Agenda of Ordinary Meeting of Council

Report submitted to the Ordinary Meeting of Council on Monday 22 March 2021

RP-2

RP-2 Planning Proposal - LEP20/0006 - Currawang Drive - Amendment to land zoning and minimum lot size of the Wagga Wagga Local Environmental Plan 2010

Author: Crystal Atkinson

Director: Michael Keys

Summary:

Council is in receipt of a planning proposal to rezone land from RU1 Primary Production to R5 Large Lot Residential and reduce the minimum lot size from 200 hectares to 2 hectares for 39 Currawang Drive, Springvale.

The recommendation is to support the planning proposal and expand the reduction of minimum lot size to a broader precinct to acknowledge the existing lot size pattern. If endorsed, the planning proposal, with Council’s addendum will be submitted to the NSW Department of Planning and Environment for Gateway Determination.

Recommendation

That Council:

a support planning proposal LEP20/0006 to amend the Wagga Wagga Local Environmental Plan 2010 land zoning and minimum lot size

b prepare an addendum to the application to expand the change in minimum lot size as identified in the report to

c submit the planning proposal with Council’s addendum to the NSW Department of Planning, Industry and Environment for Gateway Determination

d prepare a Development Control Plan amendment to be exhibited alongside the planning proposal to address relevant matters

e receive a further report after the exhibition period addressing any submission made in respect of the planning proposal

Application details

Submitted planning proposal	Council is in receipt of a planning proposal (LEP20/0006) to rezone land at 39 Currawang Drive, Springvale from RU1 Primary Production to R5 Large Lot Residential and reduce the minimum lot size provisions from 200 hectares to 2 hectares.
Applicant	Aaron De Jong
Land Owners	Refer to confidential attachment

Proposal

Council is in receipt of a planning proposal to amend the Wagga Wagga Local Environmental Plan 2010 (WWLEP) to:

1. Rezone land from RU1 Primary Production to R5 Large Lot Residential

2. Reduce the minimum lot size from 200 hectares to 2 hectares

The purpose of the planning proposal is to provide subdivision opportunities for land adjoining an existing large lot residential area. The land is located directly west of the Springvale large lot residential area and is currently zoned RU1 Primary Production and used for agricultural purposes.

The proposal area is approximately 40 hectares and will create an opportunity for approximately 16 large lot residential lots.

The changes proposed in the application will be achieved by amending the land zoning and minimum lot size maps to reflect the outcomes shown in figures 1 and 2 below.

Figure 1: Proposed Land Zoning Changes

Figure 2: Proposed Minimum Lot Size Changes

Recommended amendments

An assessment of the large lot residential precinct north of Dunns Road where an 8-hectare minimum lot size provision is applied shows the lot sizes to be predominantly 2 hectares. The lot size breakup of the precinct is shown in figure 4 and consists of the following:

§ 59 lots less than 2 hectares – no subdivision potential

§ 17 lots less than 3 hectares – no subdivision potential

§ 2 lots less than 4 hectares – no subdivision potential

§ 1 lot greater than 4 hectares – potential for 1 additional lot

Figure 4: Lot size assessment

Based on the existing lot pattern, available services, and character of the area, it is proposed to expand the proposed reduction in minimum lot size to the precinct north of Dunns Road as shown in figure 5. Expanding the 2-hectare minimum lot size to this location will acknowledge the existing lot size pattern of the area.

Whilst there may be merit in considering a lot size smaller than 2 hectares, it is considered premature at this stage given the existing vegetation, natural hazards and land constraints and the sites distance from other existing suburbs of Lloyd and Bourkelands that contain smaller lot sizes. This area benefits from expansive environmental protection areas that provide corridors for habitat. Retaining larger lot sizes will help protect the environmental values within this area.

Further intensification to lots less than 2-hectares will require further detailed analysis of infrastructure capacity for a broader precinct. Given the applicant is proposing lot sizes of 2-hectares that utilise existing infrastructure, it is not considered appropriate to delay the proposal to undertake detailed analysis of infrastructure capacity to support a smaller lot size. In addition, the current treatment of Dunns Road limits the ability for the corridor to accommodate intensification of lots less than 2-hectares until significant grading and sealing is undertaken. Upgrades to Dunns Road are proposed, however, the full details are not yet known.

Progressing with a minimum lot size of 2-hectares will not result in significant changes to the existing lot pattern and can allow for consideration of smaller lot size in the future if appropriate.

The precinct south of Dunns Road has slightly different lot size pattern and could be considered as part of a separate proposal.

Figure 5: Proposed expansion of minimum lot size amendments

Site and Locality

The site is located north of Dunns Road and is a direct extension of the Springvale large lot residential area. The site will form part of the southern fringe large lot residential area.

Key Considerations

The planning proposal has been assessed against Council’s strategies, policies and guidelines, the NSW Department of Planning, Industry and Environment’s Guideline for preparing planning proposals and the Ministerial Directions. The key considerations are identified below and the full assessment report is provided as attachment 2.

