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2017-05-24 Special Meeting Agenda
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AGENDA
Special Meeting
Wednesday, 24 May 2017
commencing at 1.30pm
Council Chambers, 9 Pelican Street, Tewantin
Committee: Crs Tony Wellington (Chair), Jess Glasgow, Ingrid Jackson,
Joe Jurisevic, Frank Pardon, Brian Stockwell, Frank Wilkie
“Noosa Shire – different by nature”
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Section 2
SPECIAL MEETING AGENDA 24 MAY 2017
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
CLOSED SESSION 3
1 POTENTIAL PURCHASE OF
LAND 3
2 ELECTRIC BUS PROJECT 35
MEETING CLOSURE -
Page 2 of 42
Section 3
CONFIDENTIALITY OF THIS ITEM WAS REMOVED -
27/11/2017
CLOSED SESSION
1 POTENTIAL PURCHASE OF LAND
DOCUMENT INFORM AT ION
Authors Director Community Services, Alan (Fox) Rogers
Community Services Department
Principal Environment Officer, Peter Milne
Planning and Infrastructure Department
Index ECM/ Subject/ Acquisition/ Purchase/ Disposal
Attachments 1. Bugler Francis Valuation
2. Draft Project Plan
REASON FOR CLOSED SESSION
This report was considered in closed session in accordance with Section 275 (1) of the Local Government
Regulation 2012, which permits the meeting to be closed to the public for business relating to the
following:
(e) contracts proposed to be made by it.
Page 3 of 42
Section 4
SPECIAL MEETING AGENDA 24 MAY 2017
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Director Community Services and Principal Environment Officer
to the Special Meeting dated 24 May 2017 and:
A. Authorise the Chief Executive Officer (CEO) to finalise negotiations for the purchase of the
parcel of land described as Lot 115 on SP 173075 based on the valuation received from
Bugler Francis Valuers (provided at Attachment 1 to the report);
B. If the negotiations in Item A are successful, authorise the CEO to enter into a contract for the
purchase of the property subject to the conditions of the contract being generally as outlined
in the report;
C. Agree that the land purchase is to be funded 70% from the Environment Levy and 30% from
Council’s General Reserve, and the land be dedicated as a Nature Refuge with a
conservation protection area and a mixed use zone as shown in Figure 5 in the report; and
D. Note that the report has been determined as a confidential matter under the Local
Government Act due to the consideration of a contractual matter but that in the interests of
transparency, Council will make the report “non-confidential” following settlement.
REPORT
This is a joint report by Principal Environment Officer and Director of Community Services. The
environmental elements of this report have been addressed by the Principal Environment Officer
and the social / community aspects have been addressed by the Director of Community Services.
1. Background
Johns Landing is a 49.38 hectare, irregular shaped parcel of land on the Noosa River north of Lake
Cooroibah. It has high environmental values including 440 metres of frontage to the Noosa River.
However, the low lying river flats are flood prone and environmentally degraded.
The land has been owned by the Johns family for three generations and is currently being operated
as a camping ground. The current owners Ben and Patricia Johns have announced their intention
to retire.
Following a presentation to Councillors on 2 February 2017 which highlighted the land’s
environmental values and the social issues on site, the CEO requested the Director of Community
Services to enter into discussions with the Johns family regarding the future of the land and refer
the issue back to Council for final consideration. This included the possibility of Council purchasing
the site.
Page 4 of 42
Section 5
SPECIAL MEETING AGENDA 24 MAY 2017
2. Site description
Johns Landing is situated at 118 Cooroibah Road, Cooroibah. Real Property Description Lot 115
on SP173075.
Figure 1 Locality Map
Page 5 of 42
Section 6
SPECIAL MEETING AGENDA 24 MAY 2017
Figure 2 Johns Landing land parcel
Figure 3 Johns Landing Survey Plan
Page 6 of 42
Section 7
SPECIAL MEETING AGENDA 24 MAY 2017
The zoning is rural and the land has a development approval for a camping ground with the
maximum number of campers per week not to exceed 1,470.
In 2011, the Sunshine Coast Regional Council placed an approval condition that all makeshift
dwellings, caravans and buses with the exception of three structures permitted to house the
permanent residents be removed. This has not occurred.
Gagaju Bush Camp also operates from the site offering overnight accommodation and kayaking
for backpackers and other travellers. The current arrangement between the operators of Gagaju
and Ben Johns is based on a handshake agreement.
3. Biodiversity Values
Over 70% of the site comprises vegetation with significant environmental values - refer Noosa Plan
Biodiversity Overlay Environmental Protection and Riparian Buffer (see map below). Of this, 50%
of the land (mainly in the southern half of the parcel) is mapped as being endangered regional
ecosystem with a further 20% being identified as of concern. There is also significant regrowth in
areas mapped as non-remnant.
Figure 4 Noosa Plan Biodiversity Overlay
Johns Landing is also mapped as potential koala habitat.
The grassed area on the slope just before the house entry was formerly a ploughed area for crops.
This area could potentially be replanted as vegetation offsets for land clearing.
The foreshore of the Noosa River is eroded from indiscriminate access and boat wash but could
potentially be landscaped and revegetated in the future with provision of floating pontoons and
canoe launching facilities.
The lagoon to the west (which is the site of an old sand quarry) is infested with Salvinia molesta, a
water weed, but it is very contained and unlikely to spread.
Page 7 of 42
Section 8
SPECIAL MEETING AGENDA 24 MAY 2017
There are occasional weeds such as Umbrella Tree and Lantana on the property, but no significant
weed infestations.
4. Social Issues
Progressively over the last two decades Johns Landing has become a place for long term
homeless people to live - some by choice, some because they are in hiding, some because they
have no-where else to go.
