Coffs Harbour City Council

04 September 2019

 

Ordinary Council Meeting

 

The above meeting will be held in the Council Administration Building

Cnr Coff and Castle Streets, Coffs Harbour on:

 

Thursday, 12 September 2019

 

The meeting commences at 5.00pm and your attendance is requested.

 

 

AGENDA

 

1.         Opening of Ordinary Meeting

2.         Acknowledgment of Country

3.         Public Forum

4.         Disclosure of Interest

5.         Apologies

6.         Leaves of Absence

7.         Mayoral Minute

8.         Confirmation of Minutes

9.         Rescission Motion

10.      Notices of Motion – General

11.      General Manager’s Reports

12.      Notices of Motion – Business Services

13.      Directorate Reports – Business Services

14.      Notices of Motion – Sustainable Communities

15.      Directorate Reports – Sustainable Communities

16.      Notices of Motion – Sustainable Infrastructure

17.      Directorate Reports – Sustainable Infrastructure

18.      Questions On Notice

19.      Matters of an Urgent Nature

20.      Consideration of Confidential Items (if any)

21.      Close of Ordinary Meeting.

 

 

Steve  McGrath

General Manager

 

 


Order of Business

 

  

Notices of Motion General

NOM19/09      Council's Service Delivery.............................................................................. 3

General Manager's Reports

GM19/21         Election of Deputy Mayor............................................................................... 4

GM19/22         Council Committees - Appointment of Members and Amendment to a Terms of Reference ......................................................................................... 10

GM19/23         Design Team Procurement for Cultural & Civic Space Project.. 16

Notices of Motion Business Services

NOM19/10      Kulai Preschool................................................................................................. 19

Directorate Reports - Business Services

BS19/42          Certification of Draft 2018/19 Annual Financial Statements......... 20

BS19/43          Business Incentive Policy Review............................................................. 152

BS19/44          Strategy for Sawtell and Woolgoolga Swimming Pools - Post Public Exhibition............................................................................................... 270

BS19/45          Electric Vehicles for Coffs Harbour City Council........................ 319

Directorate Reports - Sustainable Communities

SC19/39          Development Application No. 0526/19 - Subdivision (3 Lots - Torrens Title) - Lot 497 and 498 DP 227298, 15 Pine Creek Crescent and Lot 22 DP 1070182, Ti-Tree Road, Sandy Beach ........................................................... 333

SC19/40          Development Application No. 0473/19 - Serviced Apartments (First Floor Addition to Existing Shops Creating Nine Apartments) and Subdivision (Three Stratum Lots) - Lot 4, DP 17296, 82 Beach Street, Woolgoolga....................................................................................................... 362

SC19/41          Development Application No. 0419/19 - Multi-dwelling Housing (8 units) and Strata Subdivision, including demolition of existing dwelling, consolidation and re-subdivision of land into two lots - Lot 21, DP 20607, Lot 20, DP 20607 & Lot 1, Section 23, DP 19360, 2 Fourth Avenue, Sawtell................................................................................................ 392

SC19/42          Planning Proposals for the Woolgoolga North West Urban Investigation Area - Pre-Exhibition.......................................................... 445

SC19/43          Revision of Compliance Response Framework - Final................... 1425

SC19/44          Animal Impounding Facility......................................................................... 1431   


NOM19/09   Council's Service Delivery

Attachments:          Nil

 

, Motion:

Councillor Swan has given notice of her intention to move the following:

"That Council:

1.    Investigate and implement improved reporting on council services, including, but not limited to the bi-annual customer satisfaction survey and the Integrated Planning & Reporting six monthly Delivery Program progress report.

2.    Investigate an organisational service delivery review program, including service levels and as part of this investigation:

i.    Undertake in-depth community consultation utilising multiple platforms to better understand agreed level of service with the community, including community willingness to pay for services and infrastructure;

ii.   Determine appropriate metrics to validate community expectations of infrastructure across the LGA.  Taking into account current place based planning and improved outcomes for community, over simple usage measurements.

3.    The actions above should be disseminated through various methods of communication and should promote transparency and accountability in the services and outcomes delivered by Council.  The Communication of the above points should:

·    Be easily accessible by the community and other stakeholders;

·    Be clear and easily digestible by the community and other stakeholders (using easy to understand language and terms); and

·    Provide timely updates on service delivery outcomes. "

 

Rationale:

“It is important for community to be able to easily access and understand information relating to what is happening at a local government level around them.

Communities are evolving places and change is ongoing at different rates.  Establishing the metrics above will allow council to not only be able to deliver services in line with current community expectations but also allow the community to easily access information about what is planned and what is happening as it relates to them.

An engaged community is a strong community and an asset to us all.”

Staff Comment:

Council is committed to the improvement of reporting on council services to the community and other stakeholders.  This improvement to our reporting will be an ongoing process.  It should be noted that a comprehensive service delivery review was last carried out in 2013 and it is good practice to revisit the service delivery framework periodically.

A “Service Delivery Review Preparedness” project has recently been developed.  The objective of this project is to produce a consistent baseline of data across our services that will allow Council to deliver a structured program of service delivery reviews aligned with the next delivery program.

A report providing an overview of this project can be prepared for Council.

  


GM19/21      Election of Deputy Mayor

Author:                        Governance Coordinator

Authoriser:                  Group Leader Governance

MyCoffs:                      D.1 Our leaders give us confidence in the future

Attachments:              ATT1  GM19/21  s231 Local Government Act

ATT2  GM19/21  Schedule 7 Local Government (General) Regulation  

 

Executive Summary

Coffs Harbour City Council’s custom and practice has been to elect a Deputy Mayor on an annual basis.  This report provides the opportunity for Council to continue its custom and practice, or consider changing it.

 

Recommendation:

That:

1.       Council resolve to elect a Deputy Mayor for the ensuing twelve (12) months, and in the event that Council resolves recommendation 1 in the affirmative.

2.       Nominations for the position of Deputy Mayor be called and the method of election be by ordinary ballot.

 

Report

Description of Item:

Council’s practice in the past has been to annually elect a Deputy Mayor for a 12 month period.  This has been the case even though the Mayor is elected popularly by the community for a four year term.  The 12 month term for Deputy Mayor perhaps reflects what has traditionally been the term for a Mayor elected by Councillors.

Section 231(2) of the Local Government Act 1993 states: ‘The person may be elected for the mayoral term or a shorter term’.  With the local government elections being held in September 2020, the Deputy Mayor elected with this resolution would hold the position up until that time.

The role of Deputy Mayor is to assist the Mayor with the performance of ceremonial duties and to exercise the functions of the Mayor during periods of absence.  Council must now determine if it wishes to elect a Deputy Mayor and if so, the term and by what method.

Issues:

This is not applicable to this report.

Options:

Section 231 of the Local Government Act 1993 clearly states that Council “may” elect a person from among their number to be the Deputy Mayor.  There is no compulsion on Council to have a Deputy Mayor.

Therefore, the options available to Council are:

1.    Council resolve not to have a Deputy Mayor.

2.    Council resolves to elect a Deputy Mayor for a term to be decided.  Should Council support this option, it will also need to resolve the method of voting.

Sustainability Assessment:

•     Environment

There are no environmental impacts as a result of this report.

•     Social

There are no social impacts as a result of this report.

•     Civic Leadership

Council’s election of a Deputy Mayor is consistent with the ‘My Coffs’ strategy, our leaders give us confidence in the future.

•     Economic – Broader Economic Implications

No additional fee applies to the position of Deputy Mayor.

There are no broad economic impacts associated with the implementation of the recommendation.

•     Economic - Delivery Program/Operational Plan Implications

There are no implications for the Delivery Program/Operational Plan.

Risk Analysis:

This is not applicable to this report.

Consultation:

This is not applicable to this report.

Related Policy, Precedents and / or Statutory Requirements:

Section 231 of the Local Government Act provides the power to elect a Deputy Mayor and clause 394 and schedule 7 of the Local Government (General) Regulations cover the procedures relating to the conduct of the election.

Attached to this report is a copy of these provisions and Council’s attention is drawn to the provisions relating to nominations and the methods of election.

Should there be more than one nomination for the position; Council is required, in accordance with clause 3 of schedule 7, to resolve whether the election is to proceed by preferential ballot, by ordinary ballot or by open voting.  Ballot has its normal meaning of secret ballot and open voting is a show of hands.

Implementation Date / Priority:

Implementation is immediate.

Conclusion:

Council must now resolve whether to have a Deputy Mayor.  Further, should this resolution be in the affirmative, Council will need to decide the term and method of voting.

 




 


 


GM19/22      Council Committees - Appointment of Members and Amendment to a Terms of Reference

Author:                        Governance Coordinator

Authoriser:                  Group Leader Governance

MyCoffs:                      A.1 A vibrant and inclusive place

Attachments:              ATT1  GM19/22  Draft - Terms of Reference - Destination Coffs Coast Committee  

 

Executive Summary

Nominations for Council Committee members and amended committee Terms of Reference (ToR) require approval of Council.  This report is seeking Council endorsement of committee nominations and amendment to the Destination Coffs Coast Committee ToR.

 

 

Recommendation:

That Council:

1.    Appoints Ms Rainey Goulet and Ms Karina Stephenson to the Eastern Dorrigo Community Hall Facility Management Committee.

2.    Adopt the amended Destination Coffs Coast Committee Terms of Reference.

3.    Call for nominations from Councillors for appointment to the councillor position on the Destination Coffs Coast Committee.

3.1. Appoint Councillor ….… to the Destination Coffs Coast Committee.

 

Report

Description of Item:

As part of the normal functioning of council committees, community members and councillors are nominated to fill vacant positions.  For nominees to be appointed, they need to be resolved by Council.

 

The following nominations are seeking to appoint the following community members:

·     Rainey Goulet and Karina Stephenson to the Eastern Dorrigo Community Hall Facility Management Committee

The Eastern Dorrigo Community Hall Facility Management Committee has capacity for additional members and with possible future resignations, the committee has sought to recruit new members. Both Ms Goulet and Ms Stephenson are involved in the community and were identified as suitable nominees for the committee.

 

The Destination Coffs Coast Committee Terms of Reference were adopted 13 October 2016. The DCCC reviewed their ToR late last year to ensure it continues to reflect the key issues that the visitor economy and our local tourism businesses are experiencing. In summary, the review supported the current direction of the committee.

 

The changes suggested do not change the key objectives of the committee and are primarily administrative. The major change relates to the inclusion of the accommodation working group and aligning the term of all committee members to the Council term. The original ToR aimed to achieve 50% rollover of members to provide for continuity.

 

Councillor Amos recently completed his term of office under the previous Terms of Reference and has therefore resigned from the Destination Coffs Coast Committee. As a result, Council can appoint another councillor to this committee.

Issues:

There are no issues identified regarding this report.

Options:

1.    Adopt the recommendation provided to Council.

2.    Amend the recommendation provided to Council by rejecting a nomination or updated ToR, and then adopt.

3.    Reject the recommendation provided to Council.

Sustainability Assessment:

•     Environment

There are no environmental issues associated with this report.

