Sunday, 29 January 2012

Home loan data offers hope for property

Home loan data offers hope for property
January 17, 2012
source: domain.com.au

 As we head into 2012 pondering where the housing market is headed – will it be down 10 per cent as some commentators are expecting, or will others be on the money with predictions of 5-7 per cent growth – there is some interesting news emerging about home loans.

Out today are figures showing mortgage holders are increasinglybeing lured by fixed rates.  Despite predictions about one, two or even three rate cuts coming over the next six months, a growing number of homeowners are locking in their rates now.

Data from the Australian Bureau of Statistics shows fixed loans grew from 10.6 per cent of new housing loans before the most recent rate cut in November to 11.1 per cent.

 And mortgage broker AFG reveals that 19.2 per cent of loans arranged through its business in December were issued at fixed rates, a big jump from 8.2 per cent six months earlier.  An odd move you may think given all the predictions are for official rates to fall further this year.
But CommSec economist Savanth Sebastian argues people are simply getting in at what they can afford.  “It’s more about ensuring you can purchase a place within your budget and within your limits," he says. "While the risks are to the downside [for rates to fall], I think the fixed rate market has already priced in a couple more rate cuts,” he says.
In addition “even though the Reserve Bank will cut rates, the banks need to pass it on. So the fixed market is looking very attractive, not only do you need a couple more rate cuts [for variable rates to match fixed] but you need it all to be passed on as well to justify where the fixed market is.”  Many homebuyers may also be wary that should there be a swift change in the economy, rates can easily shoot back up.  

 “We saw straight after the GFC how rates rose, it certainly would have caught some home buyers that were on the edge in terms of repayments, so at least this way they can sleep easy,” says Sebastian.  Further news on the home loan front could point to a slightly more positive year for property than last, where we saw prices fall across the board.

Australian Bureau of Statistics figures have revealed that the number of new owner-occupier housing loans rose by 1.4 per cent in November while the value of loans rose by 2.2 per cent.  However, home loans aren’t being drawn down – rather potential buyers are simply getting their finance sorted and sitting back and waiting until the right time to buy.

So while for the past eight months there's been consecutive jumps in the number of home loans being approved, in November the value of loans that had actually been drawn down was two per cent lower than a year ago, and commitments not advanced were almost 11 per cent higher than the previous year.  With all the concern about the state of the US and European economies, it’s little wonder buyers have been taking a cautious approach.

So just what will entice all these cashed-up potential home buyers to jump? Could a February rate cut be enough?  CommSec’s Sebastian thinks so. “Even the thought of rate cuts should prompt activity levels to increase over the next few months,” he says.

Saturday, 28 January 2012

Industrial Property News | 25 January 2012, Download the full report


from knightfrank.com.au

Industrial Property News | 25 January 2012

Market highlights in industrial property acquisitions and leasing across Australia
  • Fork Force has leased 2,316sq.m of space in the QCL Estate at 3 Perivale Street, Darra (in Brisbane). The office warehouse has been leased for a 5 year term at an approximate rent of $104/sq.m. (CM 20/1/12 pg75)
  • Shop Steel has leased 1,205sq.m of space at 21 Lathe Street. Virginia (in Brisbane). The warehouse has been leased for a 3 year term at an approximate rent of $87/sq.m. (CM 20/1/12 pg78)
  • Cash Converters has leased a 2,144sq.m industrial property at 28 Bowman Street, Caloundra (on Queensland’s Sunshine Coast). The showroom warehouse has been leased for a 3 year term at an undisclosed rent. (CM 20/1/12 pg78)
Download the full report prepared by Knight Frank Property Research Australia
Property Watch - 25 January 2012 | The Week in Australian Property

Wednesday, 25 January 2012

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Tuesday, 24 January 2012

How does depreciation work with an investment property

http://www.mymoneycalculator.com.au/guides/investment-property/how-does-depreciation-work-with-an-investment-property/

How does depreciation work with an investment property?

Last Updated 5 September 2011
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What is depreciation?

Depreciation represents a reduction in the value of an asset due to usage over time. So if you buy a brand new investment property while the value of the land may increase and your property’s total value may increase over time some of the building features or fixtures in the property will decline in value. One way the ATO will allow you to account for this is by claiming a tax deduction for the depreciation each year. There are two main types of depreciation you can claim each year for your investment property on your tax return.
  1. Construction Costs
  2. Fit-Out Costs

Construction Costs

Also known as building & construction cost. For rental properties purchased after Sep 15 1987 you can claim 2.5% of the construction costs each year over 40 years from the date the construction commenced.

