weekly traffic movements and reduces the traffic anticipated to be generated by the cattery.

It is also important to note that a contribution for rural roads is required to be paid to Council.

5.6 Suitability

It is acknowledged that a cattery is not a land use commonly associated with a rural area, however the proposed facility is permissible with the development consent of Council in the RU1 Primary Production zone under the provisions of the LEP. The impacts of the cattery, namely noise and waste, can be minimised and managed as demonstrated by supporting information provided and conditions of consent (refer Attachment G).

6. Conclusion

From the assessment of the proposal and consideration of the issues raised in submissions it is recommended that the application is supported and that a conditional Consent is issued. Draft Conditions are included as Attachment G.

Strategic Direction

Key Pillar 1. Our Environment

CSP Strategy EN4 - Maintain a balance between growth, development and environmental protection through sensible planning

Delivery Program Action EN4.2 - Ensure development application assessment is thorough and efficient

Operational Plan Activity EN4.2.1 - Implement development process improvements to deliver quality and efficiency gains

Attachments: a. Locality Plan ⇩

b. Site Photos ⇩

c. Details of Cattery ⇩

d. Plans ⇩

e. Submissions ⇩

f. Submission in Confidence ⇩

g. Applicant response to submissions ⇩

h. Draft Conditions ⇩

6.4 Development Application No. 135-2018 - Cattery, 1247 Nanima Road, Nanima

Attachment e Submissions

Submission 1

Dear Sir/Madam

Reference: DA 5.2018.135.1 for 1247 Nanima Road, Nanima

While we welcome new residents to the area, and businesses that have a low or negligible impact on surrounding properties, we have some significant concerns over the cattery, proposed under DA 5.2018.135.1, as follows:

1. Biodiversity risk. A cattery does not appear to be appropriate for the area as it does not protect or enhance the biodiversity of the Yass Valley area, or maintain the rural character of Yass Valley in general, or Nanima Road in particular. Under worst case circumstances (i.e. escaped cats) the biodiversity of the immediate region could be severely threatened. What mitigation strategies are in place to prevent this?

2. Increased noise if expanded. We would object to any expansion of the cattery to cater for other, louder domestic animals (such as dogs). This would represent an unacceptable introduction of noise in an otherwise peaceful area and would impact on neighbour’s quiet enjoyment of their property. It could also impact on the management of other livestock in the area (sheep, cattle and horses). The proposal does not appear to limit the animals cared for to cats - what safeguards are in place to prevent such an expansion?

3. Contamination of Coots Creek. The proposed cattery could potentially severely contaminate Coots Creek (animal faeces, hair etc). The proposal does not adequately describe the mitigation measures to prevent any such contamination.

4. Increased vehicle traffic/risk. Nanima Road is already a busy thoroughfare servicing Murrumbateman and surrounding properties, as well as several businesses already established on the road (e.g. Poachers Pantry, Wiley Trout Vineyard, Robin Rowe Chocolates etc). Nanima Rd itself is in very poor condition with pot holes, no shoulder, 100km/hour speed limit and many blind spots. The increase in vehicle traffic on the road, as a result of the proposed cattery and its clients, would increase the hazard to all residents, established businesses and wildlife in the area without a commensurate improvement in the road.

Prior to a decision being made on the proposed DA, we would appreciate an answer to the above concerns and the opportunity to review any further detail on the following:

1. Environmental Impact Statement for the proposed cattery

2. Waste management plan for the proposed cattery.

Submission 2

Dear Sir/Madam

DA number - 5.2018.135.1 – 1247 Nanima Road, Nanima, Murrumbateman

We oppose the development of a cattery on Nanima Road, Nanima as proposed by J Montagne. Our objections to the proposed development are based on the below:

· Increased traffic – with the approximate maximum estimate of 70 cats, 6 cars per weeks seems a gross underestimation, noting the inclusion of 1-3 staff each day.
The surface of Nanima Road is currently not in a great shape and I believe the additional traffic will only destroy the road more. What assurance will Yass Council provide to ensure Nanima Road is upgraded and maintained to manage the increase in traffic.

· Effluent from wastewater – We have noted the inclusion of a septic system to manage the waste produced from the proposed cattery, however am concerned about the potential run-off into Coots Creek which runs directly through our property. We run livestock and therefore am very concerned about the impact on the water quality.

· Drawdown of water from Coots Creek – can we please confirm if or how much water the business/owners plan to draw from Coots Creek. This creek provides much needed water for neighbouring properties and we need to ensure its sustainability to effectively manage and protect the native flora and fauna in the region.

· Waste management – We did not see any information on how the business will be managing their waste management, ie, cat waste deposits, odour, vermin and flies being attracted to the waste output.

· Trading hours – the proposed development advises the trading hours will be seven days a week with most days being open until 7:00pm. This again raises concern about the noise level of incoming and outgoing traffic at these times.

· Statement of Environmental Effects – why was a Statement of Environmental Effects not submitted? Given cats are a feral pest and the neighbouring properties being livestock producers we would have thought this would have been a mandatory requirement. What guarantee would the neighbourhood receive to ensure there would be no possibility of escapes?

· Potential expansion to include Kennels – We am concerned the business may wish to consider expanding their business to open a kennel in the future. Again, given the neighbouring properties run livestock, we are concerned with the introduction of domestic animals into the region, particularly those that are not familiar being around livestock.

While we fully support small businesses in the region, we oppose the introduction of a cattery in a primary livestock environment. The potential environmental impacts on neighbouring properties could be disastrous and unlikely reversible.

Submission 3

To whom it may concern,

My wife and I wish to note our objection to Development Application DA 5.2018.135.1 - 1247 Nanima Road, Nanima - for a dwelling, storage shed and cattery on Lot 2 DP 1240784, 1247 Nanima Road, Nanima.

Our view is that, in addition to a range of issues identified below, the addition of any further development that extracts water from or results in effluent discharging to Coots Creek should not be permitted. Our main concerns are with regard to the impact of water flow and water quality within Coots Creek. We do not agree that there will be minimal environmental impacts from this proposed development, particularly when impacts beyond the project boundary are included, and consider that a more comprehensive assessment (Statement of Environmental Effects) be undertaken.

Standing

We are persons of standing in this matter being the landowners immediately north of the site and likely to be directly affected by this proposal on an ongoing basis should this proceed.

Our property is the oldest and second most downstream property situated on Coots Creek. The property has been in my family since 1977. Coots Creek was officially named as a result of the efforts of my father in attempts to provide greater control over the unconstrained water extraction and effluent disposal into the watercourse which has occurred over the past thirty years and resulted in a noticeable decrease in flow, water quality and biodiversity along the creek.

The presence of a creek has the appearance of a guaranteed and unlimited water supply and has been marketed in property sales as a property asset. In reality Coots Creek is already beyond its capacity to support the dwellings and businesses that currently take water from it.

Issues:

Concerns in relation to this proposal are as follows:

1. Unsustainable water extraction from Coots Creek

Coots Creek is a permanent spring fed creek that, for as long as we have resided here, has run continuously regardless of drought conditions. This has not been the case over the past ten or so years when the flow has stopped on a number of occasions. Since upstream development has occurred including piggeries, additional dwellings, vineyards and gardens, the security of this water that is relied upon for stock and domestic water supply has noticeably reduced and we have been forced to minimise extraction from the creek heavily reducing or ceasing all watering for non-potable and landscape purposes.

The addition of a further upstream facility that requires water for household use, cattery supply and washdown to meet animal welfare and hygiene requirements and for landscaping purposes will place additional and unsustainable pressure on the creek that will result in impacts including but not limited to:

· Loss of or increased frequency of low or no flow events in Coots Creek. Such events will be exacerbated by drought conditions which are increasing in duration and severity.

· Impacts to water security at our property for stock and domestic purposes

· Impacts to riparian health and consequential impacts to biodiversity.