Currently it is estimated that almost 70 people (including between 20 - 25 young people) are
residing in the camping ground, many of whom have lived at Johns Landing for years. The quality
of their makeshift housing is very poor.
The Department of Communities and Police are regularly called to the venue for disturbances and
reports of neglect. Over the past few years the Department of Housing, United Synergies
homelessness program and Coast2Bay have attempted to assist people out of the venue, to
various level of success because the camping ground remains open and long term residents often
return there.
The Anglican Church Noosa provides a fortnightly dinner for residents and provide a level of
support and contact to people in need. On a regular basis, 15-20 people attend, some of them are
children whose parents avoid making contact. More recently a group called Campside Rescue
has been providing meals as well.
Council and the RSPCA ran a program in 2016 to desex and register dogs in the camping ground.
Basic hygiene, drinking water quality and vector borne diseases are a concern for Council’s
Environmental Health Officers.
Johns Landing was identified by the Social Strategy Working Group who helped Council to develop
its Social Strategy as the most significant social issue in the Shire.
In recognition of the significant upheaval to those people living at Johns Landing resulting from a
closure of the camping ground, and in accordance with proposed actions in its Social Strategy,
Council has bought together a community round table comprising government agencies and not
for profit groups to assist the people of Johns Landing to transition to new accommodation prior to
any closure of the camping ground.
Council recognises and appreciates the voluntary participation by all organisations in the
roundtable process.
5. Options for consideration
The impending retirement of Ben Johns and the potential to purchase Johns Landing provides
Council with a unique opportunity to:
1. Acquire a strategic parcel of environmental land on the Noosa River with high environmental
values;
2. Work with a coalition of government and non-government agencies to address the social
issues present at Johns Landing in a coordinated and constructive way to achieve long term
positive outcomes for the people living there; and
3. Acquire at a reasonable price a parcel of land on the Noosa River with the potential to develop
a portion of the land as a camping ground or day recreation area.
Page 8 of 42
Section 9
SPECIAL MEETING AGENDA 24 MAY 2017
In considering how to proceed Council needs to consider its options and the best way forward from
a strategic, financial and operational perspective. To assist with this process, four potential options
are outlined below for Council’s consideration. Each option has been subjected to a SWOT
analysis.
Option 1: Council does not purchase the property and allows the camping ground to
continue to operate as it currently does
Strengths Weaknesses
Lowest cost option. Continued environmental degradation of Johns
landing and the Noosa River;
The social issues at Johns Landing continue to
multiply as Ben Johns becomes progressively
less able to manage the camping ground;
Council by not enforcing its DA conditions by
default becomes complicit in allowing the above
mentioned environmental and social issues to
grow.
Opportunities Threats
Nil. In order to progress their retirement plans the
Johns family sell the land to a developer who
proposes a major development;
On-going damage to the Noosa brand
particularly on social media from visitors to
Gagaju who are concerned by the conditions
they encounter on their visit;
A sudden forced transition for residents if the
land is bought by a third party.
Option 1 is a continuation of the status quo. It potentially sees the environmental and social issues
at Johns Landing continuing or escalating and exposes Council to serious reputational risks as a
result of inaction. Therefore, it is not recommended.
Option 2: Council does not purchase the property however moves to enforce the DA
conditions
Strengths Weaknesses
Relatively low cost option; Continued environmental degradation of Johns
Ongoing damage to the Noosa brand reduced; landing and the Noosa River;
Questions are likely to be raised as to why
The social problems at Johns Landing cease to Council has not previously enforced its DA
multiply and decrease overtime; conditions;
Council enforces its DA conditions. The environmental values of the land are not
protected by Council ownership (but the current
protections under the Biodiversity Overlay would
continue);
No deadline for conditions to be enforced.
Page 9 of 42
Section 10
SPECIAL MEETING AGENDA 24 MAY 2017
Opportunities Threats
Potential to engage government and non- In moving to enforce its DA conditions Council
government agencies to assist overcome the would be acting without the support of the Johns
social problems at Johns Landing. family and with only limited support of other
agencies to assist the transition of a long term
residents;
Council is seen to be acting without regard for
the needs of some of the most vulnerable people
in our community;
Enforcing the DA conditions is likely to reduce
the number of permanent campers at Johns
Landing and the financial viability of the camping
ground thereby hastening its sale to a third party;
In order to progress their retirement plans the
Johns family sell the land to a developer who
proposes a major development;
Potential for increased homelessness in other
parts of the Noosa Shire.
Option 2 exposes Council to the reputational risk of being seen to be heavy handed with some of
the Shire’s most vulnerable residents; but potentially reduces the social and environmental
problems at Johns Landing.
However, as Council is not acquiring the land pursuing this option could result in the property being
sold to a developer in the short term forcing a sudden transition for residents and a major
development application on an environmentally sensitive site.
When compared with the option of purchasing the land it decreases the amount of support
available from Government agencies who according to their policy framework prioritise the needs
of people requiring accommodation as a result of the closure of a camping ground.
The estimated cost of this option would be $100,000 consisting of $70,000 to engage a suitably
qualified project manager for 6 months to oversee compliance and approximately $30,000 to clean
up the site (See finance section for further details).