How does claiming construction cost depreciation affect capital gains tax?

Well if you are going to claim construction costs as a tax deduction each year the ATO would not like you to leave the cost base of the property the same as what you bought it for. Construction costs are classified as ‘Capital Works Deductions’ by the ATO and so reduce the cost base of your property. The ATO wants you to reduce your cost base by the amount of any of these ‘capital works deductions’ you have made. So you have to reduce the properties cost base by the amount of depreciation you have claimed. So it kind of works in a sense that claiming depreciation will reduce your taxable income now but lead to an increased capital gain later.

Fit-Out

These are items such as fridges, curtains, TVs etc. These are deductible each year. The deduction can be calculated using 2 methods:
  1. Prime Cost Method
  2. Diminishing Value Method

Prime Cost Method

This will lead to an equal deduction in each year. The formula used to calculate the deduction is: Deduction = Fit-out Cost x (100% / Asset's Effective Life) An asset’s effective life is how long it can be used for by the property for a taxable purpose.

Diminishing Value Method

This method will lead to larger depreciation claims in earlier years and smaller depreciation claims in later years when compared to the prime cost method. Deduction = base value x (days held / 365) x (200% / asset’s effective life) The base value is the fit-out value at the beginning of the year. So the base value will change each year due to adjustments to account for last year’s depreciation.

Want to calculate your income tax saving from claiming depreciation?

The Investment Calculator will show you everything you want to know about investing your money in up to 10 investment properties, shares, super and a family home all for 2 investors over 30 years.

Friday, 20 January 2012

Wollongong City Council has voted to rezone land it used for unlawful waste disposal


Land rezoned after council broke rules

20 Jan, 2012 04:00 AM

Wollongong City Council has voted to rezone land it used for unlawful waste disposal, despite council officers taking action over unapproved land use there, and the council itself facing potential fines over the matter.

The rezoning would mean the land, on Walker St at Helensburgh, would be changed from E3 Environmental Management zoning to IN2 light industrial, and would allow Blackwell Bros to continue its earthmoving, waste tipping and recycling business there.

But the council has been accused of ‘‘changing the rules because it broke them’’.

A council investigation last year found the Blackwells’ business - which employs up to 30 people - had expanded beyond what was allowed under a 1983 development consent, and that a house, several sheds and a motorbike track had been built without approval.
The investigation also found the site was receiving building waste and that the council’s works division had ‘‘regularly delivered waste materials to the site’’.

This was referred to the State Government’s environmental watchdog for investigation and the council concluded it could be fined $5000.

But while the council has recently threatened home owners with fines of up to $1.1 million for an unlawful cubbyhouse and a brush fence, in this case councillors voted to rezone the land to allow light industrial use.
The motion was passed 8-4 at the November 28 council meeting along with other Helensburgh zoning matters.

The council environment manager’s report had advised the land was not appropriate for light industrial use as it ‘‘backed onto relatively undisturbed catchments’’.
Yesterday, Blackwell director Adam Blackwell said the rezoning was necessary to allow local business to continue. He said the original development consent was vague and the materials received there were safe, and were recycled.

‘‘It’s not waste, it’s landscape supplies,’’ he said. ‘‘If we were doing the wrong thing now, we would have been shut down three months ago.’’
The light industrial rezoning was moved by Cr Chris Connor, principal of Helensburgh primary school. Voting for the rezoning were councillors Connor, Janice Kershaw, Ann Martin, Michelle Blicavs, John Dorahy, Leigh Colacino, Bede Crasnich and Lord Mayor Gordon Bradbery.

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The site in Walker St, Helensburgh last April, with building rubbish and other waste material on the Blackwell Bros land zoned for environmental management purposes.
The site in Walker St, Helensburgh last April, with building rubbish and other waste material on the Blackwell Bros land zoned for environmental management purposes.
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Monday, 16 January 2012

QLD GRANT $10000 extended to 30 April 2012 for building anything in QLD that is a dwelling

http://boost.treasury.qld.gov.au/
Yes thats right the $10000 building anything bonus is extended to 30 April 2012


State revenue reforms and new building boost

The 2011-12 Budget includes major revenue reforms and assistance packages, including a $10,000 Building Boost Grant for people building or buying new homes and the removal of the $113 levy for Community Ambulance Cover from electricity bills. Find out more about the reforms below.

