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2016-10-17 General Committee Meeting Notes
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AGENDA
General Committee
Meeting
Monday, 17 October 2016
commencing at 10am
Council Chambers, 9 Pelican Street, Tewantin
Committee: Crs Frank Wilkie (Chair), Jess Glasgow, Ingrid Jackson,
Joe Jurisevic, Frank Pardon, Brian Stockwell, Tony Wellington
“Engagement with our community to protect and enhance our lifestyle”
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Section 2
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
ITEMS REFERRED FROM PLANNING & ENVIRONMENT COMMITTEE 2
1 ZERO EMISSIONS NOOSA (TM) - ORGANISATIONAL STRATEGY
(Planning & Environment Committee Agenda 11 October 2016, Item 1, Page 3)
Reason for referral: Significance of the issue.
2 MCU16/0088 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
FOR AN ENTERTAINMENT AND DINING BUSINESS TYPE 1 FOOD AND
BEVERAGES (RESTAURANT) AT 3/287 GYMPIE TERRACE, NOOSAVILLE
(Planning & Environment Committee Agenda 11 October 2016, Item 4, Page 39 )
Reason for referral: Staff received further information regarding acoustic measures
and requested to assess this in a further report to a future Council Meeting.
(refer further report provided at Item 4)
3 MCU16/0047 DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF
USE FOR A LIFESTYLE & GARDEN CENTRE AT 37 GIBSON ROAD
NOOSAVILLE
Planning & Environment Committee Agenda 11 October 2016, Item 5, Page 49)
Reason for referral: Cr Jurisevic requested the report be referred for further
consideration of the hours of operation for the development.
ITEMS REFERRED FROM SERVICES & ORGANISATION COMMITTEE -
REPORTS DIRECT TO GENERAL COMMITTEE 3
4 FURTHER REPORT - MCU16/0088 DEVELOPMENT APPLICATION FOR
MATERIAL CHANGE OF USE FOR AN ENTERTAINMENT AND DINING
BUSINESS TYPE 1 FOOD AND BEVERAGES (RESTAURANT) AT 3/287 GYMPIE
TERRACE, NOOSAVILLE 3
5 ADOPTION OF NOOSA PLAN AMENDMENTS 8
6 COOROY MEMORIAL HALL - UPDATE REPORT 15
7 ELECTRIC BUS TRIAL EXECUTION OF LEASE AGREEMENT 44
8 FINANCIAL PERFORMANCE REPORT - SEPTEMBER 2016 49
9 OPERATIONAL PLAN PROGRESS REPORT - 1ST QUARTER 2016-17 55
CLOSED SESSION -
Page 2 of 67
Section 3
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
REPORTS DIRECT TO GENERAL COMMITTEE
4 FURTHER REPORT - MCU16/0088 DEVELOPMENT APPLICATION FOR MATERIAL
CHANGE OF USE FOR AN ENTERTAINMENT AND DINING BUSINESS TYPE 1 FOOD
AND BEVERAGES (RESTAURANT) AT 3/287 GYMPIE TERRACE, NOOSAVILLE
OCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Planning & Infrastructure Department
Index ECM / Application / MCU16/0088
Attachments Nil
EXECUTIVE SUMMARY
Not Applicable.
RECOMMENDATION
That Council notes the reports by the Development Planner to the Planning and Environment
Committee Meeting dated 11 October 2016 and the General Committee Meeting dated 17
October 2016 regarding Application No. MCU16/0088 for a Development Permit for Material
Change of Use for Entertainment & Dining Business Type 1 – Food & Beverages (restaurant)
situated at 3/287 Gympie Terrace, Noosaville, and approve the application in accordance with
the following conditions:
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior
to the use commencing, and then compliance maintained at all times while the use
continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
WD.20 E Proposed Floor plan, prepared by Cab Roto 04/07/16
WD.03 Area Plan, prepared by Cab Roto 11/07/16
Noise
3. The development must be undertaken in accordance with the recommendations of the
Acoustic Assessment dated 3 August 2016 and Additional Information for the Acoustic
Assessment dated 10 October 2016 prepared by RoadPro Acoustic. In this regard, the
acoustic wing walls and acoustic roof panel must be designed to complement the existing
building and streetscape to the reasonable satisfaction of the chief executive officer. Prior
to the installation of these works the plans must be submitted to Council demonstrating
compliance with this condition. Certification must be provided by a suitably qualified person
on completion of the works, certifying the works meet the relevant noise criteria.
4. External speakers or amplified music are not permitted.
5. Internal amplified music must be directed internally to the tenancy.
6. Refuse disposal, particularly glass bottles and the like, must be considerate of noise at all
times.
Page 3 of 67
Section 4
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
7. The Noise Management Plan submitted with the application must be amended to include
site specific operational measures to minimise potential noise nuisance for surrounding
residents and a complaints management process. The Noise Management Plan must
incorporate the recommendations of the Acoustic Assessment dated 3 August 2016 and
Additional Information for the Acoustic Assessment dated 10 October 2016 prepared by
RoadPro Acoustic. The amended Noise Management Plan must be submitted to Council
prior to the commencement of the use.
8. Noise emissions from any new mechanical equipment associated with the development
must comply with the following requirements:
a. Air-conditioning and Refrigeration
7am to 10pm: Background + 5dB(A)
10pm to 7am: Background + 3dB(A)
9. Written certification must be submitted from a suitably qualified person confirming noise
levels from any new mechanical equipment comply when measured at either the residential
boundary or outside the most exposed part of an affected building, whichever is the closest
to the equipment.
The assessment and certification is required immediately after installation of the equipment
and in a format approved by Council. All equipment should be operating at the same time
to test the overall noise level created.
Advice: It is highly recommended the person you engage to certify the installation is
involved prior to installation of any equipment so they can recommend where equipment is
best located. They can also advise about noise enclosures and make other suggestions to
avoid noise problems. It is a lot more costly to try and deal with noise problems after
installation.
Nature and Extent of Approved Use
10. The approved use must not operate outside the hours of:
a. 6.30am to 9.30pm Monday to Thursday
a. 6.30am to 10.30pm Friday, Saturday and public holidays
b. The outdoor dining area must not be used after 8pm until the acoustic wing walls are
installed pursuant to the recommendations of the Acoustic Assessment dated 3
August 2016 and Additional Information dated 10 October 2016 prepared by RoadPro
Acoustic.
11. Service vehicle movements associated with the approved use (including loading and
unloading) must not occur outside the hours of 7am to 6pm Monday to Saturday and not at
all on Sundays or public holidays.
12. The use area including outdoor seating must not exceed 67m2 as indicated on the
approved plan.
Protection of Privacy
13. To ensure privacy is protected between adjoining properties, the western acoustical
designed wing wall must be designed to maintain privacy of the neighbouring unit. In this
regard, the wall must be either translucent glazing or a solid portion to obscure direct views
to the western unit.
Outdoor Lighting Devices
14. Light spillage from the development including advertising, security and flood lighting etc is
designed, sited, installed, shaded and appropriately directed so as to prevent a nuisance to
residential areas and vehicular traffic.
Page 4 of 67
Section 5
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Kitchen Exhaust
15. Kitchen exhaust points for the development must be located and operated in accordance
with Australian Standard AS1668.2-2002 “The use of ventilation and air-conditioning in
buildings” (specifically Section 5.10 – Air Discharges).
16. Certification must be submitted to council from a qualified person* prior to commissioning
the operation of the mechanical exhaust ventilation system for the kitchen which certifies
that the system complies with AS1668.2-2002 and the requirements of this Decision
Notice.
Refuse
17. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management)
Regulation 2000, for the storage and collection of refuse.
REPORT
A report was presented to Council’s Planning and Environment Committee regarding a
development application for Material Change of Use for an Entertainment & Dining Business -
Type 1 Food & Beverages situated at 3/287 Gympie Terrace, Noosaville. Refer to Item 4, Page
39 of the Planning & Environment Committee Agenda dated 11 October 2016.
At its Planning & Environment Meeting held on 11 October 2016, officers advised that the
applicant had lodged an amended acoustic report and that staff would review the material and
provide a further report to Council for consideration.
The applicant has provided further details of the wing walls and supporting material that suggest
the wing walls only (without the roof panels) are sufficient to meet relevant noise criteria. Figure 1
show details of the acoustic wall being from acoustic specific materials.
Figure 1 – Acoustic wing wall detail.
Page 5 of 67
Section 6
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
The submitted ‘‘Additional Information for the Acoustic Assessment’ by RoadPro Acoustic
suggests the following:
‘The acoustic wing wall barriers are the major component of the acoustic treatments
recommended due to the presently unobstructed line of sight from the dining area to the
neighbouring units. As such, it is our view that with the reduced trading hours, the overhead
treatment can be omitted from the recommendations made previously without patron noise
generally exceeding the background noise by 10 dB(A) at the overhead apartment, with the
following exceptions:
Particularly quiet evenings e.g. minimal road traffic combined with still weather; and
When there are multiple patrons talking loudly in the outdoor area.
The staff would need to be aware of the significance of these circumstances, and the
noise management plan must reflect this.’
The applicants original Noise Assessment used a conservative ambient background noise level
which excluded traffic and pedestrian noise etc. Additional information provided uses a more
realistic background noise level which suggests that with the wing walls, the predicted noise
levels are unlikely to exceed the relevant noise criteria (background noise plus 10db(A)) up to
10pm (without the acoustic roof panel).
Noise criteria is slightly more stringent after 10pm (background noise plus 8db(A)) and technically
this may occasionally be exceeded without the roof panel. The applicant suggests in reality,
between 10pm and 10.30pm is a ‘shoulder or transition’ time where background noise levels are
similar and gradually reducing. It is recognised that background noise levels do not instantly
‘drop’ after 10pm and the applicants ‘shoulder or transition’ time is accepted.
The ‘Additional Information for the Acoustic Assessment’ has been reviewed by Council’s
Environmental Health department who raise no concerns. It is considered the applicant has
sufficiently demonstrated that with the acoustic wing walls only constructed, amenity will be
maintained and meet the provisions of the Planning Scheme.
As a result it is recommended that Conditions 3, 7, and 10 be changed to read:
3. The development must be undertaken in accordance with the recommendations of the
Acoustic Assessment prepared by RoadPro Acoustic dated 3 August 2016 and Additional
Information for the Acoustic Assessment dated 10 October 2016 prepared by RoadPro
Acoustic. In this regard, the acoustic wing walls and acoustic roof panel must be designed
to complement the existing building and streetscape to the reasonable satisfaction of the
chief executive officer. Prior to the installation of these works the plans must be submitted
to Council demonstrating compliance with this condition. Certification must be provided by
a suitably qualified person on completion of the works, certifying the works meet the
relevant noise criteria.
7. The Noise Management Plan submitted with the application must be amended to include
site specific operational measures to minimise potential noise nuisance for surrounding
residents and a complaints management process. The Noise Management Plan must
incorporate the recommendations of the Acoustic Assessment prepared by RoadPro
Acoustic dated 3 August 2016 and Additional Information for the Acoustic Assessment
dated 10 October 2016 prepared by RoadPro Acoustic. The amended Noise Management
Plan must be submitted to Council prior to the commencement of the use
Page 6 of 67
Section 7
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
10. The approved use must not operate outside the hours of:
a. 6.30am to 9.30pm Monday to Thursday
b. 6.30am to 10.30pm Friday, Saturday and public holidays
c. The outdoor dining area must not be used after 8pm until the acoustic wing walls and
acoustic roof panel is are installed pursuant to the recommendations of the RoadPro
Acoustic Assessment dated 3 August 2016 and Additional Information dated 10
October 2016 prepared by RoadPro Acoustic.
Departments/Sections Consulted:
Chief Executive Officer X Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office x Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Disaster Management
Governance Infrastructure Planning & Design
Human Resources Planning & Environment
Sustainability Strategic Land Use Planning
Page 7 of 67
Section 8
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
5 ADOPTION OF NOOSA PLAN AMENDMENTS
DOCUMENT INFORM AT ION
Author Principal Strategic Planner, Rebecca Britton
Planning & Infrastructure Department
Index ECM/ Subject/ Noosa Plan Amendments
Attachments 1. Noosa Plan 2016 Amendments (very large attachment provided separately to
this report. 2 copies provided in the Councillors’ Room and a copy available to the
public at Council Chambers)
2. Changes to Infrastructure Charges
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Principal Strategic Planner to the General Committee dated
17 October 2016 and:
A. Proceed to adopt the Planning Scheme Amendments, as provided at Attachment 1 to the
report, in accordance with the Ministerial conditions; and
B. Authorise changes to Table 10.3 of Council’s Charges Resolution for secondary dwellings,
community residences and intensive cultivation uses, as provided at Attachment 2 to the
report.
REPORT
1. Process for adoption
The Minister for Infrastructure, Local Government and Planning has assessed the proposed
Planning Scheme Amendments (the Amendments) for Noosa Shire, in terms of submissions and
changes made as a result of public consultation, and whether or not State government interests
would be adversely affected. The Minister is satisfied that the Amendments meet the relevant
requirements and can now be adopted and formally commenced, subject to the following
conditions:
1. Amend the natural resources overlay maps to show bulk water infrastructure as shown in
the State Planning Policy interactive mapping.
2. Prior to adoption, amend the planning scheme as follows:
a) reinstate the map entitled “Schedule 7 Map – Koala Habitat Areas”, as per the
version which was released for public consultation; and
b) retain references to “Schedule 7 Map – Koala Habitat Areas” in the Biodiversity
Overlay Code.
3. Prior to adoption, amend the Cooroy and Lake Macdonald Natural Resources Overlay Map
to include the proposed water supply buffer amendment shown on the map entitled
“Proposed Amendment to Water Supply Buffer – Lake Macdonald”, prepared by Noosa
Council, dated 5 November 2015.
To meet these conditions, the relevant water supply infrastructure is now included on the overlay
mapping and the koala habitat areas map and code references reinstated.
Page 8 of 67
Section 9
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
The following implementation steps are to occur following adoption by Council:
Commencement will occur the day the notice appears in the Government Gazette.
A notice will be placed in the Noosa News and on Council’s website including the purpose
and general effect of the amendment and where to inspect or obtain a copy.
The Council website information on the planning scheme and its mapping will be updated.
Certified copies of the planning scheme will be sent to the state.
An information sheet will be made available to the building and design industry and the
general public to assist with understanding the changes.
Information sessions will also be held for the building and design industry and internal staff.