Whilst potable supply for the proposal is identified to come from rooftops, most will be extracted from the groundwater bore or from the creek. This supply is not sustainable and will further impact downstream supplies on which existing households and our sheep enterprise and other livestock depend. Further, there will be increased risks of stagnant water and nitrogen and phosphorus loading in downstream waters and soils. This will undermine our efforts to restore the riparian vegetation to endemic species.

2. Effluent quality on Coots Creek

Combined with reduced flow, we anticipate that the proposed facility will result in reduced water quality in Coots Creek. Despite the proposed septic and infiltration system the clay B horizon and sandy loam upper horizons will result in discharges into Coots Creek. Such effluent will have high nutrient and faecal coliform levels that are unsafe for stock and domestic consumption and combined with low flow conditions already present are likely to be exacerbated by creek or groundwater extractions at the new premises. This will result in anoxic or eutrophic events that will have adverse impacts on water quality and riparian and aquatic organisms.

In addition, soils of this area, particularly as a result of extended drought conditions, have extremely low infiltration and percolation and high levels of surface runoff. There is concern that given the high daily exfiltration that surface spray or drip irrigation will flow to Coots Creek.

The Site and Soil Assessment Report does not fully address the impacts of nutrients such as nitrogen and phosphorus or faecal coliforms. However, these are likely to accumulate in the creek resulting in greater proliferation of riparian weeds, a decrease in macroinvertebrates, frogs and fish with impacts on other trophic levels and reductions in biodiversity.

It is further anticipated that surface effluent disposal will result in significant odour, vermin and insect issues that will impact all surrounding properties.

3. Impact of runoff to 1319 Nanima Rd

The Site and Soil Assessment notes that the land is of a flat nature, however this is not the case. From the point at which the cattery, sheds and septic system are proposed to be located, the land slopes downwards towards Coots Creek. Consequently all runoff from the facility will lead directly into the creek that we depend upon for our stock and domestic purposes.

The dwelling location is also not yet identified but its placement in the areas outside of the buffer areas for drainage lines (as intimated from the figures in the Site and Soil assessment report) is also upslope of our property and will also result in alterations to drainage flows and quality.

The Site and Soil Assessment report states that a 40m drainage depression will be required from the minor drainage depressions adjacent to the proposed effluent irrigation area. It is unclear what this means. However, all drainage depressions will drain to our property, either directly or via Coots Creek. Sensitive environments should include our property for which household supply and stock extractions are required and further environmental assessment should be undertaken.

4. Dryland salinity

It is worth noting that the soils are salt prone and that the surface application of effluent is likely to increase salinity and erosion in the area. As highlighted within the report, the soils are shallow and will not absorb the runoff from the facility.

5. Proposed septic system is insufficient

The Site and Soil Assessment, recommends a septic tank of 4,000L to receive waste water from the pet facility and one bedroom flat. However, the report details that the daily load will be 1,354L, which only provides a capacity of three days before overflow. When combined with low permeability soils and shallow soil depth this is likely to increase runoff into Coots Creek that carries not only nutrients and faecal coliforms but also a range of chemicals that will be used for cleaning and hygiene control and that will have adverse impacts on water quality.

In addition the recommendations to dispose of effluent on different areas, whilst potentially acceptable, has a high dependence on manual intervention and this is likely to not be undertaken in practice. It also noted that treated effluent should be applied to vegetation and not bare ground. Current vegetation is small amounts of grass, which due to drought are now almost non-existent. Noting comments to landscape/revegetate the areas to enable effluent for disposal, these areas will also require watering and will not be effective for many years during which time effluent will run into Coots Creek.

6. Development application for primary dwelling is not yet available for comment - cumulative impacts

The absence of information on the size and location of planned future infrastructure makes is impossible to assess the cumulative impact of runoff to adjacent land given all drainage lines from the property of the proponent pass through ours. Details need to be provided and considered concurrently (including any proposed or foreseen future expansion) regarding where on the block infrastructure will be sited and how large it will be.

7. Noise to adjacent landowners

Prevailing winds in the area are west north west. This places our property which is less than 500m from the proposed facility in a position that will regularly receive noise from the facility. This will diminish the rural character of the area and our capacity for quiet enjoyment of our property and will be particularly noticeable if the facility expands to care for other animals, particularly dogs.

8. Traffic generation and road safety

Nanima Road is a road neglected of proper care and maintenance. Recent repairs such as those near the intersection with Spring Range Road are a danger to drivers and vehicles and have been unattended for many months despite signage being in place. A facility such as a cattery will increase traffic along Nanima Road and accelerate the degradation of the road. It seems that the estimate of only 6-8 visitors per week, when the facility can house up to 70 cats/week, is a gross underestimate and all assessments (traffic, water quality, noise etc) should be based on the maximum possible capacities.

Further, as evident with Poachers Pantry, Redbrow Gardens and other businesses, the infrequent visitation of users often results in erratic driver behaviours as they slow down or stop excessively having overshot the turnoff. Some attempts to mitigate this through the erection of signage on the approach to the facility is generally ineffective and adds to visual pollution and degradation of the rural character of the area. The approaches to the proposed cattery are preceded by a windy section of Nanima Road. Overshooting northbound traffic is likely to find the next available safe turning point at our driveway.

9. Biodiversity

In addition to the points above regarding riparian vegetation and aquatic species, Nanima Road is lined at this point with endangered remnant Box gum grassy woodland over-storey species. Any removal of this vegetation to improve sightlines is unacceptable.

Further, whilst I understand that the cats to be kept will be indoors, the impacts of escapees or the attraction of feral cats to the facility should be more fulsomely considered in the context of biodiversity.

10. Impacts to amenity and rural character

The facility will be clearly visible from Nanima Road and adjacent properties. Despite animal boarding to training establishments being permissible uses with consent, the design and nature of a cattery is incongruous with the rural character of the area and is not consistent with the objectives of the RU2 rural landscape to maintain the rural landscape character of the land and encourage sustainable primary industry production.

11. Future expansion

In addition to the unknown nature of the proposed dwelling, we are concerned for any future expansion for the facility. We are particularly worried that the business may be expanded to provide boarding for dogs. This would pose an unacceptable risk to our stock and unacceptable levels of noise.

Submission 4

Submitted “In confidence” – attached separately

Submission 5

We have only recently been made aware of a development application (DA) submitted to the Council (see details above) in relation to the property located at 1247 Nanima Road, Nanima.

It is our understanding that some of the adjacent properties received a letter from the Council requesting their feedback to the development application, however we did not receive any correspondence from the Council requesting our feedback.

Whilst not a direct neighbour of the above property, our property at 1206 Nanima Road, Nanima is less than 500 metres from the entrance to the property in question. Therefore, we would like to be given the opportunity of providing the Council with our feedback on the development application.

It is our understanding that the DA includes a proposal for a “Cattery” on the property. We assume this means a commercial business of providing a facility for the accommodation of a large number of animals, on a short to medium term basis, being operated 7 days a week, 365 days per year.

In relation to the proposed DA we have a number of concerns which are summarised below.

1. Increased volume of traffic on Nanima Road:

o We have previously expressed our concerns to Council on the existing traffic on Nanima Road, particularly in relation to the large number of heavy vehicles (including trucks with trailers) using Nanima Road.

o Nanima Road, in its current state, in our opinion, is not appropriate for large volumes of traffic, or heavy vehicle traffic.

o The proposed business will only increase the volume of traffic on an unsuitable road, 7 days a week, 365 days per year, generated by both customers and employees of the proposed business.

o The above factors will only increase the risk of accidents, traffic noise etc on a road that is already struggling to cope with existing traffic pressures.

o Our concerns about the above do not take into account the impact of traffic flow on Nanima Road should the Barton Highway upgrade eventually occur. It is our view that while the Barton Highway upgrade is occurring, traffic flow on Nanima Road will increase, which will only worsen the situation.