Grants

$10,000 Queensland Building Boost Grant

Available for a limited time only – 1 August 2011 to 30 April 2012
The $10,000 Queensland Building Boost Grant is available to any person or corporation buying or building a new home to live in, or to rent out for investment purposes, for homes less than $600,000.
The Building Boost Grant is designed to re-ignite Queensland’s housing construction sector following a combination of falling property transfers and the economic impact of a summer of natural disasters.

$7,000 First Home Owner Grant

Continuing and available now
The $7,000 First Home Owner Grant was created to help you buy or build your first home. The grant applies to first home buyers purchasing a home with a value less than $750,000.

Transfer duty

Home Concession

Closes 31 July 2011
The Home Concession for transfer duty will end on 31 July 2011. This is the transfer duty concession that people who are not first home buyers receive when buying a home to live in as their principal place of residence. If you are considering buying a home you should carefully consider the transfer duty reforms to help you make an informed decision about the timing of your purchase.

New transfer duty rates

Commence from 1 August 2011
The transfer duty rate structure will be revised to ensure transfer duty payable on a home remains lower in Queensland than under the standard rate in any other mainland state of Australia. If you are considering buying a home you should carefully consider the transfer duty reforms to help you make an informed decision about the timing of your purchase.

First Home Concession and Vacant Land Concession

Continuing but changing from 1 August 2011
First home buyers will continue to receive a First Home Concession on their transfer duty costs. This includes first home buyers purchasing blocks of residential land to build on.
The concession rates have been adjusted to take into account the removal of the Home Concession.

Other revenue changes

Community Ambulance Cover levy removed from electricity accounts

No longer charged after 1 July 2011
Queenslanders will not be required to pay the $113 Community Ambulance Cover levy from 2011-12. The levy will be progressively removed from Queensland electricity accounts from 1 July 2011.
On your next electricity account/s you will only pay the levy for the number of days in the account period up to and including 30 June 2011.

Land tax – 50% cap on the annual increase in land values

Continuing
The 50% cap on the annual increase in land values for land tax purposes will continue to apply for 2011-12 land tax assessments.

Landholder duty

Applies from 1 July 2011
Landholder duty replaces Queensland’s land rich duty. It will apply to the acquisition of 50% or more of an unlisted company or 90% or more of a listed company or listed unit trust holding land in Queensland worth $2 million or more.

Payroll tax – 25% payroll tax rebate for wages paid to apprentices and trainees

Continuing
The payroll tax rebate of 25% of the eligible wages of apprentices and trainees has been extended to the 2011-2012 financial year.

Revenue administration change

Applies from 1 July 2011
As part of the Government’s move to centralise revenue collection, responsibility for mineral and petroleum royalty administration will transfer from the Department of Employment, Economic Development and Industry to the Office of State Revenue in Queensland Treasury. Revenue collection will also change from quarterly to monthly collections in 2012, with implementation to be undertaken in consultation with the mining industry.

Further information

For further information on the Queensland Building Boost Grant and revenue reforms, please call 1300 300 734 (during business hours) or email ccc@osr.qld.gov.au.


Saturday, 14 January 2012

NSW Narellan rezoning supported


Narellan rezoning supported


11 Jan, 2012 01:00 AM
ALMOST $400 million of lost retail expenditure could return to the Narellan Town Centre if a massive expansion is approved.

At the last council meeting of 2011 Camden councillors gave in-principle support to the beginning of a plan to more than double the size of the existing centre.

The councillors voted to send a proposal to rezone 7.28 hectares of land across from the existing centre on Camden Valley Way to the state planning department for approval.

The land, owned by Landturn and known as the triangle site, needs to be rezoned to be turned into a shopping centre.

It is at 339 Camden Valley Way, Narellan, and is bounded by Camden Valley Way, The Northern Road and The Old Northern Road.

A report presented to the councillors said about 35 per cent of Narellan Town Centre's catchment household expenditure was lost to other centres.
This equates to about $390 million a year.
"The escape expenditure will increase over time if there are no expanded retail facilities in the Narellan Town Centre catchment," the report said.
If the state department approves the rezoning, a development application will be submitted with plans to expand the present centre to more than 88,000 square metres.
It is proposed that a pedestrian bridge be constructed across Camden Valley Way to connect the two sites of Narellan Town Centre.
The expansion would provide more than 1000 direct jobs and almost 700 indirect jobs.