2. Key amendments
The amendments include a broad range of changes, with the following considered the more
notable:
Updating and expansion of flood hazard overlay maps to include additional flood prone
areas and to take into account climate change projections;
Reinstating vegetation regulations to enable council to require development application for
vegetation clearing as previously required under the expired local law;
Increasing rear building setbacks for dwelling houses to protect neighbours’ privacy and
amenity;
Providing opportunities for rural enterprises such as visitor accommodation and different
forms of home based business and agricultural uses;
Including provisions to encourage an increased range of visitor experiences through RV
parking and camping on private properties.
Making granny flats (secondary dwellings) ‘ancillary’ to a dwelling house rather than a
separate use to facilitate a broader range of housing options in existing urban areas;
Updating bushfire hazard mapping using the State Government mapping;
Refining the mapping of Water Supply Catchment Areas to better reflect the catchment
extent to protect the water quality of drinking water;
Making small home based businesses easier to start up and increase the number of
employees allowed;
Allowing for supplementary uses that give support to community facilities and sport and
recreation uses, such as coffee shops and crèches.
Allowing for mixed use developments that include residential units in the Shire Business
Centre, Cooroy, Noosa Junction, Tewantin and Mary Street/Thomas Street;
Providing clearer definitions for signage;
Updating information at the front of the planning scheme to explain the Alternative
Provisions to the Queensland Development Code;
Increasing requirements for new or expanded commercial uses on the Noosa River.
3. Infrastructure charges
The planning scheme amendments require review of Council’s current Charges Resolution
(No.2) 2014 (see Attachment 2) relating to:
deletion of the use Multiple Housing Type 1 Relative or Employee (granny flat);
expansion of the use of a Detached House to include a Secondary Dwelling (granny flat);
and
corrections to Community Residence.
Page 9 of 67
Section 10
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Granny flats
Currently, the Multiple Housing Type 1 Relative or Employee use (for granny flats) does not
attract an infrastructure charge. This nil charge rate was implemented under the Sunshine Coast
Regional Council Adopted Infrastructure Charges Resolution (No.3) in 2013 for the purpose of
applying a consistent charge approach to ancillary residential dwellings such as granny flats to all
three current planning schemes. Prior to this date, this use under the Noosa Plan did attract
infrastructure charges identical to any other type of dwelling. However the change in 2013 to
include this use as “ancillary to and included in the Detached House rate” was considered
appropriate since the use definition required the dwelling unit to be occupied by a relative or
employee of the resident owner of the Detached House and therefore simply an extension of the
one family residing on the property.
Through the Amendments, the expansion of the Detached House use to allow a Secondary
Dwelling does not include any restrictions on the relationship of who resides in the additional
dwelling. As such, this secondary dwelling becomes identical in principle to any other type of
additional accommodation use in relation to placing additional demand on infrastructure
networks. It should therefore incur similar infrastructure charges.
For instance, for a 1 bedroom dwelling unit, the infrastructure charge rate is:
$7,800 for an Ancillary dwelling or Multiple housing uses (e.g. duplex, townhouse, relocatable
home
$5,757 for retirement and residential care uses (which includes the 30% transport and park
network reductions)
$6,000 for visitor accommodation.
It is recommended that a new infrastructure charge of $7,800 be applied to Secondary Dwellings
and that a 30% reduction consistent with the retirement and residential care uses be applied.
This would mean a reduced infrastructure charge of $5,460. This is considered appropriate given
that these dwellings:
are permitted to be no more than 65m2 (if wheelchair accessible) and comprise no more than
one bedroom;
would be occupied by one or two people and so the demand on infrastructure would likely to
be less than a Detached House;
would serve to provide small sized more affordable housing options in existing urban areas -
an important housing objective for Noosa Shire.
Community residence
When, in 2011, Sunshine Coast Council amended all its operating planning schemes to include a
separate use of Community Residence, the change was not reflected in the Infrastructure
Charges table for residential uses. It is proposed to correct this omission.
Agricultural use
Changes to the Agricultural Use definition have identified an inconsistency in the current charges
for Cultivation Type 2 Intensive. A ‘nil’ charge rate is currently applied. This use should be the
same as Animal Husbandry Type 2 Intensive as indicated in the State Planning Regulatory
Provision (adopted charges).
It is recommended that Council consider making changes to Table 10.3 of Council’s Charges
Resolution as highlighted in Attachment 2.
Page 10 of 67
Section 11
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
4. Superseded planning scheme
Under the Sustainable Planning Act 2009, a person may apply to the local government to have
their development application assessed against the superseded planning scheme within 1 year
after the day the planning scheme takes effect. The superseded planning scheme is taken to be
the planning scheme before the amendments to the Noosa Plan commenced. The local
government has 30 days to either agree to the request or refuse the request.
It is expected that only a small number of superseded applications would be requested based on
experience with the Noosa Plan when it was first introduced in 2006. Superseded applications
would most likely be received for:
Rear setback variations for dwelling houses
Vegetation clearing that is not otherwise defined as exempt clearing
Development in a flood hazard area
Noosa River commercial uses.
Council officers currently have delegation to provide written notice to a person making a
superseded planning scheme request. Officers will still however refer to Council any ‘significant’
applications that are likely to be of community interest or where potential for compensation exists.
Under part 3 of the Sustainable Planning Act, an owner of an interest in land is entitled to be paid
reasonable compensation by a local government if –
a) a change to the planning scheme affecting the land reduces the value of the interest; and
b) a request is made to a local government to:
i. apply a superseded planning scheme or
ii. assess and decide a proposed development application under a superseded planning
scheme; and
c) the local government decides to refuse the request.
With respect to the rear building setback changes, Council is aware that there is a long lead in
time for the planning and design of some development proposals. Proponents with well
progressed dwelling house designs could potentially incur significant expense and time delays
where they are required to re-design their house to meet the new setback requirements.
Therefore, in considering superseded planning scheme requests relating to rear setbacks council
officers will have regard to:
how progressed the design and technical drawings were at the date the amendments took
effect; and
whether the design meets the general intent of the building setbacks in relation to providing
adequate separation, sunlight access and privacy for neighbours.
Under Council’s Planning and Infrastructure Fees and Charges, a request to apply the
superseded planning scheme is to be accompanied by a fee of $1,347.00 plus the required fee
for design and siting concurrence agency advice of $495.00 for the rear setback variation. It is
proposed that only the design and siting fee apply during the first 3 months from the time the
amendments take affect to minimise unexpected costs on home builders.
Page 11 of 67
Section 12
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Previous Council Consideration
Ordinary Meeting, 19 November 2015, Item 4, Page 13
That Council note the report by the Principal Strategic Planners to the Planning & Organisation
Committee Meeting dated 10 November 2015 and:
A. Proceed with the proposed planning scheme amendments as advertised with the following
changes…
1. …
B. Write to the Department of Infrastructure, Local Government & Planning requesting a
review of KRA 57 (Wahpunga Range), specifically suggesting that a more locally
appropriate separation area be determined having regard to topographical features that
may provide a natural buffer.
Ordinary Meeting, 30 July 2015, Item 9, Page 8
That Council note the report by the Principal Strategic Planner to the Planning & Organisation
Committee Meeting dated 21 July 2015 and:
A. Agree to change the proposed amendments to the Planning Scheme in accordance with
the Minister’s instructions and as outlined in the report; and
B. Authorise the commencement of public consultation on the proposed Planning Scheme
amendments in accordance with the requirements of Statutory Guideline 02/14 Making and
Amending Local Planning Instruments.
Ordinary Meeting, 28 August 2014, Item 4, Page 15
That Council note the report by the Senior Strategic Planner to the Planning & Organisation
Committee dated 19 August 2014 and the further report to the General Committee Meeting dated
25 August 2014 and:
A. Resolve to amend the planning scheme for the Shire of Noosa in accordance with the
proposed amendments as outlined in the report submitted to the Planning & Organisation
Committee on 19 August 2014, subject to the following amendments….
i)….
vii)…
B. Request the Chief Executive Officer to write to the Minister for State Development,
Infrastructure and Planning requesting a State Interest Review of the proposed
amendments and the Minister’s approval for Council to commence public consultation on
the proposed amendments.
Finance & Risk
Ensuring adequate training, information and publicity regarding the commencement of the
Amendments will help to avoid any potential disputes or non-compliance issues resulting from a
lack of awareness or understanding in the community about the changes.
Consultation
External Consultation - Community & Stakeholder
Consultation on the Amendments occurred from August to October 2015. Submissions received
were considered and changes made to the proposed planning scheme amendments as a result.
Further consultation and training with the building and design industry will occur as part of the
implementation phase.
Page 12 of 67
Section 13
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Internal Consultation
Strategic planning staff have consulted with various areas of Council in the development of the
planning scheme amendments. Training with key staff that may be affected by the amendments
will occur as part of the implementation phase.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office X Planning & Infrastructure
Community Engagement X Building & Plumbing Services
Customer Service Civil Operations
Economic Development Disaster Management
Governance Infrastructure Planning & Design
Human Resources X Planning & Environment
Sustainability X Strategic Land Use Planning
Page 13 of 67
Section 14
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
NOTE: This attachment has been superseded by "Attachment 2 (Amended)" - refer to separate attachment to this agenda.
Page 14 of 67
Section 15
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
6 COOROY MEMORIAL HALL - UPDATE REPORT
OCUMENT INFORM AT ION
Author Director Community Services – Alan (Fox) Rogers
Community Services
Index ECM/Subject/Branch Management/Community Services
Attachments 1. Property lot boundaries Maple St Cooroy
2. Building condition report for the Cooroy Memorial Hall and School
of Arts by Independent Building Inspections
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Director Community Services to the General Committee
Meeting dated 17 October 2016 and:
A. Agree to accept trusteeship of the Deed of Grant in Trust (DOGIT) for Lot 1 on Crown
Plan C56038 on which sits the Cooroy Memorial Hall (the Hall) and the Cooroy RSL
Services and Citizens Memorial Club;
B. Request the CEO to undertake consultation with the Cooroy community and the
Department of Mines and Natural Resources about possible future uses and
management of the Cooroy Memorial Hall and then report back to Council;
C. Have this consultation identify:
1. a clear use or purpose for the land on which the Hall is located;
2. the local community’s ability to contribute to the repair, maintenance and
management of the Hall;
3. potential adaptive re-uses for the Hall;
4. the possibility of replacing the Hall with a memorial or recreational park;
5. the financial implications and risks of each of these options;
6. potential funding options for the chosen course of action.
D. Authorise the CEO to enter into negotiations for a thirty year lease to the Cooroy RSL
Services and Citizens Memorial Club Inc. over part of Lot 1 on Crown Plan C56038 to
enable the Cooroy RSL to continue its current operations.
REPORT
Background
At a Returned Soldiers meeting in March 1921 it was agreed that the park adjoining the existing
School of Arts building was the most central and suitable site for a new community hall to serve a
growing population. New by-laws were drafted whereby the Returned Soldiers League were
represented on the Park Trust. The community wished to build a grand hall to stand as a
permanent memorial to their fallen soldiers. The Returned Soldiers and Citizens then began
fundraising to build the hall.
Page 15 of 67
Section 16
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
The Cooroy Memorial Hall (the Hall) was built in 1926 and was officially opened on the 20 August
1926. The Memorial Hall incorporated the former School of Arts building which was built in 1911
on the same site.
This Hall was originally called the Cooroy School of Arts Memorial Hall. It was built at a cost of
2000 Pounds with funds raised by community groups and local businesses. W D Fenwick
supplied architectural services and local saw miller F. Fenwick was the builder.
The Hall was used for showing movie films from the 1920s to the 1960s as well as many social
activities including:
Dances and balls
Wedding receptions and church services
Anzac services and school concerts
Speech nights, school and church fetes
Indoor sports, arts and crafts and markets
Public meetings, polling booths and club activities
A number of structural modifications and extensions were made to the Hall in the 1960s and
1970s.
By the 1970s there was a decline in social activity at the hall due in part to the advent of
television and also the construction of the Noosa Drive-in Theatre. As a result, the cinema in the
Hall was forced to close in 1970 which in turn further reduced the amount of activity in the Hall.
Fund raising balls and other functions to maintain the Hall have been a key feature of the Hall’s
history particularly from the 1970s onwards. A ball was held as late as February 2013 to raise
funds for essential works to the Hall.
Land Tenure
The land on which the Hall is built is a Deed of Grant in Trust (DOGIT) for Recreation and
Memorial Hall Purposes and for no other purpose whatsoever.
There are currently two buildings on the DOGIT, the Hall, which has a minor encroachment onto
Council freehold land to the east, and the RSL building which encroaches more significantly onto
Council land. See Attachment 1.
Since 1979 the trustee of the DOGIT on which both the RSL Club and the Hall are located has
been the Cooroy RSL Services and Citizens Memorial Club Inc (The Cooroy RSL).
In the early 1990s the Cooroy RSL decided not to relinquish trusteeship of the Hall to Council at
the same time as management of other Community Halls in the Shire were being relinquished to
Council, believing they could best manage the Hall.
Heritage Status
The building is part of the Maple St Cooroy Character area identified in the Noosa Plan’s
Heritage Overlay Code and is listed as a locally important heritage site. See extract from the
Noosa Plan below:
Page 16 of 67
Section 17
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
This means that the planning scheme is seeking to retain the Cooroy Memorial Hall as part of an
historic streetscape and any external building work would require a code assessable application.
Section 13.21 of the code details the circumstances under which a character building or a
heritage site can be removed or demolished. These circumstances include where the building is
structurally unsound and not capable of economic repair (S5.3.c).
Management and maintenance of the Hall
As Trustees of the DOGIT, the Cooroy RSL Board is responsible for the management and
maintenance of the Hall.
The Hall was reroofed and restumped in 1991/1992 at a cost of approximately $20,000. Council
funded half of the project while the remainder was funded by the Hall committee, Noosa Rotary
Club and other local businesses. The Hall was repainted in 2000.
Over the past few years the Cooroy RSL has found it difficult to allocate adequate funds to
properly maintain the Hall which has meant that the condition of the Hall has gradually
deteriorated.
In the second half of 2015 after deciding it could not adequately maintain the Hall and concerned
about issues of public safety, the RSL Board commenced discussions with DNRM about
surrendering that part of the DOGIT on which the Hall is located back to the State and identifying
a new trustee. This trustee could be Council or another suitable party.
While the RSL Board’s proposal to partially surrender their trusteeship is possible under Section
55 of the Land Act 1994 it is significantly complicated by the fact that:
there are two buildings on the DOGIT
both buildings encroach onto Council freehold land; and
returning the Hall but not the Club to the State requires a sub-division of the DOGIT which
further complicates the land tenure issues.
Page 17 of 67
Section 18
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Closure of the Hall
On 23 October 2015, the Cooroy RSL Board received an electrical safety inspection report which
highlighted a number of public safety concerns. Subsequently at a special meeting on the 10
November 2015 the Board carried a motion that the Hall be closed until such time as the
remedial works identified in the electrical report were carried out and the kitchen and toilet
facilities were bought up to a hygienic and safe standard.
