base date final report 1 july georges river council 2016 · as at base date 1 july 2016. the change...

MVS Valuers Australia Pty Ltd

PO Box 444, ROCKDALE NSW 2216 Phone: 1300 793 687 Fax: 1300 793 688

Email: [email protected] ABN: 97 104 426 173

FINAL REPORT

GEORGES RIVER COUNCIL

Base Date 1 July

2016

The following Final Report provided by MVS Valuers ensures quality was achieved throughout the 2016 program as per Chapter 6 & 7 of the Rating and Taxing Valuation Procedures Manual - Version 7.0.

Sources: Georges River Council, National Institute of Economic and Industry Research (NIEIR) ©2016, Australian Bureau of Statistics, Census of Population and Housing 2006 and 2011. Compiled and presented by .id , the population experts.

© Copyright 2016 All rights reserved. MVS Valuers Australia Pty Ltd of 77

Executive Summary

Georges River Local Government Area Overview

The Georges River Council (formerly the Kogarah Local Government Area and Hurstville

Government Area) area is located in the southern suburbs of Sydney, about

15-17 kilometres from the Sydney CBD. The Georges River Council area is bounded by the

Canterbury-Bankstown Council area in the north; Rockdale City in the east; the

Georges River in the south; and Salt Pan Creek in the west.

The Georges River Council is named after the Georges River which bounds the southern

part of the municipality.

The Georges River Council Local Government Area comprises residential, commercial,

industrial, recreational, special uses, and non-urban zones.

A total of 35,770 valuations were completed for Local Government and Land Tax purposes

as at Base Date 1 July 2016.

The change in total land value from the 1 July 2015 Base Date, which was $33,406,991,580

to the 1 July 2016 Base Date, being $37,627,713,440 equates to a percentage increase of

12.63% from last year.

In general, the market showed increases in land values have occurred over all classes of

real estate within the Georges River Local Government Area. The residential properties

showed increases as did the commercial and industrial properties. More specific details of

each sale can be found in the detailed sales analysis reports that have been supplied to the

Valuer General.

Valuation changes in the Local Government Area and percentage changes between the

current Land Tax Valuation of 1 July 2016 compared to the prior 1 July 2015 and 1 July 2013

are as follows:



Properties Valued and Total Land Value – Hurstville District

Properties Valued and Total Land Value

Zone Zone Code Number

of Entries

2016

Total Land Value

Prior Annual

Valuation (2015) % Change

Residential and

Mixed Business

R2, R3, Z,

B4

20,002 $19,438,186,710 $17,281,205,460 12.5%

Commercial B1, B2, B3 685 $752,637,600 $688,549,600 9.3%

Industrial IN2 368 $443,734,670 $402,411,220 10.3%

Other including

Special Uses,

Open Space

SP2, RE1,

RE2, W2

375 $305,038,070 $262,446,000 16.2%

Total 21,430 $20,939,597,050 $18,634,612,280 12.4%

Properties Valued and Total Land Value – Kogarah District



of Entries

2016

Total Land Value

Prior Annual


Residential and

Mixed Business

R2, R3, E4,

B4

13,650 $16,176,853,590 $14,148,087,340 14.3%

Commercial B1, B2 334 $319,088,000 $269,575,770 18.4%

Industrial IN2 114 95,075,000 $85,321,000 11.4%

Other including

Special Uses,

Open Space

SP2, RE1,

RE2, W2

242 $297,099,800 $269,395,190 10.3%

Total 14,340 $16,688,116,390 $14,772,379,300 14.3%



State and Local Government Legislation for Georges River LGA

The Georges River Council Local Government Area is governed by:

• The Kogarah Local Environmental Plan (LEP) 2012 gazetted and commenced on Friday 8 February 2013 and;

• The Hurstville Local Environmental Plan (LEP) 2012 gazetted and commenced on Friday 7 December 2012 and;

• The Hurstville Local Environmental Plan (LEP) 1994 gazetted and commenced on Friday 27 May 1994

The plans are based on the standardised Local Environmental Plan prescribed by the

New South Wales Legislation.

There are four (4) DCPs that apply to the Georges River Council. These include:

• The Kogarah DCP 2013 covering the former Kogarah Council LGA and;

• Three (3) DCPs that apply to land within the former Hurstville local government area:

o Hurstville Development Control Plan No.1 (Amendment No. 5)

(DCP 1 - Amendment 5)

o Development Control Plan No.2 – Hurstville City Centre (Amendment No 6)

(DCP 2 – Amendment 6)

o Development Control Plan No.2 – Hurstville City Centre (Amendment No 5)


There have been no major changes to state and local government legislation, relevant town

planning, zoning instruments or state environment planning policies that have had any major

effect on land values.

Market Overview

MVS Valuers have undertaken significant analysis of the Georges River Municipal Council

property market to provide an accurate and reliable basis of valuation. Approximately 469

sales have been analysed to enable the establishment and verification of land values as at 1

July 2016. These analysed sales also support the grading across components. Analysed

sales reports are provided to Land and Property Information on a monthly basis throughout

year. The added value of improvements are also analysed to enable accurate deduction of

land values. MVS Valuers undertakes this process using the Paired Sales Approach and the

Replacement Costs Approach.



In analysing sales before or after 1 July, it was necessary to adjust the contract price in terms of market movement. In Georges River LGA, this year’s sales and resales of properties indicated a minor variance in values with only slight movement from August 2015 to July 2016.

In the lead-up to 2016, we saw the residential property market start to increase in the latter half of 2013 and first half of 2014. The increases in values turned into a “boom” as property prices continued to increase at a fairly steady rate until the latter half of 2015. The market did flatten out at the start of 2016 with a decline in activity and a stabilising of the values as at the 1 July 2016 Base Date. Sales statistics indicate a slight decline in the number of residential sales in the Georges River LGA for the period 1 July 2015 to 1 July 2016. Similarly, auction clearance rates were at all all-time high during 2015, but they eased off towards the end of 2015 and in the first part of 2016.

Sales of particular interest that have occurred this year are as follows:

• 169 B & 171 Penshurst Street, Beverly Hills - $5,877,352 on 17/3/2016

• 227 Forest Road, Hurstville - $18,800,000 on 3/9/2015

• 378-384 Forest Road, Hurstville - $12,000,000 on 29/5/2015

• 373-377 Rocky Point Road, Sans Souci - $6,000,000 23/3/2015

Significant issues and developments

There have been a number of significant applications, proposals and projects outside of

those that are permissible under the current zoning, which require special consideration.

• HURSTVILLE CENTRAL PLAZA PROJECT

• PENSHURST PARK MASTERPLAN

• FORMER OATLEY BOWLING CLUB SITE

Significant Value Changes

There have been significant value changes from the prior to current annual valuation.

Summary of Valuation Changes to Residential Land

Changes since previous valuation year (2015) and previous General Valuation year (2013)

The overall general market in Georges River Council Local Government Areas has seen an

overall increase in values of 12.63% from July 2015 to July 2016 and a 61.35% increase

from the prior General Valuation Year (2013). This percentage increase is due to varying

component factors applied throughout the residential property with a range of +1% to +19%

used for the residential market in Georges River Local Government Area.



The first half of 2013 saw prices start to increase, this was evident with homes selling faster

than previously experienced in the previous 12 months, with the main increases through the

second half of 2013 and the first half of 2014. The increases in values turned into a “boom”

as property prices continued to increase at a fairly steady rate until the Base Date of 2015.

From mid-2013 to the Base Date of 2015, the residential market had continued to

strengthen. The rise in home prices has been accompanied by a rise in the number of sales

transacted. We note that since the Base Date 1 July 2015, there has been a decline in

activity and a stabilising of the values.

Summary of Valuation Changes to Commercial/Retail Land


There has been an overall 11.86% increase in the retail / commercial market from 2015 to

2016 base dates, and 41.44% from the prior General Valuation Year (2013).

Commercial values have been underpinned by a low interest rate environment supported by

a paucity of stock listed on the market. The element of overseas buyer interest competing

with local buyers has benefited the commercial/retail market. The market conditions within

the residential market have influenced B4 mixed use development sites, with developers

negotiating amalgamation of sites under option to benefit on the residential unit buyer

demand.

Summary of Valuation Changes to Industrial Land


There has been an overall 10.47% increase in the industrial market from 2015 to 2016 base

dates, and 41.57% from the prior General Valuation Year (2013). Market values have

increased during the past 3 years as a result of limited stock primarily as a result of

extensive residential unit development which has led to a reduction in available industrial

related properties in the South Sydney and surrounding localities. Strong activity from owner

occupiers had led to an increase in land values with yields firming due to inherent vacant

possession and underlying land values.



Table of Contents

Executive Summary .............................................................................................................. 2

Georges River Local Government Area Overview ............................................................. 2

State and Local Government Legislation for Georges River LGA ...................................... 4

Market Overview ............................................................................................................... 4

Significant issues and developments ................................................................................. 5

Significant Value Changes................................................................................................. 5

Disclaimer – Purpose of this Report ...................................................................................... 9

LGA Overview ..................................................................................................................... 10

Location of Georges River District ................................................................................... 10

Principal Suburbs ............................................................................................................ 11

Main Industries ................................................................................................................ 14

Significant Retail Centres ................................................................................................ 15

Type of Residential Development .................................................................................... 15

State and Local Government Legislation for Georges River LGA ........................................ 17

Local Environmental Plans (LEPs) .................................................................................. 17

The Kogarah Local Environmental Plan 2012 .............................................................. 18

The Hurstville Local Environmental Plan 2012 ............................................................. 19

The Hurstville Local Environmental Plan 1994 ............................................................. 20

Development Control Plan (DCP) .................................................................................... 39

The Kogarah DCP 2013 ............................................................................................... 39

DCP 1 - Amendment 5 ................................................................................................. 40

DCP 2 – Amendment 6 ................................................................................................ 41

DCP 2 – Amendment 5 ................................................................................................ 42

Advisory Note .............................................................................................................. 43

State Environmental Planning Policy (SEPP) .................................................................. 43

New Duty and Land Tax Surcharges for Foreign Buyer of Land in Australia .................... 45

General Economic & Market Overview ................................................................................ 46

Economic Overview ......................................................................................................... 46

General Property Market Commentary ............................................................................ 49

Georges River District Market Overview .............................................................................. 52

Analysis of Georges River Sale Statistics and Market Movement .................................... 52

Overview of the Georges River Residential Market.......................................................... 55



Overview of the Georges River Retail and Commercial Market ....................................... 58

Overview of the Georges River Industrial Market ............................................................. 60

Overview of the Georges River’s Other Land Uses.......................................................... 61

Sales of Particular Interest .................................................................................................. 62

Significant Issues and Developments .................................................................................. 66

Significant Value Changes .................................................................................................. 73

Overview of the Quality Assurance Process ........................................................................ 74

Prepared by: ....................................................................................................................... 77



Disclaimer – Purpose of this Report

The purpose of this report is to describe the process and considerations for the 1 July 2016

Valuation of Georges River Council Government Area. The land values have been

specifically made for rating and taxing purposes. Land values produced as part of this

process should not be used for any other purpose without the specific agreement of the

Valuer General.

Land values must have regard to specific requirements and assumptions in rating and taxing

legislation. Consequently, these valuations may vary from market levels.

The land values have been determined using a methodology prescribed by the Rating and

Taxing Valuation Procedures Manual. The manual allows mass valuation methodologies that

involve assessing large numbers of properties as a group to be utilised where appropriate.

Mass valuation methodologies are by their nature likely to be less accurate than individually

assessed valuations, however are utilised worldwide for rating and taxing purposes to deliver

valuations within an acceptable market range.

Town planning, land use and other market information contained in this report have been

compiled based on enquiries undertaken during the valuation process. Third parties should

make their own inquiries into these details and should not rely on the contents of this report.

The Valuer General disclaims any liability to any person who acts or omits to act on the

basis of the information contained in this report.

More information on the valuation process is available from the Land and Property

Information website at

www.lpi.nsw.gov.au/valuation

http://www.lpi.nsw.gov.au/valuation



LGA Overview

On 12 May 2016 the Minister for Local Government, Paul Toole, announced the newly

formed “Georges River” Council.

Georges River Council includes the following wards:

• Peakhurst Ward

• Mortdale Ward

• Blakehurst Ward

• Hurstville Ward

• Kogarah Bay Ward

Ratepayers, in new council areas, will have their rates protected against future increases,

meaning they will pay no more for their rates than they would have under their old council for

4 years.

Elections for new councils will take place on 9 September 2017. Details of the new council

are contained in the proclamation.

Key information about the new council:

• Population: 146,916

• Area (sq Km): 38

• Number of Wards: 5

• Number of councillors per ward: 3

Location of Georges River District

The Georges River Council area is located in the southern suburbs of Sydney, about

15-17 kilometres from the Sydney CBD. The Georges River Council area is bounded by the

Canterbury-Bankstown Council area in the north; Rockdale City in the east; the

Georges River in the south; and Salt Pan Creek in the west.

The Georges River Council is named after the Georges River which bounds the southern

part of the municipality.



Georges River District Boundary

Source: ID Consulting Pty Ltd

Principal Suburbs

The Georges River Council area includes the suburbs of Allawah, Beverley Park,

Beverly Hills (part), Blakehurst, Carlton (part), Carss Park, Connells Point, Hurstville,

Hurstville Grove, Kingsgrove (part), Kogarah (part), Kogarah Bay, Kyle Bay, Lugarno,

Mortdale, Narwee (part), Oatley, Peakhurst, Peakhurst Heights, Penshurst, Ramsgate (part),

Riverwood (part), Sans Souci (part) and South Hurstville.

Allawah

Allawah is bounded by the railway line in the north; generally by Andover Street,

McPherson Street, Swanns Lane, Illawarra Street and Blakesley Road in the east; generally

by St Georges Parade and Burraneer Close in the south; and First Avenue and

Woids Avenue in the west.

Allawah is an established residential area.

Major features of the area include Southern Sydney Synagogue, Augusta Park,

Elizabeth Street Reserve, Joy Mead Park, Meade Park, PJ Ferry Reserve, the

Allawah railway station and one school.



Beverley Park - Ramsgate

Beverley Park - Ramsgate is bounded generally by Ocean Street, Ercildoune Avenue and

Fitzgerald Avenue in the north; Rocky Point Road in the east; generally by Ramsgate Road,

Harslett Crescent and Lacey Street in the south; and the Princes Highway in the west.

Beverley Park - Ramsgate is an established residential area, with some commercial land use

along Rocky Point Road.

Major features of the area include Beverley Park Golf Club, St George Leagues Club,

Calvary Health Care Kogarah, Burgess Street Reserve, Moore Park, Spooner Park and

Stevens Park.

This area encompasses the suburb of Beverley Park and the Georges River Council area

part of the suburb of Ramsgate. Most of the suburb of Ramsgate is located in Rockdale City.

This area encompasses the suburb of Beverley Park and the Georges River Council area

part of the suburb of Ramsgate. Most of the suburb of Ramsgate is located in Rockdale City.

Blakehurst

Blakehurst is bounded generally by Planthurst Road and West Street in the north; the

Princes Highway, the southern boundary of Todd Park, the creek and Kogarah Bay in the

east; the Georges River in the south; and generally by Waratah Street, Merriman Street,

Kyle Parade, Terry Street, Condor Crescent, Terry Street, King Georges Road and

Blakesley Road in the west.

Blakehurst is an established residential area, with some commercial land use along the

Princes Highway.

Major features of the area include Bald Face Point Reserve, Kyle Williams Reserve,

Shipwrights Bay Reserve, Centre Street Reserve, Church Street Reserve, Dover Park,

East Street Reserve, Raleigh Street Reserve, Stuart Street Reserve, Taunton Street

Reserve, Terry Street Reserve, Todd Park, Georges River Bridge (Tom Ugly's Bridge),

Tom Ugly's Point, Bald Face Point, Blakehurst Marina, Kogarah Bay Sailing Club and

several schools.