FROM COUNCIL :
ORDINARY COUNCIL


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SUBJECT: PROPOSED REZONING OF LANDTURN 'TRIANGLE' SITE AT NARELLAN FOR RETAIL EXPANSION
FROM: Director Governance
BINDER: Amendment No 13 Landturn Narellan
PURPOSE OF REPORT
The purpose of the report is for Council to consider rezoning land at 339 Camden Valley Way, Narellan (known as the Landturn ‘Triangle’ site) to allow for an expansion of the Narellan Town Shopping Centre to the northern side of the Camden Valley Way.
BACKGROUND
Landturn Pty Ltd owns a 7.28 hectare site located at 339 Camden Valley Way, Narellan that is bounded by Camden Valley Way, The Northern Road and The Old Northern Road. The site is currently zoned ‘B5 – Business Development’ and is intended to be used primarily for the sale of bulky goods, with 11,300 square metres of retail uses allowed on the site.
The Landturn ‘Triangle’ site and the Narellan Town Shopping Centre are in common ownership. The owners of the site are seeking to change the zoning of the ‘Triangle’ site to ‘B2 – Local Centre’ to facilitate an expansion of the Narellan Town Shopping Centre to the northern side of the Camden Valley Way. The proposal includes construction of a pedestrian bridge to link the two sides of the shopping centre and public domain improvements to Camden Valley Way.
The request to rezone the land is supported by a retail demand study prepared by Deep End Services on behalf of the landowner, and by a peer review report prepared by Hill PDA on behalf of Council (and funded by the landowner).
MAIN REPORT
Landturn Pty Ltd owns a 7.28 hectare site located at 339 Camden Valley Way, Narellan that is bounded by Camden Valley Way, The Northern Road and The Old Northern Road, shown in Figure 1 – Location Map below.
The land is currently zoned ‘B5 – Business Development’ and was intended to be used primarily for bulky goods retail, although an additional 11,300sqm of retail floorspace was permitted on the site. It is proposed that the bulky goods retail floorspace that is displaced by this rezoning proposal be relocated to the Gregory Hills employment lands, and is the subject of a separate report.
The owners of the site also own the Narellan Town Shopping Centre located on the southern side of Camden Valley Way. It is proposed to extend the existing shopping centre northwards into the ‘triangle’ site. A preliminary urban design vision prepared for the site suggests that it could accommodate approximately 45,000sqm of additional retail floorspace. If this is supported by Council, the Shopping Centre will expand to a total floorspace of approximately 88,250sqm, making Narellan a “Major Centre”. This will provide opportunities for an expanded and higher order of retail shopping for the residents of the Camden LGA. This will reduce escape expenditure to other centres, creating more local jobs. It will also provide an opportunity to revitalise the Narellan town centre and improve the Camden Valley Way public domain.
Figure 1 – Location Map



A Planning Proposal is provided in Attachment 1 to this report and proposes to rezone the site to ‘B2 – Local Centre’ to enable the site to be developed as a retail shopping centre. This would result in a shopping centre that straddles Camden Valley Way.
To connect and integrate both parts of the shopping centre, it is proposed to construct a pedestrian bridge over Camden Valley Way. This will require the approval of the NSW Roads and Maritime Services (RMS, previously known as the RTA). It is understood that the applicant has commenced discussions with RMS, however the RMS will be formally consulted as part of the planning process should Council provide ‘in principle’ support for the rezoning.
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This is the report submitted to the Ordinary Council held on 13 December 2011 - Page 26
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Planning Proposal
The Planning Proposal includes the following suggested amendments to Camden Local Environmental Plan 2010 (LEP 2010):
 rezone the ‘triangle’ site and the adjoining part of Camden Valley Way to B2 – Local Centre;
 amend the relevant Height Control Map to specify a maximum height of 20 metres on the ‘triangle’ site, the adjoining part of Camden Valley Way and the site of the existing Narellan Town Shopping Centre. A planning process will be undertaken to establish development controls in relation to height guidelines that will satisfy streetscape and urban design objectives; and
 amend the relevant Floor Space Ratio Map to allow a floor space ratio of 1:1 across the ‘triangle’ site, including the former road reserve on the north eastern part of the site.
It may also be necessary to amend Schedule 1 of LEP 2010 and Part D of Camden Development Control Plan 2010 (DCP 2010) to respond to and reflect the new proposed LEP provisions.
Proposed zoning, height and floor space maps are presented in Figure 2 below.
Figure 2 – Proposed LEP Amendments
Top Line = Current Maps and Bottom Line = Proposed Maps
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This is the report submitted to the Ordinary Council held on 13 December 2011 - Page 27