On the 4 December 2015, Council Officers met with the Board to discuss the closure of the Hall
and the Board’s proposal to surrender that part of the DOGIT on which the Hall is located.
At that meeting the Officers made it clear to the Board that Council wanted to play a constructive
role in resolving both of these issues but importantly Council also wanted to resolve the
encroachment and land tenure issues.
On 18 December 2015, the Cooroy RSL commissioned a building report to assess the condition
of the building. The report concluded that the hall was suffering from a number of issues
including structural damage relating to termites and the condition of the roof and sub floor.
While the electrical safety issues identified in the electrical audit have been rectified the Hall
remains closed due to the structural issues identified in the building report and a subsequent
structural engineers report conducted for the RSL on 15 April 2016 by Pellegrene Consulting
Engineers.
Community response to the closure of the Hall
A number of community meetings have been held to discuss the plight of the Hall and a Cooroy
Community Hall Action Group (CCHAG) has been formed to advance the interests of the Hall
and have it reopened.
CCHAG have also met with the Cooroy RSL Board and Council to try to have the Hall reopened.
In discussions with CCHAG to date, Council Officers have stressed that the Cooroy RSL is
currently responsible for the management of the Hall and any decision about reopening or
leasing the Hall has to be made by the RSL.
CCHAG have talked with the RSL Board about leasing the Hall, but these discussions have not
proceeded very far as CCHAG is not incorporated and do not have the funds to bring the Hall up
to an acceptable standard to reopen.
Options for future management and use of the Hall
Over the past few months Council Officers, DNRM and the Cooroy RSL Board have discussed a
number of options to solve the land tenure issues and the long term maintenance and
management of the Hall. These options include:
1. The RSL sub dividing the DOGIT into two separate lots and surrendering trusteeship of the
Hall lot to DNRM. Under this option the RSL would then either continue to lease the
Council freehold land on which the Club encroaches or purchase that parcel of land.
2. The RSL leasing the Hall directly to an eligible organisation.
3. Council and DNRM agreeing to a land swap which means that both buildings would be
contained within the one parcel of land and the RSL continuing to manage both buildings.
4. The RSL renovating the Hall to use as a function room.
5. Demolishing the Hall and replacing it with a memorial park. This option could also involve
moving the Cenotaph (from the eastern side of town) so that all of the town’s war memorial
functions are in the same central location.
6. Council becoming trustee for the whole DOGIT. Under this option Council would assume
responsibility for the Hall and negotiate a new lease with the Cooroy RSL.
Page 18 of 67
Section 19
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Analysis of the management options
Option 1 - Sub division of the existing DOGIT
This originally was the RSL Board’s preferred option. It is however not acceptable to Council as it
does not solve, and in fact exacerbates, the land tenure issues.
In pursuit of this option the RSL Board has submitted an application for a Development Permit to
reconfigure a Lot the DOGIT into 2 Lots on 29 March 2016.
This DA is currently the subject of an information request with Council seeking information about
how the Cooroy RSL will address the following issues:
The proposed (new) boundary results in an inappropriate design and siting of the existing
RSL building and the Memorial Hall and places both structures well within minimum side
boundary setbacks. The new boundary in this location is likely to introduce new boundary
conflicts in relation to fire separation, which is undesirable.
The proposed subdivision would create an additional lot having an existing building
(Community Hall) encroaching on the adjoining lot to the east (Lot 4 on SP254935).
Council is unlikely to support a sub-division proposal where the building encroachment issues
remain.
Option 2 - RSL Board leases to a third party
Over the past nine months no organisation has come forward with the resources and capability to
repair, manage and maintain the Hall and it is the opinion of Council Officers that no such group
currently exists in Cooroy.
Option 3 – Land swap to resolve the land tenure issues
Council Officers have discussed this option with DNRM. The Department has indicated that they
are supportive of an approach which solves the encroachment and land tenure issues. There are
however some technical issues about the land swap and whether the DOGIT can be expanded
which would take some considerable time to resolve. The RSL does not support any option
where it maintains responsibility for the ongoing maintenance and management of the Hall
Option 4 – Refurbish the Hall as a function space
After some consideration the RSL made the commercial decision not to renovate the Hall as a
function room based on a financial analysis and logistical issues.
Option 5– Demolish the Hall and replace with a memorial park or playground
This option had some support from both the RSL Board and Council Officers with all parties
agreeing that there are a number of long term social and economic benefits from having a
beautiful park in the centre of town. However, it was also acknowledged that because of the
Hall’s heritage and sentimental values the building could not be demolished without extensive
consultation and engagement with the local community and DNRM. A process which the RSL did
not believe it had the expertise to undertake.
Option 6 – Council takes over trusteeship of the whole DOGIT
While initially dismissed by the RSL Board, the difficulties the RSL Board has experienced in
proceeding with the sub division of the DOGIT, has led the Board to reconsider this option.
At a special Board of Management Meeting held on 29 August 2016, the RSL Board carried a
motion to relinquish trusteeship of the DOGIT on the basis that Council assume trusteeship for
the DOGIT and ensure the RSL’s rights to the RSL club building under a trustee lease.
Becoming trustee does not preclude Council entering into a land swap arrangement with DNRM
or consulting with the local community about the future best use of the Hall or the land on which it
sits.
Page 19 of 67
Section 20
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
From a Council perspective there are opportunities and challenges in pursuing Option 6. See
SWOT below:
Strengths Weaknesses
this proposal resolves the land tenure the building is currently closed to the
issues public and needs close to $400,000 spent
the RSL have agreed to a semi on repairs and urgent maintenance before
commercial rental of $20,000 per annum it could be re-opened
for the lease of their club house which the building contains asbestos
could be used to offset some of the costs Once restored the building’s ongoing
of maintaining the Hall maintenance and upkeep would probably
sections of the local community and exceed the proposed $20,000 pa rental
CCHAG in particular would welcome from the RSL
Council taking over responsibility for the any funds spent by Council on
Hall maintaining the Hall, regardless of
funding sources will directly impact
Council’s operating position
there are a number of other halls and
meeting places in Cooroy that are newer
and safer, although their availability may
be restricted
there is currently no local incorporated
group prepared to manage the building
the DOGIT and the Noosa Plan
significantly restrict the potential
commercial uses of the Hall
Opportunities Threats
using heritage levy funds to undertake while the building has sentimental value it
some or all of the repairs has no clear use or purpose
finding an adaptive re-use for the Hall so once repaired the building may be little
that it once again has an economic and used and become a white elephant
social purpose Council’s ability to repurpose or demolish
demolishing the Hall and creating a the Hall is constrained by the DOGIT and
memorial park or playground on the site the Noosa Plan’s Heritage Overlay Code
if the Hall was demolished moving the
Cenotaph next to the RSL so that all of the
town’s war memorial functions are in a
central location
using a portion of the vacant land at the
southern end of the DOGIT to create a
new connection between the eastern and
western parts of Cooroy township which
are now separated by the railway line
Condition Assessment
Upon receiving the correspondence from the RSL Board that it is prepared to relinquish the
whole DOGIT on 29 August, Council Officers commissioned a building condition report for the
Hall from Independent Building Inspections (IBI).
The report from IBI generally confirms the report commissioned by the RSL Board from
Pellegrene Consulting Engineers. (refer attachment 2)
The main areas for concern identified in the IBI report are:
• that the building has sustained termite damage in the south west corner of the building and
above the projection room.
• there is evidence of rafter damage and structural defects in these areas which might lead to
localised structural failure or the collapse of the roof.
Page 20 of 67
Section 21
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
• the surface water drainage at the southern end of the building needs modification to
minimise the amount of water flow under the building.
• there is evidence of fungal decay in some of the chamfer boards all around the building.
• there is asbestos in the building and a significant amount of asbestos cement sheet pieces
on the ground near the base of the stumps.
• the concrete and concrete masonry stumps under the hall, have in most instances been
packed with pieces of fibre cement sheeting which is most likely to be asbestos.
• there are some stumps to the southern section of the subfloor area, that are leaning to the
west.
• a number of the bearers (125x100 RHW) to the south western corner of the building are in
need of rectification work.
• the ceiling sheets over the stage are sagging.
• any significant alterations to the ceiling over the main body of the hall, should they occur,
will require a significant amount of temporary bracing of the external walls and will require
the new ceiling to be in the form of a diaphragm ceiling that has been designed by a
structural engineer.
• there is evidence of termite damage in the female and disabled toilets.
• the external painted areas, should be checked for the presence of lead based paint as a
precautionary measure for a building of this age.
• notwithstanding that the switch board has been upgraded all of the electrical wiring, needs
to be checked by a qualified electrician.
Both the Pellegrene Consulting Engineers report and the IBI report indicate that the building is:
possible to restore.
generally in a satisfactory condition having due regard for its age and location.
not currently safe for public use.
Estimate of costs to repair the Hall
The report from IBI estimates that it would cost between $300,000 to $400,000 to bring the
building up to a standard that would allow it to be re-occupied safely. These works would include
a small allowance for upgrading fire safety and removal of the asbestos in the kitchen and
projection rooms; but not the removal of the asbestos in the ceiling of the main hall.
IBI estimates it will cost between $800,000 and $1 million to bring it the Hall back to very good
condition. This includes removal of all asbestos in the building.
The cost to demolish the building is estimated at $165,000.
Proposed way forward
The Hall has now been closed for almost twelve months and its future is of concern to the local
community. The RSL Board have offered to surrender the DOGIT and would like Council to take
over the trusteeship, as would the community.
Options for Council to consider:
A. Decide not to accept the trusteeship and leave it with the RSL.
B. Accept the trusteeship of the DOGIT and
a. proceed to undertake the necessary remedial works on the Hall with a view to
reopening the Hall and finding a suitable group to manage the Hall asap
b. continue negotiations with DNRM regarding a land swap to resolve the land tenure
issues
c. negotiate a formal lease arrangement with the Cooroy RSL for their building.
Page 21 of 67
Section 22
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
C. Agree to accept trusteeship of the DOGIT and
a. continue negotiations with DNRM regarding a land swap to resolve the land tenure
issues
b. negotiate a formal lease arrangement with the Cooroy RSL for their building
c. undertake consultation with the Cooroy community and DNRM about possible future
uses of the land and/or the Cooroy Memorial Hall.
d. this consultation to identify:
i. a clear use or purpose for the land on which the Cooroy Memorial Hall is
located.
ii. the local community’s ability to contribute to the repair, maintenance and
management of the Hall
iii. potential adaptive re-uses for the Hall
iv. the possibility of replacing the Hall with a memorial or recreational park; and
v. potential funding options for the chosen course of action
e. report back to Council with a proposed way forward including a detailed financial
analysis of the preferred option.
Option C is recommended as it breaks the current deadlock, and allows time for a mature
discussion with the Cooroy community about what they would like to see occur on a significant
parcel of land in the centre of their town.
Option C also involves a full discussion with the community regarding the financial implications of
repairing and maintaining the Hall.
Previous Council Consideration
Nil
Finance & Risk
No funds have been allocated in Council’s 2016/17 budget for repairs and maintenance of the
Hall.
The closing balance of the Heritage Levy Reserve as at 30 June 2016 was $487,143.
Commitments for expenditure from the Levy for the current financial year include:
Noosa Museum Strategic Plan $20,000
Heritage Walk Maintenance $11,600
Capital works – Mill Place Boiler House Restoration $180,000
New Project – Museum Roof Replacement/Repairs $20,000
Corporate overheads $8,029
This leaves a projected levy reserve balance of $548,513 at the end of the 2016/17 financial
year. Some of these funds could be allocated to work on the Cooroy Memorial Hall, subject to
consultation with the Heritage Levy Advisory Committee and a formal Council decision.
There are a number of significant risks for Council if it were to take over trusteeship of the Cooroy
Memorial Hall DOGIT. These include:
The age of the building
The difficulty in accurately assessing the condition of the Hall without a more invasive
inspection including lifting some of the sheeting on the roof; removal of chamfer boards and
detailed inspection of the sub floor area.
Usage of the Hall has been declining for a number of years and there is no regular demand
or purpose for the Hall other than for the occasional festival, wedding or large community
events.
The nature of the DOGIT and the status of the building as an identified heritage site under
the Noosa Planning scheme constrains Council’s options for the future use of the land and
the Hall.
Page 22 of 67
Section 23
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
It is recommended that any proposed future uses of the Hall be subjected to a full financial
analysis.
Consultation
External Consultation - Community & Stakeholder
Cooroy RSL Board
Members of the Cooroy Community Hall Action Group (CCHAG)
Officers of the Department of Natural Resources and Mines
Independent Building Inspections
Internal Consultation
Director Corporate Services
Property and Facilities Manager
Community Development Coordinator
Departments/Sections Consulted:
Chief Executive Officer x Community Services X Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support X Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws X Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Disaster Management
Governance Infrastructure Planning & Design
Human Resources Planning & Environment
Sustainability Strategic Land Use Planning
Page 23 of 67
Section 24
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Attachment 1
Page 24 of 67
Attachment 1
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Page 24 of 67Section 25
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Attachment 2
Page 25 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Attachment 2
INDEPENDENT BUILDING INSPECTIONS
PO Box 401,COOLUM BEACH. Q. 4573.
Ph/Fax (07) 5446 1258; Mobile 0427 713467.
QBSA Lic. N° 4806. PMT Lic. N°0-13779.
Supplier’s ABN: 20 636 954528.
Annexure A.
PRELIMINARY ESTIMATED COST DETAILS COOROY MEMORIAL HALL & SCHOOL OF ARTS.
1.00 KEY POINTS IN RELATION TO THE REPAIR AND MAINTENANCE OF THE HALL. The
urgent repairs required for the hall include but are not limited to the following
where noted.
KEY.
RED: The addressing of these items is critical and before occupation.
GREEN: Maintenance or repair required in a reasonable time eg 6 months
but before occupation.
BLUE: To be carried out as general maintenance. Within 6 months.
Can be before or after occupation.
2.00 See original report.
3.001 THESITE
(i) Surface Water Drainage: The surface water drainage top the southern side of the building is
in need of modification to minimise the amount of water that can flow under the building
especially but not limited to the southern end of the building.
(ii) Trees & Bushes: The trees to the southern end of the western side of the building as with
any other trees and bushes to the western side of the building , should be cut clear of the
roofed area so that there is a minimum of 1400 mm clearance between the branches and
the roof.
The bushes planted along the western side of the building should be kept cut clear of the
external walls and well below the roof line.
3.002 THE EXTERIOR OF THE BUILDING.
External Cladding & Landings/Stairs etc:
The external walls will be identified as follows.