•     Social

The care, control and management of these local community facilities by local residents and local community groups enable a sense of community ownership, community involvement and development and overall community well-being.

 

Appointing community members to Council committees also recognises and uses the valuable contribution the community makes for the effective provision of Council’s functions.

•     Civic Leadership

This approach is consistent with the Council’s MyCoffs Community Strategic Plan:

 

-    A.1 A vibrant and inclusive place.

-    B.2 A community achieving its potential.

Economic – Broader Economic Implications

Management committees are generally formed to manage, on behalf of Council, a facility or service in the interest of the user and community at large.  These committees are involved in the day to day management and are also delegated certain functions of the General Manager to allow them to ensure the facility or service meets Council’s expectations.  These committees report annually to Council on their performance.

•     Economic - Delivery Program/Operational Plan Implications

These committees strive to be self-funding but most require a contribution from Council and this is resolved within Council’s Operational Plan and budget setting process.  Most committees involve Council in technical, secretarial or administration costs.  The time and assistance given to Council by volunteers represents significant cost savings to the organisation.

Risk Analysis:

There are no specific risks associated with the appointment of committee members.

Consultation:

Consultation has occurred and continues to occur with various stakeholders involved in each of these committees.

Related Policy, Precedents and / or Statutory Requirements:

S 355 and s377 Local Government Act 1993

Implementation Date / Priority:

Immediate.

Conclusion:

That Council endorses the recommendations within this report.

 

 



 


 


GM19/23      Design Team Procurement for Cultural & Civic Space Project

Author:                        Strategic Projects Officer

Authoriser:                  General Manager

MyCoffs:                      B.2 A community achieving its potential

Attachments:              Nil

 

Executive Summary

This report regarding the Cultural & Civic Space Project addresses point 6 of Resolution 2019/114 dated 11 July 2019:  “Noting that a report will be provided to Council as soon as possible outlining the procurement steps to engage the design team going forward.”

In summary, the steps to procure the design team in accordance with NSW local government regulations are:

·     Identify groupings of consultancies for letting of contracts and establish associated statements of work and evaluation criteria.

·     Where possible, identify shortlists of suitably qualified and experienced consultants from established panel contracts such as those provided by NSW Local Government Procurement and BuyNSW ProcurePoint.

·     Issue requests for quotation and tender, evaluate submissions and make recommendations to Council’s delegated officers in accordance with Tender Acceptance Policy.

·     Execute contracts and commence work.

 

Recommendation:

That Council note the report.

 

Report

Description of Item:

The design team to be procured is the group of consultants identified in the table below to manage and deliver the design requirements of the Cultural and Civic Space building during the remainder of the design process and through construction.  The design team identified at this time includes the following consultancies, noting that other consultancies may be identified to address specific requirements as the project progresses:

 

·    Architect

·    Quantity Surveyor

·    External Project Manager

·    Building Code of Australia Consultant

·    Access Consultant

·    Landscape Architect

·    Structural Engineer

·    Civil Engineer

·    Facade Engineer

·    Electrical Engineer

·    Security and Communications consultant

·    Lighting consultant

·    Specialist Lighting consultant

·    Audio Visual consultant

·    Mechanical Engineer

·    Hydraulic Engineer

·    Fire Services Engineer

·    Fire Engineer

·    Environmental Sustainable Design

·    Vertical transportation Engineer

·    Traffic Consultant

·    Acoustic design

·    Wind consultant

·    Signage and wayfinding consultant

·    Kitchen design consultant

·    Planning consultant

·    Waste Management consultant

Issues:

The team engaged for Schematic Design is not in contract to undertake progression of the project to detailed design and construction, therefore a design team needs to be procured to take the project forward.

Options:

This report is for noting only, so there are no options.

Sustainability Assessment:

•     Environment

Environmental considerations will be addressed during the detailed design process.

•     Social

Social considerations have been reported previously and will also be further considered and addressed throughout the detailed design process.

•     Civic Leadership

Civic leadership is shown through the ongoing implementation of MyCoffs Community Strategic Plan.  Council sees an opportunity to match the needs of our growing population, civic leadership and to add value to the city as an urban renewal opportunity and a cultural, community, business and visitor destination.

•     Economic – Broader Economic Implications

An independent economic assessment of the Cultural and Civic Space project identified a host of benefits to the CBD including a variety of financial benefits over a 30 year period totalling $57m, 31 on-going jobs and an extra $2m per annum Gross Regional Product.

•     Economic - Delivery Program/Operational Plan Implications

As reported previously, financial modelling shows that the Council is in a strong financial position to undertake the project. Funding for the project is proposed to be sourced from three different sources being the T2S Reserve, asset sales and a loan.  As previously reported, grant funding will continue to be pursued.

$5.158m is allocated in the 2019/20 budget to progress the project.

Risk Analysis:

To enable mitigation of risks and to ensure good governance for the Project, a Project Board was established.  This Board is chaired by the General Manager and meets formally on a regular basis to consider Project Status Reports and review the status of the risk register associated with the project. The Project Board also undertakes the role of value managing the project aspects to ensure the outcomes delivered on the Project Brief and remained within the allocated budget.

Consultation:

This report has been consulted with the Cultural & Civic Space Project Board that is chaired by the General Manager and staffed by Councils 3 Directors, the Group Leader Community and Cultural Services and Group Leader Financial Services & Logistics.

Related Policy, Precedents and / or Statutory Requirements:

Policy:

·     Council’s Procurement Policy

·     Council’s Tender Acceptance Policy

Legislation:

·     Local Government Act 1993

·     Local Government (General) Regulation 2005

Implementation Date / Priority:

 

Key Project Milestones

Start date

End date

1

Development application processing and approval

Jul 2019

Apr 2020

2

Detailed Design

Jul 2019

Apr 2020

3

Award Design & Construction Stage 1 Contract

Jul 2019

Sep 2019

4

Demolition

Jan 2020

Mar 2020

5

Award Stage 2 Contract

Apr 2020

Apr 2020

6

Construction

May 2020

Jul 2022

7

Construction contingency

Jul 2022

Oct 2022

 

Conclusion:

This report is recommended for noting.

 

 

  


NOM19/10   Kulai Preschool

Attachments:          Nil

 

Motion:

Councillor Amos has given notice of his intention to move the following:

"That the land title of Kulai Preschool at 14-16 Myuna Place Coffs Harbour be offered to be transferred to Kulai Preschool at no cost, but with the future use of that property being restricted to that of an Early Childhood Learning facility only."

 

Rationale:

Kulai preschool has played an important educational roll in our community for many years and will continue to do so.  Kulai have indicated this land ownership is an outcome they desire.  Kulai have recently requested this outcome of council but have been refused.

It is important that no section of our community is left behind with regards to the fair allocation of council resources and support.  This property has been assessed by council as having an open market land value of $425,000 however this will result in a nil cash commitment from council.

Staff Comment:

This matter was previously considered by Council at its meeting of 22 November 2018.  The report considered at this time outlined the rationale in recommending retention of the land for its intended community purpose.  The Notice of Motion to transfer the land to the lessee was lost, thereby retaining the status quo of the land being held in Council ownership.

It is suggested that the land be kept in Council ownership to ensure the land is retained for its intended community purpose.  Whilst Council holds this asset it generates ongoing community benefit to the wider community.  For Council to relinquish land at anything less than its market value deprives its ratepayers of the ongoing benefit of that asset.

Other tenants leasing Council owned and managed lands invest in and improve the facilities over the duration of their lease period.  A tenant occupies a property with a clear understanding that they recoup the value of their investment in the property over the duration of the lease.

A new twenty (20) year lease has been under negotiation with Kulai Preschool and Council continues to value and support Kulai Preschool through the offer of a subsidised rental under Council’s Leasing and Licencing Policy for Community Organisations.  Thus the tenant is obtaining its fair and equitable allocation of Council resources and support. During lease negotiations Council was requested include provision for the purchase of the land by Kulai Preschool. The Preschool was advised that this was not a condition of the long term lease but rather should be dealt with as a separate matter.

Council divesting itself of this property with no compensation deprives the community of an estimated value of $425,000 in Council assets.  To transfer the property to the existing tenant without recouping its market value would set an undesirable precedent for the transfer of public property into private hands, and would not be in the financial and long term interests of ratepayers. It is therefore recommended that Council not transfer the asset to the lessee.

The transfer of the property at nil cost will also have a detrimental financial impact on the Income Statement of Council to the value of the property as it will be considered a loss on the disposal of the asset.

  


BS19/42       Certification of Draft 2018/19 Annual Financial Statements

Author:                        Section Leader Financial Support

Authoriser:                  Director Business Services

MyCoffs:                      D.2 We have effective use of public resources.

Attachments:              ATT1  BS19/42   Draft 2018/19 General Purpose Financial Statements

ATT2  BS19/42   Draft 2018/19 Special Purpose Financial Statements

ATT3  BS19/42   Draft 2018/19 Special Schedules  

 

Executive Summary

The draft Annual Financial Statements, which include the General Purpose Financial Statements, the Special Purpose Financial Statements and the Special Schedules, are required to be certified to meet legislative requirements in relation to the completion and audit of the Annual Financial Statements for 2018/2019.

 

 

Recommendation:

That Council approve the General Purpose Financial Statements – Statement by Councillors and Management and Special Purpose Financial Statements – Statement by Councillors and Management forms for 2018/2019 for completion by the designated signatories.

 

Report

Description of Item:

Tabled at this meeting are the draft Annual Financial Statements (which includes General Purpose Financial Statements, Special Purpose Financial Statements and Special Schedules) for 2018/2019.

 

Included are two statements:

 

1.    General Purpose Financial Statements – Statement by Councillors and Management; and

2.    Special Purpose Financial Statements – Statement by Councillors and Management.

 

Both Statements by Councillors and Management are required to be signed prior to the submission of the Annual Financial Statements to the Office of Local Government.  The auditor does not provide the audit reports (which are also required to be included in the Statements sent to the Office of Local Government), until signed copies of the Statements have been received.

 

No analysis of the draft documents is provided in this report. Council staff will provide an analysis of the audited Annual Financial Statements after a review of the draft documents has been undertaken by Council’s auditors, The Audit Office of NSW.

Issues:

Failure to approve the draft Annual Financial Statements will result in non-compliance with relevant legislation.

Options:

This report is to enable Council to ‘certify’ the draft Annual Financial Statements for 2018/2019.  This is required by legislation and therefore is the only option available to Council.

Sustainability Assessment:

•     Environment

There are no perceived current or future environmental impacts.

•     Social

There are no perceived current or future social impacts.

•     Civic Leadership

There are no perceived current or future civic leadership impacts.

•     Economic – Broader Economic Implications

There are no perceived current or future economic impacts.

•     Economic - Delivery Program/Operational Plan Implications

There are no Delivery Program or Operational Plan implications.

Risk Analysis:

A risk assessment has been carried out and it is considered that endorsement of the recommendation does not present a risk to Council.  However, non-endorsement of the statements provides a risk of non-compliance with legislation to the Council.