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Economic Justification for the Rezoning
The proposal to rezone the land to allow a retail shopping centre has been supported by a retail demand study undertaken by Deep End Services on behalf of the applicant. A copy of this study is provided in Appendix 2 to the Planning Proposal provided in Attachment 1 to this report.
This study has been peer reviewed by Hill PDA on behalf of Council, at the cost of the applicant. Hill PDA has been involved in similar retail demand studies on behalf of the NSW Government for the growth centre areas, including as part of the Austral/Leppington North precincts. The Hill PDA peer review report is provided in Appendix 3 to the Planning Proposal provided in Attachment 1 to this report.
The main findings of the retail demand analysis and peer review are summarised below:
  •   The Narellan Town Centre (NTC) catchment is forecast to grow by 237% between 2011 and 2036. The existing population of the NTC catchment is 86,660 and is made up of residents of Narellan-Camden and parts of Wollondilly and the Growth Centre Precincts. The total forecast population will be approximately 205,800 people in 2036. (For further detail refer to Table 5 on page 26 of the Deep End Services Report in Appendix 2 of the Planning Proposal).
  •   Currently about 35% of NTC catchment household expenditure on retail goods “escapes” to other centres. This equates to around $390m per year. This ‘escape expenditure’ will increase over time if there are no expanded retail facilities in the NTC catchment. Escape expenditure is an important issue as the retail sector is a major source of employment. A significant reduction in escape expenditure will only result from the introduction of new, higher order retailing. The provision of more supermarket and neighbourhood retailing, while important in new growth areas, will have little or no effect on escape spending. It is expected that the proposed expansion of the Narellan Town Shopping Centre would generate over 1,000 direct jobs and 690 indirect jobs.
  •   In Australia, the accepted current rate of floorspace per capita for retail planning purposes is 1.7sqm per person. The NTC currently provides 1.39sqm per person, which is below the average floorspace provision. When the population grows to the projected 205,800 people in 2036, the retail floorspace provision in NTC will drop to 1.05sqm per person, which is considered very low.
  •   Based on current planning (including the full development of retail centres in the Growth Centre precincts such as Oran Park and Leppington), there is an estimated undersupply of retail floorspace in the region of approximately 50,000sqm to 127,000sqm. The Narellan Town Shopping Centre is proposing an additional 53,380sqm of floorspace.
  •   There is a demonstrable need for additional discount department store (DDS) floorspace in Narellan. Given the forecast population for the South West Growth Centre precincts of at least 300,000 people, at least 7-8 DDSs will be required. On this basis, the provision of additional DDS floorspace in Narellan will have no impact on developing further DDS based shopping centres in Oran Park, Leppington and other possible locations in the South West Growth Centre.
  •   Council’s peer review report states that there is sufficient justification for the rezoning in economic terms, given identified needs and the proximity of the

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This is the report submitted to the Ordinary Council held on 13 December 2011 - Page 28
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subject site to the existing Narellan Town Shopping Centre. However, if the rezoning were to proceed, economic impact upon existing centres would need to be carefully considered and quantified once the final floorspace mix and timing or staging of development is known. Council will require that an economic impact assessment be undertaken as part of the rezoning process.
Consistency with State and Local Strategies
The proposed rezoning is consistent with the following State and local government strategies:
  •   The NSW State Plan 2021;
  •   The Metropolitan Plan for Sydney 2036;
  •   The draft South West Sydney Subregional Strategy;
  •   The draft Centres Policy 2009; and
  •   Camden 2040.
    Planning Process
    The proposed rezoning of the ‘triangle’ site requires consideration of a number of planning issues and will require a number of studies to undertaken including:
  •   traffic, access and parking;
  •   economic impact assessment;
  •   noise;
  •   stormwater and drainage; and
  •   urban design principles.
    Given the uncertainty at this stage regarding whether Council will proceed with the rezoning of the land, it is not desirable for the applicant to incur the cost of planning studies addressing these issues at this time. Instead it is proposed that should Council be willing to provide ‘in principle’ support for the rezoning, then the Planning Proposal provided in Attachment 1 to this report will be forwarded to the Department of Planning and Infrastructure (DPI) for a Gateway Determination. If the Planning Proposal receives a favourable outcome, planning studies will then be undertaken to address the planning issues relevant to the site. The cost of preparing planning studies is to be borne by the applicant.
    Once Council staff have received and considered the relevant planning studies, it is proposed to engage in a ‘planning process’ that may take the form of a workshop to consider the planning controls that should apply to the NTC. It is suggested that this will include consideration of planning controls for all land currently or proposed to be zoned ‘B2 – Local Centre’ as there may be issues (such as traffic and access) that are generated by the subject site, but that will have an impact on the NTC more broadly. It is recommended that the applicant be required to engage an appropriately qualified consultant to facilitate the workshop process and assist in the preparation of urban design controls at its own cost. The outcome of this planning process will be a draft Development Control Plan for the NTC B2 – Local Centre lands. The Planning Proposal will also be reviewed as part of this planning process and amendments may be required.