Page 10 of 42
Section 11
SPECIAL MEETING AGENDA 24 MAY 2017
Option 3: Council purchases the Johns property and continues to operate the camping
ground
Strengths Weaknesses
Council acquires a strategic parcel of This is the highest cost option and no business
environmental land on the Noosa River with high case has been developed to justify the
environmental values; investment in an upgraded camping ground;
Council ensures the camping ground is run and Council inherits the social issues on the site;
developed according to its DA conditions. If Council moves current residents on and then
continues to operate the camping ground it could
be seen to be acting without regard for the needs
of some of the most vulnerable people in our
community;
There is no funding allocated in the 2017/18
budget for upgrades to the campground and
given the focus on the Noosa North Shore
Campground, it is unlikely funding will be
allocated for a number of years;
All funding for this option will need to allocated
from Council’s General Reserve as the
Environment Levy Policy does not allow funding
to be used for non-environmental purposes i.e.
the purchase of a camping ground.
Opportunities Threats
Ben Johns retirement presents a momentary At a practical level the cost and time required to
opportunity for Council to maximise bring the camping ground up to a suitable/safe
environmental outcomes for the Shire; standard means that it would not be able to
By acquiring the land Council can manage the continue to operate immediately after
nature and scale of any redevelopment; settlement.
Potential long term income stream for Council
from the camping ground (but no business case
has been undertaken).
Option 3 would see Council acquire a strategic parcel of environmental land on the Noosa River
with high environmental values, however it exposes Council to ongoing difficulties in managing the
social issues on site after settlement as it is unlikely that long term residents will move on.
Furthermore, the cost of bringing Johns Landing camping grounds to a suitable standard are
significant and have not been allowed for in the in the 2017/18 capital works budget preparation.
The estimated cost of this option is $2.5 million plus the cost of upgrading the camping ground to
bring it up to a suitable standard.
There is no estimate of the costs to upgrade the camping ground but they would be substantial
and would need a robust business case and financial modelling before being approved. In any
event, Council is currently focused on the Noosa North Shore Campground site redevelopment
which is scheduled over the coming years.
Page 11 of 42
Section 12
SPECIAL MEETING AGENDA 24 MAY 2017
Option 4: Council purchases the Johns property, dedicates a significant portion of the land
as nature reserve conservation area (70%) and focuses on the environmental
rehabilitation of the land for three to five years
Strengths Weaknesses
Council acquires a strategic parcel of Difficulties in managing the transition for current
environmental land on the Noosa River with high long term residents to new housing options
environmental values; before settlement;
This option is consistent with Council’s long term Homeless people in the Shire no longer have a
acquisition of environmentally sensitive land on shelter of last resort;
the Noosa River and adjoining creeks in this The environment levy policy does not allow
locality as they become available; funding to be used for non-environmental
Council utilises environment levy funds to purposes i.e. the purchase of a camping ground;
purchase that portion of the site which reflects No business case developed to justify Council’s
the highest environmental values; investment in a camping ground;
The social problems at Johns Landing are Ben Johns will be reliant on other agencies to
bought to a head and addressed; assist with relocating existing residents.
By acquiring the land Council can manage the
nature and scale of any potential development.
Opportunities Threats
Ben Johns’ retirement presents a momentary Squatters remain on the land at the time of
opportunity for Council to maximise settlement;
environmental outcomes for the Shire whilst at
the same time providing more certainty of a Even if all current residents have left the property
successful transition for the current residents to a number of temporary homes and shelters and
alternative accommodation, which would not be significant amounts of rubbish remain on the
the case if Council was not the purchaser; property;
By acquiring the land Council can control the Potential for increased homelessness in other
nature and scale of any future development; parts of the Shire after settlement;
There is a focus on the environmental Council seen to be acting heartlessly and without
rehabilitation of the land; regard for the needs of some of the most
Council could consider over time whether there vulnerable people in our community.
is a legitimate business case to invest in
redeveloping a part of the site as a future
campground or recreation area;
This option sees the development of a
Community Roundtable of Government and
Non- Government agencies working together to
address social issues (including homelessness)
in the Shire as per the recommendations of
Council’s Social Strategy.
Conclusion
Option 4 is recommended as it is the only option where Council can achieve the following
outcomes:
acquire a strategic parcel of environmental land on the Noosa River with high environmental
value at a reasonable price;
address the social problems at Johns Landing by bringing them to a head; and
leaves open the option of developing a portion of the land as a camping ground subject to a
satisfactory business case being made.
Page 12 of 42
Section 13
SPECIAL MEETING AGENDA 24 MAY 2017
Option 4 is not without risks (eg some residents remain onsite at the time of settlement) which will
need to be carefully managed through the development of a comprehensive project and risk
mitigation plan and communication strategy.
The estimated cost of option 4 is $2.5 million (refer finance section of the report).
6. Valuation
The market value of the property has been ascertained at $2.2 million by Warren Walker of Bugler
Francis Valuers. Refer Attachment 1 Valuation of Johns Landing by Bugler Francis.
7. Potential Purchase of Johns Landing using Environment Levy Funds
Two of Council’s Environment Officers undertook a site inspection of Johns Landing on 15
February 2017 to confirm its environmental and biodiversity values and to ascertain whether or not
it was suitable for purchase using environment levy funds.
They concluded that the land was suitable for acquisition using monies from the Environment Levy
as the purchase would be consistent with the Environment Levy Policy and Council’s long term
strategy of acquiring environmentally sensitive land on the Noosa River and adjoining creeks in
this locality (e.g. Franz land, Riley land etc.)
If the site were purchased totally from the Levy the cleared areas of the site could be replanted for
environmental offset purposes.
If in the future however Council wished to use part of the site (around the Johns house and some
access to the river) as a campground, or for day recreation purposes a split valuation would be
required between the Environment Levy area and the campground site area to ensure value for
money consistent with the Environment Levy Policy. (Refer the Environment Levy Policy, Part 1 -
Acquisition of Environmentally Significant Land states:
c) The Levy revenue may not be used to acquire land for parks where the primary purpose is
recreation.)