2. Environmental impact of a commercial cattery:

o We are concerned how the proposed business plans to dispose of the waste generated from the operation of a commercial cattery. This would primarily be the disposal of animal waste, but would also include the impact of waste generated from the operation of a commercial business employing a number of employees on site.

o We are also concerned about the impact of accommodating a significant number of cats on a concentrated site and the resulting noise this may create in a very quiet existing environment.

3. We have a significant concern that if the DA is approved it may well result in a future expansion of the business to include other animals (e.g. dogs) which will only make the above issues identified worse.

o Should approval be given to the proposed cattery, we would request that the Council provide an undertaking that the business could not be expanded either:

§ In size; or

§ To include other animals (e.g. dogs).

4. It is our understanding that the land is zoned as primary production land. The operation of a cattery on the property clearly does not meet this zoning and is inconsistent with the existing neighbourhood properties.

We would welcome the opportunity of expanding on our concerns and providing additional reasons as to why the Council should not consent to the DA in relation to the operation of a commercial cattery.

Draft Conditions

PART A - GENERAL CONDITIONS – ALL STAGES

(1) Consent is granted generally in accordance with the plans and details submitted to Council with the Development Application. The plans and details have been stamped and attached to this consent. The development shall be carried out in accordance with the stamped plans or as modified by these conditions.

(2) Work on any building shall not commence until a Construction Certificate, complying in all respects with the provisions of the Environmental Planning and Assessment Act 1979, Environmental Planning and Assessment Regulation 2000 and the Building Code of Australia, has been issued.

(3) This approval relates only to the development referred to in the development application and specifically does not amount to an approval or acceptance by the Council of any works or buildings already erected on the land, whether or not those works or buildings are the subject of a prior development or building approval.

(4) The capacity and effectiveness of runoff and erosion control measures shall be maintained at all times to the satisfaction of Council as shall any techniques to suppress dust and the tracking of sediment onto existing sealed roads.

(5) All adjustments to existing utility services whether caused directly or indirectly by this proposed development are to be undertaken at the developer’s expense.

(6) The premises are only to be used as a single residential dwelling and shall not be used or adapted for separate use or occupation as a dual occupancy without the prior consent of Council.

(7) An Engineering Construction Certificate, as defined by the Environmental Planning and Assessment Act 1979, shall be obtained for all engineering works prior to any works commencing on site. Council’s fee for providing a Construction Certificate is levied in accordance with Council’s Management Plan relevant at the time of payment

This will require the Development Application Form (Form 1) to be filled out and submitted to Council to facilitate the issuing of the Construction Certificate.

(8) All engineering design and construction work shall be undertaken in accordance with the following, current at the time of the Engineering Construction Certificate being issued:

· Council's Road Standards Policy RD-POL-09

· Council’s Design and Construction Specification – AUS-SPEC #1

· Australian Standards and

· AustRoads

(9) The developer at no cost to Council shall make any necessary alteration, relocation or enlargement to public utilities whether caused directly or indirectly by this proposed subdivision

(10) The removal of trees from the site is restricted to the area occupied by buildings and paved surfaces only, unless specific approval is obtained from Council.

(11) The colours and external materials used are to be compatible with those of existing development in the locality. Zincalume is not permitted to be used for roof or wall panels.

PART B - GENERAL CONDITIONS – STAGE 2

(1) This approval is for the accommodation of cats only. A separate approval from Council is required for the accommodation of animals other than cats.

(2) The total number of cats permitted to be accommodated at any one time shall not exceed 70. A separate approval is required from Council to increase the number of cats.

(3) The cattery must operate in accordance with the following hours of operation:

· Monday, Tuesday, Thursday & Friday - 8am-11am and 3pm-7pm

· Satuday - 8am-11am

· Sunday and Wednesday - 3pm-7pm

A separate approval is required to operate the cattery outside the specified times above.

(4) No patrons are to enter the site outside of the specified operating hours.

(5) All cats must remain within the confines of the structure or outdoor run area at all times. Cats may be outside of the specified area for transportation purposes only.

(6) The development must comply with the NSW Animal Welfare Code of Practice No 5 – Dogs and Cats in Animal Boarding Establishments.

(7) All areas used for the purposes of the cattery must be kept in a clean and hygienic condition at all times.

(8) Noise and odour generated as a result of the development must comply with the provisions of the Protection of the Environment Operations Act 1997.

(9) Waste generated from the cattery must be disposed of promptly and hygienically at an approved waste disposal facility and must not be incinerated on site.

PART C - PRIOR TO ISSUE OF CONSTRUCTION CERTIFICATE – BUILDING – BOTH STAGES

(1) A copy of a quote or invoice of the total cost of labour and materials involved in the proposed development prepared by a suitably qualified builder of quantity surveyor shall be submitted to Council.

If the total cost of works exceeds the amount in the Development Application further fees may be applicable and will need to be paid prior to issuing a Construction Certificate.

(2) A report from a suitably qualified professional stating the soil classification of the site as required by AS 2870 - Residential Slabs & Footings shall be submitted to the Principal Certifying Authority.

(3) Structural drawings prepared by a suitably qualified and experienced Structural Engineer being submitted to and approved by the Principal Certifying Authority prior to the issue of a Construction Certificate. The plans shall detail:

(a) All reinforced concrete floor slabs and/or beams or raft slab (having due regard to the possible differential settlement of the cut and fill areas where applicable)

(b) Footings of the proposed structure

(c) Structural steel wall frames, roof framing members, beams, columns, bearers, joists and wall/roof bracing (as applicable to the development).

(4) Full working drawings, Plans and specifications to a suitable scale demonstrating compliance with the National Construction Code (NCC) /Building Code of Australia (BCA) are to be submitted to and approved by the Principal Certifying Authority (PCA) prior to the issue of a Construction Certificate.

Where an application for a Construction Certificate is lodged with Council plans, product and general construction specifications submitted shall demonstrate compliance with provisions of the NCC/BCA.

Significant parts of Volume 2 of the NCC/BCA which have not been adequately addressed within the current plans include (but are not limited to):

Part E - Services and Equipment

Plan indicating location of required essential services.

Part F2 - Sanitary Facilities including Disabled and ambulant facilities

Details of handrails, toilet location, toilet height, etc. demonstrating AS 1428.1 compliance.

The current plans do not show ambulant toilet facilities.

Part J - Energy Efficiency

A report showing compliance with all parts of this section is to be provided with the application for a Construction Certificate.

General Compliance

A building specification which outlines the construction standard of each element of the building (i.e. Glazing to comply with AS 1288 – 2006 – Glass in Buildings – Selection and Installation, Masonry to comply with AS 3700-2001 Masonry Structures etc.)

PART D - PRIOR TO ISSUE OF CONSTRUCTION CERTIFICATE – BUILDING – STAGE 1

(1) A revised site plan shall be submitted to Council that clearly identifies the location of the proposed Septic Tank and the Aerated Wastewater Treatment System noting the distances from the dwellings, permanent waterways and drainage lines, property boundaries and any water storage tanks.

Note: The Septic Tank and Aerated Wastewater Treatment System must be located to achieve adequate drainage fall in compliance with Australian Standard 3500 from the dwelling.

Note: The Septic Tank and Aerated Wastewater Treatment System must be located a minimum of:

· 100m to any permanent waterways

· 40m to other waterways and drainage channels

· 10 metres from any in-ground rainwater storage tank

· 3 metres from any above-ground rainwater storage tank

· 3 metres down-gradient and 6 metres up-gradient from any dwelling or building

· 3 metres down-gradient and 6 metres up-gradient from any property boundary.

(2) Updated and current details (NSW Health accreditation) of the proposed NSW Health accredited Aerated Wastewater are to be provided to Council.

(3) Details (NSW Health accreditation and specifications) of the proposed NSW Health accredited 4,000L Septic Tank are to be provided to Council.