(a) Northern side. (Nearest the RSL Club.)
1
Page 25 of 67Section 26
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 26 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
(i) The fungal decay to the wall stop to the north eastern corner of the area outside of the male
toilets, as well as to the eastern end of some of the chamfer boards in this area.
(ii) The first vent pipe in from the eastern end of the northern side of the building is exhibiting
the effects of water penetration (fungal decay) in the area where the vent pipe passes
through the soffit sheeting.
(iii) The sets of louvres to the eastern side of the female toilet section of the building are in need
of replacing.
The painted finish to the western gable to the northern end of the building is at a stage
where it requires reinstating, as does the painted finish to the return to the western end of
this northern external wall.
These boards can be marked at the time the scope of works is being produced.
(b) Southern side.
(i) The lower four runs of chamfer boards to the southern end of the building, are to be
removed and replaced with new chamfer boards. The damaged sections of the chamfer
boards, are to be discarded and the sound sections of the chamfer boards, are to be used to
reinstate other damaged chamfer boards of the same mill, in other areas of the external
walls, where there is evidence of termite damage or damage due to the effects of fungal
decay.
These areas include but are not limited to the following areas:
The upper sections of the southern wall, the return to the western external wall and to the
eastern end of the southern external wall, near the broken downpipe. These and other
areas are to be marked on site at the time the Scope of Works is being produced.
(ii) The Mini Orb cladding to the window awning to the southern end of the building, in the area
outside of the eastern stage room is corroding and is due for replacing.
Eastern side. (Nearest the Railway line.)
(I) The lower section of the eastern gable to the northern end of the building, in the area above
the skillion roof above the disabled toilet/bar area is exhibiting the effects of fungal decay
and termite damage.
There is evidence of the effects of fungal decay to the chamfer boards below the western
end of the bottom rail to the northern and southern sides of the external stairs to the
eastern side of the building as well as to the area to the bottom of the external wall, in the
area below the two aluminium framed windows to the eastern end of the raised dining
room area but not limited to these areas.
The areas that require parts of the chamfer boards to be replaced due to the effects of
fungal decay can only be accurately ascertained by further invasive investigation and the
areas marked to identify same. The full extent will dictate the number of chamfer boards to
be removed from the lower section of the southern wall of the building.
2
Page 26 of 67Section 27
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 27 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
(ii) The landing to the eastern side of the sitting area is in need of upgrading so as to help meet
an owners, duty of care and are safe for children and or others. The nosing board to the
eastern edge of the landing and which is located above the top of the flight of stairs is due to
be replaced and secured adequately.
(iii) The handrails to the landing and stairs are in need of replacing, as they would not be
considered to be safe in their present form.
The top of the top handrail is approximately 860 mm above the top of the decking to the
landing and will require upgrading to ensure that they are a minimum of 1000 mm above the
decking and so that a sphere of 125 cannot pass through the widest space to the various
areas of the handrails.
The spaces between the handrails in their present form, would allow a sphere of 125mm
pass through the widest space and this would not be considered safe for patrons of the hall
or others using the steps outside of the times the hall is not being used.
Itis noted, that there is a public car park to the east of the hall that is used by all and sundry
(iv) The step treads are in need of assessing individually and where required replacing. The third
tread down from the top of the flight is due to be replaced. The second tread up from the
bottom of the flight is exhibiting the effects of fungal decay.
The space between the treads is approximately 135 mm + and as such should be modified by
including an additional piece of timber or metal under the nosing area of the treads so that
the widest space between the treads will not allow a sphere of 125mm to pass through.
The steel stringers are due to be cleaned down and a suitable protective coating system
applied. This will require the treads to be removed temporarily to allow the proper cleaning
and painting of the steel stringers.
The fixings to the head of the steel stringers, should be drawn and the integrity of same
verified.
(v) The landing and stairs to the eastern side of the kitchen area are in need of upgrading so as
to help meet an owners duty of care and are safe for children and or others.
The timber decking to the landing is at the end of its serviceable life and is due to be
replaced and secured adequately.
The floor frame including the bearers and floor joists, will require replacing as part of the
rectification work.
(vi) The handrails to the landing (805 mm high) and stairs (790mm) are in need of replacing, as
they would not be considered to be safe in their present form.
The top of the top handrail is approximately 805 mm above the top of the decking to the
landing and will require upgrading to ensure that they are a minimum of 1000 mm above the
decking and so that a sphere of 125 cannot pass through the widest space to the various
areas of the handrails.
The spaces between the handrails in their present form, would allow a sphere of 125mm
pass through the widest space and this would not be considered safe for patrons of the hall
or others using the steps outside of the times the hall is not being used.
3
Page 27 of 67Section 28
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 28 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
It is noted, that there is a public car park to the east of the hall that is used by all and sundry.
(vii) The step treads are in need of assessing individually and where required replacing. The
fourth tread up from the bottom of the flight is exhibiting the effects of fungal decay.
It is noted that five of the eight treads have been replaced and are in sound condition.
| would recommend that the other three treads are replaced as part of the remedial works
required for this stair and landing area of the building.
The space between the treads, should be modified by including an additional piece of timber
or metal under the nosing area of the treads so that the widest space between the treads
will not allow a sphere of 125 mm to pass through.
The steel stringers are due to be cleaned down and a suitable protective coating system
applied. This will require the treads to be removed temporarily to allow the proper cleaning
and painting of the steel stringers.
The fixings to the head of the steel stringers, should be drawn and the integrity of same
verified.
(viii) |The roofed structure over the external stairs outside of the kitchen is in need of the
connections of the top of the five rafters to be upgraded and adequately secured.
The strut to the southern end of the roofed area over the external stairs is in need of further
invasive investigation to be carried out in order to ascertain the full extent of the effects of
fungal decay to the strut and the area of the wall on to which the strut is secured.
The strut will require replacing as part of the remedial work and the southern end of this
roof in general, should be reassessed and upgraded where required.
(ix) The nails to the chamfer boards to the southern side of the external door to the kitchen are
exhibiting the effects of rust and should be addressed when the exterior of the building is
repainted.
It is noted that the painted finish to the exterior of the building is at a stage where it would
be prudent to repaint before the deterioration of the existing paint would require the
removal of all of the paint.
The external painted areas should be checked for the presence of lead based paint as a
precautionary measure for a building of this age.
(x) The two sets of louvres to the eastern side of the male toilet section of the building, are in
need of replacing due to rust and corrosion and two louvre blades missing. This is part of
general building maintenance.
Western side. (Nearest Maple Street.)
The vertical chamfer board to the northern side of the western disabled access doorway, in
the area below the top rail is loose and will require removing and the area under same to be
treated and protected with an appropriate paint system. The fungal decay to the bottom of
this area is in need of addressing as part of this work.
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The metal handrail is due to be cleaned down and repainted with an appropriate paint
system, as is the external door to this side of the hall.
The entrance set to the western side of the hall is in need of rectification to ensure that the
hall can be securely locked when required.
It is further noted that the door can be easily opened from the outside when it is locked and
as such, will require making secure.
The return to the southern end of the western side of the building is exhibiting the effects of
termite damage to approximately eight of the chamfer boards. These chamfer boards
include but are not limited to the bottom board, the third board up and ninth chamfer
boards up from the bottom that are exhibiting significant holes in the face of the boards.
The southern end of the western external wall to the room to the west of the stage is
exhibiting significant termite damage to the chamfer boards in this area, where they meet
the south western external corner stop.
It is envisaged that the chamfer boards to repair this section of the western external wall,
will come from the lower four runs (or more if required) of chamfer boards that are to be
removed from the southern end of the building as part of the works to reinstate the external
cladding to the southern external wall.
This way, the profile will be the same as the existing chamfer boards that are being repaired.
There is a broken pane of glass to the lower southern sash to the western window opening
to the area that is located in the room to the west of the stage.
The Mini Orb cladding to the window awning located to the north of the disabled access on
the western side of the building is exhibiting the effects of corrosion due to the water
dripping on the roof, from the join in the rainwater gutter above this area.
The Mini Orb cladding to the window awning located second to the north of the disabled
access on the western side of the building is in need of refixing to the awning frame. The
frames to the various awnings, are to be checked further prior to refixing / replacing the
mini orb cladding to the awnings.
3.003 THE SUB-FLOOR AREA.
(i) Battens to perimeter of sub-floor: There is evidence of significant defects visible to me on
the external walls to the various areas around the building. These areas include the
following:
The finished height of the timber battens to the various areas around the base of the
building is such, that there are some areas that are in ground/concrete contact.
The timber battens and the associated supports are to be modified to provide a minimum of
75 mm clearance above the ground or concrete as the case may be. This is a critical part of
the termite management works for this building.
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The western end of the third horizontal batten in from the southern end of the external wall
of the kitchen area and which is on the fourth span back from the eastern end of this end of
the building is loose and hanging out of position. This will require refixing as part of
normal maintenance.
(ii) Sheeted in section under the raised dining section:
(a) The section of the sub-floor under the eastern side of the raised dining area was locked at
the time of inspection.
It is noted that the bottom of the corrugated iron walls to the enclosed area, are in direct
ground contact and as such, will require an appropriate termite management system to be
installed.
Note: The base of the corrugated iron walls are to have a chemical termite management
system applied so as to ensure that both sides of the corrugated iron wall are adequately
protected against unobserved termite access from ground level.
The termiticide to be used would be either Termidor® or Altriset®, both are non- repellent
termiticides and should be applied in accordance with the APVMA approved label.
(b) The timber off cuts on the ground under the building, are in need of removing as part of any
competent termite management program.
It is noted that there is evidence of termites having eaten various areas of these off cuts.
No active termites were observed at the time of inspection.
(iii) Stumps under the building:
(a) The concrete and concrete masonry stumps under the hall, have in most instances been
packed with pieces of fibre cement sheeting.
It is reasonable to assume that the fibre cement sheeting to the various areas around the
sub-floor area and in the building in general, has been manufactured using asbestos and as
such, should be treated accordingly.
It is further noted that there is a significant amount of asbestos cement sheet pieces on the
ground near the base of the stumps, but not limited to these areas of the sub-floor.
(b) There are some stumps to the southern section of the sub-floor area, that are leaning to the
west.
The fifth stump in from the southern end of the building and which is located under the third
bearer in from the western side of the building, has a significant lean and is in need of
reinstating.
To ascertain the exact cause of the movement of these stumps would require further
invasive investigation to be carried out.
(c) The sixth stump back from the southern end and which is located under the third bearer
back from the western side of the building, has a gap of approximately 16 mm between the
top of the stump cap and the underside of the bearer and as such the bearer isn’t supported
on this stump.
The sixth stump back from the southern end and which is located under the fourth bearer
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back from the western side of the building has a gap of approximately 19 mm between the
top of the stump cap and the underside of the bearer and as such, the bearer isn’t
supported on this stump.
It is further noted that there are some stumps in this area that are leaning towards the west
at the top of the various stumps.
(d) The tie-down (anchor bolts) to the building to the stumps in general is generally non existent
except for a couple of tie-down anchor bolts to the southern end of the sub-floor area.
The tie-down for the building in general is in need of reassessing and where required
additional, appropriate tie-down (Anchor bolts) to be installed.
(e) The stump caps and ant capping to the various areas, should not be relied on as part of a
competent termite management system in their present form.
It is noted that there is evidence of rust and corrosion as well as distortion of various stump
caps to the various stumps to the building, especially but not limited to the eastern side of
the building.
(f) The drainage under the southern end of the building, especially under the stage and kitchen
area, but not limited to this area is in need of addressing so that water cannot continue to
be directed under this section of the building.
The water from the incomplete/broken downpipe outside of the south eastern corner of the
original building /stage area is also directing a significant amount of water under the
building.
Part of the rectification work for this downpipe will be to check the stormwater pipe located
at the base of this downpipe, for blockages.
(iv) Bearers & Sub-floor etc:
(a) The northern end of the fourth bearer in from the eastern side of the building and which is
located over the fourth stump in from the northern end of the building, isn’t adequately
bearing on the stump.
(b) The bearer to the southern end of the building and which is located to the rear of the stage
area is exhibiting the effects of significant termite damage.
This bearer will require the debris to be vacuumed out and treating with an appropriate
timber preservative (Copper naphthenate or Disodium Octoborate Tetrahydrate (Protect
Timber) and an additional bearer to be added to the northern face of the bearer, whilst
leaving the original bearer in place.
The installation of this supplementary bearer can be carried out at the time the four or more
lower chamfer boards to the southern end of the original section of the building are
replaced.
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See 3.002 THE EXTERIOR OF THE BUILDING.
Further information in relation to the carrying out of the installation of the supplementary
bearer and the necessary protection of the existing bearer can be provided if required.
The tenon to the bottom of the external studs to the southern end of the original building,
have been eaten by termites and as such, the bottom of the studs are to be securely fixed to
the supplementary bearer.
Further details can be provided if required.
The bottom of the 75x16 RHW. diagonal timber braces to the southern external wall, are in
need of terminating property due to the existing termination being negated by termite
damage to the ends of the 75x16 RHW braces.
Note: The braces will be able to be addressed easily whilst the lower chamfer boards are off
the wall.
(c) The bearers (125x100 RHW) to the south western corner of the building are in need of
rectification work to be carried out, due to the bottom section of the southern end of the
western bearer, being significantly compromised by the effects of termite damage.
The bottom of the 100x100 corner stud to this area is also in need of minor modification to
be carried out at this time due to the effects of termite damage. Further information in
relation to the carrying out of the rectification work to this area of the existing bearers and
corner stud can be provided if required.
The bottom of the 100x100 wall stud that is located over the second bearer back in from the
western end of the southern external wall is in need of minor modification to overcome the
effects of termite damage.
Note: The finished height of the soil under the bearers to the south western corner of the
building, should be lowered and maintained so that there is aminimum of 100mm
clearance at all times.
(d) It is strongly recommended that the soil under the bearers in this area and the ground, out
to 150 mm each side of the bearers is treated with Termidor or better, in order to minimise
the risk of termite infestation.
See notes on the retaining timber across the base of the western side of the building.
(e) The wall plates that have been fitted to the eastern and western ends of the stage floor
framing and on which the floor joists are supported, have been nailed in position.
| would strongly recommend that the wall plates in this area under the floor joists have
additional hot dipped galvanised (HDG), Type 17 screws installed to each stud onto which it
is fixed.
(f) The western end of the southern bearer below the kitchen, has settled downwards by
approximately 30 mm., due to the effects of termite and fungal decay. This bearer will
require jacking back into position and the appropriate steel brackets to be fitted under the
bearer and to the internal face of the bearer.
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(g) The section of the bearer that is located approximately 300 mm back from the western end
of the second bearer back from the southern side below the kitchen is exhibiting a fracture
in the bearer.