The Officers’ assessment was that if Council wished to keep open the option of a camping ground
or day recreation area in the future, the proportion of the parcel suitable for environment levy
acquisition (including regrowth and part of the foreshore) is approximately 40 ha.
Following the Officers’ inspection, the Environment Levy Working Group met on 21 February 2017
and endorsed in principle the acquisition of Lot 115 SP173075 (Johns Landing) for environmental
purposes.
The Working Group further recommended that the land purchase be funded 70% from the
Environment Levy and 30% from General Reserve with the land purchased using Environment
Levy funds to be set aside as a conservation area. See map below.
Page 13 of 42
Section 14
SPECIAL MEETING AGENDA 24 MAY 2017
Figure 5 Johns Landing Nature Refuge zoning proposal
In order to secure the conservation area, it is recommended that a Nature Refuge be gazetted over
the entire land parcel. The Nature Refuge Deed of Agreement can then have a split zoning of 70%
conservation area and 30% mixed use zone for other purposes for example a camping ground,
picnic area or other facility.
The proposed Nature Refuge conservation area shown above covers part of the currently approved
campground development area footprint along the foreshore (NW corner).
This is consistent with the Environment Levy Working Group’s recommendation that the Nature
Refuge conservation area extend to the river foreshore in the north west corner in order to protect
significant riparian vegetation and allow rehabilitation works to adequately protect that part of the
foreshore.
Furthermore, the Environmental Levy Working Group recommend that immediately after
settlement the conservation area be defined by marker posts to clearly delineate the boundaries
of the Nature Refuge conservation area and the current development approval be amended to
confine the campground footprint to the mixed use zone.
Page 14 of 42
Section 15
SPECIAL MEETING AGENDA 24 MAY 2017
8. Special conditions of sale
Following discussions between the Johns Family and the Director of Community Services, the
following special conditions are proposed for inclusion in any proposed contract of sale:
a) The purchase price be $2.2million ex GST.
b) The settlement date be 31 October 2017.
c) Council requires vacant possession of the site at settlement.
d) A licence to use to be granted to Ben Johns and immediate family for access to the two large
sheds and surrounding area for non-residential purposes for the remainder of Ben Johns life
or five years, whichever is the longer. This area to be defined by plan. This licence will also
include access from this area to the river.
e) A road access licence to be granted for members of the Johns family to Cyril Johns property
for Ben and Pat Johns lifetime. Again this will be identified by a plan attached to the contract.
f) Council to provide assistance to the Johns family to manage the campground and the
transition of long term residents.
g) There is to be no new camping to take place from 1 July, 2017. In recognition of the resulting
loss of income Council will pay any rates due on the property from 1 July 2017 on the basis
that the Settlement ultimately proceeds.
h) Gagaju Bush camp will be required to remove all of their fixtures and fittings and to cease
operations prior to the settlement date.
i) In relation to the camping ground, all caravans, temporary dwellings, and movable structures
are to be removed from the site prior to settlement.
j) All car bodies, scrap metal, recyclables and waste are to be removed from the site (with the
exception of items stored in the two large sheds and items agreed by Council which can
remain in the licence to use area) prior to settlement. Council will provide all reasonable
assistance to help remove these items.
k) Upon signing of the contract the Johns family require the 10% deposit to be released.
l) Once the contract has been signed the Johns family will agree to allow Council Officers
and/or their agents access to the site for the purpose of meeting the above terms and
conditions.
Previous Council Consideration
Nil.
Finance
It is proposed to finance the purchase of this land (including stamp duty of approximately $120,000)
as follows:
$1,540,000 from the Environment Levy; and
$780,000 from Council unrestricted cash reserves.
Environment Levy
There are currently sufficient funds in the Environment Levy to allocate $1,540,000 to the purchase
of Johns Landing with the balance of the Environment Levy forecasted at $1.6 million after
accounting for this purchase should it proceed.
Page 15 of 42
Section 16
SPECIAL MEETING AGENDA 24 MAY 2017
Cash Reserve
Sufficient unrestricted cash reserves exist to accommodate this purchase. Council’s interest
revenue budget for 2017/18 will need to be monitored in light of the reduction in cash available for
investment.
Potential Transition and Management costs
There are a number of costs over and above the purchase price which Council will need to consider
prior to purchasing the land. These costs are indicative only:
Costs to be met through the Community Development Team’s Social Strategy initiatives budget in
2016/17 and 2017/18:
$70,000 to engage a suitably qualified Project Manager for 6 months from April 2017 to assist
with the transition;
$30,000 to clean up the site including demolition of the existing house; and
$10,000 for security to visit the site after purchase to ensure that people do not return to live
on the site.
Costs to be funded through the Environment Levy (as per the Environment Levy Policy):
$5,000 to develop a Management Plan and Nature Refuge gazettal;
$30,000 for revegetation works on the foreshore and regrowth areas including 3 years of
maintenance;
$5,000 Fire trail establishment;
$7,000 for fencing and gates; and
$2,000 for new signage at the entrance to the property.
In addition to the above costs, there would be significant costs to upgrade the amenities and roads
if Council wished to reopen the camping ground or create a day recreation area at some time in
the future.
Refurbishing and upgrading the camping ground is not recommended at this stage but is simply
identified as a future option for consideration. Any consideration of redeveloping the Johns
Landing Camping Ground would need the development of a robust business case and in any event,
the Council is currently focused on the Noosa North Shore Campground site redevelopment which
is scheduled over the coming years.
The decision to purchase the property under Option 4 should be firstly for environmental protection
purposes with the social issues as a secondary consideration. The option of a future day use area
or camping ground is not the reason for purchase but is simply identified as a future possibility for
the sake of completeness.