Consultation:

The draft Annual Financial Statements were collated with the assistance of various Council staff members in accordance with the Office of Local Government Code of Accounting Practice and Financial Reporting Update No. 27 March 2019 and Australian International Financial Reporting Standards.

Related Policy, Precedents and / or Statutory Requirements:

The Financial Statements are prepared and presented on an annual basis in accordance with statutory and regulatory requirements.

 

The Annual Financial Statements have been prepared in accordance with:

 

1.    The Local Government Act 1993 and amendments

2.    Local Government Regulations

3.    Australian Accounting Standards (AASBs)

4.    The “Local Government Code of Accounting Practice and Financial Reporting” published by the Office of Local Government

5.    The “Asset Accounting Manual” published by the Office of Local Government

6.    Instructions issued in circulars released by the Office of Local Government

7.    NSW Government Policy Statements “Application of National Competition Policy to Local Government”

8.    Office of Local Government guidelines “Pricing & Costing for Council Businesses: A guide to Competitive Neutrality”

9.    Council’s Policies and Procedures

Implementation Date / Priority:

The draft Annual Financial Statements will be authorised for issue within statutory timelines.

Conclusion:

This report provides Council with the draft Annual Financial Statements for the 2018/2019 financial year.  Once audited, the final Annual Financial Statements will be presented to Council with an analysis.

 

 

 


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


BS19/43       Business Incentive Policy Review

Author:                        Developer Contributions Officer

Authoriser:                  Director Business Services

MyCoffs:                      D.1 Our leaders give us confidence in the future

Attachments:              ATT1  BS19/43   Revised draft Business Incentive Policy 

ATT2  BS19/43   Draft Developer Contributions Plan - City Centre Parking

ATT3  BS19/43   Draft Developer Contributions Plan - Jetty Area Car Parking

ATT4  BS19/43   Draft Developer Contributions Plan - Park Beach Area

ATT5  BS19/43   Draft Development Servicing Plan - Wastewater

ATT6  BS19/43   Draft Development Servicing Plan - Water Supply  

 

Executive Summary

At the Council meeting held on the 13 September 2018 the Business Incentive Policy was adopted by Council.  A detailed review has been undertaken and proposed amendments to the policy along with outcomes achieved after 12 months are being reported back to Council.

 

The Business Incentive Policy was implemented to provide a holistic approach to support business investment and reinvestment in the regional economy, when the investment may not otherwise occur.  It also encourages diversification and seeks to stimulate business development and growth across the Coffs Harbour Local Government Area (LGA).

Over recent years there has been a priority on activating the Coffs City Centre which provides many positive outcomes and benefits.  This is supported by the Coffs City Centre Masterplan and within the local business sector with the view to enhance business investment across the precinct.

Based on the uptake over the last year, it is evident that the implementation of the Business Incentive Policy has seen an increase in the size of commercial developments compared to previous financial years.

This report contains information to support the continuation of the Business Incentive Policy and addresses specific amendments to the policy in order to further support and stimulate small business within the Coffs Harbour LGA.

 

 

Recommendation:

That Council:

1.       Endorse the revised draft Business Incentive Policy (attachment 1) including the below proposed amendments (1.1 and 1.2) to the policy for a further two-year period; and place it and the relevant draft Developer Contribution Plans (attachment 2-6) on public exhibition for a period of 28 days seeking submissions.

1.1     Extend the provisions under the Small Business Enterprise Incentive to include an exemption or concession to water and sewer contributions for commercial change of use developments, with a maximum discount benefit amount of $20,000 per property.

1.2     Remove the High Consumption Incentive from the Business Incentive Policy.

2.       Note that a further report will be brought back to Council for consideration following the public exhibition of the revised draft Business Incentive Policy.

 

Report

Description of Item:

At its September 2018 meeting Council adopted the Business Incentive Policy.  The policy addressed concerns that were previously raised regarding the level of Council developer contributions applicable to businesses.  At the time a number of Councillor briefings were conducted to provide information on the developer contributions framework, water and sewerage strategy development, financial impacts, and possible incentives that may assist the growth of employment generating businesses.

 

Council supports business development and growth across the Coffs Harbour region.  The policy was implemented to offer a range of developer contribution and charge incentives to encourage new businesses and the expansion of existing businesses.  This policy is aimed at facilitating the development of business as they go through the challenging development phase.  The policy provides a range of solutions to deal with developer charges and contributions arising from the development process.

 

The below table provides a summary of the proposed Business Incentive Policy offering, along with the policy changes:

 

Incentive Type

Eligibility

Discount

 

Employment Generating Incentive

 

Offered to (new or expanding) business premises creating new jobs across the Coffs LGA.

 

 

40% discount off normally levied car parking contributions plans

 

Small Business Enterprise Incentive

 

 

 

 

 

 

 

 

 

 

A permitted change of use within an established rented business premises

 

-  Discount based on total GFA

-  This discount is in addition to any applicable Employment Generating discount for car parking only

Sliding scale applicable to car parking contribution plan and water / sewer Development Servicing Plans*

< 500 sqm = 100% (Full Exemption)

501 to 750 sqm = 75% discount

751 to 1,000 sqm = 50% discount

1,001 to 1,500 sqm = 25% discount

> 1,500 sqm = 0% (No Exemption)

 

*Max $20,000 discount limit for water/sewer per property

 

Enhanced Deferral Payments Incentive

Business premises

-  A bank guarantee is required, by the applicant in lieu of the upfront payment

Combined developer contributions

(car parking and water / sewer) form a specific eligible development approval:

Up to $20,000: 0 Years

$20,001 to $50,000: 2 Years

$50,001 to $100,000: 4 Years

Over $100,000: 6 Years

 

 

It is recommended to remove the current High Consumption Incentive and replace it with the extended water and sewer provisions under the Small Business Enterprise Incentive. This is addressed in further detail below.

 

 

 

Over the last 12 months the following applications were received in relation to assistance under the policy and could receive a discount or exemption off car parking contributions.

 

Location

Type of development

Business Incentive Type

 

Projected new employees

Standard Amount

Amount of potential discount

Amount payable

Outcome

Park Ave

Offices

Employment Generating

5  consolidation

$65,966

$26,386

$39,580

Consent issued

Scarba Street

Medical Centre

Small Business

N/A

$44,169

$44,169

Nil

Consent issued

Elizabeth Street

Tourist Accom.

Employment Generating

3

$88,262

$52,957

$35,305

Application being assessed

Albany Street

Offices

Employment Generating

90

$441,317

$176,527

$264,790

Application being assessed

Grafton Street

Pub/Microbrewery

Employment Generating

Small Business

High Consumption

6 full time

20 casual

$419,246

$419,246

Nil

Application being assessed

Total outcome of Car Parking Incentive

124

$1,058,960

$719,285

$339,675

 

 

The above applications could generate savings on car parking contributions.  The amount of $719,285 represents the estimated savings to local businesses under the Business Incentive Policy for 2018/19.  This amount also represents the expected foregone Car Parking Contributions in the same period.

 

In the previous (2017/18) financial year there were four development applications (DAs) across the Coffs Harbour LGA that proceeded with a total amount of $145,761 collected for car parking contributions.  In the 2016/17 financial year, only one development application proceeded with $33,400 collected for car parking contributions.

 

It is noted the above developments may also provide an additional 124 jobs with the expectation that many contractors may also be engaged during the construction phase.

 

Comparisons show evidence that the implementation of the Business Incentive Policy has seen an increase in the size of developments compared to previous financial years.  The number of DAs lodged, triggering car parking contributions is comparable at four to five DAs per year over the last two years.

 

There have been a number of occasions over the past 12 months where small business owners have directly expressed concern in relation to section 64 water and sewer contribution charges.  In general, the sentiment is that more could be done to assist businesses and provide incentive across water and sewer contributions.  In the instances that this has caused issue it has been specifically related to “change of use” developments for smaller businesses.

 

In response to this Council could consider extending the provisions under the Small Business Enterprise Incentive to include a concession or exemption to water and sewer contributions for change of use developments, with a maximum discount capped at $20,000 per property.  As shown in the attached revised policy this incentive, on a sliding scale may provide the most benefit to small business; that is, full exemption for businesses under 500 square metres in gross floor area.

 

 

There has been only one application nomination for the High Consumption (water/sewer) incentive and nomination for the Enhanced Deferral Payments incentive.  The high consumption incentive has some problematic administration issues and concerns with the fact that the applicant is receiving the financial (deferred payment) benefit but the debt ultimately rests with the property owner.  It is recommended to remove this incentive component and replace it with the extended water and sewer provisions under the Small Business Enterprise Incentive.

 

The below table provides a summary of the relevant “change of use” applications received in 2018/19 that did not qualify for any assistance under the current Business Incentive Policy.

 

Location

Type of development

Prior contributions already paid

Proposed new (s64) charges

Outcome

Potential discount if included

Harbour Dr

Shop to restaurant

$3,724.20

$8,689.80

Paid

$8,689.80

Harbour Dr

Shop to restaurant

$4,965.60

$11,586.40

Withdrawn. Did not proceed due to contributions

$11,586.40

Harbour Dr

Shop to restaurant

$6,335.01

$14,781.06

Approval granted. Has not proceeded due to establishment costs being too high

$14,781.06

Marcia St

Factory/wholesalers to car detailing

$6,856.84

$5,687.16

Approval granted. Has not proceeded

$5,687.16

Ocean Pde

Shop to Restaurant

$4,433.95

$10,346.12

Paid with negative comments

$10,346.12

Newcastle Dr

Shed to Community Transport

$22,581.54

$20,582.64

Paid with negative comments

$10,291.32

(50% disc. due to GFA)

Park Beach Plaza

Shop to Restaurant/fast food

$4,136.12

$9,650.62

Paid with negative comments

$9,650.62

Rose Ave

Dwelling to consulting rooms

$6,266.85

$25,067.39

Withdrawn. Did not proceed due to establishment costs being too high

$20,000.00 (max cap)

Harbour Dr

Shop to Beauty Salon

$2,193.40

$1,462.35

Approval granted. Has not proceeded

$1,462.35

Albany St

Office to (2) Physio rooms

$7,467.99

$13,421.51

Approval granted, ongoing issue, may not proceed due to contributions

$13,421.51

Collison Pl

Shed to Caravan sales

$12,738.78

$12,738.78

Paid with negative comments

$12,738.78

Total amounts relevant to water and sewer

$81,700.28

$134,013.83

 

$118,655.12

 

Change of use applications utilise existing floor area with the fair assumption that the pre-existing approved business has already paid a contribution toward water and sewer infrastructure.

 

Given our current water and sewer infrastructure, within the mentioned business districts are operating with significant allowance to capacity, it may be reasonable to extend the provisions under the Small Business Enterprise Incentive to include water and sewer developer contribution charges, with a maximum discount cap applied for change of use applications.

 

Out of the 11 commercial change of use applications received in 2018/19, eight contacted Council to express concerns about the affordability of paying these water and sewer contributions when trying to start up their business.  In addition, there were five applications that are expected not to proceed with the most common reason relating to start-up costs.  There are two applications that have not proceeded; that is, contributions payments not yet received, due to unknown reasons; however, contributions may be a factor.