Carlton

Carlton includes two sections: a small section to the north of the railway line, and a larger

section to the south of the railway line. The northern section of Carlton is bounded by the

suburb of Hurstville in the north; Xenia Avenue in the east; the railway line in the south; and

Station Lane and Lily Lane in the west. The southern section of Carlton is bounded by the

railway line in the north; English Street in the east; the Princes Highway in the south; and

Kogarah Bay Creek, Blakesley Road, Swanns Lane, McPherson Street and Andover Street

in the west.



Connells Point - Kyle Bay

Connells Point - Kyle Bay is bounded by Rickard Road, Morshead Drive, Greenacre Road,

Rowe Street, Connells Point Road and The Appian Way in the north; Condor Crescent,

Terry Street, Kyle Parade, Merriman Street and Waratah Street in the east; the

Georges River in the south; and generally by Poulton Creek in the west.

Connells Point - Kyle Bay is an established residential area.

Major features of the area include Poulton Park, Donnelly Park, Condor Crescent Reserve,

Connells Point Reserve, Duggan Park, Merriman Reserve, Queens Road Reserve,

Redin Place Reserve, The Green Reserve, Blakehurst Bowling Club, Connells Point,

Harness Cask Point and one school.

Hurstville (City Centre)

Hurstville (City Centre) is bounded by Forest Road, Pearl Street, Gloucester Road,

Garthons Lane, Dora Street, Bond Street, Patrick Street, Queens Road, Park Road, Cross

Street, The Avenue and Forest Road in the north; Durham Street and Kempt Field in the

east; the railway line in the south; and King Georges Road in the west.

Major features of the area include Westfield Hurstville Shopping Centre,

Hurstville Entertainment Centre, Hurstville Museum & Gallery, Waratah Private Hospital,

Georges River Council Hurstville Service Centre and the Hurstville railway station.

Hurstville (City Centre) is the commercial part of the suburb of Hurstville. The remaining part

of the suburb of Hurstville is included in the Hurstville (Remainder) small area.

Hurstville Grove

Hurstville Grove is bounded by Hillcrest Avenue in the north; Poulton Creek in the east; the

Georges River in the south; and Renown Creek in the west.

Hurstville Grove is an established residential area.

Major features of the area include Moore Reserve & Wetlands, Grove Reserve,

Poulton Park, Quarry Reserve, Seymour Street Reserve, Whitfield Parade Reserve and

Wilunga Reserve.



Hurstville (Remainder)

Hurstville (Remainder) includes two sections: one to the north of the Hurstville City Centre,

and the other to the south of the Hurstville City Centre. The northern section of Hurstville

(Remainder) is bounded by Stoney Creek Road and Irene Crescent in the north;

Croydon Road, Botany Street, the suburb of Carlton and Lily Lane in the east; the railway

line, Jack Brabham Drive, Durham Street, Forest Road, The Avenue, Cross Street,

Park Road, Queens Road, Patrick Street, Bond Street, Dora Street, Carrington Avenue,

Garthons Lane, Gloucester Road, Pearl Street and Forest Road in the south; and

King Georges Road and Edmund Street in the west. The southern section of Hurstville

(Remainder) is bounded by the railway line, Woniora Road, Hillcrest Avenue, Empress Lane

and the railway line in the north; Woids Avenue in the east; First Avenue, George Street,

Cole Street, Salisbury Street and Halstead Street in the south; and Poulton Creek,

Hillcrest Avenue and King Georges Road in the west.

Hurstville (Remainder) is an established residential area.

Major features of the area include Hurstville Private Hospital, Arrowsmith Park, Croot Park,

Doyle Gardens, Denman Street Reserve, Emma Edwards Reserve, Empress Street

Reserve, Hurstville Oval, Kempt Field, St Georges Parade Reserve, Thorpe Park,

Warren Reserve, Woodville Park and a number of schools.

Hurstville (Remainder) is the non-commercial part of the suburb of Hurstville.

The commercial part of the suburb of Hurstville is included in the Hurstville (City Centre)

small area.

Main Industries

The Georges River Council area is predominantly residential, but also has substantial

industrial, commercial and recreational areas. The Council area encompasses a total land

area of about 40 square kilometres, including waterways and large areas of open space,

mainly along the Georges River.

The key employment sector in the Georges River Council area is health care, with other

significant employment sectors being retail trade, education and training, and manufacturing.

Health care services are provided at two major public hospitals (St George Hospital and

Calvary Health Care Kogarah); one major private hospital (St George Private Hospital);

three small private hospitals (Hurstville Private Hospital, Waratah Private Hospital and

Wesley Hospital Kogarah); and numerous nursing homes and aged care facilities.

Educational facilities include numerous private and public schools. The main industrial areas

are located in the suburbs of Carlton, Kingsgrove, Mortdale, Peakhurst and South Hurstville.



Significant Retail Centres

The main retail centres in the Council area are the Kogarah Town Centre and Westfield

Hurstville Shopping Centre, with other significant centres including Riverwood Plaza, South

Hurstville Shopping Centre, and commercial areas around railway station and along many of

the major roads.

Type of Residential Development

In the Georges River Council, 42.2% of the dwellings were medium or high density,

compared to 40% in Greater Sydney.

As at the 2011 Census date, there were 29,314 separate houses in the area, 8,822 medium

density dwellings, and 12,787 high density dwellings.

Analysis of the types of dwellings in the Georges River Council Local Government Area in

2011 shows that 57.2% of all dwellings were separate houses; 17.2% were medium density

dwellings, and 25.0% were in high density dwellings, compared with 58.9%, 19.7%, and

20.7% in the Greater Sydney respectively.

In 2011, a total of 94.5% of the dwellings in the Georges River Council Local Government

Area were occupied on Census night, compared to 92.9% in Greater Sydney. The proportion

of unoccupied dwellings was 5.5%, which is smaller compared to that found in Greater

Sydney (6.9%).

The total number of dwellings in the Georges River Council Local Government Area

increased by 1,693 between 2006 and 2011.

The largest changes in the type of dwellings found in the Georges River Council Local

Government Area between 2006 and 2011 were:

• High density (+1,271 dwellings)

• Medium density (+579 dwellings)

• Separate house (-238 dwellings)

• Other (+83 dwellings)



Dwelling Type

Georges River

Council 2011 2006 Change

Dwelling type Number %

Greater

Sydney

%

Number % Greater

Sydney % 2006 to 2011

Separate house 29,314 57.2 58.9 29,552 59.7 60.9 -238

Medium density 8,822 17.2 19.7 8,243 16.6 19.1 +579

High density 12,787 25.0 20.7 11,516 23.3 19.3 +1,271

Caravans, cabin,

houseboat 3 0.0 0.2 16 0.0 0.3 -13

Other 254 0.5 0.4 171 0.3 0.4 +83

Not stated 32 0.1 0.2 30 0.1 0.1 +2

Total Private

Dwellings 51,212 100.0 100.0 49,528 100.0 100.0 +1,684

Source: Australian Bureau of Statistics, Census of Population and Housing 2006 and 2011. Compiled and presented by .id, the

population experts. The 2016 Census has been carried out in August this year but results have not been released at the time

of writing this report.

A total of 35,770 properties are the subject of reassessment for the purposes of rating and taxing under the Valuation of Land Act 1916, No2.

http://www.abs.gov.au/census

http://home.id.com.au/about-us/



State and Local Government Legislation for Georges River LGA

The following is a brief overview of development guidelines. For further information, please

refer to the relevant Local Environmental Plans and Development Control Plans. These are

available on the Georges River Council website: www.georgesriver.nsw.gov.au/

There will be no immediate changes to the status of the Hurstville Local Environment Plan

(LEP), the Kogarah LEP, or current Development Control Plans (DCPs) that apply to each

former local government area. These planning controls will remain in place until changed.

Guidance from the Department of Planning and Environment for merged councils indicates

that the creation of new council-wide LEPs is not required until a newly elected council is in

place. This may not necessarily involve a comprehensive new LEP, as an existing LEP can

be expanded to become the principal instrument for the new Council area.

Council is undertaking an audit of the strategic and statutory plans, studies and planning

processes for the eventual harmonisation of Local Environmental Plans and Development

Control Plans.

Local Environmental Plans (LEPs)

The Georges River Council Local Government Area is governed by:

• The Kogarah Local Environmental Plan (LEP) 2012 gazetted and commenced on Friday 8 February 2013 and;

• The Hurstville Local Environmental Plan (LEP) 2012 gazetted and commenced on Friday 7 December 2012 and;

• The Hurstville Local Environmental Plan (LEP) 1994 gazetted and commenced on Friday 27 May 1994.

The plans are based on the standardised Local Environmental Plan prescribed by the

New South Wales Legislation.



The Kogarah Local Environmental Plan 2012

(2013-26). LW 25.1.2013. Date of commencement, 14 days after publication on LW,

cl 1.1AA. This Plan has been amended as follows:

2013 No 5 Liquor Amendment (Small Bars) Act 2013. Assented to 19.3.2013.

Date of commencement, 1.7.2013, sec 2 and 2013 (292) LW 21.6.2013.

No 47 Statute Law (Miscellaneous Provisions) Act 2013. Assented to 25.6.2013.

Date of commencement of Sch 2.17, 5.7.2013, sec 2 (1).

(650) Kogarah Local Environmental Plan 2012 (Amendment No 1). LW 22.11.2013.

Date of commencement, on publication on LW, cl 2.

No 111 Statute Law (Miscellaneous Provisions) Act (No 2) 2013.

Assented to 3.12.2013.

Date of commencement of Sch 3.27, 10.1.2014, Sch 3.27.

2014 No 33 Statute Law (Miscellaneous Provisions) Act 2014. Assented to 24.6.2014.


(513) Standard Instrument (Local Environmental Plans) Amendment Order 2014.

LW 15.8.2014.



Date of commencement of Sch 3, 15.7.2015, sec 2 (3).

2016 (43) Standard Instrument (Local Environmental Plans) Amendment (Maps) Order

2016. LW 27.1.2016.

Date of commencement, 27.1.2016, cl 2.


LW 11.3.2016.


(309) Standard Instrument (Local Environmental Plans) Amendment (Observatory and

Defence Facility) Order 2016. LW 10.6.2016.

Date of commencement, 56 days after publication on LW, cl 2.

Table of amendments

No reference is made to certain amendments made consequential on the amendment of

the Standard Instrument (Local Environmental Plans) Order 2006.

Cl 4.1 Am 2013 (650), Sch 1 [1]–[4].

Cl 6.4 Am 2013 (650), Sch 1 [5].

Cl 6.7 Am 2013 (650), Sch 1 [6].

Sch 1 Am 2013 (650), Sch 1 [7]–[14].

Sch 5 Am 2013 No 47, Sch 2.17; 2013 (650), Sch 1 [15].

Maps Am 2013 (650), cl 4.



The Hurstville Local Environmental Plan 2012

(613).LW 7.12.2012. Date of commencement, on publication on LW, cl 1.1AA.

This Plan has been amended as follows:

2012 No 96 Forestry Act 2012. Assented to 21.11.2012.

Date of commencement of Sch 4.41, 7.1.2013, sec 2 and 2012 (680)

LW 21.12.2012.

2013 No 5 Liquor Amendment (Small Bars) Act 2013. Assented to 19.3.2013.

Date of commencement, 1.7.2013, sec 2 and 2013 (292) LW 21.6.2013.


Date of commencement of Sch 2.15, 5.7.2013, sec 2 (1).

(536) Hurstville Local Environmental Plan 2012 (Amendment No 1). LW 13.9.2013.


No 111 Statute Law (Miscellaneous Provisions) Act (No 2) 2013. Assented to 3.12.2013.


2014 (170) Hurstville Local Environmental Plan 2012 (Amendment No 2). LW 4.4.2014.





LW 15.8.2014.



Date of commencement of Sch 3, 15.7.2015, sec 2 (3).









2016 (43) Standard Instrument (Local Environmental Plans) Amendment (Maps) Order

2016. LW 27.1.2016.

Date of commencement, 27.1.2016, cl 2.


LW 11.3.2016.


(309) Standard Instrument (Local Environmental Plans) Amendment

(Observatory and Defence Facility) Order 2016. LW 10.6.2016.


(605) Hurstville Local Environmental Plan 2012 (Amendment No 8).

LW 30.9.2016.




Table of amendments

No reference is made to certain amendments made consequential on the amendment of

the Standard Instrument (Local Environmental Plans) Order 2006.

Cl 1.2 Am 2015 (378), Sch 1 [1]–[4].

Cl 1.3 Am 2015 (378), Sch 1 [5].

Cl 1.8 Am 2015 (378), Sch 1 [6].

Cl 2.1 Am 2015 (378), Sch 1 [7].

Land Use Table Am 2015 (378), Sch 1 [8].

Cl 4.3 Am 2015 (378), Sch 1 [9].

Cl 4.4 Am 2015 (378), Sch 1 [10].

Cl 4.6 Am 2015 (378), Sch 1 [11].

Cl 5.3 Am 2015 (378), Sch 1 [12].

Cl 5.6 Am 2015 (378), Sch 1 [13].

Cl 6.6 Am 2015 (593), cl 4.

Cl 6.7 Am 2015 (378), Sch 1 [14].

Cl 6.9 Ins 2015 (378), Sch 1 [15].

Sch 2 Am 2013 No 47, Sch 2.15.

Sch 5 Subst 2014 (170), Sch 1. Am 2015 (378), Sch 1 [16]; 2015 (786), cl 4.

Maps Am 2013 (536), cl 4; 2014 (170), cl 4; 2015 (378), cl 4; 2015 (410), cl 4;

2016 (605), cl 4.

The Hurstville Local Environmental Plan 1994

Published in Gazette No 73 of 27.5.1994, p 2484 and amended in Gazettes No 61 of

17.5.1996, p 2344, No 97 of 23.8.1996, p 4912, No 110 of 27.9.1996, p 6647, No 26 of

14.3.1997, p 1519, No 99 of 12.9.1997, p 8014, No 159 of 24.12.1997, p 10382, No 4 of

9.1.1998, p 207, No 155 of 30.10.1998, p 8597, No 171 of 11.12.1998, p 9641 and No 72 of

25.6.1999, p 4422 and as follows:

Hurstville Local Environmental Plan 1994 (Amendment No 20)

(GG No 22 of 11.2.2000, p 884)


(GG No 42 of 31.3.2000, p 2758)


(GG No 46 of 14.4.2000, p 3298)


(GG No 105 of 18.8.2000, p 7849)


(GG No 109 of 25.8.2000, p 8441)


(GG No 109 of 25.8.2000, p 8442)


(GG No 117 of 8.9.2000, p 10285)




(GG No 137 of 13.10.2000, p 11075) (On 17 June 2002, the New South Wales Court of

Appeal in El Cheikh v Hurstville City Council & 2 Ors [2002] NSWCA 173 (File No:

40661/01) declared that “Hurstville Local Environmental Plan 1994 (Amendment No 23) is

invalid and has no effect”)


(GG No 168 of 22.12.2000, p 13685)


(GG No 97 of 15.6.2001, p 3765)


(GG No 143 of 21.9.2001, p 7957)


(GG No 146 of 28.9.2001, p 8322)


(GG No 156 of 12.10.2001, p 8560)


(GG No 161 of 26.10.2001, p 8797)


(GG No 54 of 1.3.2002, p 1362)


(GG No 54 of 1.3.2002, p 1364)


(GG No 54 of 1.3.2002, p 1366)


(GG No 54 of 1.3.2002, p 1368)


(GG No 94 of 7.6.2002, p 3557)


(GG No 116 of 12.7.2002, p 5282)


(GG No 125 of 2.8.2002, p 5811)


(GG No 137 of 30.8.2002, p 7847)


(GG No 154 of 27.9.2002, p 8440)


(GG No 170 of 11.10.2002, p 8744)


(GG No 45 of 14.2.2003, p 2097)


(GG No 68 of 4.4.2003, p 4366)


(GG No 165 of 17.10.2003, p 10077)




(GG No 179 of 14.11.2003, p 10548)


(GG No 63 of 26.3.2004, p 1659)


(GG No 80 of 7.5.2004, p 2425)


(GG No 94 of 4.6.2004, p 3444)


(GG No 162 of 15.10.2004, p 7960)


(GG No 170 of 29.10.2004, p 8246)


(GG No 187 of 26.11.2004, p 8715)


(GG No 187 of 26.11.2004, p 8720)


(GG No 198 of 10.12.2004, p 9013)

State Environmental Planning Policy (Repeal of Concurrence and Referral Provisions)

2004 (GG No 201 of 17.12.2004, p 9590)


(GG No 204 of 24.12.2004, p 9794)

Table of amendments

Cl 5 Am 17.5.1996; 23.8.1996; 27.9.1996; 14.3.1997; 12.9.1997; 24.12.1997;

9.1.1998; 30.10.1998; 11.12.1998; 25.6.1999; 14.4.2000; 25.8.2000;

8.9.2000; 22.12.2000; 15.6.2001; 21.9.2001; 28.9.2001; 12.10.2001;

26.10.2001; 1.3.2002; 12.7.2002; 30.8.2002; 27.9.2002; 14.2.2003;

4.4.2003; 17.10.2003; 26.3.2004; 4.6.2004; 26.11.2004; 10.12.2004.