Risks
There are a number of risks to Council in purchasing the property most of which relate to social
issues and the people currently living on the site. Broadly these risks are summarised as follows:
Council being perceived as uncaring and forcing people with no-where else to go to leave the
site;
Interim park management during the transition period;
Poor transition results in increased homelessness in the Shire;
Long term residents refuse to leave the site; and
The social issues simply transfer to another location within the Shire.
Page 16 of 42
Section 17
SPECIAL MEETING AGENDA 24 MAY 2017
There are also a number of risks to Council if it does not proceed with purchasing the land. These
are summarised as follows:
Continued environmental impact on the Noosa River foreshore;
The land not coming onto the market again in the near future thereby limiting Council’s ability
to secure a key Noosa riverfront parcel of environmentally significant land;
Ongoing risk of harm to people particularly young people and children currently living on site;
Ongoing reputational risks to Noosa brand given the poor state of the camping ground
particularly on social media from visitors to Gagaju; and
An unplanned sale -
o Forces a sudden transition for residents;
o Increased homelessness in the Shire; and
o A sale to another party results in a significant development proposal.
It is proposed to mitigate the risks to Council resulting from the purchase of the Johns Landing in
the following way:
A long settlement period which allows:
o current residents time to move before settlement; and
o adequate notice for Gagaju to transition their business operations
Council bringing together of a number of Federal and State Government agencies and local
community organisations in a community roundtable to assist the people of Johns Landing find
new accommodation and manage the transition;
The employment of a suitably qualified Project Officer to:
o assist Council to develop a project and risk management plan (refer attachment 2 for a draft
project plan); and
o work with the Johns Family to help manage the transition;
The development of a media and communication strategy to explain why Council is purchasing
the land.
Consultation
External Consultation
Anglican Church of Noosa Shire
Centrelink
Coast 2 Bay Housing Group
Department of Communities
Department of Housing and Public Works
Red Cross
St Vincent de Paul
Salvation Army
United Synergies
Internal Consultation
Leadership Team
Environment Levy Working Group
Community Development Manager
Financial Services Manager
Planning and Environment Manager
Property and Facilities Manager
Environment Officer
Community Development Officer
Page 17 of 42
Section 18
SPECIAL MEETING AGENDA 24 MAY 2017
Departments/Sections Consulted:
X Chief Executive Officer X Community Services X Corporate Services
Executive Officer to the Mayor & CEO Community Facilities X Financial Services
Executive Support X Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws X Property & Facilities
Waste & Environmental Health Revenue Services
X Executive Office X Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Disaster Management
Governance Infrastructure Planning & Design
Human Resources X Planning & Environment
Sustainability Strategic Land Use Planning
Page 18 of 42
Section 19
SPECIAL MEETING AGENDA 24 MAY 2017
ATTACHMENT 1
Page 19 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
ATTACHMENT 1
Lancelyn Pty. Ltd. ABN 41 010 865 273 T/A
P.O. Box 232
BUGLER FRANCIS VALUERS Sete sre NOOSA HEADS Q 4567
prerbbr Phone: (07) 5447 4911
ee SE stitute Email: [email protected]
VALUATION OF
“JOHNS LANDING”
118 COOROIBAH ROAD
COOROIBAH QLD 4565
FOR
NOOSA SHIRE COUNCIL
PO BOX 141
TEWANTIN QLD 4565
(70 aia a
i” Leh m, ag Ta
| : pe NA
(Noosa River frontage)
VALUATION
$2,200,000
INSPECTION DATE
22 NOVEMBER 2016
REPORT DATE
12 DECEMBER 2016
Page 19 of 42Section 20
SPECIAL MEETING AGENDA 24 MAY 2017
Page 20 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
INSTRUCTIONS To ascertain the “market value” of the subject property as at the date of
inspection, subject to the definitions and conditions set out in the valuation
addendum attached.
REGISTERED
OWNER/S BENNETT AND PATRICIA WINN JOHNS
REAL PROPERTY
DESCRIPTION Lot 115 on SP No. 173075
County of MARCH, Parish of NOOSA .
LAND AREA 49.39 HECTARES
ZONING RURAL
SERVICES/ROADS ELECTRICITY, TELEPHONE AND GRAVEL ROAD
ACCESS AVERAGE
LOCATION Cooroibah is located approximately 6 kilometres north west of Tewantin
Township and 145 kilometres north of Brisbane in the Noosa hinterland on the
Northern end of the Sunshine Coast
Page 20 of 42Section 21
SPECIAL MEETING AGENDA 24 MAY 2017
Page 21 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
SITE DESCRIPTION An irregular shaped parcel of land which comprises mostly heavily timbered
forest regrowth, partly cleared elevated area and low lying flood prone river flats
with a large lagoon in the north west corner.
The land slopes gradually down from the Johns Road frontage to a level, cleared
area where the Camping ground entrance and kiosk is located and then falls
gradually to the Noosa River frontage of approximately 440 metres.
DEVELOPMENT
APPROVALS Council records indicate an original Development Approval dated 3 February
2005 for Johns Landing Camping Grounds with a change to an Existing
Approval on 21 October 2011.
A condition of the approval was for the maximum number of campers/visitors
permitted at the camp ground per week not to exceed 1470 inclusive of 48
people permitted at the permanent tent area and in addition to the dwelling
house occupants a further permanent residency not to exceed 6 people.
The approval conditions included removal of all makeshift dwellings, caravans,
buses and the like with the exception of a total of 3 structures permitted
to house the permanent residences.
IMPROVEMENTS An old high set timber dwelling considered to have no added value.