 

The above change of use developments was not subject to car parking contributions nor did they receive any financial advantage/concession as part of the Business Incentive Policy.  Essentially only two change of use small businesses are expected to receive financial assistance for car parking contributions.

 

Allowing these provisions would have equated to savings for local business or foregone income for Council of approximately $118,655 in 2018/19.  It is estimated that the pre-existing business premises as outlined in the above table had already contributed approximately $81,700 toward water and sewer contributions.

 

In the previous 2017/18 financial year change of use commercial developments collected approximately $134,376 in water and sewer contributions.  It is estimated that the pre-existing business premises had already contributed approximately $71,591 toward water and sewer contributions.

 

This suggests that a significant number of small businesses are not gaining any advantage or assistance from the Business Incentive Policy.  It is proposed that Council consider extending the Small Business Enterprise Incentive to include an exemption or concession for water and sewer change of use business developments, with a maximum discount capped at $20,000 per property reducing on a sliding scale in line with the current Small Business Enterprise Incentive.

Issues:

Council would not receive any potential income from developer contributions as displayed in the above tables.  An incentive such as this can affect the collection of revenue that is normally utilised for future infrastructure.  This is addressed in more detail in the Broader Economic Implications contained in this report.

 

The Business Incentive Policy could place greater pressure on the car parking supply within the business districts.  It is noted a recent parking study in 2017 determined there is currently adequate parking supply in the City Centre to meet parking demand.  Further car parking studies are being initiated in 2019 across the City Centre and Woolgoolga precincts, that will assist our longer term car parking strategies.

Options:

In considering this report Council has the following options:

 

1.    Endorse the revised draft Business Incentive Policy including the recommended amendments and place it on public exhibition for a period of 28 days, with the invitation for public submissions.

This will enable Council to seek external public feedback, which will assist Council with its final decision and determination regarding the policy continuation and amendments.

2.    Cease the Business Incentive Policy in its entirety or further modify any condition(s).

3.    Retain the current Business Incentive Policy.

 

Option 1 is recommended.

Sustainability Assessment:

•     Environment

Environmental impacts are considered with all development applications.  It is not expected that this policy will have any environmental impact.

•     Social

Policies are an important communication tool used by Council for providing our community and general public detail on strategic aims, commitments and obligations.

•     Civic Leadership

Policies are important for ensuring transparency and accountability in local government.  Their implementation enables Council to identify and respond to the community.  This is consistent with the MyCoffs Community Strategic Plan Strategy D.1 Our leaders give us confidence in the future.

•     Economic – Broader Economic Implications

The continuation of the Business Incentive Policy is expected to generate further economic activity within the Local Government Area.

 

The Section 7.11 Developer Contribution Plans are based on future population projections and therefore exempting such developments could affect income derived from these plans.  Any potential shortfall in income may need to be funded from an alternative source.  However, it is not possible to quantify the exact potential uptake and potential loss of income.

 

The Section 64 Development Servicing Plans for both the water supply and wastewater networks are not based on specific locality but rather are based on a whole of network approach and equivalent tenements likely to be added to the network over the life of the Development Servicing Plans.  The current plans were developed and prepared with the factor of population growth over the whole Local Government area.  The current water and sewer infrastructure within the mentioned business districts are operating with significant allowance to capacity.

 

It should be noted the area in question has an established water supply and wastewater network; however, with increased population a greater burden will be placed on the whole water and wastewater network.  Any shortfall or reduction in water and wastewater contributions will impact on revenue flows for these services and may require additional funding from other sources for future works.

•     Economic - Delivery Program/Operational Plan Implications

It is expected that a proportion of development covered by the policy will not have occurred except for the fact the policy is in place, and therefore, it is not expected to have a detrimental impact on the financial sustainability of the organisation.

Risk Analysis:

The Business Incentive Policy leads to a reduction in some developer contributions; however, these contributions may not be earned in any case due, for example, to the current disincentive in making changes to a property’s business use.  Therefore, it is considered that the policy does not present any significant financial risk for Council; however, its impacts will be monitored on an ongoing basis.  Also having a maximum discount capped at $20,000 for water and sewer will provide a mechanism to minimise financial risk.

Consultation:

Over recent years there has been a priority on activating the Coffs City Centre which provides many positive outcomes and benefits.  This is particularly supported by the Coffs City Centre Masterplan and within the local business sector with the view to enhance business investment across the precinct.  This incentive policy could be seen to support the recent initiative for the Coffs Harbour City Centre Development Incentive Policy.

 

Relevant Council officers and working group members across Council have been consulted in the preparation of this report.  It is recommended that the draft revised policy and draft developer contributions plans be placed on public exhibition for 28 days seeking submissions.

Related Policy, Precedents and / or Statutory Requirements:

The relevant statutory requirements for the preparation of developer contribution plans and collection of contributions are principally the Environmental Planning and Assessment Act 1979, the Environmental Planning and Assessment Regulation 2000, the Local Government Act 1993 and the Water Management Act 2000.

Implementation Date / Priority:

If the recommendation is endorsed by Council a subsequent report will be provided to Council once the public exhibition period is completed.

Conclusion:

It is expected that the adoption of this amended policy will generate further economic development within the Coffs Harbour LGA and provide incentives to generate further employment and business opportunities into the future.

 

 

 

 


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


BS19/44       Strategy for Sawtell and Woolgoolga Swimming Pools - Post Public Exhibition

Author:                        Section Leader Logistics

Authoriser:                  Director Business Services

MyCoffs:                      A.2 An active, safe and healthy community

Attachments:              ATT1  BS19/44   Strategy for Sawtell and Woolgoolga Swimming Pools - Final Report

ATT2  BS19/44   Summary of Swimming Pool Strategy Submissions

ATT3  BS19/44   CONFIDENTIAL Sawtell and Woolgoolga Pool Strategy Submissions

Confidential in accordance with Section 10A(2)(e) of the Local Government Act as it contains information that would, if disclosed, prejudice the maintenance of law.  

 

Executive Summary

SGL Consulting Group was contracted to undertake a review of both the Sawtell and Woolgoolga swimming pools, including input from the community, and to provide a strategy on any upgrades to provide for future needs.

 

The consultant’s final report recommends an upgrade of both facilities and provides concept plans and estimated costings.

 

As resolved by Council on 23 May 2019 the Strategy has now been placed on public exhibition.  Multiple submissions were received and considered and this report provides the outcomes of the public exhibition process.  Formal adoption of the Strategy by Council is now sought, including the preparation of detailed designs and costings for both the Sawtell and Woolgoolga facilities.

 

 

Recommendation:

That Council:

1.       Adopt the Strategy for Sawtell and Woolgoolga Swimming Pools – Final Report (Attachment 1).

2.       Endorse the preparation of detailed designs and costings for both the Sawtell and Woolgoolga facilities in accordance with the Strategy.

 

Report

Description of Item:

At its Ordinary Meeting of 23 May 2019, it was resolved that Council:

 

1.       Endorse the Strategy for Sawtell and Woolgoolga Swimming Pools Final Report (Attachment 1) for public exhibition for a minimum period of 28 days.

2.       Receives a further report with the outcomes of the public exhibition process.

 

The Strategy for Sawtell and Woolgoolga Swimming Pools - Final Report was placed on public exhibition from 28 May 2019 to 25 June 2019.

 

The purpose of this report is to inform Council of the outcomes of the public exhibition process, addressing issues raised by submissions and to seek Council’s formal adoption of the Strategy for Sawtell and Woolgoolga Swimming Pools Final Report.

Issues:

At the closure of the public exhibition period 22 submissions had been received by Council, a further 33 submissions were received in the week immediately following the closing date, and one more submission received four weeks after the closing date. Therefore, a total of 56 submissions were received.

 

All submissions are included in Confidential Attachment 3 and have been summarised in Attachment 2 to this report.  A collective summary of the issues raised by submissions is provided as follows:

 

1.    General support for a new pool facility, noting further design considerations.

48 of the submissions made various comments on design considerations that were not evident in the concept plan within the Strategy.  It is noted that the current plans are at concept level. The comments in these submissions further support the requirement to prepare detailed designs of the facilities.  The comments will also be considered as in the design process. It is further noted that these submissions did not object to an upgrade of the facility and most made comment to support the initiative.

 

2.    Request a 50 metre pool at Woolgoolga and querying suitability of the identified site.

Six (6) submissions including one each from two local representative bodies requested consideration for a 50 metre pool at Woolgoolga siting population growth as a supportive reason.

 

SGL Consulting Group undertook considerable research and provided strong evidence detailed in the Strategy for Sawtell and Woolgoolga Swimming Pools – Final Report showing a 25 metre length pool was the appropriate size pool once widened to include eight (8) lanes with appropriate disability access, with allowance for an additional learn-to-swim pool at both sites.

 

It is important to note that the Strategy has considered the future growth of the Northern Beaches area and has factored this into the existing report. The Council report of 23 May 2019 detailed further research and evidence, which supports provision of a 25 metre pool with the associated additional facilities, and the evidence did not support the requirement for a 50 metre pool.

 

The Strategy identifies the current site of the Woolgoolga pool remains suitable for an upgraded facility and is supported by the community consultation.  It is acknowledged that Government funding has been secured to construct other sporting facilities on a site on the western side of Woolgoolga and this was suggested as an alternative site for the new pool facility.  The nature of the broad community benefits available through a public swimming pool other than sport alone, including life skills for school children and rehabilitation for those who require it, make the current site the ideal location due to its accessibility for the entire community. The facility is also located centrally for visitor access including users from the nearby holiday parks.

 

3.    No upgrade of pools, but spend the money on a regional facility instead – 50 metres/heated/indoor.

Three (3) submissions including one representing a user group suggested alternatively having one large regional facility located in the sporting precinct at Coffs Harbour rather than upgrading either of Sawtell or Woolgoolga swimming pool.

 

Also, one (1) submission suggested conversion of the Woolgoolga pool site into a social park.

 

The initial consultation that was undertaken during the development of the Strategy overwhelmingly supported the retention of swimming pool facilities at both Sawtell and Woolgoolga and it is proposed that these be continued.

 

4.    Agree with the provision of new pool for Sawtell and Woolgoolga but would like to see Coffs Harbour 50 metre pool heated all year round first.

One (1) submission put forward this suggestion.  It is expected that provision of the new facilities recommended at both Sawtell and Woolgoolga will assist with easing the congestion at the Coffs Harbour pool.  Heating the current 50 metre pool at Coffs Harbour is an issue which has been considered and at this stage is not considered economically viable.  The overarching issue remains that both Sawtell and Woolgoolga pools are near end of life and require attention.

 

5.    Concern for the funding of this project.

One (1) submissions challenged the estimate provided in the Strategy report and several other submissions touch on this point to a lesser degree as part of their overall submission.

 

As per the recommendation, should Council proceed to the preparation of detailed designs and costings, both Council and the community will then be accurately informed and upgrade timeframes can be established.