(4) All BASIX commitments are to be shown on the plans prior to release of a Construction Certificate.

PART E - PRIOR TO ISSUE OF CONSTRUCTION CERTIFICATE – BUILDING – STAGE 2

(1) Details of the proposed signage is to be provided to Council, including:

· Ssite plan

· Scaled, colour elevations

· Footing details (if proposed)

(2) In accordance with Section 94 of the Environmental Planning and Assessment Act 1979 and the Yass Shire Council Section 94 Contribution Plan 2000 for Rural Roads, a monetary contribution of $9,364 shall be paid to Council for the upgrading of rural roads in the locality, prior to the issue of the Construction Certificate

The applicable contribution rate is reviewed annually and new rates, if applicable, become payable from 1 July each year. All contributions shall be paid at the rate determined at the most recent review.

(3) The applicant shall submit to the Principal Certifying Authority, a copy of an Owner Builder Permit or a Certificate of Insurance under the Home Building Compensation Fund for the proposed development as applicable under the provisions of the Home Building Act 1989.

PART F - PRIOR TO ISSUE OF CONSTRUCTION CERTIFICATE – ENGINEERING – STAGE 1

(1) Engineering drawings for the provision of access shall be submitted to Council’s Engineering Department for approval in accordance with Council’s Roads Standards Policy RD-POL-09 and Council’s Design and Construction Specification – AUS-SPEC #1.

(2) Engineering drawings associated with the construction of the internal road shall be submitted to Council for approval in accordance with Council’s Road Standards Policy RD-POL-09.

The internal road to the carpark is to be constructed to a Right of Way standard (2-5 properties).

PART G - PRIOR TO ISSUE OF CONSTRUCTION CERTIFICATE – ENGINEERING – STAGE 2

(1) Engineering drawings associated with the construction of the car parking area shall be submitted to Council for approval in accordance with Council’s Off-Street Car Parking Policy ENG-POL-08. The drawings must include the following information:

· Car parking and vehicular manoeuvring areas being designed in accordance with AS 2890 “Off-Street Car Parking”

· The drawings shall include all dimensions and signs for the car parking area plus details of provision of parking for disabled persons

· The drawings shall provide details of any proposed carpark lighting and the potential impact on surrounding premises.

PART H - PRIOR TO COMMENCEMENT OF WORKS – BOTH STAGES

(1) Council shall be informed of the name and details of the Principal Certifying Authority and the date construction work is proposed to commence, no later than two days prior to such commencement.

(2) Appropriate soil erosion and sediment control measures shall be installed.

(3) A sign shall be displayed in a prominent position on the site on which building work is being carried out and removed upon removed upon completion of the work.

The sign must list the following details:

· The name, address and telephone number of the Principal Certifying Authority

· The name of the Principal Contractor and an after-hours telephone number and

· That unauthorised entry to the site is prohibited.

(4) Public access to the site and building works, materials and equipment on the site is to be restricted, when building work is not in progress or the site is unoccupied.

The public safety provisions must be in place prior to the commencement of any demolition, excavation or building works and be maintained throughout construction.

(5) Toilet facilities must be provided at the work site on which work involved in the erection or demolition of a building is being carried out. Each toilet provided must be:

· A flushing portable toilet maintained under a service agreement with an accredited service provider or

· A standard flushing toilet connected to an accredited on-site sewage management facility approved by Council.

(6) The buildings shall be set out by a registered surveyor to verify the correct position of each structure in relation to the property boundaries prior to the commencement of works.

Evidence that the buildings were set-out and have been located in accordance with the approved plans shall be submitted to the Principal Certifying Authority or Council upon request.

(7) Each Plumber and Drainer that works on the development must notify the Yass Valley Council of their intention to carry out works as outlined in the Plumbing and Drainage Act 2011. Such notification is to come in the form of the standard Notice of Work (NoW) form prepared by the Office of Fair Trading.

The minimum amount of notice under this Act is two business days.

PART I – INSPECTIONS - BUILDING - BOTH STAGES

(1) Critical stage inspections as required by Clause 162A of the Environmental Planning and Assessment Regulation 2000 must be carried out by the Principal Certifying Authority.

Where Council is nominated as the Principal Certifying Authority Inspections will be required at the following stages of construction:

Inspection	Hold Point
(a) After excavation of footings	Prior to pouring concrete, after placement of erosion and sediment control measures, on-site toilet and signage.
(b) Floor slab	Prior to pouring concrete.
(c) Frame/Pre-sheet	Prior to placing internal sheeting, after all internal services including water plumbing and electrical are installed and external cladding has been fixed.
(d) Waterproofing of wet areas	Prior to the placement of tiling and/or covering.
(e) Stormwater	Prior to backfilling or covering pipes and connections to services.
(f) Interim Occupation	Building completed with minor works outstanding – able to be occupied.
(g) Final	All works relating to the proposed development are complete and all conditions of development consent are complied with.

(2) As the local plumbing and drainage regulator Council must undertake inspections at the following stages of construction:

Inspection

Hold Point

(a) All internal sanitary drainage

Prior to backfill

(b) All external sanitary drainage

Prior to backfill

(c) Subsurface land application area and/or surface drip line prior to backfill or covering

Prior to backfill or covering

(d) Inspection prior to use of the system

At point of commissioning of the system

(e) At the completion of all plumbing and drainage works

Prior to the occupation of the structure

(3) Upon inspection of each stage of construction, the Principal Certifying Authority (or other suitably qualified person on behalf of the principal certifying authority subject to the provisions of the Environmental Planning and Assessment Act 1979 and Environmental Planning and Assessment Regulation 2000) is also required to ensure that adequate provisions are made for the following measures (as applicable), to ensure compliance with the terms of Council’s approval:

(a) Sediment control measures.

(b) Provision of perimeter fences or hoardings for public safety and restricted access to building sites.

(4) Roof truss and wall bracing details are to be supplied to the Principal Certifying Authority prior to frame inspection.

PART J – INSPECTIONS – ENGINEERING – STAGE 1

(1) A Compliance Certificate shall be obtained from Council’s Engineering Division at the following stages of construction:

(a) Completion of property access - This inspection is for access dimensions and to ensure there are no ‘trip-fall’ hazards. Compliance with change in longitudinal grade will only be undertaken where it can be confirmed via WAE drawings.

(b) Completion of internal road - visual only

(2) If Council is selected as the Principal Certifying Authority for engineering works, the fee per inspection shall be levied in accordance with Council’s Fees and Charges, relevant at the time of payment.

PART K – INSPECTIONS – ENGINEERING – STAGE 2

(1) A Compliance Certificate shall be obtained from Council’s Engineering Division at the completion of the construction of the carpark.

PART L – CONSTRUCTION – BOTH STAGES

(1) All building work shall be carried out in accordance with the provisions of the National Construction Code/Building Code of Australia (as amended) and all relevant Australian Standards.

(2) Noise and dust generated during construction of the proposed development shall comply with the provisions of the Protection of the Environment Operations Act 1997.

(3) All construction and or demolition waste associated with the development shall be disposed of at a licensed waste management facility after being separated into components of:

· Asbestos

· Clean fill

· Bricks, tiles, concrete

· Steel

· Other metals

· Timber & vegetation and

· Other material.

Any asbestos shall be handled, removed, wrapped and transported in accordance with relevant regulations and WorkCover requirements.

Copies of receipts relating to the disposal of waste at a licensed waste management facility (or facilities) must be submitted to the Yass Valley Council upon request.

(4) To minimise soil erosion and sediment movement during construction, the following measures shall be implemented:

(a) Removal and/or disturbance of vegetation shall be confined to the basal area of the approved building, the site of permanent accessways, and land extending a maximum of three metres beyond the outermost projection of the approved building.

(b) Topsoil stripped from the construction site shall be stockpiled and protected from erosion until re-use during landscaping.