This fracture appears to be due to a natural fault in the timber bearer and would in my
opinion, have been present for a very long time.
This defect can be addressed by jacking up the dropped area of the bearer and plating with
either with a steel cheek plate bolted to the side of the bearer or an additional seasoned
timber bearer, being bolted to the existing bearer.
(h) The bearers to the south eastern corner below the kitchen, are exhibiting damage due to the
action of timber pests (termites and fungal decay). This section will require the appropriate
steel brackets to be fitted as well as the bottom of the corner stud being reduced and
secured to an additional piece of timber that is to be installed on top of the bearers in this
area.
It is further noted that the bottom of the wall stud in this area is also in need of modification
due to the effects of timber pests.
The exact method of rectification will depend on further invasive investigation of the bearers
and corner stud in this area.
(i) There is evidence of the effects of fungal decay to the third bearer in from the southern end
of the eastern side of the kitchen. This is in the area near the northern edge of the landing
that runs off to the eastern side of the kitchen.
This area can be rectified by installing a steel plate against the western face of the eastern
bearer.
(v) Termite Management System etc.:
(a) The termite management system under the building is in need of maintenance.
To ascertain the full extent of the additional work required, will require access to the
Certificate of Treatment and associated paperwork that has been provided to the RSL. At the
time they had the termites treated.
(b) The piece of timber that is located to the western end of the southern face of the concreted
area that forms the floor to the entry / foyer area is in ground contact and in contact with
the timber frame of the floor to this area.
This should be removed or modified as part of a competent termite management system.
3.004 EXTERNAL ROOF AREA & ACCESSORIES.
(i) ROOF, GUTTERING & RAINWATER DOWNPIPES:
(a) The galvanised corrugated iron roof over the awning to the east of the entry/foyer area is
exhibiting the effects of rust and minor corrosion.
The fixing of the various roof sheets to this awning is at a stage where a reasonable wind
event from the right direction, either to the east or the west could strip the sheeting from
the roof frame.
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The metal awning stays are exhibiting the effects of rust and corrosion and as such, should
be reassessed at the time the scope of works is being produced or when the roof to the
awning is replaced or refixed.
It would be prudent to verify the connections of the awning stays, as well as the awning
frame at the time the roof is removed or repaired.
The corrugated galvanised iron roof over the awning to the east of the entry/foyer area is a
pre 1966 profile (double under/double over) and not the modern custom orb profile
(under/over). This will give you a good indication of the age of the roof.
(b) The skillion roof over the eastern sitting area, bar and the male toilets is exhibiting the
effects of rust and corrosion.
It is noted that there are holes in the lower section of the roof, in the area down stream
from the rainwater downpipe to the north eastern corner of the raised dining area.
The water damage to the eaves soffit and fascia’s in this area, can easily be seen from
ground level. The soffit sheeting is sitting down away from the frame on the southern end of
this eaves soffit area to the southern end of the skillion roof over the sitting area
The cause of the holes in the roof above the fascia/eaves soffit is due to the fact that the
water from the colour bond sheet roof that has been fitted to the original hall, has provided
an inert catchment area that is depositing the roof water from the upper gable roof onto the
lower zinc coated skillion roof over the sitting area, thus causing corrosion.
The downpipe in this area as well as the area above the south western corner of the kitchen,
haven’t had an appropriate spreaders installed.
This should be addressed at the time the rainwater gutters are replaced and the lower
skillion roof over the sitting area and the kitchen are replaced or repaired.
Note 1: The rainwater gutter to the eastern side of the roof over the southern section of the
stage area, has failed due to the effects of an inert catchment directing rainwater into the
zinc rainwater gutter that is located above the western end of the kitchen roof.
Note 2: The rainwater gutters to the building, are generally zinc coated and as such the inert
catchment caused by the fitting of the colour bonded roof sheeting, has caused the
premature degradation of the rainwater gutters.
Note 3: The rainwater gutters, should be replaced with Colorbond rainwater guttering, so as to be
compatible with the colour bonded roofing that has been fitted. The existing Zinc coated
guttering is breaking down prematurely due to the effects of the inert catchment caused by
the colour bond roof sheeting or run off from the colour bond roof sheeting.
(c) The top two saddles (astragals) to the rainwater downpipe to the northern end of the
eastern external wall are not secured on one leg. This will require addressing as part of
normal maintenance.
The rainwater downpipes, can be replaced where required at the time the roof is replaced in
this area above the sitting area to the eastern side of the building.
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(d) The rainwater downpipe to the north of the landing to the east of the sitting area, has a
breakage at the bottom of the downpipe. The rainwater downpipes should be checked
individually in order to ascertain their current condition and where there are breakages or
blockages they should be either repaired or replaced.
(e) The rainwater downpipe to the eastern end of the southern external wall of the original hall,
in the area where the external cladding steps up to the southern side of the kitchen is
broken and will require reinstating.
(f) The top of the various vent pipes to the sewer/ drains to the building, are in need of
reassessing and the appropriate stays to be fitted especially, but not limited to the fibrolite
vent pipes.
The top of the vent pipes, are in need of the appropriate cowl to be fitted.
(g) The southern end of the bargeboard to the northern gable to the western side of the hall is
exhibiting the effects of fungal decay to the top of the bargeboard, in the area where the
planted trim used to be located.
This will require addressing at the time the planted trim is refitted and the gable roll is
reinstated.
(h) The painted finish to the western fascia is in need of reinstating especially but not limited to
the area of fascia above the third set of windows in from the northern end of the western
side of the building.
The cause appears to have been accelerated by the leak in the join to the rainwater gutter
over this area. This will be addressed at the time the rainwater gutter is replaced or
repaired.
3.005 INTERIOR OF THE BUILDING.
(i) ENTRY/FOYER.
(a) The glazing to the door between the entry/foyer and the main hall area, should be
reassessed with a view to installing an appropriate glass in these doors, especially given the
amount of people that may pass through this doorway.
(ii). MEMORABILIA ROOM, PROJECTOR ROOM / LOFT AREA & TICKET ROOM:
(a) The inside of the Memorabilia Room, Projector Room and Storage Loft area were only
partially accessible due to the goods stored in these areas at the time of inspection.
To ascertain the exact condition of these areas, will require reinspection to be carried out
after the goods have been removed from these areas.
(b) The ceiling sheeting to the projector room has what appears to be Caneite or similar, that
has been applied over asbestos cement sheeting.
It is brought to your attention that there are holes and other damage to the asbestos
cement sheeting to the ceiling and as such, this asbestos cement sheeting, should be
removed or otherwise made safe.
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There is asbestos cement sheeting to the various walls in the projector room.
It is brought to your attention that any maintenance work to be carried out on the building,
will require the asbestos cement sheeting to be either sealed or removed.
(c) There is evidence of termite damage to the southern cornice to the ceiling over the
projector room as well as to some of the caneite, but not limited to this area of the projector
room.
Further investigation is required once clear access has been provided.
(iii). © FEMALE TOILETS:
(a) The VJ ceiling over the female toilet is exhibiting evidence of termite damage in various
areas. This area is to the north eastern corner of the original hall and is below the area of
significant damage to the roof frame and gable above.
There are two VJ boards that have approximately a 2400 mm length of board completely
eaten and another that is approximately 700 mm long.
(b) There is evidence of termite damage to the cover strip (approximately 450 mm down from
the ceiling) to the eastern wall above the disabled toilet area.
To ascertain the full extent of the termite damage in this area of the female toilet area
above the disabled toilet area would require further invasive investigation to be carried out.
There is evidence of termite damage to the cover strip area on the wall / ceiling to the
western end of the northern side of the female toilet area.
To ascertain the full extent of the VJ lining to the walls and ceiling would require further
invasive investigation to be carried out.
(c) The Fibrolite (AC) sheeting to the high section of the southern side of the female toilets has
some cracking/fracturing present.
This can be maintained in a safe condition if it is adequately sealed at all times.
(d) There are some missing floor tiles from the toilet floor in the first cubicle in from the eastern
side of the toilet area.
These missing tiles are sitting on the north western corner of the floor in this cubicle and as
such can be refixed.
(e) The door to the western cubicle is relatively new and hasn’t been painted.
(iv). | TOILET FOR THE DISABLED:
(a) There is some termite damage to the wall lining in this area, in the area above the basin and
to the eleventh and twelfth VJ board in from the southern end of the eastern wall.
The basin in the disabled toilet doesn’t have a splashback fitted.
(b) The small table to the eastern side of the toilet area is coming away from the wall and in
danger of falling off the wall.
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(c) The VJ wall up the eastern side of the door opening that leads out to the main hall
immediately to the south of the entry door to the disabled toilet area is exhibiting the
effects of termite damage.
It is also noted that the door to this opening has been removed. Thus eliminating the air lock
for this area.
(v). MALE TOILETS:
(a) The two louvre units to the eastern side of the male toilet section of the building are in need
of replacing due to rust and corrosion and two louvre blades missing. The louvre units to
the northern side of the male toilet area are also in need of replacing. This is part of general
building maintenance.
(b) There are approximately seven floor tiles missing from the floor area of the male toilet area.
There are approximately four of the loose tiles sitting on the end of the floor and these can
be refixed along with some other tiles suitable for this floor.
Further information can be provided if required.
(c) The hinges to the doors in the male toilet area are in need of upgrading so that the doors are
adequately secured/supported.
(d) There is evidence of termite damage to the door jamb and architrave to the door opening to
the urinal area as well as to the VJ lining.
There is termite damage to the VJ wall to the first toilet cubicle area. There is other termite
damage to this area.
To ascertain if there is any significant damage to the wall frames in this area would require
further invasive investigation to be carried out.
(vi). | BAR AREA:
(a) The door to the bar area has a small hole in the southern face of the door and this door is
also starting to delaminate at the bottom.
(vii). | MAIN HALL:
(a) There wall sheeting to the western wall, in the area above the window to the north of the
western (disabled) entry and the window to the southern side of the western (disabled)
entry, are exhibiting the effects of transverse tears to each of these asbestos cement sheets
(fibrolite or similar) above these windows.
(b) The entrance set to the western side of the hall is in need of rectification to ensure that the
hall can be securely locked when required.
It is further noted that the door can be easily opened from the outside, when it is locked and
as such will require making secure.
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(viii). EASTERN SITTING AREA:
(a) There is evidence of the effects of fungal decay to the scotia to the western end of the
sitting area, in the area above the handrail that separates this area from the main floor area
of the hall.
(b) There is evidence of some old termite damage to the bottom of the southern side of the first
exit door in from the northern end of the eastern side of the building.
(c) The doors are in need of rehanging properly and some repairs from weather induced
degradation.
(d) The retrofitted Aluminium windows (Bradnams) to the eastern side of the sitting area, are in
need of the fixings to be reassessed and where required additional screws to be installed.
The existing screws and the new screws should be of stainless steel or better.
(ix). | RAISED DINNING AREA:
(a) The planted timber window reveals and associated trim to the Prongers Prosun windows to
the eastern side of the sitting area, are exhibiting the effects of fungal decay and termite
damage.
(b) The quad at floor line in the area to the eastern end of the dining area and directly below
the southern end of the second window to the north of the kitchen is exhibiting timber pest
damage.
(c) The step down from the northern side of the raised dining area to the sitting area is
dangerous in its present form.
This will require making safe in the nosing area at the edge of the raised floor and the tread
area, will require the security of same to be checked and upgraded where required.
(x). KITCHEN:
(a) The bottom sash to the window to the southern side of the kitchen is exhibiting the effects
of fungal decay and will require maintenance prior to repainting.
The double hung windows and the timber joinery in general in the building are in need of
maintenance and repair, especially but not limited to reinstating the catches and the
painting of the sashes etc.
(b) There is evidence of old termite workings to the inside of the south eastern internal corner
of the kitchen cupboards in the area below the bench tops.
(c) There is evidence of old termite workings to the north eastern corner of the six chamfer
boards below the ceiling, in the area where the eastern end of the chamfer boards meet the
wall sheeting.
(d) The bottom of the external door to the eastern side of the kitchen, was binding on the sill
area at the time of inspection.
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(e) This is also evidence of termite workings present on the northern face of this section of the
wall that is common with the kitchen and the raised dining area.
(f) The floor coverings in the kitchen and the raised dining area near the kitchen should not be
removed unless samples are taken and analysed in order to ascertain whether or not they
contain asbestos.
This is a precautionary measure for any areas that have vinyl sheeting laid prior to 1990.
(f) The kitchen is at a stage that it would be prudent to replace same at the time the asbestos
containing products are removed.
(xi). | STAGE AREA, ASSOCIATED ROOMS & STAIRS:
(a) The room to the south eastern corner of the stage area and which is located in the south
eastern corner of the original hall is exhibiting evidence of water penetration. This can be
addressed at the time the rainwater downpipe outside of this area is repaired after the
chamfer boards are reinstated on the southern external wall.
(b) The stairs that lead down from the east of the stage to the servery area, should be
reassessed and made safe in relation to the rises and goings etc.
(XII). STORAGE ROOM & LOFT ABOVE (South western corner):
(a) The store room to the lower south western corner of the building and which is located under
the upper south western storage loft, was not accessed at the time of this inspection as it
was locked and the RSL doesn’t have a key for this storage room.
3.006 INTERIOR OF THE ROOF SPACE & CEILING:
(a) The roof space over the north eastern corner of the main roof to the building is exhibiting
the effects of significant damage caused by subterranean termites.
This area is generally confined to the north eastern hip and valley section of the main roof,
however there are other areas that are exhibiting the effects of termite infestation/damage.
These areas include but are not limited to some cripple rafters over the female toilet area,
the VJ pine ceiling over female toilets, the bottom of the northern gable area, the eastern
gable section to the east of this north eastern hip and valley area and to the trim to the
southern side of the ceiling over the projector room, but not limited to these areas.
The damage to the hip board, valley rafter and the cripple and creeper rafters is a significant
structural item that will require repair as soon as possible, but before the summer storm
season.
(b) The repair work is not particularly difficult for a competent builder/tradesman and is but
only a small part of the building as a whole.
IT IS CRITICAL THAT NO ONE WALKS ON THE ROOF ABOVE THIS AREA, AS THEY WILL
COLLAPSE PART OF THIS SECTION OF THE ROOF.
15
Page 39 of 67Section 40
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 40 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
(c) The hipped section to the south western corner of the main roof to the building and which
is located above the storage loft and room to the western side of the stage, including the
area to the east of the western gable to the southern end of the western side of the building
is exhibiting significant termite damage to the various rafters in this area.
The damage appears to be confined to the hip rafter that runs up to the western edge of the
southern dutch gable, some cripple rafters as well a small common rafter to the south of the
minor ridge board and the gable rafters to the western gable and ridge board.