Options:

Council has the following options available in relation to this matter:

 

1.    Adopt the recommendations of this report and endorse the Strategy for Sawtell and Woolgoolga Swimming Pools – Final Report, and endorse the preparation of detailed designs and costings.

2.    Reject the recommendation and not proceed further with the project.  The pools have each been identified as being near end of life.  The community feedback from the public exhibition process generally supports the Strategy’s finding to upgrade both facilities.

Sustainability Assessment:

•     Environment

The Strategy for Sawtell and Woolgoolga Swimming Pools - Final Report recommends replacement of the pools on existing sites where pools have been established for many decades.  There are no environmental impacts from the recommendation; however, replacing and upgrading the current pools will allow the pools to meet higher environmental standards.

•     Social

Both pools have strong swimming clubs based at the venues; however, they are restricted in hosting swim meets due to the size and configuration of the facilities.  Access by people with disabilities into the Woolgoolga pool is not available and a hoist is provided at the Sawtell pool.  Hoists are not considered best practice or appropriate for a modern aquatic facility.

 

The Coffs Harbour City Council Open Space Research Report identified an increasing trend for older adults to remain active later into life, hence increasing demand for warm water at pools for hydro-therapy and aqua aerobics.

 

The public consultation process to date determined the ongoing need for public swimming pools at both Sawtell and Woolgoolga with the public highlighting an overwhelming need for upgrades to both pool complexes to meet the needs of the growing areas and modern standards for the provisions of such facilities.

•     Civic Leadership

Provision of upgraded public swimming pools supports Council’s MyCoffs Community Strategic Plan, which advocates Community Wellbeing whereby ‘we enjoy safe and inclusive community spaces and activities that bring people together’.

•     Economic – Broader Economic Implications

Provision of upgraded public swimming pools in Sawtell and Woolgoolga with not only enhance community amenity but also provide facilities attractive to visitors to the towns.  Both pools are also used by customers of the neighbouring holiday parks.

•     Economic - Delivery Program/Operational Plan Implications

Council has already allocated a total of $6 million over the next four years to upgrade the Sawtell and Woolgoolga pools through the most recent Special Rate Variation.  This amount was determined in 2010, and has not been increased to account for inflation and increases in construction costs.  A detailed costing will be required in order to establish the final budget allocation and to seek further funding through grants.

 

Progressing with the pool strategy is included in the current Delivery Program which identifies the following actions:

 

-     A continuing focus upon ensuring there are adequate provision of public swimming pool facilities for the community

-     Need to review swimming pool facilities in the local area.

Risk Analysis:

The current pools at Sawtell and Woolgoolga no longer meet contemporary standards and in future will have increasing operational and compliance risks.

Consultation:

To date consultation has occurred as follows:

-      SGL Consulting Group

-      Geoff Ninnis Fong & Partners – Engineering Assessment

-      Initial community consultation through community surveys

-      Internal stakeholder consultation

-      Councillor briefing

-      Public exhibition of the Strategy inviting submissions from the community

Related Policy, Precedents and / or Statutory Requirements:

Both pools are on Crown Land Reserves which are currently leased to Coffs Harbour City Council for twenty (20) year terms.  The Crown Land Management Act 2016 and Local Government Act 1993 provide the legislative framework for the management of these reserves.

 

Both pools are identified as being necessary components within the towns and requiring upgrades in relevant planning documents; the Sawtell Reserve Plan of Management and the Woolgoolga Town Centre Masterplan.

Implementation Date / Priority:

The recommendation will be progressed immediately upon Council resolution.

Conclusion:

The Strategy for Sawtell and Woolgoolga Swimming Pools – Final Report has been produced after lengthy, independent research and public consultation process and recommends the upgrade of the facilities in each centre.

 

The Final Report has now been placed on public exhibition with Council receiving multiple submissions for each facility, largely endorsing the recommended upgrades.

 

Further steps are required now to advance the project include detailed designs and costing. Once costings are received further funding will also need to be considered to allow the proposed upgrades of both Sawtell Swimming Pool and Woolgoolga Swimming Pool to proceed.

 

 


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


PDF Creator


BS19/45       Electric Vehicles for Coffs Harbour City Council

Author:                        Section Leader Logistics

Authoriser:                  Director Business Services

MyCoffs:                      C.2 A natural environment sustained for the future

Attachments:              ATT1  BS19/45   General Information on Electric Vehicles  

 

Executive Summary

At its meeting held on 11 July 2019 Council resolved:

 

“That Coffs Harbour City Council consider updating the executive cars to substainable technology vehicles, e.g. Electric Vehicles, in line with Rationale Providing leadership in our strategic plans is vital.”

 

The report provides information that demonstrates that even though it could be considered that the updating of vehicles within the Council fleet to electric vehicles is demonstrating leadership, the current technology available is not at a maturity or price point to allow Council to purchase electric vehicles which are fit for purpose.

 

However, as the technology is rapidly changing and improving, it is recommended that Council consider the suitability of electric vehicles for Council’s fleet as part of the annual Fleet Replacement Program.

 

 

Recommendation:

That Council note that the suitability of electric vehicles for Council’s fleet will be considered as part of the formulation of the annual Fleet Replacement Program.

 

Report

Description of Item:

Council officers are regularly in contact with suppliers of vehicles, including electric vehicles, to determine the viability of Council using their product in the fleet.  Vehicles are chosen based on their ability to be fit for purpose, safety rating, whole of life costs and the ability to correctly maintain the vehicle within the local area.  Included in the list of vehicles currently offered are hybrids; that is, a combination of electric and internal combustion engine; however, to date these have not been taken up.

 

Council’s fleet of passenger cars are also often leased to Council employees.

Issues:

At present there are limited choices of electric vehicles in Australia.  It is believed that over the next five years the choices and the technology involved in electric and hybrid vehicles will make the purchase of such vehicles practical and cost effective.  Issues are as follows:

 

1.    Lack of Local Suppliers or Service Agents

Currently, there are no suppliers or service agents of electric vehicles in the Coffs Harbour Local Government Area.  It is expected that local suppliers or service agents will update their facilities in time to cater for the new technology.  This will be driven by their national vehicle supplier and by local demand.  The service centres for Hyundai EV models are located in Sydney, whilst service centres for Nissan and Mitsubishi EV models are located in Port Macquarie.  Both VW and Mercedes will be introducing electric vehicles; however, they cannot at this stage confirm where the nearest service centre will be located.

 

2.    Insufficient Vehicle Travel Range

The travel range between battery charges is considered insufficient at present, particularly for more affordable vehicles.  The top of the travel range available is the Tesla Model X (approximately $125,000), with a 100kWh battery, has an advertised range of up to 542 kilometres.  The middle of the travel range BMWi3/i3s (approximately $68,700), with a 33kWh battery, has a range up to 260 kilometres.  As a reference, the travel distance between Coffs Harbour and Port Macquarie return is 304 kilometres.

 

In relation to charging, a single port EVSE portable unit for Level 1 (standard household outlet which requires a dedicated circuit) adds approximately 6.4 kilometres travel range per hour.  The cost of the unit is $540, $1,318 with no smart integration or $2,780 with smart functionality for Level 2, which adds approximately 40 kilometres travel range per hour, with an $12 per month software subscription fee.

 

A 24kW DC charging station is $15,427 and a 50kW Tritium DC rapid charging station is $32,000; however, not all vehicles can use these chargers.  Installation costs vary greatly from site to site from no cost for a portable charger that plugs into any standard 10A power outlet for Level 1, ranging from $1,000 to $3,000 for Level 2, and $7,000-$15,000 for fast charging.

 

The above pricing was obtained from EVSE, which is a provider of electric vehicle charging infrastructure.  The cost of installing quick charge stations of electric vehicles in Council’s offices and depots and residences would require additional budget in addition to the cost of the vehicles themselves.

 

3.    Limited Towing Capacity

Most electric vehicles do not have any towing capacity.

 

4.    Fringe Benefits Tax Implications

Council Executive staff are engaged under standard contracts and under the current contracts the vehicle lease agreements negate the Fringe Benefit Tax payable by Council. More generally, Council currently does not pay any Fringe Benefit Tax as this is negated by the employees’ post tax vehicle contribution payments.

 

To purchase electric vehicles would increase in vehicle contributions substantially to cover additional Fringe Benefit Tax costs, which would be a strong disincentive for employees to lease vehicles, even though they are required for operational purposes.  Alternatively, if Council was to pay the additional Fringe Benefit Tax on behalf of employee, this would be regarded as a benefit to the employee and may affect their taxable income.

 

5.    Budget Implications

The average cost, including GST, of Council’s passenger vehicle is $32,236, which is approximately $12,000 less than the least expensive electric vehicle available on the current market.  The extra cost of the electric vehicles, together with the cost of charging stations and Fringe Benefits Tax implications, would need to be covered by increased budgets.

Options:

Options available to Council in this matter are:

 

1.    Adopt the recommendation provided to Council.  This provides Council with process to annually assess electric vehicles as part of Council’s fleet requirements.

2.    Reject the recommendation and proceed with some level of electric vehicle procurement.  This would negatively impact on Council’s budget and introduce impacts, as discussed above, which would need to be mitigated.

Sustainability Assessment:

•     Environment

It is expected that when electric vehicles are introduced into Council’s fleet they will deliver provide a level of positive environmental impact.

•     Social

There will be no adverse effect on employees or local suppliers by not proceeding at present with the introduction of electric vehicles.

•     Civic Leadership

At present, with electric vehicles and infrastructure not being readily available in the Local Government Area, Council would not be able to promote sound business and environmental practices by purchasing and servicing such vehicles outside the Local Government Area.

•     Economic – Broader Economic Implications

As local suppliers and service agents do not currently cater for electric vehicles, their premature introduction would actually have a detrimental on vehicle purchases from local suppliers.

•     Economic - Delivery Program/Operational Plan Implications

There are no Delivery Program/Operational Plan implications if recommendation is adopted. However, if the recommendation is not adopted and the premature purchase of electric vehicles is undertaken, there would be budget implications due to larger purchase prices of the vehicles.  The cost of installing charging stations infrastructure and the ongoing operating cost and the maintenance of the vehicles outside the Local Government Area would also negatively impact on the budget.

 

The costs to provide charging infrastructure to the users when garaged at a residential address would also require subsidisation by Council.

Risk Analysis:

The main risk in relation to this matter is financial risk should Council decide to prematurely introduce electric vehicles.

Consultation:

Consultation has occurred with a range of internal stakeholders and external suppliers.

Related Policy, Precedents and / or Statutory Requirements:

Annually, Council prepares an analysis on all available fleet under Government Contract taking into consideration safety, emission standards, resale values and being fit for purpose.  This analysis includes electric and hybrid vehicles.

Implementation Date / Priority:

The recommendation will be implemented upon Council’s determination of the matter.

Conclusion:

It is considered that, at the present time, it is not viable for Council to own and operate electric vehicles in its fleet.  Council will continue to investigate the use of alternative powered motor vehicles in its fleet and will make recommendations to senior leadership as to when these vehicles become viable for Council to own and operate.