A kiosk/office with attached garage, storeroom and patios. 92m2.
2 Amenities Buildings of masonry block and metal roof construction 153m2.
with shower, toilet and laundry facilities.
6 Toilet Buildings of masonry block and metal roof construction 108m2.
2 high bay metal clad machinery sheds 376m2.
Page 21 of 42Section 22
SPECIAL MEETING AGENDA 24 MAY 2017
Page 22 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
ENVIRONMENTAL
ISSUES Contamination
The subject existing and past land use indicates that contamination is
UNLIKELY.
We are not contaminated land experts and cannot confirm if the site is
contaminated or otherwise.
Flooding Hazard
The land IS PARTLY located in a flood hazard area.
Landslide Hazard
The land IS NOT located in a landslide hazard area.
Bushfire Hazard
The land IS located in a medium bushfire hazard area.
Biodiversity
The land IS PARTLY located in an environmental protection area.
The land IS NOT located in an environmental enhancement area.
Acid Sulphate
The land IS located in an acid sulphate area.
The potential hazard is PARTLY HIGH AND LOW
Riparian Buffer Area
The land is partly located in a Riparian Buffer area
Page 22 of 42Section 23
SPECIAL MEETING AGENDA 24 MAY 2017
Page 23 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
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Page 23 of 42Section 24
SPECIAL MEETING AGENDA 24 MAY 2017
Page 24 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
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Page 24 of 42Section 25
SPECIAL MEETING AGENDA 24 MAY 2017
Page 25 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
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Page 25 of 42Section 26
SPECIAL MEETING AGENDA 24 MAY 2017
Page 26 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
SALES EVIDENCE Sale 1 30 NOVEMBER 2015
1280 McKinnon Drive, Ringtail Creek. Lot 25 SP 100.84 Ha
An irregular shaped parcel of land with160 metre frontage to the Noosa River
and frontage to Lake Cootharaba and Cooloolothin Creek. The land consists of
Partly cleared and improved pasture and low lying wetlands.
Sold for $2,700,000
A vacant parcel of land purchased by the Noosa Shire Council for
Environmental purposes. Land content assessed at $26,775/Ha.
Sale 2 1 MAY 2015
193 Espin Road Bli Bli. Lot 6 CG 4236 21.28 Ha
A lowset timber/block and metal roof dwelling and sheds.
Sold for $1,050,000
A smaller allotment partly cleared and improved pasture with low lying heavily
Vegetated river frontage. Land content assessed at $45,000/Hectare. Non
Council Sale.
Sale 3 29 SEPTEMBER 2015
162 Yandina Coolum Road, Coolum Beach. Lot7-10 RP 27021,Lots 1-2
RP 27204,Lot 2 RP 42419 and Lot 30 RP 862527 106.44 Hectares
Six adjoining generally level flood prone vacant allotments
Sold for $2,511,813.
Former caneland without river frontage.Land content assessed at
$23,598 /Hectare. Non Council sale.
Page 26 of 42Section 27
SPECIAL MEETING AGENDA 24 MAY 2017
Page 27 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
Sale 4 27 JUNE 2005
Lot 2 Johns Road, Cooroibah. Lot 2 RP 800334 31.79 Hectares
An irregular shaped allotment with 374 metre Noosa River frontage with
low lying ti-tree forest and elevated wallum forest.
Sold for $1,300,000
Smaller allotment adjoining National Park purchased by Council for
Environmental purposes Older sale in strong market. Similar. Land
Content assessed at $40,893/Hectare
Sale 5 19 FEBRUARY 2007
10 and 16 Lake Cooroibah Road, Cooroibah. Lot 121 RP 100974, Lot 2
RP 111976, Lot 2 RP 165434, Lot 4 RP 136234 163.01 Hectares
An amalgamation of heavily timbered allotments with lake and creek
frontages
Sold for $4,500,000
Rural zoned land closer to Tewantin with water available. Purchased by
Council for Environmental purposes.Older Sale. Land content assessed
at $27 ,605/Hectare
Sale 6 17 MARCH 2012
14 Lake Cooroibah Road, Cooroibah. Lot 2 RP 136234 32.78 Hectares
An irregular shaped allotment which was mostly cleared and prepared
former airstrip with heavily vegetated low lying creek frontage
Sold for $1,400,000
Rural zoned land purchased by Noosa Council for Environmental
purposes and linked Sale 5. Land content assessed at $42,708/Hectare
Page 27 of 42Section 28
SPECIAL MEETING AGENDA 24 MAY 2017
Page 28 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
Sale 7 22 SEPTEMBER 2016
62 Crosby Road, Buderim. Lot 4 RP 813411 27.54 Hectares
An irregular shaped allotment with a moderately to steeply sloping
contour and heavily timbered forest regrowth.
Sold for $1,225,000
A vacant allotment zoned Limited Development (Landscape Residential)
purchased by the Sunshine Coast Council for Conservation Purposes.
Land Content assessed $44,432/Hectare. Inferior land in a superior
location.
Page 28 of 42Section 29
SPECIAL MEETING AGENDA 24 MAY 2017
Page 29 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
COMMENTS The subject property comprises a large Rural Zoned allotment with Noosa River
frontage and is known as “Johns Landing” with an existing Camping Ground.
It is a difficult assessment as many of the structures appear to be non compliant
with approvals. Gagaju Bush Camp lease part of the property with a reported
weekly rental of $500. Other Income details for the camping ground were
unavailable.
In our opinion with regard to unavailable income figures and The Approved use
of the Camping ground and restrictions, we have adopted the Replacement Cost
Method of valuation with the value of the Land Content and added value of the
Depreciated Improvements.