Cl 6A Ins 26.11.2004.

Cl 7 Am 14.4.2000.

Part 2, table Am 11.2.2000; 14.4.2000; 25.8.2000; 22.12.2000; 28.9.2001; 7.6.2002;

26.3.2004; 26.11.2004.

Cl 9A Ins 11.2.2000. Am 7.5.2004.

Cl 11 Am 17.10.2003.

Cl 11A Ins 22.12.2000. Am 29.10.2004.

Cl 11AA Ins 26.11.2004.

Cl 12 Subst 25.8.2000. Rep 14.11.2003.

Cl 13 Am 14.4.2000; 30.8.2002; 11.10.2002.

Cl 15A Ins 31.3.2000. Subst 30.8.2002.

Cl 19A Ins 18.8.2000.

Cl 19B Ins 18.8.2000. Am 2.8.2002.

Cl 25A Ins 26.3.2004.



Cl 26AA

(previously cl

26A)

Ins 14.3.1997. Renumbered 24.12.1997.

Cl 26A Ins 17.5.1996. Subst 21.9.2001.

Cl 26B Ins 17.10.2003.

Part 4 Subst 14.2.2003.

Cll 27, 28 Subst 14.2.2003.

Cl 29 Am 25.8.2000. Subst 14.2.2003.

Cl 30 Subst 14.2.2003. Rep 17.12.2004.

Cl 31 Subst 14.2.2003.

Cll 32–34 Ins 14.2.2003.

Sch 2 Am 8.9.2000; 1.3.2002.

Sch 3 Am 15.10.2004.

Sch 4 Ins 17.5.1996. Am 24.12.1997; 21.9.2001; 10.12.2004; 24.12.2004.

Table 3a: Kogarah LEP Objectives and Permitted Uses

Zone Objectives of the Zone Permitted Uses Prohibited Uses

R2 Low Density Residential

• To provide for the housing needs of the community within a low density residential environment.

• To enable other land uses that provide facilities or services to meet the day to day needs of residents.

2 Permitted without consent

Home occupations.

3 Permitted with consent

Bed and breakfast accommodation; Boarding houses; Car parks; Child care centres; Community facilities; Dual occupancies (attached); Dwelling houses; Environmental protection works; Flood mitigation works; Group homes; Hospitals; Places of public worship; Public administration buildings; Recreation areas; Residential care facilities; Respite day care centres; Roads; Semi-detached dwellings.

Any development not specified in item 2 or 3.

R3 Medium Density Residential

• To provide for the housing needs of the community within a medium density residential environment.

• To provide a variety of housing types within a medium density residential environment.



Nil.


Attached dwellings; Bed and breakfast accommodation; Boarding houses; Car parks; Child care centres; Community facilities; Dual occupancies (attached); Dwelling houses; Environmental protection works; Flood mitigation works; Group homes; Hotel or motel accommodation; Multi dwelling housing; Neighbourhood shops; Places of public worship; Public administration buildings; Recreation areas; Residential flat buildings; Respite day care centres; Roads; Semi-detached dwellings; Seniors housing.





B1 Neighbourhood Centre

• To provide a range of small-scale retail, business and community uses that serve the needs of people who live or work in the surrounding neighbourhood.

• To allow residential development that contributes to the social vitality of the neighbourhood centre and does not detract from the business function of the zone.


Nil.


Boarding houses; Business premises; Child care centres; Community facilities; Medical centres; Neighbourhood shops; Respite day care centres; Roads; Shop top housing; Any other development not specified in item 2 or 4.

Amusement centres; Caravan parks; Eco-tourist facilities; Electricity generating works; General industries; Heavy industrial storage establishments; Heavy industries; Helipads; Heliports; Home occupations (sex services); Resource recovery facilities; Sex services premises; Transport depots; Vehicle body repair workshops; Vehicle sales or hire premises; Warehouse or distribution centres; Waste disposal facilities.

B2 Local Centre • To provide a range of retail, business, entertainment and community uses that serve the needs of people who live in, work in and visit the local area.

• To encourage employment opportunities in accessible locations.

• To maximise public transport patronage and encourage walking and cycling.


Nil.


Boarding houses; Child care centres; Commercial premises; Community facilities; Educational establishments; Entertainment facilities; Function centres; Information and education facilities; Medical centres; Passenger transport facilities; Recreation facilities (indoor); Registered clubs; Respite day care centres; Restricted premises; Roads; Service stations; Shop top housing; Tourist and visitor accommodation; Any other development not specified in item 2 or 4.

Amusement centres; Caravan parks; Eco-tourist facilities; Electricity generating works; General industries; Heavy industrial storage establishments; Heavy industries; Helipads; Heliports; Home occupations (sex services); Resource recovery facilities; Sex services premises; Transport depots; Vehicle body repair workshops; Warehouse or distribution centres; Waste disposal facilities.

B4 Mixed Use • To provide a mixture of compatible land uses.

• To integrate suitable business, office, residential, retail and other development in accessible locations so as to maximise public transport patronage and encourage walking and cycling.

• To encourage development that contributes to economic growth and employment opportunities.

• To encourage development that contributes to an active, vibrant and sustainable town centre.

• To provide opportunities for residential development, where appropriate.


Nil.


Boarding houses; Child care centres; Commercial premises; Community facilities; Educational establishments; Entertainment facilities; Function centres; Hotel or motel accommodation; Information and education facilities; Medical centres; Passenger transport facilities; Recreation facilities (indoor); Registered clubs; Respite day care centres; Restricted premises; Seniors housing; Shop top housing; Any other development not specified in item 2 or 4.

Caravan parks; Dwelling houses; Eco-tourist facilities; Electricity generating works; General industries; Heavy industrial storage establishments; Heavy industries; Home occupations (sex services); Resource recovery facilities; Secondary dwellings; Transport depots; Vehicle body repair workshops; Warehouse or distribution centres; Waste disposal facilities.




IN2 Light Industrial • To provide a wide range of light industrial, warehouse and related land uses.

• To encourage employment opportunities and to support the viability of centres.

• To minimise any adverse effect of industry on other land uses.

• To enable other land uses that provide facilities or services to meet the day to day needs of workers in the area.

• To support and protect industrial land for industrial uses.

• To support and encourage a range of local services that provide for the needs of the local community.


Nil.


Depots; Garden centres; Hardware and building supplies; Industrial training facilities; Light industries; Neighbourhood shops; Places of public worship; Roads; Warehouse or distribution centres; Any other development not specified in item 2 or 4.

Amusement centres; Child care centres; Eco-tourist facilities; Educational establishments; Electricity generating works; Function centres; General industries; Heavy industrial storage establishments; Heavy industries; Home-based child care; Home businesses; Home occupations; Home occupations (sex services); Hospitals; Kiosks; Pubs; Residential accommodation; Respite day care centres; Shops; Tourist and visitor accommodation.

SP2 Infrastructure • To provide for infrastructure and related uses.

• To prevent development that is not compatible with or that may detract from the provision of infrastructure.


Nil


Car parks; Child care centres; Community facilities; Depots; Environmental facilities; Environmental protection works; Markets; Places of public worship; Recreation areas; Respite day care centres; Roads; Signage; The purpose shown on the Land Zoning Map, including any development that is ordinarily incidental or ancillary to development for that purpose

Any development not specified in item 2 or 3

RE1 Public Recreation

• To enable land to be used for public open space or recreational purposes.

• To provide a range of recreational settings and activities and compatible land uses.

• To protect and enhance the natural environment for recreational purposes.


Building identification signs; Business identification signs; Environmental protection works.


Boat launching ramps; Car parks; Child care centres; Community facilities; Emergency services facilities; Environmental facilities; Information and education facilities; Jetties; Kiosks; Markets; Recreation areas; Recreation facilities (indoor); Recreation facilities (major); Recreation facilities (outdoor); Respite day care centres; Restaurants or cafes; Roads; Signage; Water recreation structures.


http://www.legislation.nsw.gov.au/#/view/EPI/2013/26/maps





RE2 Private Recreation

• To enable land to be used for private open space or recreational purposes.




Environmental protection works.


Building identification signs; Business identification signs; Camping grounds; Car parks; Community facilities; Environmental facilities; Kiosks; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Registered clubs; Restaurants or cafes; Roads; Tourist and visitor accommodation.


E4 Environmental Living

• To provide for low-impact residential development in areas with special ecological, scientific or aesthetic values.

• To ensure that residential development does not have an adverse effect on those values.


Environmental protection works; Home occupations.


Bed and breakfast accommodation; Boat sheds; Car parks; Child care centres; Community facilities; Dwelling houses; Educational establishments; Flood mitigation works; Hospitals; Jetties; Places of public worship; Public administration buildings; Recreation areas; Residential care facilities; Respite day care centres; Roads; Secondary dwellings; Semi-detached dwellings.

Industries; Service stations; Warehouse or distribution centres; Any other development not specified in item 2 or 3.

W2 Recreational Waterways

• To protect the ecological, scenic and recreation values of recreational waterways.

• To allow for water-based recreation and related uses.

• To provide for sustainable fishing industries and recreational fishing.


Nil.


Aquaculture; Boat launching ramps; Boat sheds; Environmental facilities; Environmental protection works; Jetties; Kiosks; Marinas; Moorings; Roads; Water recreation structures.

Industries; Multi dwelling housing; Residential flat buildings; Seniors housing; Warehouse or distribution centres; Any other development not specified in item 2 or 3.



Table 3b: Hurstville LEP 2012 Objectives and Permitted Uses


R2 Low Density Residential

• To provide for the housing needs of the community within a low density residential environment.


• To encourage development of sites for a range of housing types, where such development does not compromise the amenity of the surrounding area, or the natural or cultural heritage of the area.

• To ensure that a high level of residential amenity is achieved and maintained.

• To encourage greater visual amenity through maintaining and enhancing landscaping as a major element in the residential environment.

• To provide for a range of home business activities where such activities are not likely to adversely affect the surrounding residential amenity.


Home occupations.


Animal boarding or training establishments; Attached dwellings; Bed and breakfast accommodation; Boarding houses; Boat sheds; Building identification signs; Business identification signs; Car parks; Child care centres; Community facilities; Dual occupancies; Dwelling houses; Environmental protection works; Exhibition homes; Exhibition villages; Flood mitigation works; Group homes; Health consulting rooms; Home-based child care; Home businesses; Home industries; Hospitals; Multi dwelling housing; Places of public worship; Recreation areas; Recreation facilities (indoor); Respite day care centres; Roads; Secondary dwellings; Semi-detached dwellings; Water recycling facilities; Water reticulation systems.


R3 Medium Density Residential

• To provide for the housing needs of the community within a medium density residential environment.

• To provide a variety of housing types within a medium density residential environment.


• To ensure that a high level of residential amenity is achieved and maintained.

• To provide for a range of home business activities, where such activities are not likely to adversely affect the surrounding residential amenity.


Home occupations.


Animal boarding or training establishments; Attached dwellings; Bed and breakfast accommodation; Boarding houses; Building identification signs; Business identification signs; Car parks; Child care centres; Community facilities; Dual occupancies; Dwelling houses; Environmental protection works; Exhibition homes; Exhibition villages; Flood mitigation works; Group homes; Home-based child care; Home businesses; Home industries; Multi dwelling housing; Neighbourhood shops; Places of public worship; Recreation areas; Recreation facilities (indoor); Residential flat buildings; Respite day care centres; Roads; Secondary dwellings; Semi-detached dwellings; Seniors housing; Shop top housing; Water recycling facilities; Water reticulation systems.





B1 Neighbourhood Centre

• To provide a range of small-scale retail, business and community uses that serve the needs of people who live or work in the surrounding neighbourhood.


Home occupations.


Boarding houses; Business premises; Child care centres; Community facilities; Garden centres; Hardware and building supplies; Health consulting rooms; Home industries; Kiosks; Markets; Medical centres; Neighbourhood shops; Office premises; Respite day care centres; Restaurants or cafes; Roads; Shop top housing; Take away food and drink premises; Water recycling facilities; Any other development not specified in item 2 or 4.

Agriculture; Air transport facilities; Airstrips; Amusement centres; Animal boarding or training establishments; Biosolids treatment facilities; Boat launching ramps; Boat building and repair facilities; Boat sheds; Camping grounds; Caravan parks; Cemeteries; Charter and tourism boating facilities; Commercial premises; Correctional centres; Crematoria; Depots; Eco-tourist facilities; Electricity generating works; Entertainment facilities; Environmental facilities; Exhibition homes; Exhibition villages; Extractive industries; Farm buildings; Forestry; Freight transport facilities; Function centres; Heavy industrial storage establishments; Health services facilities; Helipads; Highway service centres; Home occupations (sex services); Industrial retail outlets; Industrial training facilities; Industries; Information and education facilities; Jetties; Marinas; Mooring pens; Moorings; Mortuaries; Open cut mining; Passenger transport facilities; Recreation facilities (indoor); Recreation facilities (major); Recreation facilities (outdoor); Registered clubs; Research stations; Residential accommodation; Resource recovery facilities; Restricted premises; Rural industries; Sewage treatment plants; Sex services premises; Storage premises; Tourist and visitor accommodation; Transport depots; Truck depots; Vehicle body repair workshops; Vehicle repair stations; Warehouse or distribution centres; Waste disposal facilities; Water recreation structures; Water supply systems; Wholesale supplies.




B2 Local Centre • To provide a range of retail, business, entertainment and community uses that serve the needs of people who live in, work in and visit the local area.

• To encourage employment opportunities in accessible locations.

• To maximise public transport patronage and encourage walking and cycling.

• To maintain a commercial and retail focus for larger scale commercial precincts.


Home occupations.


Boarding houses; Child care centres; Commercial premises; Community facilities; Educational establishments; Entertainment facilities; Function centres; Home industries; Information and education facilities; Medical centres; Passenger transport facilities; Recreation facilities (indoor); Registered clubs; Respite day care centres; Restricted premises; Roads; Service stations; Shop top housing; Signage; Tourist and visitor accommodation; Water recycling facilities; Any other development not specified in item 2 or 4

4 Prohibited

Agriculture; Air transport facilities; Airstrips; Amusement centres; Animal boarding or training establishments; Biosolids treatment facilities; Boat launching ramps; Boat building and repair facilities; Boat sheds; Camping grounds; Caravan parks; Cemeteries; Charter and tourism boating facilities; Correctional centres; Crematoria; Depots; Eco-tourist facilities; Electricity generating works; Environmental facilities; Exhibition homes; Exhibition villages; Extractive industries; Farm buildings; Forestry; Freight transport facilities; Heavy industrial storage establishments; Helipads; Highway service centres; Home occupations (sex services); Industrial retail outlets; Industrial training facilities; Industries; Jetties; Marinas; Mooring pens; Moorings; Mortuaries; Open cut mining; Recreation facilities (major); Recreation facilities (outdoor); Research stations; Residential accommodation; Resource recovery facilities; Rural industries; Sewage treatment plants; Sex services premises; Storage premises; Transport depots; Truck depots; Vehicle body repair workshops; Vehicle repair stations; Warehouse or distribution centres; Waste disposal facilities; Water recreation structures; Water supply systems; Wholesale supplies.