(c) Stockpiles of construction and landscaping materials, and of site debris shall be located clear of drainage lines and in such a position that they are within the erosion containment boundary or are equivalently protected from erosion and do not encroach upon any footpath, nature strip or roadway.

(d) Final site spoil shall be disposed of to the satisfaction of Council.

(e) Trenches shall be backfilled, capped with topsoil and compacted to a level at least 75mm above adjoining ground level.

PART M – PLUMBING AND DRAINAGE – BOTH STAGES

(1) All Plumbing and drainage work shall comply with the provisions of the Plumbing Code of Australia.

(2) Plumbing and drainage shall comply with the provisions of the Plumbing and Drainage Act 2011 and Plumbing and Drainage Regulation 2012.

The Plumbing and Drainage Act 2011 requires each Plumber and Drainer that works on the development to submit the following information to the Council:

· Notice of Work (NoW)

· Sewer Service Diagram (SSD)

· Certificate of Compliance (CoC).

PART N – STORMWATER DRAINAGE – BOTH STAGES

(1) Stormwater drainage work shall comply with AS/NZS 3500.3, 2003 - Stormwater drainage.

(2) Stormwater collected from the development shall not cause nuisance to adjoining landowners.

(3) Where up-stream surface water flows through the allotment the development shall not redirect or divert this water in such a manner that would intensify flows onto adjoining properties.

PART O – ONSITE SEWAGE MANAGEMENT FACILITY – STAGE 1

AERATED WASTE TREATMENT SYSTEM

(1) The Aerated Wastewater Treatment System and Effluent Dispersal Area must be installed in strict accordance with the On-Site Effluent Disposal report prepared by John Franklin of Franklin Consulting Australia Pty Ltd.

(2) The Aerated Wastewater Treatment System must be installed and maintained in strict accordance with NSW Health Certificate of Accreditation.

(3) The Aerated Wastewater Treatment System shall be located no closer than 3 metres down-gradient or 6 metres up-gradient of any building.

(4) The Aerated Wastewater Treatment System shall be located no closer than 10 metres from any in-ground water tank and 3 metres from any above-ground water tank.

(5) The first land application line outlet must be no closer than 15 metres to any building or water tank.

(6) The Aerated Wastewater Treatment System shall be located no closer than 6 metres up-gradient or 3 metres down-gradient of any property boundary.

(7) The Aerated Wastewater Treatment System and Related Effluent Dispersal Area must be protected from possible vehicle and stock damage.

(8) Two warning signs must be erected within the Related Effluent Dispersal Area. The signs must have a green background and contain the words; “Reclaimed Effluent, Not for Drinking, Avoid Contact”.

(9) The owner/occupier must enter into an annual service contract with an appropriately qualified service technician, requiring quarterly servicing of the Aerated Wastewater Treatment System. A report must be submitted to Council detailing results of each service.

SEPTIC TANK

(1) The Septic Tank shall be located no closer than 3 metres from any building, 10 metres from any in-ground water tank, and 3 metres from any above-ground water tank/

(2) All stormwater and seepage from higher levels shall be diverted from the disposal area by a suitable drain.

(3) The Septic Tank shall be installed in strict accordance with the Onsite Effluent Disposal report prepared by John Franklin of Franklin Consulting Australia Pty Ltd.

(4) All plumbing and drainage work shall be in strict accordance with Australian Standard 3500.

(5) The Septic Tank shall be installed and maintained in strict accordance with NSW Health Certificate of Accreditation.

PART P - PRIOR TO ISSUE OF ANY OCCUPATION CERTIFICATE – STAGE 1

(1) The property vehicular access from the Right of Way to the property boundary must be constructed in accordance with the plans stamped approved attached to the Engineering Construction Certificate.

(2) The internal road must be constructed in accordance with the plans stamped approved attached to the Engineering Construction Certificate.

(3) The premises shall not be occupied until all commitments of the relevant BASIX Certificate have been complied with in accordance with the provisions of the Environmental Planning and Assessment Act 1979 and Environmental Planning and Assessment Regulation 2000.

All critical stage inspections must be carried out in accordance with Section 109E(3)(d) of the Environmental Planning and Assessment Act 1979 prior to the issue of any Occupation Certificate.

(4) The applicant is to submit written certification to the Principal Certifying Authority certifying that the development has been constructed in accordance with the commitments of the relevant BASIX Certificate. Such certification shall make reference to the:

· Address of the site

· Development Consent Number

· BASIX Certificate Number.

(5) All retaining walls or other approved methods of preventing the movement of the soil must be completed prior to the issue of any Interim Occupation Certificate.

(6) Potable water supply storage shall be provided on-site to the following minimum standard:

· 45,000 litres for houses less than 150m²

· 90,000 litres for houses in excess of 150m².

Above ground tanks shall provide for the refilling of fire tankers by the installation of a “Storz” fitting at the base of the tank with a gate valve. The house service may branch off this outlet. Underground tanks shall include an access hole at least 150mm diameter.

(7) A Commissioning Certificate/certification must be submitted to Council, verifying the aerated wastewater treatment system, septic tank and land application system for effluent disposal, has been installed in accordance with the manufacturer’s specifications and the On-Site Effluent Disposal report prepared by John Franklin of Franklin Consulting Australia Pty Ltd.

A copy of the tradespersons license number, name, address and the Australian Standards to which the certificate relates is to be included on any Certificate submitted to Council.

(8) An Approval to Operate the On-Site Sewage Management Facility shall be obtained from Council prior to the issue of an Occupation Certificate.

PART Q - PRIOR TO ISSUE OF ANY OCCUPATION CERTIFICATE – STAGE 2

(1) The car park must be constructed in accordance with the plans stamped approved attached to the Engineering Construction Certificate.

(2) The applicant shall submit to the Principal Certifying Authority, upon completion of the building and before occupancy, a certificate from the architect or designer certifying compliance with the requirements of specifications C1.10 of the Building Code of Australia.

(3) The fire safety measures, as detailed in the relevant Fire Safety Schedule are to be installed and maintained in accordance with the provisions of Clause 168 Environmental Planning and Assessment Regulation 2000.

(4) A fire safety certificate in accordance with Clause 174 Environmental Planning and Assessment Regulation 2000 is to be submitted to the Council prior to the issue of any occupation certificate.

(5) All retaining walls or other approved methods of preventing the movement of the soil must be completed prior to the issue of any Interim Occupation Certificate.

(6) The cattery is to be connected to the On-Site Sewage Management Facility installed and approved for operation in Stage 1 of this consent.

(7) An identification survey prepared by a registered surveyor showing the location of the constructed development in relation to the property boundaries and easements shall be submitted to the Principal Certifying Authority prior to the issue of an Occupation Certificate.

PART R - PRIOR TO ISSUE OF A FINAL OCCUPATION CERTIFICATE – BOTH STAGES

(1) A Final Occupation Certificate will not be issued until all conditions of this consent have been complied with in accordance with the provisions of the Environmental Planning and Assessment Act 1979 and Environmental Planning and Assessment Regulation 2000.

(2) Prior to the issue of any Final Certificate of Occupancy, individual Certificates of Compliance are to be submitted to Yass Valley Council certifying that the following specialist work (as applicable to the development):

· Plumbing/drainage work

· Gas fitting work

· Electrical work

· Installation or maintenance of refrigeration systems

· Air-conditioning work

has been undertaken by a tradesperson licensed by the NSW Department of Fair Trading and complies with all relevant Australian Standards and the Building Code of Australia (as amended).

A copy of the tradespersons license number, name, address and the Australian Standards to which the certificate relates is to be included on any Certificate of Compliance submitted to Council.

(3) The developer shall restore, replace or reconstruct any damage caused to road pavements, surfaces, street furniture, roadside drainage, street lighting or underground facilities as a result of the construction of the development.