 

 


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator

 


SC19/39       Development Application No. 0526/19 - Subdivision (3 Lots - Torrens Title) - Lot 497 and 498 DP 227298, 15 Pine Creek Crescent and Lot 22 DP 1070182, Ti-Tree Road, Sandy Beach

Author:                        Development Assessment Officer - Senior

Authoriser:                  Director Sustainable Communities

MyCoffs:                      C.1 Liveable neighbourhoods with a defined identity

Attachments:              ATT1  SC19/39   Development Application No. 0526/19 - S4.15 Evaluation Report 

ATT2  SC19/39   Development Application No. 0526/19 - Plans

ATT3  SC19/39   Development Application No.  0526/19 - Draft Conditions 

ATT4  SC19/39   CONFIDENTIAL Development Application No. 0526/19 - Submissions

Confidential in accordance with Section 10A(2)(e) of the Local Government Act as it contains information that would, if disclosed, prejudice the maintenance of law.  

        

 

 

Executive Summary

This report provides an assessment of Development Application No. 0526/19 for a three lot Torrens Title subdivision at Lot 497 and 498 DP 227298, 15 Pine Creek Crescent and Lot 22 DP 1070182, Ti-Tree Road, Sandy Beach.

At its meeting of 12 October 2017, Council adopted the ‘Development Applications - Consideration by Council Policy’, which outlined:

That development applications for approval involving substantial aspects of the following elements be referred to Council for determination:

-      Significant public interest and community input;

-      A proposed variation to the Local Environmental Plan that varies from the development standard by more than 10%;

-      Significant land use; and

-      Major environmental issues.

Following public exhibition of the application, Council received 21 submissions. Accordingly, this matter is reported to Council for determination due to ‘significant public interest and community input’.

 

Recommendation:

That Council:

1.       Approve Development Application No. 0526/19 for a three lot Torrens Title subdivision at Lot 497 and 498 DP 227298, 15 Pine Creek Crescent and Lot 22 DP 1070182, Ti-Tree Road, Sandy Beach subject to the conditions in Attachment 3.

2.       Advise persons who made a submission on Development Application No. 0526/19 of Council’s decision.

 

REPORT:

Applicant:

Elite Constructions NSW Pty Ltd

Land:

Lot 497 and 498 DP 227298, 15 Pine Creek Crescent and Lot 22 DP 1070182, Ti-Tree Road, Sandy Beach

Zone:

Lot 22 DP 1070182:

Coffs Harbour City Local Environmental Plan 2000

Residential 2E Tourist, Residential 2A Low Density, Environmental Protection 7A Habitat and Catchment and Environmental Protection 7B Scenic Buffer.

Lot 497 and 498 DP 227298:

Coffs Harbour Local Environmental Plan 2013

R2 Low Density Residential

Description:

Three Lot Torrens Title Subdivision

Description of Item:

·    The Site

The development site consists of three separate land parcels, as shown below.

The land is surrounded by the Pacific Highway, Hearnes Lake, Coffs Coast Regional Park and existing residential development of Sandy Beach.

·    The Development

Background:

On 20 December 2010, the NSW Department of Planning (now Department of Planning, Industry and Environment) issued a concept approval for a residential subdivision of the site.  The NSW Land and Environment Court has provided a declaration that the concept approval has not lapsed and is in force. These facts introduce considerations for the assessment of this application that are addressed further in the Section 4.15 Evaluation Report appended to this report as Attachment 1.

In November 2017, a development application for a 169 lot Community Title subdivision, including roads and public reserve was lodged with Council. On 18 April 2018, the applicant initiated Class 1 proceedings in the NSW Land and Environment Court. On 2 August 2019, the applicant discontinued these proceedings and subsequently withdrew the development application for the subdivision.

Proposed Development:

The proposed development involves a three lot Torrens Title subdivision. The intention of the subdivision is to consolidate three existing lots and re-subdivide them in a different format that aligns with the current zoning boundaries that apply to the land.

Two of the proposed lots will be smaller lots, being approximately 5.8 and 6 hectares in size. These lots are proposed to occupy less constrained parts of the land. The remaining lot is a larger lot, being approximately 37.7 hectares. This lot is proposed to consolidate the more constrained, environmentally sensitive parts of the land.

Lots 2 and 3 have direct frontage to existing roads, while Lot 1 could be accessed via a right-of-carriageway to burden Lots 2 and 3.

The applicant, describes the intentions for the larger lot (Lot 1). In this regard, the applicant indicates that it is the landowner’s intention (should the current application be approved) to subsequently dedicate Lot 1 to the adjoining Coffs Coast Regional Park. It should be noted, however, that this intended dedication does not make up part of the current proposal and would occur as a separate process and would be subject to negotiations between the landowners.

The development does not propose any works or the removal of any vegetation. Notwithstanding, a recommended condition of consent requires the extension of essential services (sewerage, water supply, telecommunications) to proposed Lots 2 and 3, which would involve minor works. Given the intentions and environmental constraints of Lot 1, services are not considered to be essential and will not be provided to this land parcel. It should be further noted that the indicative building envelopes that appear on the submitted subdivision plans have been provided for assessment purposes only and that the proposed development does not involve the establishment of building platforms on the site. The Plan of Subdivision and identification of lots is provided in Attachment 2.

Issues:

Assessment issues for the proposed development include:

-     Consideration of the concept approval

-     Existing environmental constraints

-     Coastal hazards

These issues are detailed in the Section 4.15 Evaluation Report as Attachment 1 to this report.

Options:

1.   Adopt the recommendation thereby granting approval to the application, subject to conditions.

2.   Refuse the application and list reasons for refusal.

Sustainability Assessment:

•     Environment

A complete assessment of potential social impacts is provided in the Section 4.15 Evaluation Report as Attachment 1 to this report.

•     Social

A complete assessment of potential social impacts is provided in the Section 4.15 Evaluation Report as Attachment 1 to this report.

•     Civic Leadership

The proposed development is considered to be consistent with the ‘MyCoffs Community Strategic Plan’ particularly the ‘A Place for Community’ theme, which requires amongst other things that development occur in a way that is environmentally, socially and economically responsible.

•     Economic – Broader Economic Implications

The proposed development is not expected to result in any significant broader economic implications.

•     Economic - Delivery Program/Operational Plan Implications

There are no implications for Council’s Delivery Program/adopted Operational Plan.

Risk Analysis:

A risk analysis has been undertaken and it is considered that approval of the development application as recommended, does not pose a significant risk to Council.

Consultation:

The development application was notified in accordance with the requirements of Coffs Harbour Notification Development Control Plan 2000 and Coffs Harbour Development Control Plan 2015 for a period of 14 days on two occasions.  Twenty one submissions were received.

A full copy of all of the submissions is a confidential attachment to this report (Attachment 4) as the submissions may contain personal or private information or other considerations against disclosure as prescribed under the Government Information (Public Access) Act 2009.

Related Policy, Precedents and / or Statutory Requirements:

The statutory instruments relevant to the development include the following:

-    Environmental Planning and Assessment Act 1979

-    Environmental Planning and Assessment Regulation 2000

-    State Environmental Planning Policy No 55 — Remediation of Land

-    State Environmental Planning Policy – (Coastal Management) 2018

-    State Environmental Planning Policy (Infrastructure) 2007

-    Coffs Harbour Local Environmental Plan 2000

-    Coffs Harbour Local Environmental Plan 2013

-    Draft Coffs Harbour Local Environmental Plan 2013

-    Coffs Harbour Notification Development Control Plan 2000

-    Hearnes Lake/Sandy Beach Development Control Plan 2000

-    Coffs Harbour Development Control Plan 2015

Implementation Date / Priority:

In the event that Council adopts the recommendation, a formal notice of determination will be issued for the development application. A formal notice of determination is valid for five years and the applicant can act on the development consent at any time within that period, subject to meeting any relevant conditions of the consent.

Conclusion:

A comprehensive assessment of the application has been undertaken in accordance with all statutory requirements and it is recommended that the application be approved subject to a number of standard conditions (Attachment 3).

 

 


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


SC19/40       Development Application No. 0473/19 - Serviced Apartments (First Floor Addition to Existing Shops Creating Nine Apartments) and Subdivision (Three Stratum Lots) - Lot 4, DP 17296, 82 Beach Street, Woolgoolga

Author:                        Development Assessment Officer

Authoriser:                  Director Sustainable Communities

MyCoffs:                      C.1 Liveable neighbourhoods with a defined identity

Attachments:              ATT1  SC19/40   Development Application No. 0473/19 - S4.15 Evaluation Report

ATT2  SC19/40   Development Application No. 0473/19 - Plans

ATT3  SC19/40   Development Application 0473/19 - Draft Conditions  

      

 

 

Executive Summary

This report provides an assessment of Development Application No. 0473/19 for nine serviced apartments as a first floor addition to existing shops creating nine apartments and subdivision of the completed development into three stratum lots at Lot 4, DP 17296, No. 82 Beach Street, Woolgoolga.

At its meeting of 12 October 2017, Council adopted the ‘Development Applications - Consideration by Council Policy’, which outlined:

That development applications for approval involving substantial aspects of the following elements be referred to Council for determination:

-    Significant public interest and community input;

-    A proposed variation to the Local Environmental Plan that varies from the development standard by more than 10%;

-    Significant land use; and

-    Major environmental issues.

The development application is reported to Council for determination because it proposes to vary a development standard in the Local Environmental Plan by more than 10%.

 

Recommendation:

That Council:

1.       Support the request to vary a development standard made pursuant to Clause 4.6 of Coffs Harbour Local Environmental Plan 2013 for the variation to the Floor Space Ratio control under Clause 4.4 of Coffs Harbour Local Environmental Plan 2013 in this particular case.

2.       Approve Development Application No. 0473/19 for nine serviced apartments above existing shops at Lot 4 DP 17296, No. 82 Beach Street, Woolgoolga subject to the conditions in Attachment 3.

 

REPORT:

Applicant:

Bennell and Associates

Land:

Lot 4 DP 17296 No. 82 Beach Street, Woolgoolga

Zone:

B2 Local Centre

Description:

Nine serviced apartments above existing shops

Description of Item:

•     The Site

The site is located at 82 Beach Street, in the main commercial area of Woolgoolga. It has frontage to both Queen Street and Ocean Street, and side frontage to Younger Lane. The site is currently occupied by a single storey commercial building with eight shops. The site is located opposite the Woolgoolga Beach Holiday Park and foreshore area and the Woolgoolga Swimming Pool (see Figure 1).

Figure 1 - site

•     The Development

The proposal is for a first floor addition to an existing commercial building providing nine, one bedroom serviced apartments and the subdivision of the completed building into 3 stratum lots. The existing building will be internally altered to include stairwells, a lift and a bin storage area (with a reduction of floor area of Shop 4). There is no on-site car parking currently on site, and no additional on-site car parking is proposed as part of the development.

The stratum subdivision proposes to divide the two storey building horizontally; separating the ground floor commercial units from the first floor serviced apartments; with the common circulation and utility spaces forming the third lot.