B4 Mixed Use • To provide a mixture of compatible land uses.

• To integrate suitable business, office, residential, retail and other development in accessible locations so as to maximise public transport patronage and encourage walking and cycling.

• To allow for residential development in the Hurstville City Centre while maintaining active retail, business or other non-residential uses at street level.


Nil.


Boarding houses; Child care centres; Commercial premises; Community facilities; Dual occupancies; Educational establishments; Entertainment facilities; Function centres; Hostels; Hotel or motel accommodation; Information and education facilities; Medical centres; Multi dwelling housing; Passenger transport facilities; Recreation facilities (indoor); Registered clubs; Residential flat buildings; Respite day care centres; Restricted premises; Roads; Seniors housing; Shop top housing; Any other development not specified in item 2 or 4.

Agriculture; Air transport facilities; Airstrips; Amusement centres; Animal boarding or training establishments; Biosolids treatment facilities; Boat building and repair facilities; Boat launching ramps; Boat sheds; Camping grounds; Caravan parks; Cemeteries; Charter and tourism boating facilities; Crematoria; Depots; Eco-tourist facilities; Electricity generating works; Environmental facilities; Exhibition homes; Exhibition villages; Extractive industries; Farm buildings; Forestry; Freight transport facilities; Heavy industrial storage establishments; Helipads; Highway service centres; Home occupations (sex services); Industrial retail outlets; Industrial training facilities; Industries; Jetties; Marinas; Mooring pens; Moorings; Mortuaries; Open cut mining; Recreation facilities (major); Research stations; Residential accommodation; Rural industries; Sewage treatment plants; Sex services premises; Storage premises; Transport depots; Truck depots; Vehicle body repair workshops; Vehicle repair stations; Waste or resource management facilities; Water recycling facilities; Water supply systems; Wharf or boating facilities; Wholesale supplies.




IN2 Light Industrial • To provide a wide range of light industrial, warehouse and related land uses.

• To encourage employment opportunities and to support the viability of centres.

• To minimise any adverse effect of industry on other land uses.

• To enable other land uses that provide facilities or services to meet the day to day needs of workers in the area.

• To support and protect industrial land for industrial uses.

• To enable industrial development which does not pollute or adversely affect adjoining land, air or water.

• To ensure industrial development creates areas that are pleasant to work in, safe and efficient in terms of transportation, land utilisation and service distribution.


Home occupations.


Depots; Garden centres; Hardware and building supplies; Industrial training facilities; Kiosks; Landscaping material supplies; Light industries; Neighbourhood shops; Places of public worship; Plant nurseries; Roads; Take away food and drink premises; Timber yards; Vehicle sales or hire premises; Warehouse or distribution centres; Water recycling facilities; Any other development not specified in item 2 or 4.

Agriculture; Air transport facilities; Airstrips; Amusement centres; Biosolids treatment facilities; Boat launching ramps; Boat sheds; Camping grounds; Caravan parks; Cemeteries; Charter and tourism boating facilities; Child care centres; Commercial premises; Community facilities; Correctional centres; Crematoria; Eco-tourist facilities; Educational establishments; Entertainment facilities; Environmental facilities; Exhibition homes; Exhibition villages; Extractive industries; Farm buildings; Forestry; Function centres; Health services facilities; Heavy industrial storage establishments; Helipads; Highway service centres; Home occupations (sex services); Information and education facilities; Industries; Jetties; Marinas; Mooring pens; Moorings; Mortuaries; Open cut mining; Passenger transport facilities; Public administration buildings; Recreation areas; Recreation facilities (major); Recreation facilities (outdoor); Registered clubs; Research stations; Residential accommodation; Respite day care centres; Rural industries; Sewage treatment plants; Tourist and visitor accommodation; Water recreation structures; Water supply systems; Wholesale supplies.

SP2 Infrastructure • To provide for infrastructure and related uses.

• To prevent development that is not compatible with or that may detract from the provision of infrastructure.


Nil.


Roads; The purpose shown on the Land Zoning Map, including any development that is ordinarily incidental or ancillary to development for that purpose.


RE1 Public Recreation

• To enable land to be used for public open space or recreational purposes.




Environmental facilities; Environmental protection works; Roads.


Building identification signs; Business identification signs; Child care centres; Community facilities; Information and educational facilities; Kiosks; Markets; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Respite day care centres; Restaurants or cafes.






RE2 Private Recreation

• To enable land to be used for private open space or recreational purposes.




Nil.


Building identification signs; Business identification signs; Community facilities; Environmental facilities; Environmental protection works; Information and education facilities; Kiosks; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Registered clubs; Restaurants or cafes; Roads.


E4 Environmental Living

• To enable the management and appropriate use of land that is reserved under the National Parks and Wildlife Act 1974 or that is acquired under Part 11 of that Act.

• To enable uses authorised under the National Parks and Wildlife Act 1974.

• To identify land that is to be reserved under the National Parks and Wildlife Act 1974 and to protect the environmental significance of that land.


Uses authorised under the National Parks and Wildlife Act 1974.


Nil.


W2 Recreational Waterways

• To protect the ecological, scenic and recreation values of recreational waterways.

• To allow for water-based recreation and related uses.

• To provide for sustainable fishing industries and recreational fishing.


Nil.


Boat launching ramps; Boat sheds; Building identification signs; Business identification signs; Environmental facilities; Environmental protection works; Jetties; Kiosks; Marinas; Mooring pens; Moorings; Water recreation structures.

Industries; Multi dwelling housing; Residential flat buildings; Seniors housing; Warehouse or distribution centres; Any other development not specified in item 2 or 3



Table 3c: Hurstville LEP 1994 Objectives and Permitted Uses


Zone No 2 (Residential Zone)

(a) to preserve and enhance the character and amenity of established residential areas,

(b) to allow a variety of housing types within existing residential areas,

(c) to encourage the conservation of residential areas which include individual buildings and streets of heritage significance,

(d) to encourage greater visual amenity by requiring landscaping and permitting a greater variety of building materials and flexibility of design,

(e) to enable redevelopment for medium density housing forms, including townhouses, villas, cluster housing, semi-detached housing, residential flat buildings and the like, where such development does not interfere with the amenity of surrounding residential areas, and

(f) to allow people to carry out a reasonable range of activities from their homes, where such activities are not likely to adversely affect the living environment of neighbours.

2 Without development consent

Exempt development; public utility undertakings other than gas holders or generating works.

3 Only with development consent

Animal establishments; bed and breakfast accommodation; carparks; child care centres; commercial signs; community facilities; dual occupancies; dwelling houses; educational establishments; group homes; health consulting rooms; home activities; hospitals; multiple dwellings; places of worship; recreation areas; recreation facilities; residential flat buildings; residential offices; roads.

Any purpose other than a purpose included in item 1 or 2.

Zone No 3 (a) (Neighbourhood Business Zone)

(a) to provide for small scale retail and business activities to serve the needs of the surrounding local community, and

(b) to provide for development of a scale and type compatible with the amenity of the surrounding residential area, and

(c) to facilitate retail and business activities at ground floor level to provide active street frontage.





Amusement centres; animal establishments; automotive uses; boarding houses; caravan parks; dwellings (other than those attached to other buildings the use of which is permissible in the zone); gas holders and generating works; group homes; industries; hazardous industries; hazardous storage establishments; institutions; liquid fuel depots; materials recycling yards; offensive industries; offensive storage establishments; panel beating workshops; plant and equipment hire establishments; sex services premises; transport depots; warehouse and distribution centres; wholesale markets.




Zone No 3 (b) (City Centre Business Zone)

(a) to designate sufficient areas of land to meet the projected needs of the Hurstville Town Centre as a multi-functional regional centre,

(b) to facilitate development of land within the Hurstville Town Centre for commercial, retail, residential and community purposes,

(c) to provide a single business zone for the Hurstville Town Centre as a sub-regional centre,

(d) to facilitate the implementation of a development control plan for the Hurstville Town Centre:

(i) by introducing appropriate floor space ratio controls,

(ii) by encouraging an economically viable retail core which is centrally located and in close proximity to public transport,

(iii) by enhancing employment opportunities and to service the needs of the local and regional community,

(iv) by encouraging and facilitating the use of public transport,

(v) by providing and enhancing pedestrian and public open space areas for shoppers and workers,

(vi) by maintaining and improving the environmental and aesthetic quality of the Hurstville Town Centre and its surrounds,

(vii) by ensuring adequate and accessible off-street car parking, and

(e) to improve traffic flow in and around the Hurstville Town Centre.





Amusement centres; animal establishments; boarding houses; caravan parks; gas holders and generating works; hazardous industry; hazardous storage establishments; industries; institutions; materials recycling yards; offensive industries; offensive storage establishments; panel beating workshops; sex services premises; transport depots; warehouse or distribution centres.




Zone No 3 (c) (Business Centre Zone)

(a) to maintain a commercial and retail focus for larger scale commercial precincts,

(b) to allow for residential development in mixed use buildings, with non-residential uses on at least the ground level and residential uses above, so as to promote the vitality of business centres, and

(c) to provide opportunities for associated development such as parking, service industries and the like.


Exempt development; public utility undertakings other than gasholders or generating works.



Amusement centres; animal establishments; automotive uses; boarding houses; caravan parks; dwellings (other than those attached to other buildings the use of which is permissible in the zone); gas holders and generating works; group homes; hazardous industries; hazardous storage establishments; industries; institutions; liquid fuel depots; materials recycling yards; offensive industries; offensive storage establishments; panel beating workshops; plant and equipment hire establishments; sex services premises; transport depots; warehouse or distribution centres; wholesale markets.

Zone No 3 (d) (City Centre Commercial Core Zone)

The objectives of this zone are as follows:

(a) to provide for a wide range of retail, business, office, entertainment, community and other suitable land uses that serve the needs of the local and wider community,

(b) to encourage appropriate employment opportunities in accessible locations,

(c) to maximise public transport patronage and encourage walking and cycling,

(d) to strengthen the role of Hurstville City Centre as a major retail and commercial centre,

(e) to provide a consolidated commercial core (where residential development is prohibited) around the Hurstville railway station and proposed bus interchange.





Amusement centres; animal establishments; aquaculture; automotive uses; bed and breakfast accommodation; boarding houses; bulky goods salesrooms or showrooms; caravan parks; correctional centres; dual occupancies; dwellings; dwelling houses; gas holders and generating works; group homes; hazardous industries; hazardous storage establishments; home activities; industries; light industries; materials recycling yards; multiple dwellings; offensive industries; offensive storage establishments; panel beating workshops; plant nurseries; plant and equipment hire establishments; residential flat buildings; residential offices; sex services premises; transport depots; veterinary establishments; warehouse or distributions centres.




Zone No 4 (Light Industrial Zone)

(a) to accommodate both traditional and modern forms of light industrial, warehousing and like development outside areas used or zoned for residential or business purposes and so encourage economic and employment growth in Hurstville,

(b) to ensure industrial development creates areas which are pleasant to work in, safe and efficient in terms of transportation, land utilisation and service distribution,

(c) to encourage development of, and accommodate innovation in, the sources of economic growth,

(d) to enhance and improve the physical environment of the city by minimising disturbances caused by air pollutants, water pollutants, noise pollutants and other pollutants,

(e) to enable limited retailing for bulky goods where, in the opinion of the Council, this is unlikely to detract from the role and function of land zoned for business purposes,

(f) to enable development for the purposes of retailing only where it is associated with, and ancillary to, manufacturing purposes on the same land or where it serves the daily convenience needs of the local workforce,

(g) to enable development for the purposes of commercial offices only where it is associated with, and ancillary to, industrial, warehousing or like purposes on the same land or where it serves the daily convenience needs of the local workforce, and

(h) to enable development for the purposes of community facilities such as child care facilities either in association with or independently of other permitted development to serve the needs of the workforce of the area.





Boarding houses; business premises, office premises and shops (other than those ordinarily incidental or subsidiary to industry, or which are primarily intended to serve persons occupied or employed in uses otherwise permitted in this zone, or which by virtue of their nature, the services provided, or the products produced, distributed or sold are, in the opinion of the council, appropriately located in an industrial zone); caravan parks; dual occupancies; dwellings (other than those attached to and ancillary to other buildings permitted in this zone); educational establishments; group homes; hazardous industries; hazardous storage establishments; hospitals; industries other than light industries; institutions; liquid fuel depots; multiple dwellings; mines; motels; offensive industries; offensive storage establishments; residential flat buildings; transport depots.




Zone No 5 (a) (General Special Uses Zone)

a) to accommodate development by public authorities on publicly owned land,

(b) to accommodate private educational, religious or similar purposes on privately owned land,

(c) to allow appropriate community uses,

(d) to enable associated and ancillary development, and

(e) to identify and protect land intended to be acquired for special uses.




Advertising; commercial signs; roads; the particular purpose indicated by red lettering on the map and purposes ordinarily incidental or subsidiary to that purpose; any public purpose.


Zone No 5 (b) (Railway Special Uses Zone)

(a) to accommodate development for railways and associated purposes on railway land, and

(b) to encourage the redevelopment of railway land and air space in the vicinity of railway stations to take advantage of public transport accessibility.


Advertising; exempt development; public utility undertakings other than gas holders or generating works.



Amusement centres; animal establishments; automotive uses; boarding houses; caravan parks; convenience stores; gas holders; generating works; group homes; hazardous industries; hazardous storage establishments; hospitals; industries other than light industries; liquid fuel depots; materials recycling yards; offensive industries; offensive storage establishments; panel beating workshops; plant and equipment hire establishments; service stations; sex services premises; warehouse or distribution centres.

Zone No 6 (a) (Open Space Zone)

(a) to recognise existing publicly owned land used or capable of being used for public recreation purposes, and

(b) to identify and protect land intended to be acquired for public open space.




Buildings ordinarily incidental or subsidiary to the purposes of landscaping, gardening or bushfire hazard reduction; commercial signs; community facilities; recreation areas; recreation facilities; refreshment rooms; roads; works (but not buildings) for the purposes of landscaping or gardening.





Zone No 6 (b) (Private Open Space Zone)

The objective of this zone is to enable private recreation facilities to be provided on privately owned land.




Buildings ordinarily incidental or subsidiary to the purposes of landscaping, gardening or bushfire hazard reduction; clubs; commercial signs; community facilities; recreation areas; recreation facilities; refreshment rooms; roads; works (but not buildings) for the purposes of landscaping or gardening.


Zone No 7 (Waterways Zone)

The objective of this zone is to ensure any development of land below mean high water mark is carried out in an environmentally sensitive manner, having particular regard to the nature and function of the waterways.




Aquaculture; boatsheds; dredging; environmental facilities or works; marinas; oyster farms; reclamation; roads; swimming enclosures; watercraft launching and landing facilities.


Zone No 9

(Arterial Road Reservation Zone)

The objective of this zone is to identify and protect land intended to be acquired for new arterial roads or the widening of existing arterial roads.


Arterial roads; arterial road widening; exempt development; public utility undertakings other than gas holders or generating works.


Advertising.

Any purposes other than a purpose included in item 1.



Development Control Plan (DCP)

A DCP is a document prepared by Council to guide people when they propose to carry out

development. It is also used by Council when it assesses and determines development

applications.