ADVISORY NOTES ACCOMPANYING DEVELOPMENT CONSENT DA 135-2018

(1) This consent has been granted under clause 2.3 (cattery) and clause 4.2B(3)(a) (dwelling) of the Yass Valley Local Environmental Plan 2013.

(2) All fees and charges associated with this consent shall be adjusted annually from the date of this consent in accordance with seasonal movements in the CPI for the Canberra region.

(3) Any additional Council inspection, beyond the scope of any Compliance Certificate package and needed to verify the compliance of any work, shall be charged at the individual inspection rate nominated in Council’s Fees and Charges Schedule.

(4) This development consent does not guarantee compliance with land specific agreements, by-laws, covenants, 88B restrictions, community management plans, or other similar development restrictions that may be applicable to the land. It is the responsibility of the land owner, applicant and developer to make their own enquiries in order to be satisfied that compliance with these restrictions has been achieved.

(5) The applicant shall ensure all sub-contractors are licensed by the NSW Department of Fair Trading.

(6) To prevent water from entering the building, the floor level shall be a minimum of 225 mm above finished ground level. Seepage and surface waters shall be collected and disposed of without nuisance to adjoining properties.

(7) The maximum height of fill under the slab shall be 450mm. Where fill exceeds 450mm, certification to be provided by a practising structural engineer and approved by the Principle Certifying Authority.

(8) Timber framing shall be in strict accordance with the National Timber Framing Code AS 1684.

(9) Steel framing shall be in strict accordance with ASS/NZS 4600 Cold Formed Steel Structures.

(10) Roof trusses must be installed in strict accordance with the manufacturer’s specifications.

(11) Smoke alarms must be located and installed in accordance with the Building Code of Australia. The Building Code of Australia requires smoke alarms to be hard wired and interconnected.

(12) A properly constructed drain shall be placed in such a position as to divert all surface water runoff clear of the building area and all footings.

(13) The proposed building is to be protected from the infestation of termites in accordance with the Building Code of Australia and AS 3660.

Upon completion of the building work, a durable notice must be permanently fixed to the building in a prominent location, such as a meter box or the like, indicating:

(a) the method of protection

(b) the date of installation of the system

(d) the installer’s or manufacturer’s recommendations for the scope and frequency of future inspections for termite activity.

(14) All internal rooms shall be provided with natural light and ventilation in accordance with the requirements of the Building Code of Australia.

(15) Balconies more than 1 metre above ground shall be provided with a balustrade or other barrier that has minimum height of 1 metre, with balusters spaced at a maximum 125mm.

(16) The stairwell is to have a minimum headroom height of 2 metres, going of 240 mm and maximum risers of 190 mm. Slope relationship (2R+G) shall be within the range of 550 mm – 700 mm.

(17) The door to a fully enclosed sanitary compartment shall:

· open outwards

· slide or

· be readily removable from the outside of the compartment, unless there is a clear space of at least 1.2m between the closet pan within the sanitary compartment and the nearest part of the doorway.

(18) The Work Health and Safety Act 2011, the Work Health and Safety Regulation 2011 and various Australian Standards provide a comprehensive set of risk control measures and procedures for development sites which cover all types of risk. This legislation is administered by WorkCover New South Wales which has produced a variety of guidelines and other supporting documents for the information of developers.

All persons undertaking work in connection with this consent should ensure that all required risk control measures and procedures are complied with.

(19) For the purposes of inspections carried out by Council you are located in the Murrumbateman area.

Online inspections can be made here:

yassvalley.nsw.gov.au > Our Services > Planning and Building > Certification and Inspections > Inspections

On Site Sewage Management Facility

(20) Related Effluent Application Areas for effluent disposal must be greater than 40 metres from any dam, 100 metres from any watercourse and greater than 15 metres from any residence. Main irrigation lines must be 100 mm below ground and mulched, however feeder lines can be above ground. No garden hose fittings are permitted.

(21) Landowners are encouraged to use efficient watering devices for the maintenance of low water usage landscaping.

(22) To avoid cross connection, the tank(s) must not be connected to potable water supplies.

(23) Spray irrigation must only use low pressure, low volume spray heads which are not capable of producing aerosols. The spray must have a plume height of less than 400mm and a plume radius of not more than 2 metres.

(24) Pipes, taps and valves shall comply with the following:

(a) Piping and fittings as applicable, for the distribution of reclaimed or recycled water shall be permanently and clearly marked with six (6) longitudinal stripes, coloured in lilac in accordance with AS 2700, colour code P23, not less than 2 mm in width and equally spaced around the periphery of the pipe. Alternatively, the whole external surface of the pipe and or fitting shall be permanently coloured lilac for its entire length. The colour may be integral or achieved by sleeving or coating at the time of installation.

(b) The piping shall be clearly marked, at intervals not exceeding 1 m, with contrasting coloured wording, ‘RECLAIMED/RECYCLED WATER – CAUTION NOT FOR DRINKING’.

(c) All under-ground and above-ground water valves and hose taps shall be coloured in lilac in accordance with AS 2700, colour code P23 and clearly marked with a metallic sign indicating ‘WATER NOT SUITABLE FOR DRINKING’.

(25) All irrigation pipe work and fittings shall comply with AS 2698 “Plastic Pipes and Fittings for Irrigation and Rural Applications”. Standard household hose fittings shall not be used and the irrigation system shall not be capable of connection to the mains water supply.

(26) Fruit and vegetables shall not be irrigated with effluent from the aerated waste treatment system.

(27) The related effluent application area must not be used for recreational purposes.

(28) In respect to the maintenance of Aerated Waste Treatment Systems, each three monthly service shall include a check on all mechanical, electrical and functioning parts including:

· the chlorinator (if applicable)

· replenishment of the disinfectant

· all pumps

· the air blower, fan or air venturi

· the alarm system

· the effluent disposal area, including the irrigation lines and spray outlets

· the slime growth on the filter media

· the operation of the sludge return system

· free residual chlorine using the DPD colorimetric or photometric method

· pH from a sample taken from the irrigation chamber

· dissolved oxygen from a sample taken from the final aeration or stilling chamber although recommended is optional.

An annual service shall include a check on sludge accumulation in the septic tank (primary treatment tank) and the clarifier where appropriate.

A service report sheet shall be completed for each service and shall specify all service items and tests results, the amount of chlorine compound provided, the date, and the technician’s initials.

In the event of a breakdown or malfunction the service agent shall be capable of effecting temporary repairs within 24 hours to ensure continued operation of the AWTS.

(29) All effluent from the Aerated Wastewater Treatment System shall be disposed of within the confines of the site. The irrigation field is to be a minimum of 3 metres down-gradient or 6 metres up gradient clear of any boundary. There shall be no irrigation water run-off from the allotment to adjoining properties.

Policy: LAND ACQUISITION AND DISPOSAL GOV-POL-27

Service: Governance

Responsible Officer: General Manager

1. OBJECTIVES

To provide the framework for the acquisition and/or divestment of Council owned land.

2. PRINCIPLES

Acquisition and divestment of land shall have due regard to the following:

· Best Value for Money - this is not restricted to price alone and will include consideration (where applicable) of:

- The contribution to Council’s long term strategic and financial plans

- Any relevant direct and indirect benefits to Council and/or the community, both tangible and intangible

- Efficiency and effectiveness

- The costs of various disposal methods

- Internal administration costs

- Risk exposure

- The value of any associated environmental benefits

· Transparency – processes shall be open to scrutiny, providing full information and reasons behind decisions.

· Accountability – demonstrate a high level of performance through, reporting, record keeping and audit trails

· Impartiality – address perceived or actual conflicts of interest particularly if Council is the consent authority associated with rezoning issues through land development opportunities

· The purpose for the acquisition or divestment

3. LAND ACQUISITION

Council will acquire land for the purposes of carrying out its functions under the Local Government Act and acquisition is subject to a formal resolution of Council

Land acquisitions shall be benchmarked to an independent land valuation unless the size and/or agreed value of the land is negligible.