This area is able to be seen from the loft to the south western corner of the building and the
room to the north of the loft which is to the west of the stage area.
The termite damage is able to be rectified and is only a small part of the roof system as a
whole.
IT IS CRITICAL THAT NO ONE WALKS ON THE ROOF ABOVE THIS AREA, AS THEY WILL
COLLAPSE PART OF THIS SECTION OF THE ROOF.
(d) The main section of the roof over the main hall is not exhibiting any significant termite
damage in the King Post Trusses that were visible from inside of the roof space over the
main hall.
To ascertain if there is any additional termite damage to the lower western side of the tails
of these trusses especially to the western side of the roof should be checked further by
lifting some of the roof sheets over these areas.
(e) The king posts to the majority of the King Post Trusses to the main roof are in need of the
bottom of the king posts to be bolted to the bottom chord of the trusses, as the bottom
chords have settled approximately 50 mm lower that it was when first constructed.
Note: This can be achieved a number of ways, including but not limited to bolting a steel
plate to the side of the lower section of the king post and then bolting it to the side of the
bottom chord, ensuring that there is sufficient timber around the bolts to prevent the bolts
from tearing out of the king post as they have done at this time.
(f) The bolts that currently exist at the bottom of the king post/bottom chord connection didn’t
have sufficient timber between the bottom of the king post and the bolt that was to secure
the king post to the bottom chord.
The vertical hanger bolts for the five steel tie bolts across the hall and which support the tie-
bolts, are in need of the timber bridging at the head of the hanger bolts to be reassessed
and upgraded where required.
(g) The second ceiling sheet (Caneite) back in from the western side of the ceiling over the stage
area, has sagged approximately 125 mm in the middle of the sheet and is in danger of
falling. There is some cover strip missing fro the eastern edge of this sheet.
This sheet can be seen from the underside of the ceiling over the stage. The eastern edge of
the sheet has also come down away from the ceiling frame. This ceiling sheet will require
refixing in place.
There are other ceiling sheets over the stage, that have lesser sags present and these will
require additional fixings to be installed.
16
Page 40 of 67Section 41
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 41 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
(h) The slatted ceiling vents in the ceiling over the top of the main hall, if they are to remain, will
require ducting to the roof vents, so that the dust in the ceiling isn’t able to be deposited
on/into the hall area below the ceiling.
The majority of the ceiling sheeting is of fibrolite or similar and if it is to remain, then it will
require sealing after the ceiling area has been vacuumed.
Further information on this can be supplied if required.
(i) The ceiling over the main hall and which is located under the king post trusses and the tails
there of, provides the majority of the bracing for the main section of the hall. This bracing is
in the form of diaphragm bracing provided by the ceiling sheeting.
This being the case, it is critical that any significant alterations to the ceiling over the main
body of the hall, should they occur, will require a significant amount of temporary bracing of
the external walls and will require the new ceiling to be in the form of a diaphragm ceiling
that has been designed by a structural engineer.
(j) The poorly detailed king post trusses over the ceiling above the raised floor dining room to
the north of the kitchen and on the eastern side of the building, are in need of additional
work in the form of bolts and some plates etc. to be carried out on the heel of the trusses
and to the connections of the king post and the associated struts.
3.007 SERVICES.
Electrical Installation:
(i) All Electrical wiring, need to be checked by a qualified electrician. The checking of any
electrical item is outside the scope of this report. It’s recommended that a licensed
electrician be consulted for further advice.
Plumbing:
(ii) The tops of the first two grates in from the eastern end of the northern side of the building,
are in need of raising so that surface water cannot enter the sewer via these low grates in
the concreted area.
Note: All plumbing needs to be inspected and reported on by a plumber.
Hot Water Service:
(iii) The full storage Quick Recovery electric Hot water unit that is located under the northern
end of the building is in need of the overflow pipe to be piped into the stormwater line or
clear of the building, so as not to cause an area of localised moisture to exist/occur.
Smoke Detectors:
(iv) It is recommended that an electrician be consulted to give advice on those installed or install
these detectors.
17
Page 41 of 67Section 42
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 42 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
4.0 COST ESTIMATES.
(i) The estimated cost to bring the COOROY MEMORIAL HALL & SCHOOL OF ARTS up to a
standard, where it can be used by the general public, would require a budget in the vicinity
of Three to Four Hundred Thousand Dollars, which would include an allowance for a
Contingency Sum that may or may not be required for items yet to have further invasive
investigation carried out.
The above mentioned allowance, doesn’t allow for the removal of the asbestos cement
sheeting located on the ceiling and walls to the main hall, because in its present condition
isn’t posing a health hazard
Should the removal of all asbestos containing materials from the building be required, then
the cost allowance would increase significantly.
(ii) The cost to demolish the COOROY MEMORIAL HALL & SCHOOL OF ARTS, should it be
required as an option would be in the vicinity of One Hundred and Sixty Five Thousand
Dollars.
18
Page 42 of 67Section 43
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 43 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
5.0 CONCLUSION.
The building is generally in satisfactory condition having due regard for the age, type and
location of the building.
The serviceable life of the building can be extended significantly if the items mentioned in
this report are addressed in a timely manner.
It is noted that there are some areas of the roof that should be addressed as soon as
possible in order to maintain the structural integrity of these areas.
The other items noted in Red, are critical items that should be carried out as soon as
possible.
The Items noted in green, should be carried out before the building is reoccupied/used.
The items identified in blue can be addressed whilst the building is being used.
The estimated cost to address these items noted in red and green, would be between three
Hundred and Four Hundred Thousand dollars to bring the building up to a standard that
would allow it to be reoccupied safely.
It is critical that the works be managed on a strict work program and budget.
To arrive at a firm dollar value with some contingencies, would require a Scope of Works to
be prepared. This has been allowed for within the aforementioned estimate.
To bring the COOROY MEMORIAL HALL & SCHOOL OF ARTS back to a pristine condition
would generally double the budget, that is it would be prudent to allow Eight Hundred
Thousand to One Million Dollars.
| would recommend that the items that may impinge on the safety of the occupants or the
structural integrity of the building and the associated attachments are attended to as soon
as possible.
Should there be any questions in regard to this report or any questions about the building
and the associated attachments, then please contact the author by telephone and in writing
and | will address same.
Yours faithfully,
D.L. MONTGOMERIE.
Independent Building Inspections
QBCC Lic.N* 4806
& Abbey Pest Management.
Lic N° 13779 Page 19 of 19.
19
Page 43 of 67Section 44
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
7 ELECTRIC BUS TRIAL EXECUTION OF LEASE AGREEMENT
DOCUMENT INFORM AT ION
Author Project Manager, Adam Britton & Project Officer, Joanna Ferris
Planning & Infrastructure Department
Index ECM \ Project\ TP000300
ECM \ Subject\ Commercial Bus Routes
ECM \ Subject\ Transport Levy
Attachments 1. Lease Agreement (69 Page Report provided separately to this agenda. 2 hard
copies available in the Councillors’ Room)
EXECUTIVE SUMMARY
Not Applicable.
RECOMMENDATION
That Council note the report by the Project Officer and Project Manager to the General
Committee Meeting dated 17 October 2016 and award Contract 1516T067 Electric Bus Trial to
AHG International Pty Ltd (AHGI) trading as Higer Bus & Coach for the lump sum amount of
$131,200 (including GST).
REPORT
1. Actions from previous Council Meetings
As Council will be aware, there were a number of outstanding issues raised in prior Council
meetings (10 May 2016, 19 May 2016, 12 July 2016, 9 August 2016, 15 August 2016, and 18
August 2016), which were required to be addressed before approval could be provided to enter
into a lease agreement for the provision of an electric bus trial. The outstanding issues have all
now been resolved to the satisfaction of staff and a summary of outcomes is provided below:
i. Energex have confirmed that the local Energex network at both Diyan Street and Noosa
Drive are capable of servicing the power requirements for the electric bus chargers, when
supported by pad mount transformers at each site. As requested, staff attempted to
negotiate with Energex on the cost of the required infrastructure and payment terms,
however, this was unsuccessful, as Energex required full cost recovery in order for the
installation to go ahead.
ii. The cost estimate for the design and construction of each of the pad mount transformers is
$142,953.28, and will be shared equally with TransLink.
iii. Energex have advised that any infrastructure works will have a 26 week lead time.
AHGI have provided written confirmation that they will maintain the buses during the trial period.
An agreement between Council and TransLink, placing responsibility on TransLink to ensure the
electric buses are available to AHGI for the maintenance, will be established outside of the lease
agreement with AHGI.
iv. TransLink have commenced a formal process with Sunbus to negotiate a revised Sunbus
operating cost model. It is anticipated that this will result in lower costs than originally
estimated, as the previous quotation from Sunbus was based on operating 3 electric buses
using older charging technology.
v. Council’s insurer has confirmed that its liability arising from the involvement in the electric
bus trial will be covered under the liability provisions provided pursuant to Council's LGM
Liability membership.
Page 44 of 67
Section 45
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
2. Legal Review
Colin Biggers & Paisley were engaged by Council to draft and provide extensive legal advice on
the Lease Agreement negotiations between AHGI and Council.
A broad summary of the items that required clarification and negotiation included:
Items Outcome
Maintenance of the buses AHGI has agreed to maintain all trial buses at no additional cost
to Council.
Risk & Indemnity Each party is responsible for its actions.
Insurance AHGI is to maintain public liability insurance and Industrial
Special Risk Insurance for the Charging Units. Council is to
maintain Compulsory Third Party insurance.
Breakdown AHGI is liable for direct losses only, and only if the bus has not
been repaired or replaced within 7 days
Definition of Buses Definition of buses includes charging infrastructure.
3. Lease Agreement
The lease agreement as negotiated is attached to this report. At the time of writing this report,
staff have received confirmation from AHGI that it will execute the lease on Thursday 13 October
2016 at a meeting with Council staff and TransLink. Confirmation that this has occurred will be
reported verbally to the General Committee.
Previous Council Consideration
Ordinary Meeting 19 May 2016, Item 1, Page 14
That Council note the report by the Project Officer to the General Committee Meeting dated 16
May 2016 and the Further Report to the Ordinary Meeting dated 19 May 2016 and
A. Nominate Higer Bus & Coach as the preferred supplier for Contract 1516T067 for a six
month lease cost of $131,200 (excl GST) subject to the capacity of the local Energex
infrastructure at Noosa Junction Bus Station and Diyan Street, Tewantin.
B. Delegate authority to the Chief Executive Officer to negotiate and agree to any remaining
items requiring clarification and to award Contract 1516T067 to Higer Bus & Coach
subject to satisfactory compliance with the remaining conditions.
C. Authorise the CEO to negotiate with TransLink, Sunbus and Higer Bus and Coach
regarding the implementation, monitoring and reporting of the live trial; and
D. Approve the funding of the live trial to a maximum of $508,530 to be met from the Public
Transport Levy Reserve.
Finance & Risk
1. Technological Risk:
Whilst AHGI (trading as Higer Bus & Coach) have been producing electric buses for many years
for overseas customers, this project involves technology not previously used in Australia and is
an Australian first for local government in Australia, AHGI Australia (lessor), TransLink, Sunbus
(operator) and Energex.
Page 45 of 67
Section 46
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Council has worked with each party to the project to mitigate and correctly allocate risks as much
as possible, however, given the nature of this innovative project there is the potential for
unforeseen risks to arise.
In order to minimise these risks, a number of hold points have been put in place in the lease
agreement as an opportunity to mitigate risks to Council including;
a. Manufacturing, testing and certification of the charging infrastructure (carried out in China
prior to approval to ship).
b. Manufacturing, testing and certification of the buses (carried out in China prior to approval
to ship).
c. Delivery and testing of buses (including charging infrastructure).
The commencement of the construction of the Energex infrastructure is dependent on items a &
b above being satisfied.
Council’s insurers have confirmed that it is insured for the risks it is responsible for.
2. Public Perception:
It is anticipated that the Electric Bus Trial will be well received during the trial period, however,
upon completion of the trial there may be a public perception risk regarding the approximately
$300,000 spent on Energex infrastructure which may have no future purpose.
It is considered that this is the cost of being early adopters and using the latest fast charging
technology for the electric bus trial. The buses will charge in minutes as people get on and off the
bus. The improved infrastructure will however ensure that the 2 sites are future proofed and may
provide opportunities for electric vehicle charging facilities in the future.
3. Financial Risk:
The majority of the works have been tendered or estimated however Council is yet to detail
design and accurately estimate the costs for civil works associated with the enabling works for
the Energex infrastructure.
Confirmation of the Sunbus operating model is also yet to be received from TransLink.
4. Timing
On the assumption that Council signs and executes the lease agreement in the week
commencing 17 October 2016, the six-month trial is expected to commence on 2 June 2017.
This long lead time is due to the buses and chargers being specifically manufactured for this trial.
In each of the previous Council reports presented, the timing has always been qualified with the
words ‘With the aim of all outstanding items being resolved to Council’s satisfaction’.
As reported to Services & Organisation Committee Meeting on 10 May 2016: “The purpose of the
electric bus trial is to provide Council and TransLink with data to allow a comparison of the
various economic and community benefits electric buses may provide to that of the current diesel
buses on an existing public transport route.”
It would be advantageous, therefore, if the trial could include a Free Holiday Bus period. Inclusion
of the 2017/18 Christmas Free Holiday Bus period would require an adjustment of the lease start
date from the proposed 2 June 2017 to a new start date of 7 July 2017. This date would require
the approval of AHGI and its views will be provided at a meeting with Council staff on 13 October
2016. A verbal update on AHGI’s views will be provided to the General Meeting.
It is hoped that the trial will provide a successful outcome on all trial KPI’s and that TransLink will
either extend the trial period, or adopt electric buses in the future (and ideally on this route as the
infrastructure is in place) however TransLink have not committed to any future use of electric
buses.
Page 46 of 67
Section 47
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Proposed Budget
At the commencement of negotiations for the new electric bus trial, the remaining approved
budget was $973,253 with a maximum of $508,530 from Noosa Council and $464,723 from
TransLink.
Table 1: Proposed Lease and Non-Lease Costs
Item Lease Cost
Six month lease cost $131,200
Noosa Council contribution $65,600
TransLink contribution $65,600
Item Non Lease Costs
Consultancy fees – evaluation, legal, electrical $120,000
Electricity costs $13,000
Charge Unit aesthetic treatment $12,000
Bus Livery (external & internal) $20,000
Ticketing equipment $6,000
Sunbus cost model *updated costs from TransLink required $268,790 (to be confirmed)
Overnight garaging of bus $0 - Currently deemed as being stored at
Council Bartlett Street Depot at nil cost.