The development will be constructed in two stages – stage 1 being the construction of apartment units 7, 8 and 9, the lift and stairwell; and stage 2 being the construction of the remaining apartment units 1-6.

Issues:

The main assessment issues for the proposed development are:

-      Floor space ratio development standard of Coffs Harbour Local Environmental Plan 2013 clause 4.4; the development does not comply;

-      On-site car parking requirements of Coffs Harbour Development Control Plan 2015 F1.5; the development does not comply.

These issues are further considered in the Section 4.15 Evaluation Report as Attachment 1 to this report.

Options:

1.   Adopt the recommendation thereby granting approval to the application, subject to conditions.

2.   Refuse the application and list reasons for refusal.

Sustainability Assessment:

•     Environment

A complete assessment of potential social impacts is provided in the Section 4.15 Evaluation Report as Attachment 1 to this report.

•     Social

A complete assessment of potential social impacts is provided in the Section 4.15 Evaluation Report as Attachment 1 to this report.

•     Civic Leadership

The proposed development is considered to be consistent with the ‘MyCoffs Community Strategic Plan’ particularly the ‘A Place for Community’ theme, which requires amongst other things that development occur in a way that is environmentally, socially and economically responsible.

•     Economic – Broader Economic Implications

The proposed development is not expected to result in any significant broader economic implications.

•     Economic - Delivery Program/Operational Plan Implications

There are no implications for Council’s Delivery Program/adopted Operational Plan.

Risk Analysis:

A risk analysis has been undertaken and it is considered that approval of the development application as recommended, does not pose a significant risk to Council.

Consultation:

The development was advertised and notified in accordance with the requirements of the Coffs Harbour Development Control Plan 2015, on two occasions, for a period of 14 days and no submissions were received.

Related Policy, Precedents and / or Statutory Requirements:

The statutory instruments relevant to the development include the following:

-    Coffs Harbour Local Environmental Plan 2013

-    Coffs Harbour Development Control Plan 2015

Implementation Date / Priority:

In the event that Council adopts the recommendation, a formal notice of determination will be issued for the development application. A formal notice of determination is valid for five years and the applicant can act on the development consent at any time within that period, subject to meeting any relevant conditions of the consent.

Conclusion:

A comprehensive assessment of the application has been undertaken in accordance with all statutory requirements and it is recommended that the application be approved subject to a number of standard conditions (Attachment 3).

 


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


SC19/41       Development Application No. 0419/19 - Multi-dwelling Housing (8 units) and Strata Subdivision, including demolition of existing dwelling, consolidation and re-subdivision of land into two lots - Lot 21, DP 20607, Lot 20, DP 20607 & Lot 1, Section 23, DP 19360, 2 Fourth Avenue, Sawtell

Author:                        Development Assessment Officer - Senior

Authoriser:                  Director Sustainable Communities

MyCoffs:                      C.1 Liveable neighbourhoods with a defined identity

Attachments:              ATT1  SC19/41   Development Application No. 0419/19 - 4.15 Evaluation Report 

ATT2  SC19/41   Development Application No. 0419/19 - Plans 

ATT3  SC19/41   Development Application No. 0419/19 - Draft Conditions 

ATT4  SC19/41   CONFIDENTIAL Development Application No. 0419/19 - Submissions 

Confidential in accordance with Section 10A(2)(e) of the Local Government Act as it contains information that would, if disclosed, prejudice the maintenance of law.  

      

 

 

Executive Summary

This report provides an assessment of Development Application No. 0419/19 for a ‘Multi-dwelling Housing (8 units) and Strata Subdivision, including demolition of existing dwelling, consolidation and re-subdivision of land into two (2) lots’ at  Lot 21 DP 20607, Lot 20 DP 20607 and Lot 1 Sec 23 DP 19360, 2 Fourth Avenue, Sawtell.

At its meeting of 12 October 2017, Council adopted the ‘Development Applications - Consideration by Council Policy’, which outlined:

That development applications for approval involving substantial aspects of the following elements be referred to Council for determination:

-    Significant public interest and community input;

-    A proposed variation to the Local Environmental Plan that varies from the development standard by more than 10%;

-    Significant land use; and

-    Major environmental issues.

Following public exhibition of the application Council received 15 submissions. Accordingly, this matter is reported to Council for determination due to ‘significant public interest and community input’.

 

Recommendation:

That Council:

1.       Approve Development Application No. 0419/19 for a Multi-dwelling Housing (8 units) and Strata Subdivision, including demolition of existing dwelling, consolidation and re-subdivision of land into two (2) lots at Lot 21 DP 20607, Lot 20 DP 20607 and Lot 1 Sec 23 DP 19360, 2 Fourth Avenue, Sawtell subject to the conditions in Attachment 3.

2.       Advise persons who made a submission on Development Application No. 0419/19 of Council’s decision.

 

REPORT:

Applicant:

Petersen Consulting Group

Land:

Lot 21 DP 20607, Lot 20 DP 20607 and Lot 1 Sec 23 DP 19360, 2 Fourth Avenue, Sawtell

Zone:

R3 Medium Density Residential

Description:

Multi-dwelling Housing (8 units) and Strata Subdivision, including demolition of existing dwelling, consolidation and re-subdivision of land into two (2) lots

Description of Item:

•     The Site

The development site consists of three land parcels, which are described as Lot 21 DP 20607, Lot 20 DP 20607 and Lot 1 Sec 23 DP 19360, 2 Fourth Avenue, Sawtell.

The development site has frontages to Boronia Street, Fourth Avenue, East Street and Honeysuckle Street. The site currently accommodates a church, a dwelling and vegetation. The site is surrounded by existing lower density and medium density residential development.

•     The Development

The proposed development involves:

-     the demolition of the existing dwelling on Lot 20;

-     the removal of vegetation on Lot 21;

-     the consolidation of Lots 20, 21 and 1 and the re-subdivision of them into two (2) Torrens Title lots, with one lot accommodating the church and the other accommodating the proposed multi-dwelling housing development;

-     the construction of multi-dwelling housing (8 units) and strata subdivision

The NSW Office of Environment & Heritage has issued a Biobanking Statement for the removal of the vegetation on Lot 21. The development seeks to rely on this Statement.

All vehicle access is proposed to be gained via a single driveway off Honeysuckle Street.

Issues:

The main assessment issues for the proposed development are:

-     Flora and fauna

-     Residential amenity

These issues are detailed in the Section 4.15 Evaluation Report as Attachment 1 to this report.

Options:

1.   Adopt the recommendation thereby granting approval to the application, subject to conditions.

2.   Refuse the application and list reasons for refusal.

Sustainability Assessment:

•     Environment

A complete assessment of potential social impacts is provided in the Section 4.15 Evaluation Report as Attachment 1 to this report.

•     Social

A complete assessment of potential social impacts is provided in the Section 4.15 Evaluation Report as Attachment 1 to this report.

•     Civic Leadership

The proposed development is considered to be consistent with the ‘MyCoffs Community Strategic Plan’ particularly the ‘A Place for Community’ theme, which requires amongst other things that development occur in a way that is environmentally, socially and economically responsible.

•     Economic – Broader Economic Implications

The proposed development is not expected to result in any significant broader economic implications.

•     Economic - Delivery Program/Operational Plan Implications

There are no implications for Council’s Delivery Program/adopted Operational Plan.

Risk Analysis:

A risk analysis has been undertaken and it is considered that approval of the development application as recommended, does not pose a significant risk to Council.

Consultation:

The development was advertised and notified in accordance with the requirements of the Coffs Harbour Development Control Plan 2015 for a period of 14 days and 15 submissions were received.

A full copy of all of the submissions is a confidential attachment to this report (Attachment 4) as the submissions may contain personal or private information or other considerations against disclosure as prescribed under the Government Information (Public Access) Act 2009.

Related Policy, Precedents and / or Statutory Requirements:

The statutory instruments relevant to the development include the following:

-    Environmental Planning and Assessment Act 1979

-    Environmental Planning and Assessment Regulation 2000

-    Biodiversity Conservation Act 2016

-    Biodiversity Conservation (Savings and Transitional) Regulation 2017

-    Threatened Species Conservation Act 1995

-    State Environmental Planning Policy No 55 — Remediation of Land

-    State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004

-    State Environmental Planning Policy – (Coastal Management) 2018

-    Coffs Harbour Local Environmental Plan 2013

-    Coffs Harbour Development Control Plan 2015

Implementation Date / Priority:

In the event that Council adopts the recommendation, a formal notice of determination will be issued for the development application. A formal notice of determination is valid for five years and the applicant can act on the development consent at any time within that period, subject to meeting any relevant conditions of the consent.

Conclusion:

A comprehensive assessment of the application has been undertaken in accordance with all statutory requirements and it is recommended that the application be approved subject to a number of standard conditions (Attachment 3).

 

 


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


SC19/42       Planning Proposals for the Woolgoolga North West Urban Investigation Area - Pre-Exhibition

Author:                        Planner / Urban Designer

Authoriser:                  Director Sustainable Communities

MyCoffs:                      C.1 Liveable neighbourhoods with a defined identity

Attachments:              ATT1  SC19/42   Bark Hut Road Planning Proposal - V1 - Pre-Exhibition

ATT2  SC19/42   Newmans Road Planning Proposal - V1 - Pre-Exhibition  

 

Executive Summary

Two separate proponent-led applications have been received by Council to amend Coffs Harbour Local Environmental Plan (LEP) 2013, to enable low density residential development on land within the Woolgoolga North West Urban Investigation Area contained within the Coffs Harbour Local Growth Management Strategy (LGMS). The two applications relate to Lot 202 DP 874273, which consists of two part lots which function as two independent sites.

The application for the northern part (Bark Hut Road Planning Proposal) seeks to rezone the land from Zone RU2 Rural Landscape to Zone R2 Low Density Residential and the application for the southern part (Newmans Road Planning Proposal) seeks to amend the land from Zone RU2 Rural Landscape to Zone R2 Low Density Residential and Zone E3 Environmental Management. The proposed amendments to Coffs Harbour LEP 2013 accord with the North Coast Regional Plan 2036 and align with Council’s adopted LGMS, and as such have strategic merit.

The purpose of this report is to seek Council’s endorsement to initiate two separate planning proposals (Attachments 1 and 2) in response to applications made to Council. This report also seeks Council’s endorsement to amend corresponding maps contained within Coffs Harbour Development Control Plan (DCP) 2015 to align with the proposed LEP amendments.

 

Recommendation:

That Council:

1.   Endorse and initiate the Bark Hut Road and Newmans Road Planning Proposals (Attachments 1 and 2) to rezone land on Lot 202 DP 874273, and seek a Gateway Determination from NSW Department of Planning, Industry and Environment for such planning proposals.

2.  Request that the Secretary of NSW Department of Planning, Industry and Environment issue a written authorisation to Council to exercise delegation of the plan making functions under section 3.36(2) of the Environmental Planning and Assessment Act 1979 in respect of the Bark Hut Road and Newmans Road Planning Proposals (Attachments 1 and 2).