Land acquisitions above the valuation benchmark at a ‘special value’ may be justified in order to secure property that will achieve defined goals or objectives or add value to a larger scheme or development. Any special value should be quantified and referenced to specific goals and objectives.

Land acquisition shall have due regard for, but not be limited to, the following criteria.

· Identification as to the ‘purpose’ for the acquisition

· Identification in Council strategic documents

· Land classification upon acquisition (operational or community per Section 25 of the Local Government Act)

· Any land swap opportunities

· Prospect for capital gain, rate of return, investment risk and timeframe

· Any commercial or redevelopment opportunity that would be considered in the overall public interest

· Stimulation of the market or enabling the local economy.

· Demonstrable community need where there is evidence of market failure

· Costs including acquisition, ongoing and whole of life costing associated with any operational, capital improvement and opportunity costs

· Funding arrangements and impact on Council finances or services

4. LAND DISPOSAL

Land may not be sold unless it is classified as ‘Operational Land’ under s25 Local Government Act 1993.

Any decision to dispose of land must be made by Council and only after considering (where applicable):

· The usefulness of the land

· The opportunity to promote local economic growth and development

· The opportunity to deliver a social or community benefit

· The original intention for the use of the land

· The current and possible preferred future use of the land

· The current market value of the land

· The annual cost of maintenance

· Any alternative future use of the land, taking into account potential rezoning and development opportunities

· Any duplication of the land or the service provided by the land

· Any impact the disposal of the land may have on the community

· Any cultural or historical significance of the land

· The positive and negative impacts the disposal of the land may have on the operations of Council

· The long term plans and strategic direction of Council

· A benefit and risk analysis of the proposed disposal

· The results of any community consultation process

· Any restrictions on the proposed disposal

· Any other relevant guidelines and policies of Council

Council will, where appropriate, dispose of land through one of the following methods.

· Open market sale (including auction) - advertisement for disposal of the land through the local paper and where appropriate, a paper circulating in the State, or by procuring the services of a licensed real estate agent and/or auctioneer (following compliance with Council’s Procurement Policy)

· Expressions of interest - seeking expressions of interest for the land

· Select tender - seeking tenders from a selected group of persons or companies

· Open tender - openly seeking bids through tenders, including public auction

· By negotiation – with owners of adjoining or others with a pre-existing interest in the land, or where the land is to be used by a purchaser whose purpose for the land is consistent with Council’s strategic objectives for the land.

Selection of a suitable disposal method will include consideration of (where appropriate):

· The number of known potential purchasers of the land

· Delegation limits, taking into consideration accountability, responsibility, operation efficiency and urgency of the disposal

· The total estimated value of the disposal

· Compliance with statutory and other obligations

Council will not dispose of land to any Councillor or any employee of Council who has been involved in any process related to a decision to dispose of the land and/or the establishment of a reserve price.

If land is to be auctioned or placed on the open market or disposed of by an expression of interest, then (unless Council resolves otherwise) one independent valuation must be obtained to establish the reserve price for the Land. The independent valuation must be made no more than 6 months prior to the proposed disposal.

If land is to be disposed of via a select tender or direct sale, then (unless Council resolves otherwise) a minimum of two independent valuations must be obtained to ensure that an appropriate market value is obtained. The independent valuation must be made no more than 6 months prior to the proposed disposal.

Council will seek to dispose of land at or above current market valuation by whichever method is likely to provide maximum return, unless there are reasons for Council to accept a lesser return which is consistent with the Council’s overall strategic direction. These reasons must be documented in the Council report.

If the disposal is not to be on the open market, it should be at or above the current market valuation, with due regard to all associated costs to achieve the transaction or such other amount as Council resolves.

Council must record the reasons for utilising a specific method of disposal in the Council report.

5. REVIEW OF LAND PORTFOLIO

Council shall review its property portfolio yearly to ensure that the various parcels of land owned by Council meet strategic objectives or operational needs, the underlying objective being to minimise cost and maximise usage so that the land portfolio is maintained/ developed to a standard that benefits the community both now and in the future.

The value of each property shall be assessed against operational, strategic and commercial values.

5.1. Operational Value

· Council service/s cannot (or would struggle to) function effectively without this property or public amenity and would be detrimentally impacted without the property eg. Council offices, carparks, community halls, parks, sporting facilities, water, sewerage, waste, recreational open space, playgrounds etc.

· TEST - can holding the property for less than the commercial return be justified? If so, the reasons for holding should be justified against any forgone commercial return.

5.2. Strategic Value

· Property held for future operational need, commercial value or future community enhancement

· TEST - Is Council satisfied that this property will deliver future operational, commercial or community benefit?

5.3. Commercial Value

· Properties that do not have a strategic or operational component

· TEST - should only be retained if they are achieving a commercial rate of return

5.4. Surplus Land

· Property that does not meet any of the above criteria

· The timing for disposal of such land would be considered by Council

· Disposal shall be in accordance with section 4 above, outlining the reasons for the selected method of disposal

6. PUBLIC COMMUNICATION

All information regarding purchase/sale price, valuations and rationale for the decision shall be made public as soon as practicable. Any information that is not released shall be done so by the resolution of the Council

7. RELEVANT DOCUMENTS

Local Government Act 1993

Real Property Act 1900

Land Acquisition (Just Terms Compensation) Act 1991

OLG Capital Expenditure Guidelines 2010

HISTORY

Minute No	Date of Issue	Action	Author	Checked By
313	25 November 2015	Written	David Rowe	Council Meeting
28	22 February 2017	Amended	David Rowe	Council Meeting
	July 2018	Reviewed	Sean Haylan	Economic Development Committee

12.3 Minutes of the Economic Development Committee held on 7th August 2018

Attachment d DRAFT International Relationships Policy (v3 Amended EDC)

Policy: INTERNATIONAL RELATIONSHIPS ???-POL-??

Service: Economic Development

Responsible Officer: Economic Development and Tourism Manager

OBJECTIVES

The purpose of this policy is to set out the goals, objectives, selection criteria, and the requirements for managing processes associated with the development and operation of formal relationships between the governments of Yass Valley and cities in other countries.

DEFINITIONS

Sister City Relationship is a formal relationship between city governments with economic, social and cultural dimensions, involving exchanges in agreed dimensions between city governments on behalf of, and involving, their businesses and communities. Sister City Relationships may focus on all aspects of a city – governance and administration, the economy, society and culture, and the environment.

Sister City relationships are much broader in scope than a Strategic Partnership, with emphasis on developing and nurturing long-term community-to-community relationships, but may also embrace highly focused, mutually supported interests or initiatives in the same manner as a Strategic Partnership.

An Australian City will generally have just one Sister City in a country.

Strategic Partnership is a formal relationship between cities that is typically less broad in scope than a Sister City relationship. This may involve strong business or community level synergies, focused toward specific areas. For example, a relationship between two cities may be focused upon education, or specific research, or particular economic development or tourism projects, or may involve development of a channel to assist with marketing for a specific traded sector. Multiple Strategic Partnerships may be developed with another nation, focusing on different synergies and exchanges with different cities. There will typically be more direct business, institution or community stakeholder involvement in this type of relationship, with business, institutions and community stakeholders funding their own level of engagement, facilitated by the city.

PRINCIPLES

Council may establish formal or informal relationships with the governments of cities in other countries for the purposes or economic, social, cultural or environmental development in the mutual interests of both parties.

POLICY

1. Goals and Objectives

International relationships should offer significant benefits to Yass Valley including enhancing economic development, cross cultural community development, international cooperation and educational exchanges and learning. The objectives of individual relationships may differ, but all international relationships should align with Yass Valley’s strategic directions as outlined in the current Community Strategic Plan and other key planning documents.