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This is the report submitted to the Ordinary Council held on 13 December 2011 - Page 29
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The workshop is likely to be attended by Council staff and representatives of the landowners. However, other owners of land zoned ‘B2 – Local Centres’ with the NTC may also be invited to participate. This is yet to be decided and will be considered following receipt of the planning studies when impacts beyond the subject site are better understood.
During this planning process, consultation with relevant State agencies will be undertaken. In particular, this will include consultation with RMS regarding the proposed pedestrian bridge across Camden Valley Way to connect and integrate the two parts of the shopping centre.
Should Council and the DPI provide ‘in principle’ support for the rezoning, the applicant will prepare a number of planning studies. One of the most important studies will be the traffic, access and parking study, which provides an opportunity to address the traffic congestion currently experienced in the NTC. It is imperative that traffic, access and parking issues in Narellan are addressed as part of this rezoning proposal. It is critical in its functioning as a major centre, that the proposed expansion of the shopping centre provides long term improvements to address the Narellan traffic issues.
A report would be brought to Council at the conclusion of the planning process to provide Council with an opportunity to consider any comments received by State agencies, the proposed draft Development Control Plan and any amendments to the Planning Proposal. At this stage, it would be proposed to seek community input through a public exhibition of the Planning Proposal and draft Development Control Plan.
As there will be a need for time to prepare planning studies, to undertake a workshop and prepare a draft Development Control Plan, the Planning Proposal provided as Attachment 1 to this report suggests that the Gateway Determination provide a period of 12 months for the plan to be made following a determination being received. The Planning Proposal also notes that should the applicant decide not to fund the preparation of the required planning studies, Council will not proceed with the Planning Proposal.
CONCLUSION
The proposed rezoning of the ‘triangle’ site to facilitate the expansion of the Narellan Town Shopping Centre provides a significant opportunity to revitalise the NTC and in particular, the public domain and pedestrian environment of Camden Valley Way.
The retail demand study that supports the rezoning request identifies that there is an undersupply of retail floor space, including when the proposed retail centres located in the Growth Centre precincts are fully developed as planned. The residents of the Narellan-Camden area (and the broader NTC area) are not provided with the retail floorspace per capita (1.7sqm per person) that is considered the accepted standard. Instead the current supply is 1.34sqm per person, which is set to decline to 1.05sqm per person if retail facilities are not expanded as the population increases.
The retail demand analysis and peer review indicates that there is an undersupply of retail floor space in the region of 50,000-127,000sqm. This is even after all of the proposed retail centres within the Growth Centre precincts have been developed to their full capacity. As a result, there is scope for Council to consider the addition of approximately 53,380sqm of retail on the ‘triangle’ site.


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This is the report submitted to the Ordinary Council held on 13 December 2011 - Page 30
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The proposed expansion of the Narellan Town Shopping Centre will elevate the NTC to a “major centre” and will attract higher order retail provision that is not currently available locally and has resulted in a loss of approximately $390m of retail spending per year to other centres. If this ‘escape expenditure’ could be captured in the local area through provision of increased and higher order retail facilities, there is expected to be more local jobs. It is estimated that the expanded Narellan Town Shopping Centre would create more than 1,000 direct jobs and 690 indirect jobs, in addition to the short-term jobs that would be created during the construction phase of the development.
The current intended use of the site is primarily for the provision of bulky goods retail. This floorspace is proposed to be relocated to the Gregory Hills employment lands and is the subject of a separate report.
Should Council provide ‘in principle’ support for the rezoning request, further detailed planning studies will be undertaken following receipt of a favourable Gateway Determination. This will enable Council to undertake a planning process that includes a workshop to consider the planning issues and prepare detailed development controls for all of the B2 – Local Centre land in the NTC.
RECOMMENDED
That Council:
  1. provide in principle support of the rezoning of land at 339 Camden Valley Way, Narellan to ‘B2 – Local Centre’;
  2. forward the Planning Proposal to the Department of Planning and Infrastructure for a Gateway Determination;
  3. subject to receiving a favourable Gateway Determination:
    1. require the applicant to bear the cost of undertaking studies relating to
      traffic, access and parking; economic impact assessment; noise; stormwater and drainage and urban design principles, together with any other studies required as part of the gateway process; and
    2. require the applicant to fund the engagement of an appropriately qualified consultant to facilitate a workshop and assist in the preparation of urban design principles for the study area; and
    3. undertake a planning process to prepare detailed development controls for the B2 – Local Centre lands within the Narellan town centre; and
  4. be provided with a further report to allow consideration of the Planning Proposal and draft Development Control Plan prior to public exhibition.
ATTACHMENTS 