A DCP contains detailed planning and building design guidelines for new development and

for alterations and additions to existing development. A DCP operates with the Council's

Local Environmental Plan (LEP).

There are four (4) DCPs that apply to the Georges River Council. These include:

The Kogarah DCP 2013 covering the former Kogarah Council LGA and;

Three (3) DCPs that apply to land within the former Hurstville local government area:

- Hurstville Development Control Plan No.1 (Amendment No. 5)

(DCP 1 - Amendment 5)

- Development Control Plan No.2 – Hurstville City Centre (Amendment No 6)


- Development Control Plan No.2 – Hurstville City Centre (Amendment No 5)


The Kogarah DCP 2013

Applies to the entire City of Kogarah. The Kogarah DCP 2013 supports the provisions of the

Kogarah Local Environmental Plan (LEP) 2012. The Kogarah DCP 2013 was adopted

by Council on 23 September 2013. It came into effect on 26 September 2013.

Table 4a: Kogarah DCP 2013

Structure Application Description

Part A – Introduction

This Part sets out the formal and legal framework for the DCP.

It includes the general objectives and Council’s procedures for notifying various applications.

Part B – General Controls

This Part provides general controls for development within the City of Kogarah and applies to all forms of development, where applicable.

This Part includes information relating to: Heritage and Heritage Conservation Areas ƒ Environmental Management ƒ Tree Management & Greenweb ƒ Developments near Busy Roads and Rail Corridors ƒ Waste Management & Minimisation ƒ Water Management ƒ Environmental Management

Part C – Residential

Residential This Part includes information relating to: ƒ Low Density Housing ƒ Medium Density Housing ƒ Foreshore and Waterfront Controls ƒ Foreshore Localities

Part D – Commercial and Industrial

Commercial and Industrial This Part includes information relating to: ƒ Development in B1 and B2 Zones ƒ Commercial Locality Controls ƒ Specific Controls for Industrial Development ƒ Child Care Centres ƒ Sex Services Premises

Part E – Town Centres

Town Centres This Part includes information relating to: ƒ Kogarah Town Centre ƒ Hurstville Town Centre ƒ Ramsgate Centre

Part F – Miscellaneous

Miscellaneous This Part includes information relating to: ƒ Advertising and Signage



Hurstville City Council’s DCPs refine and supplement the provisions contained in

environmental planning instruments such as Hurstville Local Environmental Plan 2012 and

Hurstville Local Environmental Plan 1994.

DCP 1 - Amendment 5

Applies to land within the Peakhurst, Mortdale and Hurstville Wards of the Georges River

Council (with the exception of land identified as the Hurstville City Centre).

DCP 1 - Amendment 5 was adopted by Georges River Council on 4 July 2016 and

commenced on 13 July 2016.

Table 4b: Hurstville DCP 1 - Amendment 5 Structure Application Description

Section 1

Introduction

Introduction Explains the basic idea behind the DCP 1, how to use the plan and what controls apply to various proposals.

Section 2

Application Process

2.1 Exempt and Complying Development

2.2 Neighbour Notification and Advertising of Development Applications

Contains provisions for Neighbour Notification and Advertising of Development Applications.

Section 3

Development Controls

3.1 Vehicle Access, Parking and Manoeuvring

3.2 Subdivision

3.3 Access and Mobility

3.4 Crime Prevention Through Environmental Design

3.5 Landscaping

3.6 Public Domain

3.7 Stormwater

Contains the requirements that apply to all development types including controls for carparking, access and mobility, subdivision, crime prevention through environmental design, energy efficiency and waste management.

Section 4

Specific Controls for Residential Development

4.1 Residential Flat Buildings

4.2 Multi Dwelling Housing

4.3 Dual Occupancy

4.4 Dwelling Houses on Standard Lots

4.5 Dwelling Houses on Small Lots

4.6 Secondary Dwellings

4.7 Outbuildings

Includes controls for various residential development types including outbuildings, small lot housing, single dwelling houses, dual occupancy housing, multiple dwellings and residential flat buildings.

Section 5

Controls for Specific Non-Residential Development

5.1 Extended Trading Hours

5.2 Light Industrial Areas

5.3 Child Care Centres

5.4 Restricted Premises

5.5 Signage

5.6 Swimming Pools and Spas

5.7 Radio Communications and Telecommunications

Relates to specific non-residential development types including commercial light industrial areas, child care centres, advertising and signage, swimming pools and spas, radio-Communications & telecommunications, satellite dishes, private tennis courts and amusement centres.

Section 6

Controls for Specific Sites & Localities

6.1 Beverly Hills

6.2 Riverwood

6.3 Melvin Street South and Edgbaston Road, Beverly Hills

6.4 Former Narwee High School Site

6.5 Development in the Foreshore Area

6.6 Mashman Site, Kingsgrove

This section includes controls for development of a heritage item, or development in the vicinity of a Heritage item, the mixed use of commercial centres of Beverly Hills and Riverwood and certain development sites such as the former Narwee High School site.



DCP 2 – Amendment 6

Applies to land identified as ‘Hurstville City Centre’, excluding land identified as

‘deferred matters’ on the Land Application Map as shown in Appendix 1 of the DCP.

The deferred matters include certain land in the Hurstville Civic Precinct, Treacy Street

car park and the Westfield site.

DCP 2 – Am. 6 provides the planning controls for commercial, mixed-use and residential

development including car parking rates. The plan commenced on 24 July 2015.

Table 4c : Hurstville DCP 2 - Amendment 6

Structure Application/ Description

Section 1

Introduction

1.1 Name of this Plan

1.2 What is a Development Control Plan (DCP)?

1.3 Land to Which this Plan Applies

1.4 The Purpose and Aims of this DCP

1.5 Commencement of the Plan

1.6 Relationship to Other Plans

1.7 Savings and Transitional Provision 1.8 Structure of the Plan

Section 2

Application Process

2.1 How to use this Plan

2.2 Pre-Application Consultation

2.3 Types of Development

2.4 Neighbour Notification and Advertising of Development Applications

2.5 What Information Do I Need to Provide with a Development Application?

2.6 Compliance with the Plan

2.7 Post Approval Compliance and Enforcement

Section 3

Strategic Context

3.1 Introduction

3.2 Draft Metropolitan Strategy for Sydney to 2031 and Draft South Subregional Plan 2007

3.3 Hurstville City Centre Masterplan 2004

3.4 Hurstville City Centre Transport Management and Accessibility (TMAP), 2013 3.5 Draft Hurstville Local Environmental Plan (Hurstville City Centre)

Section 4.0

Hurstville City Centre Precincts

4.1 Introduction

4.2 Western Bookend

4.3 City Centre West

4.4 City Centre North

4.5 Retail Core

4.6 City Centre East

4.7 Eastern Bookend

Section 5.0

Controls For Residential, Commercial And Mixed Use Development

5.1 Introduction

5.2 Building Form Character Principles

5.3 Built Form Controls

5.4 Transport, Traffic, Parking and Access

Section 6.0

Site Planning Considerations

6.1 Public Domain

6.2 Environmental Management

6.3 Development of Heritage Item or in the Vicinity of a Heritage Item

6.4 Preservation of Trees and Vegetation

Section 7.0

Controls For Other Development Types

7.1 Trading Hours

7.2 Commercial Use of Public Footways

7.3 Child Care Centres

7.4 Restricted Premises



DCP 2 – Amendment 5

Applies only to those sites identified as “deferred matters” on the Land Application Map

as shown in Appendix 1 of the DCP. The deferred matters include certain land in the

Hurstville Civic Precinct, Treacy Street car park and the Westfield site.

Table 4d: Hurstville DCP 2 - Amendment 5

Structure Application/ Description

Section 1 Introduction

Introduction

Section 2 Application Process

2.1 Exempt and Complying Development 2.2 Neighbour Notification and Advertising of Development Applications

Section 3 Analysis And Concept Design

3.1 What Information Does This Section Contain 3.2 The Methodology 3.3 The Objectives 3.4 Analysis of Spatial Structure, Built Form and Public Domain 3.5 Analysis Drawings 3.6 Guiding Design Principles 3.7 Social Planning Principles 3.8 The Concept Plan 3.9 Concept Drawings 3.10 Land Use

Section 4 Built Form Controls

4.1 General Information 4.2 The Controls

Section 5.0 Design Guidelines For Buildings, Public Domain And Open Space

5.1 Design Guidelines for Buildings, Public Domain and Open Space 5.2 Public Domain

Section 6.0 General Planning Considerations

6.1 Car Parking 6.2 Subdivision 6.3 Access and Mobility 6.4 Crime Prevention Through Environmental Design 6.5 Energy Efficiency 6.6 Rainwater Tanks 6.7 Drainage and On-Site Detention (OSD) Requirements 6.8 Fences Adjacent to Public Roads 6.9 Waste Management 6.10 Development of Heritage Item or in the Vicinity of a Heritage Item

Section 7.0 Specific Controls For Residential Development

7.1 Home Activities 7.2 Single Dwelling Houses 7.3 Housing for Seniors or People with a Disability 7.4 Multiple Dwellings and Residential Flat Buildings 7.5 Balcony Enclosures in Residential Flat Buildings 7.6 Outbuildings

Section 8.0 Controls For Non-Residential Development Types

8.1 Extended Trading Hours 8.2 Commercial Use of Public Footways 8.3 Child Care Centres 8.4 Food Premises 8.5 Hair Dressing, Beautician and Skin Penetration Premises 8.6 Restricted Premises 8.7 Advertising and Signage 8.8 Swimming Pools and Spas 8.9 Radiocommunications and Telecommunications 8.10 Satellite Dishes 8.11 Private Tennis Courts 8.12 Amusement Centres

Section 9.0 Other Controls For Specific Sites And Localities

9.1 Contaminated Lands



Advisory Note

- Dual Occupancy and Torrens Title Subdivision

A single development application for the erection of a dual occupancy and Torrens Title

Subdivision will no longer be accepted by Council.

Clause 4.1B (2) of the Hurstville Local Environmental Plan 2012 states:

"4.1B Exceptions to minimum lot size for dual occupancies

(1) The objective of this clause is to encourage housing diversity without adversely

impacting on residential amenity.

(2) Development consent may be granted to the subdivision of land into 2 lots if:

(a) there is a dual occupancy on the land, and

(b) after the subdivision, 1 dwelling will be located on each of the resulting lots".

This clause requires that a dual occupancy must exist on land at the time development

consent is granted for Torrens Title Subdivision.

Consequently, a separate development application is required for the dual occupancy

development and Torrens Title Subdivision; and

The development application for the Torrens Title Subdivision can only be lodged and

determined after an Occupation Certificate has been issued for the dual occupancy

development.

This change was effective Wednesday 13 May 2015.

State Environmental Planning Policy (SEPP)

State Environmental Planning Policies (SEPPs) deal with matters of State or regional

environmental planning significance. They are made by the Governor on the

recommendation of the Minister for Planning and may be exhibited in draft form for public

comment before being published as a legal document.

A full list of all SEPPs can be found at the NSW Planning Portal Website

(www.planningportal.nsw.gov.au).



SEPPs which are in use for the Georges River Council LGA include:

Table 10: SEPPs:

State Environmental Planning Policy (Affordable Rental Housing) 2009 : (pub. 2009-07-31)

State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 : (pub. 2004-06-25)

State Environmental Planning Policy (Exempt and Complying Development Codes) 2008: (pub. 2008-12-12)

State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004 : (pub. 2004-03-31)

State Environmental Planning Policy (Infrastructure) 2007 : (pub. 2007-12-21)

State Environmental Planning Policy (Mining, Petroleum Production and Extractive Industries) 2007 : (pub. 2007-02-16)

State Environmental Planning Policy (Miscellaneous Consent Provisions) 2007 : (pub. 2007-09-28)

State Environmental Planning Policy No 1-Development Standards : (pub. 1980-10-17)

State Environmental Planning Policy No 19-Bushland in Urban Areas : (pub. 1986-10-24)

State Environmental Planning Policy No 21-Caravan Parks : (pub. 1992-04-24)

State Environmental Planning Policy No 30-Intensive Agriculture : (pub. 1989-12-08)

State Environmental Planning Policy No 33-Hazardous and Offensive Development : (pub. 1992-03-13)

State Environmental Planning Policy No 36-Manufactured Home Estates : (pub. 1993-07-16)

State Environmental Planning Policy No 50-Canal Estate Development : (pub. 1997-11-10)

State Environmental Planning Policy No 55-Remediation of Land : (pub. 1998-08-28)

State Environmental Planning Policy No 62-Sustainable Aquaculture : (pub. 2000-08-25)

State Environmental Planning Policy No 64-Advertising and Signage : (pub. 2001-03-16)

State Environmental Planning Policy No 65-Design Quality of Residential Flat Buildings : (pub. 2002-07-26)

State Environmental Planning Policy No 70-Affordable Housing (Revised Schemes) : (pub. 2002-05-01)



New Duty and Land Tax Surcharges for Foreign Buyer of Land in Australia

Under the 2016 State Budget, the following changes were made to State taxes for foreign

real estate investment in New South Wales:

From 21 June 2016, foreign persons purchasing residential real estate in New South Wales

will now have to pay a 4 percent duty surcharge.

Foreign investors will no longer be entitled to the 12 month deferral for the payment of stamp

duty for off-the-plan purchases of residential property. Foreign persons will not be provided

with a tax-free threshold for the land tax surcharge, nor will there be an exemption for the

principal place of residence.

A land tax surcharge is payable in addition to any land tax payable from and including the

2017 land tax year. A foreign person, who owns residential land in NSW, must pay a

surcharge of 0.75 percent from the 2017 land tax year onwards. The surcharge is in addition

to any land tax already payable.

At this stage, it is difficult to tell whether there has been an impact of this legislation on the

property market. Some agents report a slow down in foreign investment enquiries,

particularly from China. Sales as a whole, have slowed down in the Georges River LGA

however, only a small part of this may be attributable to a change in foreign investment

rules.



General Economic & Market Overview

Economic Overview

At its meeting on 4 October 2016, the Reserve Bank of Australia decided to leave the cash

rate at 1.5%. There have been two decreases in the past 12 months, with the Reserve Bank

dropping the rate by .25% in May and August 2016. This has brought the cash rate down

from 2.0% this time last year to its current rate of 1.5%. This has resulted in interest rates

for borrowers being at their lowest in recent years. The last increase in the case rate was in

November 2010 to 4.75%. Since this time, there have been gradual decreases, with the

current cash rate at an all-time low.

The Reserve Bank of Australia most recent considerations for Monetary Policy centre on the

global economy expanding at lower than average pace. Commodity prices have risen over

recent months after substantial declines over the past few years. The Reserve Bank reports

that higher commodity prices have supported a rise in Australia’s terms of trade, although

they remain much lower than they have been in recent years. The Australian economy is

continuing to grow at a moderate rate. The decline in mining investment is being offset by

growth in other areas, including residential construction, public demand and exports. Whilst

household consumption has been growing at a reasonable pace, it appears to have slowed

recently.

Inflation remains low and the Reserve Bank states that given the very subdued growth in

labour costs and very low cost pressures elsewhere in the world, this is expected to remain

the case for some time.

-2.0

-1.0

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Sep

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Mar

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Jun-

10S

ep-1

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ar-1

1Ju

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Sep

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Dec

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Mar

-12

Jun-

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Sep

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Jun-

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% c

hange f

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pre

vio

us y

ear

RBA target area

Australian Inflation Rates



Inflation rose just 1.0% through the year to the June 2016 quarter, which is the lowest pace it

has been in many years. This is lower than expected and below the Reserve Bank of

Australia’s target inflation range. The quarterly figures show only a 0.4 per cent rise in the

June 2016 quarter.