All proposals for the establishment of an international relationship should be assessed based on the following goals and objectives and must be submitted to Council’s Economic Development Committee for endorsement prior to being submitted to Council for decision.

GOAL	OBJECTIVE
Economic Development	Support strategic priorities
	Expand Yass Valley’s network of business contacts and relationships
	Increase international private sector investment in Yass Valley
	Provide a conduit between local innovation and international industry
	Accelerate economic growth through commercial partnerships
	Leverage existing industry strengths into increased innovation and job creation
	Promote Yass Valley as an attractive tourist destination
Cross Cultural Development	Promote Yass Valley’s cultural community
Cross Cultural Development	Establish relationships between cultural and educational institutions
International Cooperation	Support international education, research and cooperation
International Cooperation	Increase global awareness of Yass Valley
Other Objectives	Assessed on merit against Council strategic planning documents

2. Principles of Establishing International Relationships

The following principles should apply to international relationships.

· The proposed Candidate City must be in a country with which the Federal Government and/or the NSW Government has some form of positive relationship.

· Council may add a maximum of one Sister City every two years, with a maximum of three ongoing Sister City relationships, one per country, at any one time.

· Geographic concentration of Sister Cities in one global region should be avoided.

· In addition to formal Sister Cities, Council may establish Strategic Partnership relations with cities in other nations, as determined by Council.

· Establishing international relationships should take into account cultural, ethical and/or moral issues pertinent to the community at the time.

3. Selection Criteria

The following criteria should be utilised in the selection of Sister City or Strategic Partner City.

People-to-people relationships	Is there an existing economic, social or cultural link between the Candidate City and Yass Valley to act as a foundation for building and sustaining the relationship?
Gross Domestic Product	Is the GDP proportionately comparable to Yass Valley or the broader Canberra region?
Growth	Does the Candidate City have favourable economic growth rates?
Economic Activity	Does the Candidate City have strong trade activity?
Potential	Has the Candidate City been identified as a priority for future development?
Investment	Does the Candidate City have potential for mutual investment?
Commercialisation	Does the Candidate City have potential for cooperation in commercially applicable research?
Academic organisations	Does the Candidate City have academic institutions such as colleges, universities and research centres?
Innovation	Does the Candidate City encourage new technologies and research?
Tourism	Does the Candidate City provide the opportunity to increase tourism activity?
Affiliations	Does the Candidate City have have a Chamber of Commerce or other business or industry associations – or if equivalent bodies are not the custom in the country, some body through which Yass Valley Council and the Yass Valley Business Chamber may engage with business entities in that City or state/province?
Cost and benefits	Does the relationship provide appropriate cost to benefit

4. Process to Establish a New International Relationship

Proposals are to be assessed by Council management and a report prepared for the consideration of Council’s Economic Development Committee. The Committee will provide recommendations and reasons for their decisions recorded in the Minutes of the Committee.

Assessment of proposals will take into account the goals and objectives of the Yass Valley Community Strategic Plan and the selection criteria as set out in this policy.

If a proposed relationship is recommended by the Economic Development Committee, Council management will prepare a report for Council detailing the anticipated costs and benefits of entering into the proposed new relationship along with a draft Relationship Plan (see below).

Discretion rests exclusively with Council to approve or reject the proposal. Depending on cultural conventions of the international community or city, an agreement forming an international relationship might variously be referred to as a Treaty of Friendship, or a Friendship City Agreement. The nature of the relationship with a particular city will be determined by Council at the time of approving the proposal i.e. either a Sister City Relationship, or a Strategic Partnership.

5. Management of International Relationships

Prior to Council consideration of any proposed new relationship, the Economic Development Committee (or a nominated sub-committee) may make contact with representatives from the Candidate City to seek further information, check areas of common interest, discuss individual aims and objectives for the partnership and make certain there is consensus on the way forward.

Once a new relationship has been approved by Council, all activities associated with programs (such as visits overseas, hosting visits and coordinating local groups seeking to engage with Sister Cities or Strategic Partner Cities) should be coordinated by the Economic Development and Tourism Manager, in consultation with the Mayor and General Manager, to ensure that all activities meet the objectives of this policy.

6. Relationship Plan and Reporting

Every international relationship under consideration should have a relationship plan outlining:

· the key objectives of the relationship eg encouraging and facilitating economic, social-cultural and environmental exchanges, developing networks;

· the key stakeholders;

· long-term goals;

· key focus areas for the relationship;

· key performance indicators to measure benefits/outcomes.

In July of each year, an annual report and review of relationship activities and the relationship plan including an audit of key performance indicators will be provided to Council to ensure that Yass Valley is benefitting from the relationship.

7. Budget and Resource Commitment

Yass Valley Council should establish an on-going operational level of funding in order to maintain the regular cost of promotions, travel and sundry costs associated with each Sister City or Strategic Partner relationship. This should be reflected in the Annual Budget and Operational Plan and in the long term financial plan (LTFP).

8. Cessation of Relationship

Sister City relationships and Strategic Partnerships may be dissolved upon mutual agreement or if Yass Valley Council determines upon annual review that the relationship has ceased to meet stated goals and objectives.

S&P Rating (or equivalent)	Exposure	Maximum % Invested per Policy
A1+/AAA	Nil	100%
A1/AA	80.56%	100%
A2/A	Nil	60%
A3/BBB	9.03%	30%
N/A	10.41%	Note 1

Institution	S&P Rating (or equiv)	Exposure	Max Exposure per Policy
NAB	A1/AA	39.86%	50%
IMB	A3	9.03%	30%
CBA	A1/AA	33.17%	50%
WBC	A1/AA	7.53%	50%
TCorp	N/A	10.41%	Note 1 above

	Rates and Charges Levied (includes interest)	Paid 1 July to 30 June	Balance Outstanding	% Paid 1 July to 30 June
Arrears to 30/6/2017	$624,651.42	$470,009.06	$154,642.36	75.24
Current Years Rates and Charges billed since 1/7/17	$15,356,312.72	$14,796,884.05	$559,428.67	96.36
TOTALS	$15,980,964.14	$15,266,893.11	$714,071.03	95.53

Year	No of Assessments	Amount
2004/2005	1	$201.52
2005/2006	1	$309.09
2006/2007	1	$342.02
2007/2008	1	$437.26
2008/2009	5	$2,791.12
2009/2010	5	$3,497.44
2010/2011	5	$3,408.90
2011/2012	6	$4,366.34
2012/2013	6	$6,547.15
2013/2014	9	$9,544.24
2014/2015	12	$20,171.48
2015/2016	21	$25,973.85
2016/2017	78	$77,051.95
	TOTAL	$213,774.95

	Rates and Charges Levied (includes interest)	Paid 1 July to 30 June	Balance Outstanding	% Paid 1 July to 30 June	% Rates & Charges Outstanding as of 30 June *	OLG Bench mark
1/7/14 – 30/6/15	$12,498,723.69	$12,034,412.89	$464,310.80	96.29%	5.77%	10.00%
1/7/15 – 30/6/16	$13,024,801.41	$12,561,828.63	$462,972.78	96.45%	5.75%	10.00%
1/7/16 – 30/6/17	$14,228,461.53	$13,740,387.69	$488,073.84	96.57%	4.02%	10.00%
1/7/17 – 30/6/18	$15,356,312.72	$14,796,884.05	$559,428.67	96.36%		10.00%

Date Received	-	20 June 2018
Land	-	Lot 2 DP 1240784, 1247 Nanima Road, Nanima
Area	-	42.25 ha
Zoning	-	RU1 Primary Production

Yes	23
No	8
Responses not received	18	9 Eligible for Kerbside collection (House on land) 9 not eligible (Vacant land).
TOTAL	49

Yes	10
No	8
Responses not received	11	9 eligible but did not respond 2 not eligible (Vacant land )
TOTAL	29

SUMMARY

RECOMMENDATION

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POlicy & Legislation

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Recommendation