Bus Maintenance $0 - Currently deemed included as part of
AHGI allowances
Cleaning $0 Deemed part of Sunbus Model
Marketing $10,000 Reduced
Contingency $40,000
Total estimated non-lease costs $489,790
Noosa Council contribution $244,895
TransLink contribution $244,895
(Reductions in the marketing and contingency items have been made)
Table 2: Energex Pad Mount Transformer Costs
Item Quantity Amount
Energex applications 2 $21,345
Pad Mounted Transformers 2 $243,132
Civil costs $43,000
Total estimated Energex costs $307,477
Noosa Council contribution $153,739
TransLink contribution $153,739
Table 3: Estimated total cost to Council;
Item Amount
Lease cost $65,600
Non Lease costs $244,895
Energex pad Mount Transformer Costs $153,739
Total Costs $464,234
Budget remaining $508,530
Difference (surplus) $44,296
Page 47 of 67
Section 48
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Consultation
External Consultation - Community & Stakeholder
AHGI – Lease negotiations
TransLink – Sunbus cost modelling
TransLink have advised that they do not wish to participate in an official launch of the trial,
but request that Council keep them informed of any media activity. It is anticipated that
greater involvement will occur as the trial nears the ‘go live’ phase.
Energex & RPG Electrical consulting – Electrical requirements of charging infrastructure.
Colin Biggers & Paisley – Legal advice on lease agreement
Internal Consultation
CEO – Lease Agreement updates
Procurement – Tender update
Finance – Budget & expenses to date
Community Engagement – media releases
Departments/Sections Consulted:
X Chief Executive Officer Community Services X Corporate Services
Executive Officer to the Mayor & CEO Community Facilities X Financial Services
Executive Support Community Development ICT
Libraries & Galleries X Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
X Executive Office X Planning & Infrastructure
x Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Disaster Management
Governance X Infrastructure Planning & Design
Human Resources Planning & Environment
Sustainability Strategic Land Use Planning
Page 48 of 67
Section 49
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
8 FINANCIAL PERFORMANCE REPORT - SEPTEMBER 2016
DOCUMENT INFORM AT ION
Author Manager Financial Services, Wayne Jensen
Corporate Services Department
Index ECM / Subject / 22.09 – Monthly Financial Performance Report
Attachments 1. Statement of Comprehensive Income
2. Statement of Financial Position
EXECUTIVE SUMMARY
Overall year to date financial performance against budget shows a positive variance, with
revenue and expenditure slightly above and below budget respectively. A comprehensive review
of all operating and capital budgets is currently underway to determine any required adjustments
in the next budget review.
Financial Performance Summary to 30 September 2016
Current YTD Actual Variance Variance Status
YTD $m $m YTD
Budget %
$m
Recurrent Revenue $37.8 $38.3 $0.6 1.5% On track
Recurrent Expense $22.5 $22.1 $0.4 1.6% On track
Net Capital Revenue $1.8 $1.8 $0.0 1.7% On track
Capital Expenditure $3.3 $3.1 $0.2 4.9% On track
Financial statements including Statement of Comprehensive Income (profit & loss) and an interim
Statement of Financial Position (balance sheet - pending finalisation of the 2015/16 financial
statements) are included as attachments for information of Council.
Figure 1: Actual Performance Compared to YTD Budget
$45
$40
$35
$30
$25
$20
$15
$10
$5
$-
YTD Budget ($m) YTD Actual ($m)
Operating Revenue Operating Expenditure
Page 49 of 67
Section 50
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
RECOMMENDATION
That Council note the report by the Manager Financial Services to the General Committee
Meeting dated 17 October 2016 providing the September YTD monthly financial performance
report for the 2016/17 financial year.
REPORT
Recurrent Revenue (YTD Benchmark 25%)
Council has recognised 43% ($38.3 million) of its recurrent revenue budget of $89 million as at
the end of September 2016. Commentary on each recurrent revenue category is provided below:
Rates and Levies – $31.1m (50%) of the annual budget of $62.3m has been earned.
General rates are at forecast levels and waste collection charges are $43k below budget.
Fees and Charges – Fees and charges earned ($1.8m) totals 42% of the full year forecast.
Material Change of Use ($86k), Lot Reconfiguration and Operational Works ($33k),
Plumbing Inspection fees ($11k), Change of Ownership fees and Property Search fees
($26k) all currently exceed YTD budget.
Interest Received – Interest on invested funds is currently $114k ahead of YTD forecast
levels due to a higher opening actual cash balance than originally estimated. Interest from
Unitywater shareholder loans also exceeds original forecasts ($28k), and interest on
outstanding rates is currently $8k below the YTD budget due to proactive debt recovery
activities undertaken.
Dividend and Tax – Dividends and the payment of tax equivalent from Unitywater are in
line with YTD budget.
Other Revenue – Other revenue earned ($2.6m) totals 27% of the full year forecast. Sale of
Recyclables ($82k ahead), Ringtail quarry auction proceeds ($47k), Lease revenue ($15k),
Caravan Parks ($45k) and Noosa Aquatic Centre fees ($38k) are all above YTD budget,
with Waste Disposal fees ($27k) slightly below YTD budget.
Grants and Subsidies – Receipts for operational grants $22k ahead of YTD budget, related
to the Stronger Communities Grant received towards renovation of the Tait Duke Cottage
($20k).
Figure 2: Recurrent Revenue Position by Type (Excluding Rates)
$3.0
YTD Budget ($m)
$2.5
YTD Actual ($m)
$2.0
$1.5
$1.0
$0.5
$0.0
Other
Fees
Grants
Dividend
Tax
Interest
Page 50 of 67
Section 51
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Recurrent Expenditure (YTD Benchmark 25%)
Operating expenditure is currently 25% of the full year budget forecast. Detailed commentary for
each expenditure category appears below:
Employee Costs – Actuals of $6.5m against the YTD budget of $6.6m and equates to 23% of
the full year budget.
Materials and Services – $10.7m (26% of the full year budget) has been expended compared
to the YTD budget of $10.9m. Year to date variances relate to contract services budgets,
specifically under expenditure in insurance costs ($40k); Waste operations ($50k); Library
Services ($33k); and Property & Facilities ($35k). Civil Works is below budget ($62k) which is
offset by Parks being ahead of budget by $52k (Arborist services).
Finance Costs – bank merchant fees ($2k) and interest on loans ($11k) are currently below
the YTD budget.
Depreciation expenses - in accordance with YTD budget.
Other Expenses – in accordance with YTD budget.
Figure 3: Recurrent Expenditure Position by Type
$12
$10 YTD Budget ($m)
$8 YTD Actual ($m)
$6
$4
$2
$0
Materials
Finance Costs
Depreciation
Employees
Other
Capital Revenue
YTD capital revenue of $1.8m received includes $1.1m of cash contributions from developers,
together with $750k received as grant funding towards capital projects. Note that the timing of the
receipt of developer contributions is unpredictable, with 61% of the full-year budget already
received indicating the current level of development activity in the shire.
Capital Works Program
Actual capital expenditure (excluding commitments) is $3.1 million against the revised full-year
budget of $27 million. Committed expenditure totals a further $0.9 million bringing the total of
actual and committed funds to $4 million (15% of the total program). Detailed discussion of
progress in the delivery of the capital works program is provided through a separate report by the
Infrastructure Planning & Design Manager.
Page 51 of 67
Section 52
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Cash Management and Investment Performance
Council funds are invested in accordance with the adopted Investment Policy. Total cash on
hand at the end of September was $71.9 million.
Council’s investment portfolio is balanced across a number of agencies, as shown in the graph
on the left. The graph on the right shows the current risk profile using industry credit ratings.
Bendigo A1
6% 0%
A2
6%
Westpac
25%
A1+
QTC
(QTC)
47%
A1+ 47%
(Other)
47%
NAB CBA
11% 11%
Actual interest revenue for September was $154,125 with a weighted average yield of 2.50%
against the industry benchmark (Bloomberg AusBond Bank Bill Index) of 1.74%.
Previous Council Consideration
Nil.
Finance & Risk
Monthly financial performance is monitored across all operational areas to ensure Council’s
forecast operating result is achieved and that financial sustainability ratios are met. Ongoing
budget adjustments will be considered as part of the September and December Quarter reviews
with a primary consideration being maintenance of the operating surplus.
Consultation
External Consultation - Community & Stakeholder
Nil.
Internal Consultation
All areas of Council are consulted as part of the regular monitoring of budget performance.
Departments/Sections Consulted:
x Chief Executive Officer x Community Services x Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
x Executive Office x Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 52 of 67
Section 53
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Attachment 1
Page 53 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Attachment 1
Noosa Council
Statement of Comprehensive Income
For the Year Ended 30 June 2017
As at 10-Oct-2016
Current Current
Budget Budget Actual Percentage
2017 YTD YTD Annual Budget
$ $ $ %
Revenue
Recurrent Revenue
Rates, levies and charges 62,319,194 31,159,597 31,112,301 50%
Fees and charges 4,358,451 1,655,292 1,833,707 42%
Dividend income 1,651,805 60,889 60,889 4%
Interest received 4,155,093 1,038,774 1,173,481 28%
Tax equivalents 1,489,834 212,914 212,914 14%
Sale of Goods and Major Services 7,612,893 1,819,741 2,026,748 27%
Sale of Contract & Recoverable Works 15,970 3,992 245 2%
Rental & Lease Income 1,237,656 338,541 353,460 29%
Other income 625,369 165,166 213,228 34%
Grants, subsidies, contributions and donations 5,540,663 1,308,371 1,330,613 24%
89,006,927 37,763,278 38,317,587 43%
Expenses
Recurrent Expenses
Employee benefits 28,522,967 6,573,678 6,483,250 23%
Materials and services 40,498,961 10,934,566 10,684,994 26%
Finance costs 2,583,584 645,896 632,978 24%
Depreciation and amortisation 17,122,216 4,280,554 4,280,554 25%
Other expenses 85,863 28,332 25,912 30%
88,813,592 22,463,026 22,107,688 25%
Operating Result 193,335 15,300,252 16,209,899
Capital Revenue
Capital contributions and donations 1,733,634 996,373 1,062,903 61%
Grants, subsidies, contributions and donations 5,179,000 785,000 750,000 14%
Other capital revenue - - -
Total Capital Revenue 6,912,634 1,781,373 1,812,903
Page 53 of 67Section 54
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
NOTE: This attachment has been superseded by "Attachment 2 (Amended)" - refer to separate
attachment to this agenda. Attachment 2
Page 54 of 67
Section 55
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
9 OPERATIONAL PLAN PROGRESS REPORT - 1ST QUARTER 2016-17
DOCUMENT INFORM AT ION
Author Chief Executive Officer, Brett de Chastel
CEO’s Office
Index ECM/ Subject/ Corporate Planning
Attachments 1. Operational Plan Progress
2. Key Performance Indicators
EXECUTIVE SUMMARY
Not applicable.
RECOMMENDATION
That Council note the report by the Chief Executive Officer to the General Committee Meeting
dated 17 October 2016 providing an update on progress with the implementation of the
Operational Plan to 30 September 2016 and details of Council’s Key Performance Indicators.
REPORT
As usual, this quarterly report is in two parts. The first part provides Council with an overview of
progress in implementing the annual Operational Plan. The second part focuses on the Key
Performance Indicators (KPIs) which are reported to Council on a quarterly basis.
This report relates to the first quarter of the 2016/17 financial year.
1. OPERATIONAL PLAN UPDATE
Only the major initiatives are included in the Operational Plan with day to day “business as usual”
activities included in Branch Plans.
The Branch Plans are being used by Managers to manage day to day activities. They are an
effective tool for ensuring that all of the “business as usual” activities are undertaken and that any
minor projects are followed through. They are reported to Council by Directors on a quarterly
basis.
Details of each Operational Plan project is set out in Attachment 1 with an assessment of
whether the issue in completed, on target or behind schedule. Comments are also provided for
the information of Councillors about the status of each issue. It is important to note that this is
“as at 30 September” i.e. the end of the first quarter and in some instances, the actions have
been advanced further since that time.
There are 30 initiatives in the Operational Plan. The current status of those projects is:
Not started: 1
Behind Schedule: 9
On track: 20
This progress profile is quite typical for the first quarter of a financial year.
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Section 56
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
The table below highlights some specific Operational Plan issues that may be of interest to
Council.
Initiatives Comment
Electric Bus Trial This project is behind the original timeframe due to the termination
of the contract of the original bus provider and the re-calling of
tenders. A separate report is being provided to Council with a
recommendation to enter into the electric bus agreement.
Rufous Street Project This project is proceeding well. Council has approved the town
planning application and a funding application for a State
Government funding program for Local Governments has been
lodged for $1.5M. The Commonwealth funding under the Building
Stronger Regions Fund (formerly the National Stronger Regions
Fund) is unlikely to be announced until the end of the year.
Noosa Transport Strategy This project is running behind schedule with Council revisiting the
mission, principles and key outcomes which will be reported to
Council in the November round of meetings.
Development of the new planning The New Planning Scheme Discussion paper has been prepared
scheme and will be adopted by Council in this round of meetings.
Waste tender and Contract This is the largest contract undertaken by Council with key staff
working offline to finalise the tender. The process is going well and
on track to report to the December round of meetings.
Implementation of the Local We are at the final stage of recruitment for the Economic
Economic Plan Development Manager position.
Development of the new Corporate A number of workshops have been held and input sought from
Plan Councillors, managers and staff. It is intended to have a draft plan
ready for public consultation in November.
Noosa North Shore Campground A substantive amount of work has been done by consultants on the
Redevelopment current condition of the facility and options for the future with a
briefing provided to the Councillors from the consulting team.
Implementation of Emission The Council has adopted the Zero Emissions Policy and is now
Reduction Policy considering the Zero Emissions Strategy.
2. KEY PERFORMANCE INDICATORS
As Council would be aware, KPIs were first developed for our organisation at the beginning of
2014/15. Approximately 30 management KPIs were developed and these are reviewed on a
monthly basis by the Leadership Team. Approximately 15 of those KPIs are reported to Council
on a quarterly basis. They are also reported to the Audit & Risk Committee in detail at each
Audit & Risk Committee meeting.
As far as the CEO is aware, we are one of the few Councils in Queensland to make this KPI
information available to the public via “non-confidential” reports. The KPIs are included in
Attachment 2.
The key issues arising from an assessment of the KPIs for the fourth quarter are as follows:
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Section 57
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Our People
In relation to WH&S, our performance is improving and as CEO, I am now comfortable that
we are getting on top of our WH&S issues. Our WH&S staff have made good progress in
recent months with our required policies, procedures etc which would now pass WH&S
audit standards for some of the criteria that we have reviewed. We are probably still about
12 months or so away from achieving 72% in an independent WH&S audit for all aspects of
compliance but that is the goal.