Friday, 13 January 2012

New planning controls Dubbo NOW in law nov 2011 LEP capitalization

READ ADD AT END OF PAGE
Outstanding residential development site! Now zoned - R1 GENERAL RESIDENTIAL, under Dubbo LEP 2010 gazetted into law on 11 November 2011.


Additional housing and employment land are earmarked in Dubbo’s new council-wide planning controls, which received NSW Government approval today.
http://dubbo.nsw.gov.au/PlanningandDevelopment/LocalEnvironmentPlans.html

The new council-wide local environmental plan (LEP) was approved by the Department of Planning and Infrastructure, under delegation from the Minister, and is the result of significant co-operation between the department and Dubbo City Council.

The department provided $80,000 in funding through the Planning Reform Fund, to support the preparation of the Dubbo LEP.

The LEP zones an additional 1,620 hectares for residential use, which has the potential to support almost 7,000 new residential lots over the medium to long-term.

It also zones additional land for employment, including 585 hectares of industrial land and 98 hectares of business land.

In recognition of the growth in Dubbo, the boundary of the CBD has been expanded by zoning additional land for business uses, increasing the size of the CBD to an area bounded by Macquarie, Erskine and Darling streets and north of the railway line.

The new LEP also balances the expanded CBD with the projected growth outside the CBD and incorporates a new mixed use zone bounded by Talbragar, Fitzroy and Cobra streets.

Dubbo Mayor Councillor Mathew Dickerson said Dubbo was on the cusp of an economic development boom with the release of the LEP.

“The creation of the Dubbo LEP has involved extensive community consultation and feedback and will better position Dubbo to reap the benefits of future development whilst facilitating sustainable growth,’’ he said.

The Mayor has written to those people who were directly involved in developing the LEP. Letters will also be sent to all property owners in the Dubbo local government area advising them of the new planning controls.

“I think it is very important that we take the time to thank those people who took the time to make a submission,’’ Cr Dickerson said.
The department’s Deputy Director-General Tom Gellibrand said Dubbo was the first major regional centre in the central west to have a new comprehensive LEP approved to update planning controls and provide for growth.
“One of the big advantages for Dubbo is that detailed maps showing the zones and planning controls that apply across the Dubbo local government area are now available online on the NSW legislation website, alongside the written instrument,” Mr Gellibrand said.
“This will make it easier for investors to find out the zoning and other planning controls in place for Dubbo.”
Other key outcomes of the LEP include:

• Bringing Dubbo’s planning controls together into a single document and replacing controls contained in the Dubbo Rural Areas LEP and Dubbo Urban Areas LEP, which were each more than a decade old;
• Zoning additional land for housing near the village of Wongarbon; and
• Zoning land around the airport and North Dubbo as light industrial to support employment.
Mr Gellibrand said the LEP recognised the importance of agricultural land, the significance of local heritage, as well as the region’s environmental values.
Council media contact: Cr Mathew Dickerson, Dubbo Mayor, 0418 639 053
Department media contact: Laurel-Lee Roderick, 9228 6128 or 0429 153 139

HERE is the RESULTS
SUPERB UNIT DEVELOPMENT SITE - WALK TO CBD
Outstanding residential development site! Now zoned - R1 GENERAL RESIDENTIAL, under Dubbo LEP 2010 gazetted into law on 11 November 2011.

The land is superbly located in the popular North Dubbo area, within walking distance to shops, clubs, CBD and close to Dubbo Base Hospital, Private Hospital and Lourdes Hospital. TAFE College, CSU Campus, the University of Sydney School of Rural Health, Senior College, Dubbo North Primary School.