GDP grew by 0.5% (seasonally adjusted) in the June quarter and by 3.3% (seasonally

adjusted) over the year from June 2015 to June 2016. As reported by the Australian Bureau

of Statistics, the largest contributors to this grow were Mining (0.8 percentage points),

Financial & Insurance Services (0.5 percentage points), Public Administration & Safety (0.3

percentage points), Construction (0.2 percentage points) and Wholesale Trade Industries

(0.2 percentage points). Manufacturing was the largest detractor (-0.2 percentage points).

The Australian dollar has remained relatively steady over the past few months, after some

volatility earlier in the year. It has traded between USD 0.74 and USD 0.77 since July 2016

and it is expected to remain around the mid 0.70 range for the remainder of the year.

Low inflation remains a concern, however, there are signs that the economy is starting to

pick up. The Reserve Bank of Australia forecasts that “inflation in Australia will gradually

pick up over the next couple of years, although it is still likely to be closer to 2 per cent rather

than 3 per cent.”

Source: Reserve Bank of Australia

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16.00

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18.00

Sep

-84

Sep

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Sep

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Sep

-87

Sep

-88

Sep

-89

Sep

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Sep

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Sep

-92

Sep

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Sep

-95

Sep

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Sep

-97

Sep

-98

Sep

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Sep

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Sep

-01

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-03

Sep

-04

Sep

-05

Sep

-06

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-07

Sep

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Sep

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Sep

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Sep

-11

Sep

-12

Sep

-13

Sep

-14

Sep

-15

Sep

-16

Trendline

Banks Average Variable Standard Housing Loan Rate



The seasonally adjusted unemployment rate decreased by 0.1 percentage points in

September 2016 to 5.6 per cent, while the labour force participation rate decreased by

0.2 percentage points to 64.5 per cent. The rate has continued to fall gradually since

July 2015, which saw the rate at 6.3 per cent. However the employment growth has been

mixed throughout the country. In addition, there has been increases in part-time

employment, whilst there has been decreases in full-time employment.

Source: Australian Bureau of Statistics

The Australian Bureau of Statistics, in its September 2016 Labour Force Commentary states

that in seasonally adjusted terms, New South Wales and Tasmania both had increases in

employment in September 2016. The largest employment increase was in New South

Wales (up 6,700 persons). The largest decrease was in Victoria (down 11,700 persons).

Decreases in the seasonally adjusted unemployment rate were seen across all states except

Victoria (up 0.2 percentage points). See table below for State by State breakdown of

unemployment rates:

Unemployment Rate – States and Territories

Trend Seasonally Adjusted

August September August September

% % % %

New South Wales 5.0 5.0 5.0 4.9

Victoria 5.7 5.7 5.6 5.7

Queensland 6.2 6.1 6.2 6.0

South Australia 6.7 6.7 6.8 6.7

Western Australia 6.2 6.3 6.3 6.2

Tasmania 6.7 6.7 7.2 6.5

Northern Territory 3.5 3.4 np np

Australian Capital Territory 3.5 3.5 np np

Australia 5.7 5.6 5.7 5.6


3.0

3.2

3.4

3.6

3.8

4.0

4.2

4.4

4.6

4.8

5.0

5.2

5.4

5.6

5.8

6.0

6.2

6.4

6.6

6.8

7.0

Se

p-2

00

5

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5

Mar-

200

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6

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7

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7

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0

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0

Dec-2

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Mar-

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1

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n-2

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1

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Mar-

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6

Unemployment Rates - Seasonally Adjusted



General Property Market Commentary

According to the Residex Pty Limited, the June 2016 basic indicators for the Residential Sydney Market are as follows:

Median Price Quarterly Growth Annual Growth

Houses $1,073,000 2.94% 8.02%

Units $704,000 1.85% 7.27%

Sydney residential vacancy rates remain at similar levels to this time last year, according to data released by the Real Estate Institute of New South Wales (REINSW). The September 2016 Vacancy Rate Survey shows the number of properties for rent across Sydney increase overall by 0.1 percent to 1.9 percent. However, vacancy rates jumped by 0.5 per cent to 2.1 per cent in Middle Sydney, as more stock came onto the market, according to REINSW President, John Cunningham. According to the Real Estate Institute of NSW, rental vacancy factors across Sydney are as follows:

Sept

2016

Aug

2016

July

2016

June

2016

May

2016

April

2016

Sydney 1.9 1.8 1.9 1.8 1.7 1.7

Inner 1.8 1.9 1.9 1.8 1.5 1.3

Middle 2.1 1.6 1.9 1.9 1.7 1.6

Outer 1.8 1.7 1.9 1.9 1.8 1.9

Data released by the Australian Bureau of Statistics, as at August 2016, in relation to the House Price Index for 8 Capital Cities for the quarter ended June 2016:-

Residential Property Price Indexes Mar Qtr 16 to

Jun Qtr 16

Jun Qtr 15 to

Jun Qtr 16

Established House Prices % change % change

Weighted Average of 8 Capital Cities 2.0 4.1

Sydney 2.8 3.6

Melbourne 2.7 8.2

Brisbane 1.1 4.3

Adelaide 0.8 3.5

Perth -1.2 -4.8

Hobart 0.7 4.9

Darwin -2.4 -6.5

Canberra 2.2 6.0



The average weighted capital growth of the eight capital cities for the past 12 months is 4.1% with most capital cities reflecting positive annual growth, with the exception of Perth and Darwin. Capital City house price growth has been more even across the capital cities over the past 12 months, as compared with the previous 12 months, with Melbourne recording the highest gains over the year from June 2015 to June 2016 of 8.2% Home values in Sydney have increased at the fastest pace of all capital city markets over the past year. In addition to the rise in house values over the past year, the average time on the market has fallen to record lows and discounting also sits at low levels. Whilst value growth has been strong, rental growth is moderating and as a result, rental yields are at record lows. It would appear, though, that the growth in the property market has reached a peak, and capital growth is now increasing at a much slower rate. Domain Property Group reports that the Sydney auction clearance rate has fallen from 73.9 per cent in August to 69.9 per cent over September. The low rate for September was the lowest rate recorded for September since 2012 and is extremely low in contrast to May when rates across Sydney hit an all-time high of 83.3 percent. Domain Group Senior Economist, Dr Andrew Wilson states that “the high volume of listings will continue to test the Sydney market”. He says that “Vendors are still enjoying strong selling conditions, but it looks like buyers are slowly regain some leverage in what has been a very hot market”. “With the first month of spring behind us, it is clear that housing market conditions are being tested, particularly in Sydney.” The graph below shows the annual percentage change in established house prices over a 12 year period in Sydney compared to weighted average of 8 capital cities across Australia:


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Sydney Australia



Consensus regarding the future for the Sydney housing market is mixed at this point.

Some predictions are for downturns next year; however, other predictions are for more

moderate slow-down.

The latest National Australia Bank Residential Property Survey shows faster than expected

price growth in the two largest cities will be followed by a steeper downturn next year.

A recent industry survey showed that Sydney has the biggest proportion of investor activity

in the residential housing market of any city in the country. Tight credit has re-emerged as

the biggest and growing constraint for new housing development in NSW. Housing

affordability is the next biggest constraint.

The National Australia Bank has lowered its expectations for national price growth next

calendar year to 2.3 per cent, from 6.1 per cent and has cut its Sydney expectations to

1.2 per cent from 3.9 per cent.

In its 2016 Housing Boom and Bust Report, released 19 October 2015, SQM Research

suggests that while the general Australian property market is about to hit a go-slow phase,

Melbourne looks set to outshine Sydney when it comes to price growth. It predicts that the

eight capital city house prices will rise between 3 per cent and 8 per cent next year. That is

a slow-down from the 9.8 per cent rise recorded for the 12 months to June 2015.

The national housing market will slow-down as a result of the slowing Sydney housing

market; however, SQM Research does not believe there will be falls in prices. Marginal

quarterly declines may be apparent, however, annual results should see some growth. SQM

forecasts that Sydney will see property prices rise between 4 per cent and 9 per cent,

compared to the 18.9 per cent in the year to June 2015.



Georges River District Market Overview

Analysis of Georges River Sale Statistics and Market Movement

The Maurici Decision

In the Maurici case the High Court laid down principles to be applied in making valuations for

rating and taxing purposes, and they include:

• The selection of comparable sales should not be confined to the sales of vacant land

and should include the broader market evidence.

• A reasonably representative group of comparable sales should be selected upon

which to rely in the valuation exercise.

• The comparable sales should be analysed by subtracting the added value of the

improvements on the land to derive a value unimproved.

Consequently, in accordance with both the Maurici decision and the Procedure Manual,

we have considered the broader market and included both the sales of vacant land and

sales of improved properties with an allowance for the added value of existing improvements

in our analysis.

Sales Statistics

The number of property transfers as recorded from sales received was reviewed. For

freehold properties, in the 12 month period from 1 July 2015 to 2016, numbered 2,992 which

is down to the proceeding period that had 3,448 sales. Looking at the last 5 years, the

number of sale transacted peaked during the 2013 General Valuation Year with 10,361

sales.

Note: The total sales listed below are at the date of writing this report each year, not the total

sales that may have occurred for that period. There has been an increase in the number of

sales since the base date.

Number of residential sales per base year

Number of Sales

2011 / 2012 2012 / 2013 2013 / 2014 2014 / 2015 2015 / 2016

Freehold 12 995 1,648 1,550 1,314

Strata 122 1,139 8,713 1,898 1,678

Total Sales 134 2,134 10,361 3,448 2,992



Throughout the program, a number of sales were analysed throughout the District including outlier and non-market sales. Below is the total number of sales analysed per Zone Code, that occurred on or after 1 September 2015. These include sales exclude non-market and out-of-line sales and are genuine market sales only.

Hurstville Council Area

Zone Code Number of Sales

Analysed

B1 – Neighbourhood Centres 3

B2 – Local Centres 12

B3 – Commercial Core 3

B4 – Mixed Business 2

IN2 – Light Industrial 5

R2 – Low Density Residential 265

R3 – Medium Density Residential 5

Z – Underdetermined – Deferred Matter 0

RE1 – Public Open Space 0

RE2 – Private Open Space 0

SP2 – Special Uses Infrastructure 0

Total 295

Kogarah Council Area

Zone Code Number of Sales

Analysed

B1 – Neighbourhood Centres 1

B2 – Local Centres 3

B4 – Mixed Business 0

IN2 – Light Industrial 5

R2 – Low Density Residential 122

R3 – Medium Density Residential 9

E4 – Environmental Living 34

RE1 – Public Open Space 0

RE2 – Private Open Space 0

SP2 – Special Uses Infrastructure 0

W2 – Recreational Waterways 0

Total 174

There are very little to no vacant land sales in Georges Rivers Council Local Government

Area, so every vacant land sale that dated 1 January of the prior year of the valuation

program have been included. This is due to vacant land sales being the primary sales

evidence of land value. Also included are sales of older style dwellings with DA to demolish

lodged before or after the purchase. Note that these vacant land sales do take time to reveal

themselves as it is a long process to get to DA application stage and that is when they are

discovered.



A higher reliance is placed on residential sales occurring close to the 1 July 2016 base date

and as such, a higher percentage of sales that have occurred between the 1 March and

1 October 2016 have been analysed compared to older sales that have occurred previously,

throughout the year.

Market Movement

The overall general market in Georges River Council Local Government Area has seen an

increase of 12.63% in values from July 2015 to July 2016 and a 61.35% from the prior

General Valuation Year (2013). The residential market had seen an increase of 13.32% in

values from last year and 61.35% from 2013. Commercial properties show an increase of

11.86% from 2015, and 41.44% from 2013. Industrial properties have increased in 2015 and

2013 by 10.47% and 23.98% respectively.




of Entries

2016

Total Land Value

Prior Annual


Residential and

Mixed Business

R2, R3, Z,

B4

20,002 $19,438,186,710 $17,281,205,460 12.5%

Commercial B1, B2, B3 685 $752,637,600 $688,549,600 9.3%

Industrial IN2 368 $443,734,670 $402,411,220 10.3%

Other including

Special Uses,

Open Space

SP2, RE1,

RE2, W2

375 $305,038,070 $262,446,000 16.2%

Total 21,430 $20,939,597,050 $18,634,612,280 12.4%




of Entries

2016

Total Land Value

Prior Annual


Residential and

Mixed Business

R2, R3, E4,

B4

13,650 $16,176,853,590 $14,148,087,340 14.3%

Commercial B1, B2 334 $319,088,000 $269,575,770 18.4%

Industrial IN2 114 95,075,000 $85,321,000 11.4%

Other including

Special Uses,

Open Space

SP2, RE1,

RE2, W2

242 $297,099,800 $269,395,190 10.3%

Total 14,340 $16,688,116,390 $14,772,379,300 14.3%



Overview of the Georges River Residential Market

The overall general residential market in Georges River Council Local Government Area has

increased from Base Date 2015 to 2016. We note that since the Base Date of 1 July 2014,

the market has continued to increase whilst the number of sales is down from the previous

year.

A large number of the current sales are very highly improved properties and as many of

these sales as possible have been included, but they are considered as only fair evidence of

land value so slightly older sales with lower quality improvements that provided much better

evidence of land value have been added. Sales within two months of the base date were

relied upon whenever possible.

Georges River Council area is a popular park and waterside location, with good access to

Sydney CBD, transportation facilities and shopping areas. The area covered by Georges

River LGA is a large and diverse area. The residential market is extremely diverse in its

types of housing and location aspects. There is an extreme variation in topographical and

sociological factors within the area.

The overall general market in Georges River LGA has seen a low to moderate increase in

values from July 2015 to July 2016, with some areas reflecting little to no value increases.

The lower end of the market has been steady, as it has generally good price / value levels

and is well located transport, shops and Sydney CBD.

Those areas that have increased at a steady/moderate rate are those areas close to Hurstville Shopping Centre and main railway stations. These include the suburbs of Hurstville, Beverly Hills, Kogarah and Oatley. The more expensive and waterfront locations such as Blakehurst, Sans Souci, Kogarah Bay, Lugarno and Peakhurst have been more of a mixed bag, with some sales indicating little to no market movement, and some of these locations actually showing a slight decrease from last year’s values.

In 2016 sales statistics indicate a slight cooling in the residential market in which is reflected

in the level of sales activity. Sales transactions for single residential properties in the 12-

month period from 1 July 2015 to 1 July 2016 was 1,083, which was a decrease of 11.5%

when compared to the previous base date of 1,215 single residential sales.

Throughout 2016 local agents have indicated that buyer demand/enquiry remains steady

although diminished from the very enthusiastic levels of late 2015. Agents suggest values

are steady or softened slightly but still selling within reasonable marketing periods. The

market conditions within Georges River Council appear to be steady with a balanced number

of properties for sale and available buyers. Purchase prices are currently stable.



However, there has been very strong and broad demand for modern well located residences

throughout the Georges River LGA over the last 12 or more months. Demand has generally

outweighed supply and values have generally risen.

Auction clearance rates have been steady through 2016, however clearance rates are lower

when compared to record highs throughout the 2014-2015 program. Listings, however,

remain below the levels recorded over the same period last year. Domain report that over

the first ten months of this year, 8,206 fewer auctions have been listed in Sydney – a fall of

25.8 per cent compared to the same period last year. However, most properties tend to

achieve above the reserve, with many properties still hotly contested.

A turnaround was evident during 2013 with homes selling faster than previously experienced

in the previous 12 months. During 2014, the residential market continued to strengthen, and

from the latter part of 2014, prices increased dramatically. Prices continued to increase from

July 2015 to around November 2015, however, prices started easing at the end of 2015.

There have been some slight gains during 2016, however, no substantial increases.

At its meeting on 4 October 2016, the Reserve Bank of Australia decided to leave the cash

rate at 1.5%. There have been two cuts to the official interest rate in the past 12 months,

with the Reserve Bank dropping the rate by .25% in May and August 2016. This has brought

the cash rate down from 2.0% this time last year to its current all-time low rate of 1.5%.

Low interest rates have continued to fuel the residential market.