3.   Resolve to publicly exhibit the Bark Hut Road and Newmans Road Planning Proposals (Attachments 1 and 2) and undertake Government Agency consultation based on the requirements of any Gateway Determination issued by NSW Department of Planning, Industry and Environment for the proposals.

4.   Resolve to publicly exhibit draft Coffs Harbour Development Control Plan 2015 - Amendment No. 14 (Bark Hut Road and Newmans Road Woolgoolga) containing digital maps amendments to accord with the Bark Hut Road and Newmans Road Planning Proposals.

5.   Note that a further report will be brought back to Council for consideration following public exhibition of the Bark Hut Road and Newmans Road Planning Proposals (Attachments 1 and 2) and draft Coffs Harbour Development Control Plan 2015 - Amendment No. 14 (Bark Hut Road and Newmans Road Woolgoolga).

 

Report

Description of Item:

Two separate proponent-led applications have been received by Council to amend Coffs Harbour Local Environmental Plan (LEP) 2013, to enable low density residential development on land within the Woolgoolga North West Urban Investigation Area contained within Council’s adopted Coffs Harbour Local Growth Management Strategy (LGMS). The landowner has obtained interest from two individual parties to rezone and develop both parts of the lot separately, resulting in the preparation of two independent planning proposals.

The two applications relate to Lot 202 DP 874273, which is broken up into two part lots that are separated by public open space (earmarked for use as a future sports complex) and which function as two independent sites (refer Figure 1). The northern part of the lot is accessed by Bark Hut Road and the southern part of the lot is accessed by Newmans Road. The subject land has a total area of 25.6 hectares and is located approximately 22 km north of Coffs Harbour and 1.5 km north west of Woolgoolga. The subject land is located west of Solitary Islands Way and is in proximity to the established residential areas of Woolgoolga and Safety Beach. Existing large lot residential zoned land is located to the west of the subject site.

Figure 1:  Locality Map: Lot 202 DP 874273

The proposed amendments to Coffs Harbour LEP 2013 accord with the North Coast Regional Plan 2036 as the subject land is shown as being within an “Investigation Area – Urban Land”. Both applications have been subject to a peer review by Council’s Local Planning Section and have been determined to have strategic merit. In this regard, two separate planning proposals have been prepared to initiate amendments to Coffs Harbour LEP 2013. These consist of the Bark Hut Road Planning Proposal (Attachment 1) and Newmans Road Planning Proposal (Attachment 2).

The Bark Hut Road Planning Proposal for the northern part of Lot 202 DP 874273 seeks to rezone the land from Zone RU2 Rural Landscape to Zone R2 Low Density Residential (refer Figure 2).

Figure 2: Northern Portion of Lot 202 DP 874273 - Existing and Proposed Land Use Zones

The Newmans Road Planning Proposal for the southern part of Lot 202 DP 874273 seeks to rezone the land from Zone RU2 Rural Landscape to Zone R2 Low Density Residential and Zone E3 Environmental Management (refer Figure 3).

Figure 3: Southern Portion of Lot 202 DP 874273 - Existing and Proposed Land Use Zones

The planning proposals include a requirement to identify both parts of the subject lot as ‘key sites’ within Coffs Harbour LEP 2013 to enable Council to put in place adequate local planning controls prior to any development occurring on the land, to facilitate orderly development within the urban release area. This exercise will require the preparation of a Masterplan, Special Area Chapter within Coffs Harbour DCP 2015 and a Contributions Plan for the urban release area, as well as a review and potential update of the existing West Woolgoolga Developer Contributions Plan.

The purpose of this report is to seek Council’s endorsement to initiate the two planning proposals prepared for Bark Hut Road and Newmans Road, Woolgoolga and to amend maps contained within Coffs Harbour DCP 2015 to align with the proposed LEP amendments as the first step. The proposed preparation of Masterplan, Special Area Chapter of the DCP and Contributions Plan for the Woolgoolga North West Urban Investigation Area will be developed as the second step in this process, and will be separately reported to Council in due course.

Issues:

·   Key Sites Clause and Local Planning Controls for Woolgoolga North West

The Coffs Harbour LGMS identifies a significant dwelling yield for the Woolgoolga North West Urban Investigation Area. Consideration therefore needs to be given by Council to the potential impacts from future residential development in this locality such as additional vehicle movements and impacts on intersections, access, pedestrian movements, services and high conservation value land.  

This will require the preparation of a Special Area Chapter within Coffs Harbour DCP 2015 (including a masterplan) and a Contributions Plan. A review and update of the existing West Woolgoolga Developer Contributions Plan will also be required. To enable sufficient time for such strategic documents to be put into place prior to development occurring, a ‘key sites’ clause is included in both planning proposals. This key site clause is proposed to sit within Coffs Harbour LEP 2013 (similar to the key site clause for West Moonee) and would provide for the following:

-     masterplan to guide future development within Woolgoolga North West;

-     the appropriate use of the land for residential development and infrastructure provision having regard to the environmental and other constraints of the land (such as bush fire, water quality, Aboriginal heritage and surrounding land uses particularly agricultural activities including but not limited to associated buffer requirements to minimise impacts from dust, noise and spray drift);

-     subdivision layout;

-     pedestrian and cycleway connectivity within future development and to adjoining public reserve areas (note that this will address connectivity to the future Northern Beaches Multi-Purpose Centre and West Woolgoolga Sports Complex and Woolgoolga State High School (refer Figure 4);

-     an integrated traffic management strategy which ensures the safe and efficient movement of traffic within the development and onto adjoining land; and

-     the management, protection and (where appropriate) rehabilitation of high conservation value land.

   Figure 4: Woolgoolga North West Urban Investigation Area

·   DCP Map Amendments

It is necessary to amend maps contained within Coffs Harbour DCP 2015 to align with the proposed LEP amendments as the first step in the process. Updates will be made to the density; front, side and rear setbacks; and the preservation of vegetation maps contained within Coffs Harbour DCP 2015. Draft DCP maps will be exhibited on Council’s Online Mapping System (Geocortex).

The preparation of Masterplan, Special Area Chapter of the DCP and Contributions Plan for the Woolgoolga North West Urban Investigation Area will be developed as the second step in the process and will be separately reported to Council in due course.

Options:

Council has a number of options available in relation to this matter. They include:

1.    Resolve to adopt the recommendations of this report.

2.    Resolve to undertake an alternative approach.

3.    Resolve not to adopt the recommendations of this report.

Option 1 is recommended as the suitable course of action.

Sustainability Assessment:

•     Environment

Environmental sustainability matters are addressed in the respective planning proposals (Attachments 1 and 2). Environmental sustainability matters will also be taken into consideration as part of any future development applications for the subject land.

•     Social

Social sustainability matters are addressed in the respective planning proposals (Attachments 1 and 2). The development of a Special Areas Chapter (including Masterplan) to sit within Coffs Harbour DCP 2015 and a Contributions Plan for the Woolgoolga North West Urban Investigation Area, will ensure that the land is adequately serviced and contributes positively to the Woolgoolga township. Additional residential land will add to housing choice and increased land stock in the locality. The Northern Beaches Multi-Purpose Centre and West Woolgoolga Sports Complex will complement the Woolgoolga North West Urban Investigation Area and provide important facilities for future residents in the release area.

•     Civic Leadership

The objectives and intended outcomes of the planning proposals support the vision and objectives of the MyCoffs Community Strategic Plan.

•     Economic – Broader Economic Implications

In terms of capital investment, the creation of additional residential land and the resulting development of that land has the potential to generate additional income and employment for the local economy. In this regard, broad economic implications from the planning proposals are likely to be positive.

•     Economic - Delivery Program/Operational Plan Implications

The recommendations contained within this report are unlikely to impact on Council’s Delivery Program or Operational Plan. The LEP amendment process will be undertaken as a business as usual process, funded through proponent-led planning proposal applications. The preparation of a Special Areas Chapter (including Masterplan) to sit within Coffs Harbour DCP 2015 and a Contributions Plan for the Woolgoolga North West Urban Investigation Area is funded within Council’s adopted Delivery Program. The costs associated with the preparation of these documents/planning controls is estimated to be in the order of $100,000 and is to be jointly funded from the operating expenses within Council’s Sustainable Places and City Prosperity Groups.

Risk Analysis:

The planning proposals provided as Attachments 1 and 2 to this report adequately address the issues associated with the two proponent-led applications to rezone Lot 202 DP 874273 to enable development for residential purposes.  Both planning proposals include a requirement for the introduction of a key site clause within Coffs Harbour LEP 2013 to enable sufficient time for Council to put into place sufficient local planning controls and a contributions plan to guide orderly development of the urban investigation area, thus lessening the potential for risks associated with subsequent development.

Consultation:

Should Council resolve to initiate the planning proposals and NSW Department of Planning, Industry and Environment (DPIE) issue a Gateway determination, the statutory process for amending LEPs in NSW is required to be followed. This process includes consultation requirements specified by DPIE. A further report will be brought back to Council to present the outcomes of such consultation processes.

Place Score

In early 2019, Council undertook extensive community consultation using the Place Score place-making tool. The 2019 Place Score report was presented to Council on 11 April 2019.

Woolgoolga received a Place Score of 67, which is below the NSW average of 72 for liveability. The liveability improvement priorities identified by the Woolgoolga community include quality of public space; general condition of public open space; protection of the natural environment; and walking/jogging/bike paths that connect housing to communal amenity.

The planning proposals will assist in facilitating economic growth and the provision of additional housing in Woolgoolga. Masterplanning the Woolgoolga North West Urban Investigation Area prior to any development occurring will assist in facilitating quality built form outcomes within the release area. This masterplanning process will also ensure that new development is adequately connected to public open space and that high conservation value land is protected.

Related Policy, Precedents and / or Statutory Requirements:

The planning proposals have been prepared in accordance with the Environmental Planning and Assessment Act 1979 and Regulation 2000. A number of other relevant policies and statutory documents have been considered as part of this process.

Implementation Date / Priority:

Should Council resolve to initiate the planning proposals and DPIE issues a Gateway determination to proceed, the statutory process for amending LEPs in NSW is required to be followed. In this regard, the timeframes for completing the planning proposals are at the discretion of DPIE. Associated amendments to Council’s local planning controls will occur upon the making of the respective LEPs.

Conclusion:

The two proponent-led applications received by Council to amend Coffs Harbour LEP 2013 (and the corresponding amendments to Coffs Harbour DCP 2015) will enable low density residential development on land within the Woolgoolga North West Urban Investigation Area, and accord with Council’s LGMS and the North Coast Regional Plan 2036.

Each of the applications has been subject to a peer review by Council and have been determined to have strategic merit. The planning proposals will facilitate additional affordable housing opportunities for Woolgoolga, whilst protecting areas of high environmental value and providing links to future public open space for the community.

Development of a Masterplan, associated Special Area DCP controls and a Contributions Plan for the Woolgoolga North West Urban Investigation Area will ensure that any subsequent development within the urban investigation area occurs in an orderly manner.

 


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


PDF Creator


PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator


 

PDF Creator