Located close to Bourke Street (Newell Highway) known as "Auto Alley" with some of the leading automotive dealers in country NSW including Dubbo City Toyota, Sainsbury Automotive, Golden West Holden, Iverach Motors.

• Site area 3,283 sq m (approximately) with frontage to Frith Street and lane access to Macleay Street.

• Permissible Use: Residential housing - Under R1 GENERAL RESIDENTIAL ZONING OF DUBBO LEP 2010

• This site offers an opportunity for developers with vision and flair to supply a new product to the market with an affordable mix of residential housing.

• Prospective developers are directed to the proposed mining developments at Cobbora, Tomingley, and Tongi which in the construction and development stage will lead to a large increase in the workforce requiring a substatial increase in residential accomodation in Dubbo.

• There is a growing demand for both owner occupier and rental residential accommodation close to the CBD and this market is currently under supplied.

• This is one of the best available vacant residential development sites in Dubbo as a result of the re-zoning contained in the Dubbo LEP 2010. Developers inspection is recommended.

• Property Report including contract for sale is available from the exclusive agent.

ADDRESS: 3 Frith Street, North Dubbo

FOR SALE: Offers over $400,000

CONTACT: Bob Berry - 0418 636 954

INSPECTIONS: By Appointment


Thursday, 12 January 2012

Warwick Daily News Southern Downs Regional Council new rules on duplex housing

Southern Downs Regional Council new rules on duplex housing
warwickdailynews



DUPLEXES could sprout up throughout the Southern Downs when the new planning scheme comes into effect next year, fears Killarney town planner Jamie MacKenzie.
An alteration to the current planning scheme meant dual occupancy dwellings could be approved through code assessment if they were located on a site more than 800 square metres and had a frontage of at least 20 metres to a constructed sealed road.
Mr MacKenzie said approval through code assessment meant applications would not have to be considered before council and could be signed off by council officers.

"But I note under the new planning scheme, it is possible to have streets and streets of duplexes side by side on 800 square metre lots without public objection. I don't think that's what most families want to dominate their local areas."
Mr MacKenzie said the issue with the new scheme meant nearby residents would not have to be notified if a duplex was being built, or have the right to object, if it fit in the code assessment criteria.
"Under the new town plan, you could wake up to duplexes going up next door with no right of objection"



THE Southern Downs Regional Council has defended its proposed new rules on duplex housing, after a local town planning consultant said homeowners would be denied the right of objection.
As reported yesterday, Killarney-based planner Jamie Mackenzie said under the council's draft new planning scheme, due to come into force early next year, duplexes could be built in rows on established residential streets on blocks of 800 square metres or more, with the decision made by council officers.
With the majority of house blocks established streets in Warwick being at least 800 square metres, Mr Mackenzie said existing homeowners who valued Warwick's "big backyard" character would have no say and called for the rules to be changed.
But a council spokeswoman has said that in the proposed "Residential Living Zone" - which covers most of Warwick's streets outside the CBD fringe, a duplex would need a lot of at least 800 square metres and a frontage of at least 20 metres to the street.
She said in "every other situation", such as a block smaller than 800sqm, a duplex would be "subject to impact assessment", meaning it would be publicly advertised and residents could object and take council to court of they chose to fight an approval.
The spokeswoman said in new estates the minimum lot was proposed to be 600 square meters, but that developers would be encouraged to design their estates "to include a mix of lot sizes so that provision will be made for both (single) dwellings and duplexes".
"This will provide more certainty for residents of new areas," she said.
"All duplex development is proposed to be subject to the Residential uses code.
"This code contains detailed standards about streetscape, building siting and the design of duplexes.
"The standards are designed to ensure that all duplex developments are sited and designed to be complementary and compatible with the surrounding neighbourhood and address the street in a positive way.
"The code also contains requirements for land scaping and private open space associated with duplexes."

AND HERE THEY GO

http://www.warwickdailynews.com.au/story/2011/08/26/ambitious-plan-touts-82-unit-estate/



A PLAN for nearly 100 units on a vacant block in west Warwick could be a first for the region if ticked off by council.
A finance company has applied to build the massive duplex and triplex development on a three-hectare Carmody St site off Wallace St.
The site was approved for self-contained aged care units in 2004 but the company behind that plan – Brisbane-based Warwick Developments Pty Ltd – never went ahead with it and the land was later repossessed by Euro Finance, the company behind the new proposal. If given the go-ahead, 38 duplexes and two triplexes with a mixture of two and three-bedroom units would be built.