Anecdotal evidence is that the unit density residential market has also continued to remain

strong after considerable increases in the previous two years and development continues to

remain strong.

Development activity still appears consistent with sales on quality developments still

considered good/steady, however there may be impacts to be felt with changes to

international investor rules. Notwithstanding good demand levels, development activity

although steady/good, may become more constrained by further economic uncertainty and

availability of finance in the medium term.

Developers of density sites are active within the Georges River LGA. Developers within the

general area have been guided by strong sales activity underpinned by a low interest rate

environment and sound economic conditions including low unemployment and inflation

levels. Some signs are appearing in the market place which suggests capital growth moving

forward may not be sustainable and some caution is warranted at present for developers

paying premiums for raw sites given a lengthy lead-in time is normally needed. Demand for

medium density residential development sites in Georges River LGA to be strong given the

limited amount of stock available for approved and non- approved sites.

The rental market continues to reflect historically low vacancies, due to a shortage in supply

of rental properties and the increasing property prices. Renting is increasingly becoming a

popular alternative to buying a home.



The overall general market in Georges River Council Local Government Areas has seen an

overall increase in values of 12.63% from July 2015 to July 2016 and a 61.35% increase

from the prior General Valuation Year (2013). This percentage increase is due to varying

component factors applied throughout the residential property with a range of +1% to +19%

used for the residential market in Georges River Local Government Area.

The first half of 2013 saw prices start to increase, with the market strengthening through the

second half of 2013 and the first half of 2014. A turnaround was evident during the first half

of 2013 with homes selling faster than previously experienced in the previous 12 months,

with the main increases through the second half of 2013 and the first half of 2014. From

mid-2014 the residential market gained great momentum with the market reflecting

increases of between 20% - 30% from July 2014 to July 2015. The increases in values

turned into a “boom” as property prices continued to increase at a fairly steady rate until the

Base Date of 2015. From mid-2013 to the Base Date of 2015, the residential market had

continued to strengthen. The rise in home prices has been accompanied by a rise in the

number of sales transacted. We note that since the Base Date 1 July 2015, there has been

a decline in activity and a stabilising of the values.



Overview of the Georges River Retail and Commercial Market Main retail centres and neighbourhood retail strips within the Georges River Council Local

Government Area include:

• Westfield’s Hurstville Shopping Centre;

• Hurstville Railway Stations;

• Kogarah Town Centre;

• Riverwood Plaza; and

• South Hurstville Shopping Centre.

The general fabric of the retail components of the Georges River Council contains larger

sites, having capacity to yield mixed retail/commercial/residential development; coupled with

traditional ribbon retail holdings in primary and secondary neighbourhood centres of the

district.

The retail / commercial market has been underpinned by a low interest rate environment

supported by a paucity of stock listed on the market. The element of overseas buyer interest

competing with local buyers has benefited the commercial/retail market. The market

conditions within the residential market have influenced mixed use development sites, with

developers negotiating amalgamation of sites under option to benefit on the residential unit

buyer demand.

Retail trade in the greater part of the Council's commercial centres has experienced strong

annual growth. Fringe locations within the centres have reflected slightly higher vacancy

factors than prime locations. Retail centres supported by nearby hospital and tertiary

education facilities appear to feature lower vacancy factors. Generally retail / commercial

rentals in traditional ribbon retail centres and around transport nodes have experienced

strong annual gains. Commercial Leasing Agents advised that landlords are having to

provide less leasing incentives to entice tenancies, with space renegotiated under option

terms reflecting in-line normal market movement adjustments from prior base rental

positions.

Commercial holdings around close to public transport continue to attract good levels of

enquiry, with property in these areas considered to be “trophy” holdings. The scarcity of

property being offered for sale in these areas provides strong competition from buyers when

they are listed on the market. Local buyers have been competing with overseas interest who

have a different investment demand/strategy in comparison to local buyers. Generally,

these commercial precincts are tightly held, with few properties listed on the market over the

past 12 months. The low interest rates have continued to ease pressure on landowners to

realise holdings in the district. Agents advised that enquiry rates from investors for

commercial holdings improved in the third quarter of 2014 as interest rates softened with

yields of commercial property providing superior returns. The lower Australian Dollar has

also had a positive attraction to the market from overseas interests.



It has been evident that developers' interest in mixed use commercial sites has been

improved with the increased level of demand in the residential market. A continued increase

in Development Applications for mixed use sites in the District has occurred, supported by

the increase in demand for residential unit. Developers are reverting to amalgamation of

small holdings in ribbon retail centres by means of securing options on such holdings.

Development site demand is influenced by local buyers and overseas buyers. Overseas

buyers have levels of restrictions under Foreign Review Board's guidelines to be limited to

new stock. The demand from overseas "off the plan" buyers has assisted developers gain

pre-commitment from financiers to commence developments.

Prospective investors of commercial property during the year continue to reflect a strong

desire towards properties which are located in well-known retail areas and feature secure

lease tenures, with tenants that have reflected a good trading history. Several sales

transacted have been "off market" i.e. direct negotiations with owners to achieve a sale.

Research with commercial agents indicates that the level of owner occupier demand for

freehold property is softer in comparison to investor and developer interest. Assessed Yields

of freehold commercial holdings have reflected a slight firming (assisted by a low interest

rate environment), though rental levels have been by and large static or seen only minor

increases in rental value levels.

Review of the retail centres within the district indicated that a low vacancy factor existed in

the prime centres. The low vacancy can be attributed in part by a steady unemployment rate,

with supporting public infrastructure and recreational areas which assist centres. Secondary

neighbourhood centres reflected a higher level of vacancy.

Rental levels over the past 12 months generally have reflected no "real" increases (allowing

for CPI adjustments) in the prime segments of the district. Enquiries over the year with

commercial managing agents indicated a strong trend by tenants to move towards rental

determination when lease options occur.



Overview of the Georges River Industrial Market

Hurstville LGA

There are two main areas of industrial development. The first, located at Kingsgrove,

consists of large scale development along Vanessa Street and The Crescent with some

smaller scale development along Commercial Road. The second area, located at Peakhurst,

consists of a mixture of small to large sized development and is bordered by

Boundary Road, Forest Road, Roberts Avenue, Lorraine Street and Stanley Street. There

are two smaller pockets of industrial development located along Forest Road at Penshurst

and Hurstville.

Kogarah LGA

There is a small pocket of industrial made up of about 113 properties with the LGA. The

largest concentration of industrial activity is located at Carlton, in and around Planthurst

Road.

The Georges River industrials area are considered to be closely located to the inner south-

western Sydney corridor and is within close proximity to major infrastructure allowing easy

access to the Sydney CBD, South Sydney, Liverpool and Campbelltown as well as the

greater western and north western suburbs. Industrial properties in the area vary from

smaller scale freestanding factories and Strata Title developments to larger scale industrial

holdings.

Industrial leasing demand has remained stable with no real change to rentals and level of

incentives offered. The lower end of the market is made up predominantly by owner

occupiers and has generally remained solid.

In recent times, the area has attracted buyers from outside of the area who are being

pushed out by increasing values and rezoning pressures. Buyers from traditional industrial

areas such as Marrickville, Alexandria and Botany are turning to areas such as Kingsgrove

as a more affordable alternative.

The growth and supply areas of the Sydney industrial market is considered to be from the

outer industrial regions of the south west and the outer west. These areas have benefited

from increased road infrastructure and release of land for large scale industrial

developments. The St George /South Sydney/Botany and inner industrial ring areas have

the advantage though with their close proximity to the Sydney CBD, Botany Port Terminals,

Sydney Domestic and International Airport, and road and rail infrastructure. These factors

will maintain these areas as Sydney’s most sought-after industrial real estate.

Overall, the Georges River LGA industrial market is good/steady, with the predominant

demand being from owner occupiers. Market values have increased during the past 3 years

as a result of limited stock primarily as a result of extensive residential unit development

which has led to a reduction in available industrial related properties in the South Sydney

and surrounding localities. Accordingly good demand is usually experienced if offered



realistically. The market is considered to be a sellers’ market. Strong activity from owner



There has been an overall 10.47% increase in the industrial market from 2015 to 2016 base

dates, and 41.57% from the prior General Valuation Year (2013). Market values have

increased during the past 3 years as a result of limited stock primarily as a result of

extensive residential unit development which has led to a reduction in available industrial

related properties in the South Sydney and surrounding localities. Strong activity from owner



Overview of the Georges River’s Other Land Uses

The analysis of data indicates little to moderate increases from 2015 written levels which are

partly influenced by surrounding value levels. The land values have been valued on the

basis of the existing use and or potential use.



Sales of Particular Interest

169B & 171 PENSHURST STRET, BEVERLY HILLS - $5,877,352 on 17/03/2016

Improved sales of brick and metal roof circa 1970’s industrial warehouse building with office

and concrete sealed driveway and rear yard. DA2014/16 lodged on 09/12/2014 and refused

on 07/10/2015 for a transport depot. DA 2010/164 lodged on 4/5/2010 and approved on

08/12/2011 for demolition of existing and construct 14 industrial units plus 1 shop and

1 residential unit plus strata sub-division. It is noted that the latest sale was not advertised

for sale with this DA.

SELLING AGENT'S DESCRIPTION OF NO. 169B PENSHURST ST BEVERLY HILLS:

Prime Re-development Site

• Site area 5,000 sqm

• Currently zoned IN2 with proposal to R2253

• Walking distance to Beverly Hills train station

• Minutes to M5 Motorway

SELLING AGENTS DESCRIPTION OF NO.171 PENSHURST ST BEVERLY HILLS: Sold @ Auction by Kyle Dewey - Record Price!

• Freestanding industrial premises with on-site parking

• Large warehouse with showroom area

• Full amenities including lunchroom

• First floor offices/storage

• Excellent street exposure

• Zoned 'IN2 Light Industrial'

• Current passing rental $41,294.40 pa + GST

• 502m² approx building area

• 699m² approx land area

• Close to King Georges Road & M5 Motorway

• Extremely rare opportunity - Will be sold!



227 FOREST ROAD, HURSTVILLE - $18,800,000 on 03/09/2015

Improved sale of a modern commercial office building with retail shop fronts with no recent

DA except for DA in 2011 for new sign under awning.

Selling Agent’s description:

ICONIC FREEHOLD INVESTMENT

• Land area: 543m² approximate

• GLA: 1,776m² approximate

• Fully leased retail/commercial investment

• Strong tenancy mix ( restaurants, bread top, forex and medical centre amongst other retailers)

• High foot traffic area over 20,000 people per day

• Next to Hurstville Central train station

• Amalgamation development potential



378-384 Forest Road, Hurstville - $12,000,000 on 29/05/2015

Improved sale of a commercial property with a mixture of single and double storey shops and offices above building. DA lodged on 12/09/2014 with proposed development having a FSR 5.4:1 for 97 residential units and 12 storey building. The applicant re-lodged amended plans on 18/12/2014 which were approved on 23/04/2015 with a FSR of 5.3:1 for 93 residential units in a 13 storey building. As Advertised by Developer:

“Highpoint is the ultimate masterplanned community to grace Hurstville, the Southern Capital of Sydney, just 25 minutes’ drive to the CBD and close to the airport, Brighton Le-Sands beaches, local parks and schools. This ideal location represents the perfect union of convenience, vibrant lifestyle and exclusive living. Three elevated towers – Ruby, Pearl and Emerald - are set within a luxurious landscaped garden oasis, and crowned with a rooftop Sky Garden offering spectacular city and district views with a diverse range of luxuriously appointed 1, 1 + study, 2 and 3 bedroom apartments. Just a short walk from your doorstep will take you to Hurstville train station and major bus interchange, Westfield and access to the south’s cultural hub of restaurants, shopping and specialty stores. With proximity and convenience this is the high-point of prestige living in Hurstville. QUICK FACTS

• Great selection of 1, 1 + study, 2 & 3 bedroom apartments

• Generous entertaining terraces or courtyards

• Expansive city view, district view or garden view from all apartments

• Gourmet gas kitchens with European appliances

• Masterplanned community

• Secure basement parking and storage for all apartments

• Air conditioning to all apartments

• Central Oasis Garden

• Rooftop Sky Garden with panoramic city views, BBQ facilities and outdoor lounges and tables”

• Communal herb and vegetable garden



373-377 Rocky Point Rd, Sans Souci - $6,000,000 on23/03/2015

Improved sale of a 3 properties:

• 373 – Single storey freestanding brick and metal deck roof commercial premises (news agency)

• 375 – Vacant land

• 377 – Circa 1930’s Single storey freestanding brick and terracotta tile roof. DA submitted on 30/10/2015 (sold without DA) and approved on 27/6/2016: “Demolition of existing structures and construction of a mixed use residential development consisting of 95 residential apartments, basement car parking and ground floor commercial/retail tenancies. DA ALSO INCLUDES 365 ROCKY POINT ROAD SANS SOUCI.” Agent’s Description: “SOLD SOLD - Development Site Comprising of three separate titles on Rocky Point Road, providing approximately 37m frontage is this ripe development site. Access via right of Carriageway to Broughton Street is active. * Directly opposite Russell Avenue and The Jameson where Supabarn and other specialty

stores are now open * Thriving local residential market * Currently Zone B1 - Neighbourhood Centre * Draft Planning Proposal with Kogarah Council recommendation for 2:1 FSR and Building

Height of 15m”



Significant Issues and Developments

Significant Developments for the Georges River LGA include:

HURSTVILLE CENTRAL PLAZA PROJECT

Stage 1 Works: - Georges River Council has appointed Beasy Pty Ltd to commence works

to create a new plaza in Hurstville’s Central Business District. The plaza will include shaded

seating areas, lighting upgrades, mature trees, and a water feature, which will provide a

vibrant meeting place for residents and visitors to the local community, enhance community

well-being and celebrate Hurstville’s diverse cultural heritage.

About the Project:- The works was approved to commence during a Council meeting on

10 October 2016 and will start with the demolition of a Council-owned building located at

296 Forest Road, Hurstville. The project is expected to cost $4 million and will improve

street-level connectivity between Hurstville Central and the train station, Hurstville Westfield

and the Hurstville Transport Interchange.

Timeline of Hurstville Central Plaza Project

Stage 1 Demolition of 296 Forest Road, Hurstville Late October 2016

Stage 2 Appointment of Consultant to prepare Central Plaza Development Application

December 2016

Stage 3 After DA approval, appoint Contractor to build Central Plaza

June 2017

Stage 4 Commencement of Construction of Central Plaza July 2017

When will works take place?:- Stage One works will commence in late October 2016 and

Council is working with local businesses in the area and the community to ensure that the

demolition of the building will result in minimal disruption. The demolition of the building is

anticipated to occur over a 20-week period (weather dependent), and there will be a

shutdown period of two weeks during the Christmas and New Year holiday period. Also, the

demolition of the building will not interfere with the upcoming 2017 Lunar New Year Festival.

On completion of the project, Council will host a naming competition for the new plaza in

2017. More information will be announced shortly.

http://www.georgesriver.nsw.gov.au/getattachment/Council/Major-Projects/Hurstville-

Central-Plaza/Hurstville-Central-Plaza-Project.pdf.aspx?lang=en-AU

http://www.georgesriver.nsw.gov.au/getattachment/Council/Major-Projects/Hurstville-Central-Plaza/Hurstville-Central-Plaza-Project.pdf.aspx?lang=en-AU

http://www.georgesriver.nsw.gov.au/getattachment/Council/Major-Projects/Hurstville-Central-Plaza/Hurstville-Central-Plaza-Project.pdf.aspx?lang=en-AU



Concept Plan



PENSHURST PARK MASTERPLAN

The Penshurst Park Sporting Hub includes the construction of a new youth facility, extension

of the Hurstville Aquatic Leisure Centre to construct two international sized futsal courts and

gymnastics area, construction of an indoor cricket centre, construction of a synthetic football

field (with hydraulic wicket) and associated grandstand, amenity buildings and passive

recreation facilities. It is envisaged that the new facilities will form the Penshurst Park

Sporting Hub.