Our WH&S scheme rate has increased over the last 3 years but is still lower than many
other Councils in category D (similar Councils to Noosa Council). The best performing
Council in that category has a scheme rate of 0.905% while the worst is 2.083%. The
scheme rate is expressed as a percentage of total wages.
Personal leave increased in August in particular as we had a flu / virus ripple through the
organisation with some staff being off for up to a week or more. We normally have a
higher sick leave during the winter period but the recent flu was particularly nasty.
Our staff turnover rate remains low compared to other Councils.
Our Customers
The total number of customer requests received by Council remains on an upward trend in
the long term. This is consistent with the experience of other Councils. The Australian
Centre of Excellence for Local Government has recently published a paper on “Giving
Local Government the Re-Boot”. This paper identified that Australia wide this trend is
occurring. Communities are requesting more and more from their local councils and that
trend has been steadily increasing in recent times. This is putting pressure on local
governments to keep increasing the range and levels of services to keep up with
community demands. This is not an issue specific to Noosa Council.
The level of sign off of completed CRMs (customer request management system) is
continuing to improve and is ahead of where we were last year. More work has been done
at the management level in “drilling down” within the overall statistics to ensure that
completed requests are “signed off”. The Planning and Infrastructure Department has
made good progress with their new procedures to improve the monitoring and close off of
CRMs with a particular focus on trees and traffic requests. The level of customer
complaints remains relatively low compared to the number of requests.
The average wait time for our customers when phoning Council continues to improve over
time and our month to month performance is generally better than the last two years. New
casual staff have recently commenced on the frontline customer area and we saw a spike
in phone calls in July associated with the rates period.
Customer indicators for processing times for various types of development applications
have remained relatively constant over the 3 month period but September saw the best
result achieved for quite some time which is an excellent effort by the Town Planning
Team.
The average time to process building and plumbing applications is still meeting statutory
timeframes.
Our Finances
Our financial KPIs measure solvency, investment performance and outstanding rates. All
of these KPIs continue to be on track.
Council receives a financial performance report at the end of each month which provides a
more detailed analysis of Council’s financial position. Council receives a detailed report on
capital works progress every quarter.
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GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Our Systems and Processes
We have a focus on improving our systems to allow more online transactions to enable our
community to have 24/7 access to various services. In relation to online payments, the
spike in online payments in August was directly related to the rates period and there is a
slight increase in the year on year trend for all online payments.
Requests for services which are lodged online (as a percentage of total requests) are
slowly increasing. Currently, only around 10 to 15% of customer requests are lodged
online via our website. We have recently promoted the use of the App – Snap Send Solve.
This enables people to use their mobile phones to capture issues and send them to Council
via an email. When added to the web based option, we can see that almost 25% of our
requests are now “online”.
Previous Council Consideration
Nil.
Finance & Risk
Nil.
Consultation
External Consultation - Community & Stakeholder
Nil.
Internal Consultation
The details of each of the Operational Plan activities have been provided by relevant
Departments.
Departments/Sections Consulted:
X Chief Executive Officer X Community Services X Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
X Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
X Executive Office X Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
x Governance Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability Disaster Management
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Section 59
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
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ATTACHMENT 1
OPERATIONAL PLAN 2016-17 PROGRESS REPORT
WORKING IN PARTNERSHIP WITH OUR COMMUNITY
No. Project Responsibility Update Status
1 Electric Bus trial in conjunction with Translink Director Planning & Infrastructure Report to October round of meetings for the final sign off. Behind Schedule (_
2 Implementation of Local Economic Plan Senior Economic Development Officer Action plan developed with priorities. Economic Development Manager On track @
being recruited.
3 Implementation of Social Strategy Community Development Coordinator A number of new initiatives have commenced including: Ontrack @
Noosa Shire Youth Network;
Sport and Active Recreation Plan;
Arts and Culture Plan;
Initiatives to support volunteers; and
Grow Your Arts.
4 Implementation of Transport Strategy Infrastructure Planning & Design Manager Workshop has been held with Councillors. A report is being prepared for Behind Schedule @
November round of meetings to adopt a vision, outcomes & principles.
5 Implementation of Waste Reduction and Recycling Plan Waste & Environmental Health Manager A number of programs have started but we are behind the adopted Behind Schedule @
program. Once the Waste contract is finalised, more focus will come
back onto this issue.
6 Waterways Protection - Inspection and Education Program Waste & Environmental Health Manager Programmed for later in the financial year. Not started e@
SETTING POLICY AND STRATEGY
No. Project Responsibility Update Delt
1 Development of new Corporate Plan Chief Executive Officer Futures workshop held in August and big ideas input sought from Ontrack (3
Managers and staff
2 Development of new Planning Scheme Planning Scheme Project Manager New Planning Scheme Discussion Paper to be adopted at the October On track @
Ordinary Meeting for the purposes of engaging with the community.
3 Development of Digital Transformation Strategy Chief Executive Officer Staff Working Group established. Starting to develop a Digital Culture Behind [email protected] Implementation of Heritage Levy Strategy Director Community Services Nominations for Heritage Levy Advisory Committee closed on 21 On track @
September 2016. Currently being shortlisted.
5 Management of Noosa River Environment Officer (Rivers & Coast) Workshop held with Councillors to discuss jury recommendations. On track @
Liaising with State Government agencies has commenced.
Page 59 of 67Section 60
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 60 of 67
QUALITY SERVICE DELIVERY
No. Project Responsibility Update Status
1 Delivery of Capital Works Program on time and within budget Director Planning & Infrastructure Due to recent staff movement, the delivery of the capital works program BehindSchedule (_
is behind schedule. We currently have vacant positions and additional
resources are being sourced. Further updates to be provided as part of
quarterly budget review discussions.
2 Ernest Street and Hilton Terrace intersection upgrade Infrastructure Planning & Design Manager This project is scheduled for design and service relocation in the Behind Schedule @
2016/17 financial year. The majority of construction will be undertaken in
the 2017/18 financial year.
3 Delivery of Customer Satisfaction Survey Executive Manager Community Customer Satisfaction Survey planned for early 2017. On track @
4 Waste Tender and Contract Waste & Environmental Health Manager There have been six tenders received and being they are being On [email protected] Implementation of Council's preferred option of aone stop Customer Executive Manager Possible options for the design are expected to be finalised by 30 On track @
Service Centre November 2016. Once the options have been evaluated, a further report
will be presented to Council for consideration.
6 Signage audit, education and compliance program Planning & Environment Manager Signage audit being done in consultation with footpath trading audit. Behind Schedule @
Staff member has commenced footpath trading audit first and will
commence signage audit in approximately 2 months once footpath
trading audit is complete.
7 Footpath trading audit, education and compliance program Property & Facilities Manager Refer above. On track @
LOOKING AFTER COMMUNITY ASSETS
No. Project Responsibility ey ete ET Status
1 Development of Noosaville Foreshore Management Plan Property & Facilities Manager Request for quote documents with Director Corporate Services for Behind Schedule (_
review. Internal Working Group established.
2 Development of Bushland Reserve Plans Parks & Natural Areas Coordinator Asystem of prioritising and ranking for the reserves has been On track @
determined. Tenders will be called for the preparation of Bushland
Reserve Plans. Biodiversity mapping layer has been contributed to.
3 Rufous Street Project Director Community Services Development Application was approved 21 July 2016. DILGP grant On track @
application for $1.5m submitted on 28 September.
4 Progress Beckmans Road upgrade Director Planning & Infrastructure Received briefing from Dept of Transport and Main Roads. On track @
5 Library collection upgrade Libraries & Galleries Manager Additional e-titles and hard copies purchased, discovery layer resource On track @
options being scoped.
6 Noosa North Shore Campground redevelopment Executive Officer Master plan conceptual planning completed. Financial analysis On track @
underway to determine the approach for detailed design.
7 Park Road Boardwalk upgrade project Infrastructure Planning & Design Manager The project is on track, design progressing well. On track @
Page 60 of 67Section 61
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
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A SUSTAINABLE COUNCIL
No. Project Responsibility ey ete ET Syed
1 Development of sustainability measures aligned with Council's Executive Manager The internal working group met on 24 August 2016 to consider draft Ontrack @
adopted Sustainability Principles indicators.
2 Implementation of Emission Reduction Policy Executive Manager Joint project undertaken with Beyond Zero Emissions to determine On track @
Council's emissions.A Zero Emissions Strategy has been developed for
Council's consideration with a report to be presented to Council in
October 2016.
3 Implementation of ICT Roadmap Director Corporate Services The transition of T1 systems into the new cloud is in progress. System On track @
performance planning being progressively rolled out for 16/17 plans.
4 Implementation of Workplace Health & Safety Action Plan Human Resources Manager The two year Workplace Health & Safety Plan has been broken down On track @
into detailed monthly action plans. All responsible staff have been
trained in their responsibilities and actions are all being completed under
the supervision of the Leadership Team.
5 Implementation of Asset Management Roadmap Asset Planning Coordinator Asset Management Roadmap endorsed by Council in September round Behind Schedule @
of meetings. Due to the delay in the Roadmap being developed,
approximately 3 months behind in our intended implementation
schedule.
Page 61 of 67Section 62
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
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ATTACHMENT 2
ORGANISATIONAL PERFORMANCE REPORTING
OUR PEOPLE
Measure Measure
Average Lost time injury duration Council % of LGW
Purpose Purpose
Safety of the workplace Safety of the workplace
35 BY nnn a nn nnn nnn nn nn nn en re enn ee ee enn nnn n nen
30 . —
or @an
25 -* “ss forenete, —
2
20 ganesane® ~ Qo pn nnn nn rrr rrr rrr rrr rr re rn nnn en nn enna en nnn cnn nennnnnnen--
15 —
5 —
0 LU -
SF FF S KF F SF eS HF y" om
+ RY oO ad
2014/15 2015/16 2016/17
Comment Comment
This KP! measures how long an injured employee is off work. The long term journey to Our 2016/17 rate is 1.503%. Noosa Council falls in the Group D category. In the 2015/16
work injury sustained in 2015/16 has been removed from the calculations. year, the lowest rate in that category was 0.905%, the highest rate was 2.083%.
Measure Measure
Personal leave total days x month Accrued Annual Leave weeks (median)
Purpose Purpose
Low levels of sick leave can equate to high morale and vice versa Potential financial burden if accrued leave is not taken and risk of staff burnout
500 6
400 ote 5
*
*.
300 “0 eenee teen, 4
+ *, 4 3 “eee RS
200 tefhann nt O'T o —
*e
2 SS
100 ————————
1 —
0
Spe gt oF wt oF SM SH yh wh Wy’ S Pot && wo Kw SC SF ee w Yr
x 3s Oo \ @ 0
I Sick leave <5 days yp Carer's leave <5 days Personal leave >5 days y ye of ws ¥ < ww pe w yp
mm 2015/16 manne 2014/15
Comment Comment
September - 1 employee took in excess of 5 days personal leave for the month (sick 26 staff members currently have a leave balance in excess of 8 weeks which is an
leave) increase from 25 in August.
(Figures include injured staff member accessing 18% of personal leave entitlement)
2014/15 data is shown by dotted purple line. 2015/16 data is shown by black line
Page 62 of 67Section 63
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 63 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Measure
Staff turnover rate as percentage of establishment level
Purpose
To track staff turnover over time and identify trends
12%
ES
10%
8%
6%
4%
aeee
2% OTe
0%
Sept Dec March June
Comment
Benchmark shows 2014 average for category 4 Councils.
Figures reported on a quarterly basis.
2014/15 data is shown by dotted purple line. 2015/16 data is shown by black line
Page 63 of 67Section 64
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 64 of 67
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s ! | a | |Section 65
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 65 of 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Measure Measure
% of building information requests completed within 10 day statutory Average processing time 20 day plumbing applications
time frame
Purpose Purpose
Service timeliness Level of activity & service
| 20
100% eotee eeeeeee —
*
80% Fa 15 —
60% ————— 10 5 7 —
«
5 1 1 1 14 2 2017 1305 104 46 8 ieee!
5 1 1 1 14 3 2197 1297 42 55 20 set
5 1 1 1 14 4 2252 1309 101 27 12 tease
5 1 1 1 14 5 2418 1297 39 51 0 Sh eieawnens
40% ——.. a*
5 nn
20% ——————
0 + :
0% 8 x og w S oP SF Ld gdh vO
July Aug Sept Oct Nov Dec Jan Feb March April May June _ we # . oe , * ve a - »
Comment Comment
2014/15 data is shown by dotted purple line. 2015/16 data is shown by black line
Page 65 of 67Section 66
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 66 of 67
OUR FINANCES
Measure Measure
Investment return 0.25% above benchmark (UBS Bank Bill index) Rate arrears ratio <5%
Purpose Purpose
Performance of invested ratepayer funds Measures the efficiency of Council's collection of rates and charges
1.0% 15%
0.8% ;
Be Fees, 10% re
0.6% at, a *, _
7 mun, . % o*
° 2 0°
0.4% +. ca — 5%
0.2% ———————
0%
0.0% SPY FF LS KF FE SK KF Y
s &
July Aug Sept Oct Nov Dec Jan Feb March April May June s
Comment Comment
Ratio now only looks at rates that are overdue and excludes those that have been issued
but are not yet due.
Measure
Working capital ratio > 2 (times)
Purpose
Measures Council's ongoing solvency
14
12
10
8
6 sa, —
4 wapesttenenee = et *ten,
2
0
Spe oo oF GF oF WM GH Fh ah Wh sl
x 3 o \ 2
Comment
2014/15 data is shown by dotted purple line. 2015/16 data is shown by black line
Page 66 of 67Section 67
GENERAL COMMITTEE MEETING AGENDA 17 OCTOBER 2016
Page 67 of 67
OUR SYSTEMS & PROCESSES
Measure Measure
% of requests for service that were lodged electronically Number of online payments made via Council's website
Purpose Purpose
Identify growth of online services Identify growth of online services
50% 2500
2250 —
40% 2000 _
30% 1750 A —
1500 /: ‘ —
20% 1250 i.
1000 —
10% 750
500 eee *ee® “"Seeneee
0% - 250
July Aug Sept Oct Nov Dec Jan Feb March April May June 0
‘> Erequests [Email (incl. requests via mobile applications) =—7Z2015/16 July Aug Sept Oct Nov Dec Jan Feb March April May June
Comment Comment
Note: 2015/16 data excludes requests received via email (including via mobile KPI to be adjusted to '% of payments made electronically’ to capture BPAY and other
applications) electronic payments
2014/15 data is shown by dotted purple line. 2015/16 data is shown by black line
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