In our opinion having regard to current market conditions, recent and historical
similar sales evidence and the subject property topography and use we consider
a range of $2,000,000 to $2,400,000 indicative.
VALUATION WE VALUE 118 JOHNS ROAD, COOROIBAH QLD 4565 SUBJECT TO
CONDITIONS CONTAINED HEREIN AS FOLLOWS
$2,200,000
( TWO MILLION TWO HUNDRED THOUSAND DOLLARS)
er a EE
Cex Ct
———— =,
Warren Walker AAPI
Certified Practising Valuer/Registration No.1828.
Page 29 of 42Section 30
SPECIAL MEETING AGENDA 24 MAY 2017
Page 30 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
VALUATION ADDENDUM
Market Value
“Market Value” is defined as “The estimated amount for which an asset should exchange on the date of
valuation between a willing buyer and a willing seller in an arm’s length transaction after proper marketing
wherein the parties had each acted knowledgeably, prudently and without compulsion”.
Easements/Encumbrances
The title deed has not been searched to verify if any encumbrance or easement exists. This valuation is
assessed on the title being free from any encumbrance or easement other than a registered mortgage.
Improvements
We have not carried out a structural survey of the buildings and were unable to inspect parts that were
unexposed or inaccessible and therefore cannot say that such parts are free from defects.
Our valuation is subject to satisfactory building and pest reports and Council approval of amenities blocks
and associated buildings.
Our valuation excludes all temporary or unapproved structures.
Basis of Valuation
We have assessed our valuation on the basis of Freehold Title with vacant possession. Our valuation is
determined on the basis that the property, the title thereto and its use is not affected by any other matter
than that mentioned in this report. Specifically, we have assumed that the property is not affected by
financial liens of any nature.
Building Replacement costs have been adopted from Rawlinsons Australian Construction Handbook
We have neither undertaken, requested, nor sighted the following:
« Detailed Title Search or a photocopy of the Certificate of Title;
« Written Town Planning Certificate;
= Inspection of the Improvements by the Local Authority Building or Health Departments;
= Structural Survey of the Improvements by an Engineer;
« Identification Survey by a Licensed Surveyor;
= Queensland Transport Roads Search;
» Written Flood Search;
Page 30 of 42Section 31
SPECIAL MEETING AGENDA 24 MAY 2017
Page 31 of 42
SPECIAL MEETING AGENDA 24 MAY 2017
«= Soil Survey;
« We are not Contaminated Land Experts;
« A search of the Contaminated Land Register has not been made;
=» We have assumed the land is free from contamination for valuation purposes.
NOTE: Any comments on these issues are based on observations on site and, where necessary,
appropriate verbal inquiry without the benefit of searches, surveys etc. The valuer reserves the right to
review the valuation and the report if searches and inquiries reveal contrary conditions or matters not
addressed herein.
Disclaimers
Third Party This valuation is for the use only of the party to whom it is addressed and for no other
purpose. No responsibility is accepted to any third party who may use or rely on the whole or any part of
the content of this valuation.
Market Movement This valuation is current as at the date of valuation only. The value
assessed herein may change significantly and unexpectedly over a relatively short period
(including as a result of general market movements or factors specific to the particular property).
We do not accept liability for losses arising from such subsequent changes in value. Without
limiting the generality of the above comment, we do not assume any responsibility or accept any
liability where this valuation is relied upon after the expiration of three months from the date of
the valuation, or such earlier date if you become aware of any factors that have any effect of the
valuation.
Private Lending No responsibility is accepted to any party associated with solicitor arranged mortgages.
Page 31 of 42Section 32
ATTACHMENT 2
Page 32 of 42
DRAFT Project Plan: Johns Landing ATTACHMENT 2 As at 2 May 2017
Phase 1: Negotiations with John’s family following Ben John’s announcement of retirement
|1.0 __| Establish authorising environment: Presentation to Council. _—= =| NSC-Fox | 2 February 2017
F111 [Commence negotiations wihBen Johns SSSCSC*dNSCAHIKF «DOIG
a Move to contract negotiations for purchase of land, incl. internal liaison er Fox Jan ven ee
with Legal, Planning, Finance, Councillors etc
Preparation of options paper and recommendations regarding potential
land purchase as required, incl
-risk assessment
-alternative option assessment
-financial impacts
-social impacts
/1.3 | Liaise fLiaisewithmedia media 2016/18 quarter 2017
a
Phase 2: Planning & Preparation
Establish Community Services Roundtable to assist in accessing and ee Fox gw
coordinating wraparound services to permanent residents to assist their
exit
Establish Working Groups Coordinate out of session as required to support
clients as per normal business practices and
existing relationships
Working Groups to provide project activities they
agree upon to Steve to include in this overall
plan
aS Establish contact list (mob and email) for Roundtable members and By end of week
circulate to members. Establish email group. commencing 3 April
Develop Communications Stategy Communications Strategy End of week commencing
10 April
23:2 | DelivertoRoundiablemembers to Roundtable members
i il Mc By end of week Comms Strategy element
[=< $$ commencing 3rd April Comms Strategy element
Roundtable members to
deliver to their clients as
opportunities arise
2942 | ctabishment with key o
23.42 | Aten Northern Network Meeting and commence relationship NSCS 12 ae, 2017
perational staff in services and charities,
|2.4 | Finalise contractnegotiations NSC Fox | Eaaster/end of April
[2:5 | Reportto Counc SSNS ~d May
Messaging to Noosa News NSC-Fox to contact May or as opportunity Comms Strategy element
journalist who wrote anses
Wendy article
Meeting with Wendy NSC-SK to arrange to Comms Strategy element
be around when Wendy
delivers meals, provide
services flier and
engage as discussed
Page 32 of 42Section 33
Page 33 of 42
Prepare services list flier to campers with tonal approach centred on NSC — KF&SK to April Comms Strategy element
client needs coordinate list with input Plus SK to make contact with Chaplain Linda
from Roundtable (links families to support and has brokerage)
members Flier to be delivered by Ben Johns to residents
(SK liaison). Include Anglicare on Thursdays and
Facebook, Chaplain at Tewantin School and
Flexischool plus post in key locations (e.g. phone
recharging station).