Hurstville City Council, at its meeting on 16 December 2015, appointed Baker Kavanagh

Architects to commence the design of the new Penshurst Park Sporting Hub. A

Development Application for the works was lodged in July 2016.

Stage 1 will include the construction of the indoor cricket training facility and turf

wickets. Funding has been awarded by Cricket NSW and Cricket Australia to deliver this

project.

Masterplan Sketch

http://www.georgesriver.nsw.gov.au/Council/Major-Projects/Penshurst-Park-Masterplan-(1)

http://www.georgesriver.nsw.gov.au/Council/Major-Projects/Penshurst-Park-Masterplan-(1)



FORMER OATLEY BOWLING CLUB SITE

Key Facts

The Myles Dunphy Reserve and Wetland was separated from the former Oatley Bowling

Club site by Hurstville Council in 2013. The Reserve will not be developed or sold – see the

map included for the boundaries of the two sites.

The former Bowling Club site’s proposed consolidation and development into aged

care/seniors housing and community uses meets a strategic and demographic need in the

area which is only increasing. This need was identified in the former Hurstville City Council’s

Community Strategic Plan to 2021 and has been identified since 2006.

Opportunities for the community to have its say will occur at each stage of the process, from

the recently approved development application (DA) which proposed the lot consolidation of

the former Bowling Club site, through to the planning proposal for the rezoning and

reclassification of the site. Information on each of these stages will be advertised and

community input is encouraged.

If any development occurs, Georges River Council will ensure that visual impact and scale is

in keeping with the existing character of the area. Council is keen to ensure that any

redevelopment of the site includes improved access to Myles Dunphy Reserve, additional

car parking, and usable open space.

The planning proposal will not include the previous Hurstville Council’s proposed 7-9 storey

development. Following extensive planning and feasibility analysis, the proposal is reduced

in height for aged care accommodation which will be located in the north west corner of the

former Oatley Bowling Club site.

A significant area of the former Bowling Club site will be converted to usable public

recreation space, complimentary to the adjacent Reserve.

History of Site:- The Oatley Bowling Club was located on several parcels of land which were

purchased by Hurstville City Council in 1945, and adjacent lots which were resumed by

Council in 1960 to ‘improve and embellish the area’. These lots are adjacent to, but not part

of, the Myles Dunphy Reserve. The Oatley Bowling Club, formed in 1959, raised by

community money to build the clubhouse and greens on the site, and Council leased the

land to the Bowling Club until 2006 when the Club was closed. After standing vacant for five

years, Council demolished the building in 2011 due to public health and safety concerns.

The site is presently in considerable disrepair and is contaminated. Having been built on and

developed, the site does not qualify as ‘natural area’ which is why it was not included in the

Myles Dunphy Reserve and Wetland Plan of Management when it was adopted in 2013. It

falls under s36 (4) of the Local Government Act 1993, ‘Community Uses’.



Need for Local Residential/Aged Care Facilities:- Demographic data indicate an ageing

population across Australia, which is reflected in the local area of Georges River Council.

Council has a responsibility to facilitate aged care accommodation which, where possible,

should allow older people to continue living in their local areas and remain connected to their

personal networks, while being able to access aged services. Hurstville City Council had

identified a need for Improved Aged Care Facilities and Services to the Elderly in its Annual

Report 2012-13 (A.3.2.1 and A.3.2.2.). The provision of aged care facilities in the local area

was highlighted as a key priority from community members in community consultation

between 2008 and 2015. 35 River Road Oatley – the former Bowling Club site – was

identified as a proposed location for seniors housing (aged care) accommodation and usable

community space. It is located close to public transport, shopping centres, and recreation

areas, and as such is well suited to aged care. As the site is owned by Council, it is an ideal

opportunity to facilitate community-focused outcomes. Council’s current plan for the site is

the development of aged-care living facilities, taking up approximately 50% of the total site

area, at a significantly reduced height from the original Hurstville Council proposal. Design

constraints will be based on extensive analysis including bushfire risk, future uses,

community needs and feedback. The site will also include dedicated usable community

space for recreation and parking, which were identified as part of the consultation process.

Myles Dunphy Reserve and the Oatley Bowling Club:- The Myles Dunphy Reserve and

Wetland is 11.6 hectares of bushland and wetland located in Oatley, stretching between

Mulga Road to the north and Gungah Bay on the Georges River. It contains remnant natural

bushland and wetland areas, including extensive mangroves and is a habitat for threatened

fauna species.

What is not part of the Myles Dunphy Reserve and Wetland: - The former Oatley Bowling

Club site The Myles Dunphy Reserve and Wetland has important cultural, historical, and

environmental attributes which enhance the local environment and which are protected by

the former Hurstville City Council’s Myles Dunphy Reserve and Wetland Plan of

Management 2013 (‘the Plan’). This was the first document which had been produced

specifically for the Myles Dunphy Reserve and Wetland, in conjunction with the NSW

Sydney Metropolitan Catchment Management Authority (SMCMA) Wetlands Program.

Council-owned undeveloped land in substantially natural condition qualifies as ‘Natural Area

– Bushland’, ‘Natural Area – Wetland’ or ‘Natural Area – Watercourse’ under s36 (5) of the

Local Government Act 1993



Key Features of the Myles Dunphy Reserve and Westland: -

Natural bushland and wetland in an urban area

Habitat for threatened fauna species

Commonwealth and State listed endangered ecological communities

Location on Gungah Bay and the Georges River

Linked to other natural areas

Recreation areas for the local community

The Plan does not recommend any changes to permitted uses or management direction for

the Reserve and Wetland, but instead recommends actions aimed at:

• Conserving the significant natural value of the area

• Improving access and recreational experiences for the community

• Highlighting the Reserve’s significance in local, regional, and metropolitan contexts.

Georges River Council will continue to protect the Myles Dunphy Reserve according to this

Plan. Council is also undertaking improvements for community access and recreation

through its Capital Works Program (2016-17), including the construction of a boardwalk

pathway.

http://www.georgesriver.nsw.gov.au/Council/Major-Projects/Proposed-Redevelopment-of-

Former-Oatley-Bowlin-(1)

http://www.georgesriver.nsw.gov.au/Council/Major-Projects/Proposed-Redevelopment-of-Former-Oatley-Bowlin-(1)

http://www.georgesriver.nsw.gov.au/Council/Major-Projects/Proposed-Redevelopment-of-Former-Oatley-Bowlin-(1)



WORKS AND UPGRADES CURRENTLY UNDERWAY

BUILDINGS

Kogarah School of Arts, corner Queens Avenue and Bowns Road, Kogarah

PARKS

Installation of lighting of Vanessa Street Tennis Courts

Replacement - Emma Edwards Reserve Children's Playground

Replacement - Butler Reserve Children's Playground including park upgrade and installation of rain garden

Upgrading - floodlighting in Evatt Park

Upgrading - floodlighting in Peakhurst Park

FOOTPATH MAINTENANCE

High Pedestrian Activity Area Project: Kogarah CBD Stage 2

SHOPPING CENTRE UPGRADES

Upgrade of Chivers Hill Shopping Centre

ROADS

Melvin Street North, Beverly Hills (full length)

Levett Avenue, Beverly Hills (full length)

Rostrov Street, Penshurst (full length)

Thurbon Avenue, Peakhurst (full length)

Cook Lane, Mortdale (full length)

Bowman Street, Mortdale (full length)

Woronora Parade, Oatley (Myrtle Street to end)

Myrtle Street, Oatlet (Woronora Parade to end)

Durkin Place, Peakhurst (full length)

Ramsgate Road, Ramsgate: repair and resurfacing

KERB AND GUTTER MAINTENANCE

Retaining wall replacement - Railway Parade, Hurstville

Kerb ramps near Mortdale Railway Station



Significant Value Changes

There have been significant value changes from the prior to current annual valuation.

The percentage changes for each class of property are shown in the table below. The total

change is more than 10% increase and therefore is considered significant.




of Entries

2016

Total Land Value

Prior Annual


Residential and

Mixed Business

R2, R3, Z,

B4

20,002 $19,438,186,710 $17,281,205,460 12.5%

Commercial B1, B2, B3 685 $752,637,600 $688,549,600 9.3%

Industrial IN2 368 $443,734,670 $402,411,220 10.3%

Other including

Special Uses,

Open Space

SP2, RE1,

RE2, W2

375 $305,038,070 $262,446,000 16.2%

Total 21,430 $20,939,597,050 $18,634,612,280 12.4%




of Entries

2016

Total Land Value

Prior Annual


Residential and

Mixed Business

R2, R3, E4,

B4

13,650 $16,176,853,590 $14,148,087,340 14.3%

Commercial B1, B2 334 $319,088,000 $269,575,770 18.4%

Industrial IN2 114 95,075,000 $85,321,000 11.4%

Other including

Special Uses,

Open Space

SP2, RE1,

RE2, W2

242 $297,099,800 $269,395,190 10.3%

Total 14,340 $16,688,116,390 $14,772,379,300 14.3%



Overview of the Quality Assurance Process

Within the Georges River district, verification has been carried out throughout the whole

Georges River Local Government Area we have verified 4,944 properties to the current base

date. This equates to 37% of all the properties. We continue throughout the year to verify

properties as correct this verification is not part of the above mentioned figures.

Number of properties verified (Hurstville)

Risk Rating Category Risk

Rating Total Number of Properties

Number of Properties

Verified

Percentage of Category Verified

Shopping Centre 1 4 4 100%

Contaminated Land 1 0 0 0.00%

Englobo Parcel 1 0 0 0.00%

Mine 1 0 0 0.00%

High Value Property 1 14 14 100.00%

Benchmark Property 1 136 136 100.00%

Objection 1 2 2 100.00%

Analysed Sale 1 365 336 92.05%

Commercial zoned lands 2 817 567 69.40%

Industrial zoned lands 2 343 0 0.00%

Rural zoned lands where predominant use is primary production

2 0 0 0.00%

Heritage Listing 14G and Sec 125 2 108 19 17.59%

Land Value Basis other than 6A(1) 2 207 40 19.32%

Allowance or Concession 2 16 8 50.00%

Residential, Village and Rural Residential land with 6A(1) basis

3 19,091 5,296 27.74%

Open Space, Special Use, Reservation zoned lands

3 323 2 0.62%



Number of properties verified (Kogarah)

Risk Rating Category Risk

Rating Total Number of

Properties

Number of Properties

Verified

Percentage of Category Verified

Shopping Centre 1 0 0 0.00%

Contaminated Land 1 3 3 100.00%

Englobo Parcel 1 0 0 0.00%

Mine 1 0 0 0.00%

High Value Property 1 15 15 100.00%

Benchmark Property 1 88 88 100.00%

Objection 1 2 2 100.00%

Analysed Sale 1 210 189 90.00%

Commercial zoned lands 2 579 337 58.20%

Industrial zoned lands 2 98 0 0.00%

Rural zoned lands where predominant use is primary production

2 0 0 0.00%

Heritage Listing 14G and Sec 125 2 138 11 7.97%

Land Value Basis other than 6A(1) 2 483 57 11.80%

Allowance or Concession 2 5 0 0.00%

Residential, Village and Rural Residential land with 6A(1) basis

3 12,535 3,141 25.06%

Open Space, Special Use, Reservation zoned lands

3 181 13 7.18%

Please note, our verification percentage is greater if we were to include the verifications that

were conducted to the previous Base Date; however, in accordance with the LPI request,

we have only counted those verified to the 2016 Base Date. We will however continue

throughout the year to verify properties towards the next 2017 Base Date which we will be

able to do with a 12-month timeframe rather than the shorter available time in this year’s

programme.

Some of the changes made while undertaking the verification process were for the following

types of property:

• Heritage properties.

• Properties where the components have been changed.

• Density land values.

• Main road locations.

• Below average size allotments.

• Above average size allotments.

• Irregular shaped lots.

• Properties with views.

• Coastal properties.



The inclusion of Heritage Listing in the Georges River Local Environmental Plan,

MVS Valuers undertook an audit of all heritage properties within the district. As per the

procedures in the valuation manual, a large number of properties had their valuation basis

altered to 14G.

All the properties have been reclassified into new components, as per the instruction from

the LPI, with the implementation of the LEP. A number of properties have also been verified

due to sales evidence indicating the values were incorrect in the current market as at

Base Date 1 July 2016. These properties have been altered accordingly, as well as

surrounding properties with similar characteristics.

Quality Check Yes / No

All properties have been valued. Yes

The land values are consistent with each other. Yes

The land value basis has been correctly determined and recorded for each land value. Yes

All statutory concession valuations and allowances have been supplied, including:

• Allowance for profitable expenditure on and off the land under Section 14L of the Valuation of Land Act.

• Subdividers allowances under Section 14T of the Valuation of Land Act

• Heritage Values under Section 125 of the Heritage Act Yes

• Mixed Development and Mixed Use Apportionment Factors under Sections 14X and 14BBA of the Valuation of Land Act

• Coal Allowances under Section 14F(4) of the Valuation of Land Act

• Unutilised value allowances under Section 62K of the Land Tax Management Act

All land value apportionments have been provided and calculations are correct. Yes

Land values for those properties that have considerably higher values in relation to the average for a

land use and land values of high risk properties have been reviewed and are correct. For example,

regional shopping centres, large scale industrial and unit developments, large rural properties etc.

The review procedures are to be provided if requested.

Yes

Land values that result in substantial changes in valuation parities or unusually large value

variations from the last valuations issued for either land tax or council rating have been checked and

are correct.

Yes

A broad range of market evidence has been analysed and provided in the market report as required

by the Contract.

Yes

Adjustments and assumptions within the market analysis have been based on market evidence and

have been fully documented and rationalised.

Yes

Analysed sale properties where the sales ratio does not lie within the range 0.85 to 1.00 have been

reviewed and an explanation provided as to why the current land value should be adopted.

Yes

A Zone/Component code integrity check has been made. Yes

The current and proposed planning controls that affect the valuations have been taken into account. Yes

Where the land value of a property has been amended on objection or reascertainment, the

alignment of values with surrounding properties, or properties of a similar property type, has been

checked.

Yes



Quality Check Yes / No

Statistical checks and Component Data Tables have been prepared, reviewed and anomalies or

results outside the specified parameters have been rationalised and reported.

Yes

All land values are able to be supported by market evidence. Yes

Worksheets have been maintained on all properties where calculations are required. Yes

The annual verification program requirements, including percentages of properties verified per risk

rating, has been completed and correct risk codes have been applied.

Yes

Where applicable, all internal quality assurance processes identified within Part D of the contract

(Tender Response) have been undertaken.

Yes

LPI has been provided with a detailed valuation analysis report, which details the quality

assurance process of MVS Valuers Australia Pty Ltd and outlines that the verification

process and certifies that land values meet all statistical measures and component data

analysis. In addition, a quality statement and lists of high value and high risk properties is

also provided in the valuation analysis report. Checks have been undertaken to ensure that

all properties have been valued, land values are consistent with each other, land value

bases have been correctly determined and all concessions and allowances have been

supplied. Additionally, properties that had land values amended through the objection or

re-ascertainment process were individually examined to reconcile surrounding land values

and ensure accuracy of the grading of surrounding land values. Benchmarks and Reference

Benchmarks are core elements of the quality assurance processes and were identified and

individually valued in accordance with the Rating and Taxing Procedures Manual Version 07.

Worksheets have been maintained on all properties where calculations were required.

We have also ensured that adjustments and assumptions within the market analysis have

been based on market evidence and have been fully documented and rationalised.

Prepared by:

Alicia Morris, AAPI

District Valuer – Georges River District

Terry Glitsos Contract Services Manager - St George-Sutherland Contract Areas MVS Valuers Australia Pty Ltd

Dated: 7 November 2016

base date final report 1 july georges river council 2016 · as at base date 1 july 2016. the change...

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