_ Engagement with Ben to map/list permanent campers and commence NSC-SK Crosscheck with Housing applicants list,
process of relationship establishment with Ben and residents-onsite Centrelink and Anglicare, subject to their
inspection confidentiali requirements
Based on above commence developing NSC case management profiles Start week commencing
to track transition progress 10th April
Data gathering for 2.10.1 NSC-SK Start week commencing
-dog and cat registrations from Local Laws 10th April
-residents known to Environmental Health Officers
-Anglicare Christmas list
-Housing ‘Authority to Request Personal Information’ form to allow
Housing to inform SK of clients making housing applications
-Residents known to QPS/Child Safety/Disability Services
Attend Anglicare dinners NSC-SK Week commencing 10" Comms Strategy element
-Thursdays 4pm April
eee fearon [ora
Financial information to Ben Johns regarding transition to retirement Anglicare — RevID to link | By end of April
villages with Centrelink and talk
to Ben about access to
this assistance
- Establish Monitoring and Reporting schedule SK
-end of week updates check-in on progress -Fox/AH/KF
-reports to Council as required -Fox
Phase 3: Pre-contract signoff
eel
NSC-Waste
Management
NSC-Waste April, May, June and as
Management/SK to residents leave
liaise with Ben Johns
33__| Attend Housing sie viek end fofow-up briewng._____|Ns@eK ss 1D Apey
Arrange to meet with key operatives to gather further data and identify
expectations of support from the Project Officer
-Fleur & Amanda Housing
-Tewantin State School Chaplain
-Flexischool
-Rev lan Dredge Anglicare
-Lee Banfield C2B
|3.5 | Identify current fee structure forresidents. CE NSC-SKO May
Liaise with the Homeless Person's Information Service? to inform them NSCS SK a
My
what's hap pening Priority attention? Or can arrange Housing
do this?
Council meeting to decide to sign contract or not. Fox point of liaison
Page 33 of 42Section 34
Page 34 of 42
Phase 4: Post Contract signoff OR implement planning conditions to restrict uses of the site (additional actions required as well as those in black font)
Understand scope of decision: arrange briefing/meeting for/from
Planning, Legal and Local Laws sections regarding meaning and
application of DA conditions and appropriate strategies to implement
Connected to 4.2.1
Inform key partners NSC-Fox/Heather End May/early June Communication Strategy element
-Public - media release and update Council’s Facebook NB Fox is point of contact for media enquiries
not staff
NSC-Fox End May Communication Strategy element
-Key journalists - revised key messages End EndMay
NSCFouKF | Fox/KF
-Roundtable members — brief - out of session if required
-Inform Northern Network
Assist residents to understand services available: deliver services list to Roundtable members, End May/early June Communication Strategy element
residents Northern Network
members, NSC-SK, Ben
Johns
Formal notification to clients directly affected. Communication Strategy element
-Formal letter from Council advising Ben Johns that NSC will be
operationalising the DA conditions
Personally brief Ben John’s first
-Letter from Ben Johns to residents, including Gagaju Bush Camp
Letter from Council to residents? TNSC-FoxAH Fox/AH End | End May/early June June Communication Strategy element
-Develop key messages document for backpackers and backpacker
business community and distribute
Site cleaning NSC-Fox
-ascertain Council position on buildings/structures to remain or to be
demolished
-arrange removal
-reassess site cleaning requirements and continue removing waste NSC-Waste/SK
particularly old gas bottles, car bodies and chemical/poison hazards.
[4.5.4 | -inform residents of opportunity for rubbish removal
st [Reece mre somone POTTY [ett [ety
June
OS | reopen on © Set win seasonalvonen ae sssonet Tomes [Rowers [Meese
oT
Phase 5: Post Settlement 1/11/17
| 5.1.1 | Design and affix new permanent signage stating arrangements. | NSC-LocalLaws | November
| 5.1.2 | Provide Facebook commentary —NSC-Heather | November
[5.1.3 |Mediarelease CT NSCFox/Heather | November
Restoration Plan element
|5.3 | Remove/rehabilitate non required paths andtracks | NSC-Parks | November, December __|
[5.4 | Establish firetrailsifrequired CE NSCParks | Novermb eer
| 5.5.1 | Conduct SecurityAssessment CT NSC-LocalLaws | November
December Restoration Plan element
November
Page 34 of 42Section 35
SPECIAL MEETING AGENDA 24 MAY 2017
2 ELECTRIC BUS PROJECT
DOCUMENT INFORM AT ION
Author: Project Manager, Adam Britton
Planning & Infrastructure Department
Index: ECM\ Project\ TP000300
ECM\ Subject\ Commercial Bus Routes
ECM\ Subject\ Transport Levy
Attachments: 1. Legal advice
REASON FOR CLOSED SESSION
This report was considered in closed session in accordance with Section 275 (1) of the Local Government
Regulation 2012, which permits the meeting to be closed to the public for business relating to the
following:
(e) contracts proposed to be made by it
(h) other business for which a public discussion would be likely to prejudice the interests of the
local government or someone else, or enable a person to gain a financial advantage
Page 35 of 42