1. Council’s Vision or Strategic Intent

There is general support for the planning proposal in both local and regional policies.

· Riverina Murray Regional Plan 2036

The Riverina Murray Regional Plan 2036 (RMRP) outlines goals to both protect the region’s diverse and productive agricultural land and promote the growth of regional cities and local centres.

Whilst the planning proposal intends to rezone land currently zoned RU1 Primary Production, the opportunities to pursue viable agricultural uses are limited due to the character and size of the lot and its proximity to an existing large lot residential precinct.

The proposal will promote the growth of regional cities and local centres by increasing the supply of housing within the city.

· Wagga Wagga Spatial Plan 2013-2043

While the Wagga Wagga Spatial Plan2013-2043 (Spatial Plan) has been replaced with the Wagga Wagga Local Strategic Planning Statement – Wagga Wagga 2040 (LSPS), it is considered as the application was lodged prior to the LSPS being adopted on 8 February 2021.

The land was not identified for ‘potential intensification’ in the Spatial Plan, however, is located adjacent to an area identified for ‘potential intensification’ and partially located within an area identified as ‘potential urban land’.

The plan seeks to identify sites suitable for redevelopment and investigate the potential to concentrate development to infill sites to accommodate future growth and that development is to occur in liaison with infrastructure providers to ensure efficient and cost effective provision of services. The proposal is consistent with this.

The addition of dwellings to the housing stock is a major driver of population growth in the city, providing opportunities for households to relocate from other areas or new households to form locally. At a growth rate of 1.2%, the population of Wagga Wagga will exceed 80,000 people in 2040, however the city must plan to grow beyond 100,00 people. To accommodate this growth, the city will need to accommodate an additional 14,000 homes.

The supply of residential land was considered in the plan that identified there was approximately 426 hectares of urban release area. At a density pattern of 8 dwellings per hectare, the plan identified that this land could accommodate an additional 3,500 dwellings and the greenfield areas would be able to accommodate 10 years of supply of housing at the projected growth rate. This planning proposal will contribute to increasing our supply of housing.

· Wagga Wagga Local Strategic Planning Statement – Wagga Wagga 2040

At the time the application was lodged, the LSPS was being developed, but had not yet been on public exhibition. Since the application was lodged, public exhibition of the LSPS occurred and the plan was adopted on 8 February 2021.

The planning proposal did not need to address the LSPS, but an assessment of consistency with key themes and priorities is provided in this assessment.

Consideration of areas not identified for growth:

The LSPS provides opportunities for consideration of areas not identified for growth in the plan and any proposal is to address the principles of the LSPS including service provision, accessibility, and connectivity.

For the purposes of this proposal, this assessment addresses this.

Connected and accessible city:

Connectivity across the city supports an attractive lifestyle through reduced travel time and congestion. In the LSPS the objective is to direct greenfield development to identified growth areas integrated into transport networks and enabling infill development near key locations of the city.

Whilst development in this location is not an identified greenfield development area or infill within proximity to key service, it is a direct extension of an existing large lot residential area and within a 15-minute drive of the CBD.

Growth is supported by sustainable infrastructure:

Development in this location will make use of existing infrastructure services.

Protect and enhance natural areas and corridors:

The planning proposal is accompanied by an initial biodiversity assessment where it concludes that ‘one endangered ecological community occurs within the proposal area and a number of threatened species may potentially occur in the proposal area and based on preliminary design concept, a significant impact to threatened species or ecological communities, or their habitats is considered unlikely’.

The planning proposal indicates that the Biodiversity Conservation Act 2016 thresholds will be exceeded, and a Biodiversity Development Assessment Report (BDAR) will be required as part of any future development application. The biodiversity assessment provided concludes that exceedance of thresholds could be avoided removing the need for a BDAR assessment.

Manage growth sustainably:

The initial biodiversity assessment provided with the planning proposal concludes that significant impacts to threatened species or ecological communities, or their habitats is considered unlikely and that development can avoid triggering the requirement for a BDAR by avoiding wooded vegetation including paddock trees.

Provide for a diversity of housing that meets our needs:

While large lot residential development is to be restricted on the fringe to support future investigation of expansion reliant on infrastructure capacity, the proposal has indicated adequate infrastructure capacity is available to support the proposal. The southern fringe of the city has expansive areas of large lot residential development and while desirable for many residents, this style of development complicates service delivery, transport planning and future development patterns. Development of additional large lot residential lots in this location is a direct extension of an existing large lot residential precinct and will increase supply of this type of housing in a location that is not restricting future growth potential.

Increase resilience to natural hazards and land constraints:

The site has an overland flow path running from the north-eastern corner to the southern boundary of the site. This risk can be managed through subdivision design.

2. Infrastructure

· Stormwater

A hydrology report accompanies the planning proposal assessing the drainage system of the subject area. The report provides comparison of the existing and developed land conditions in terms of peak flow rate and time of concentration. These comparisons show peak flow rate to be higher for the developed case, whereas the time of concentration is lower for most of the cases due to the impervious ratio increasing as a result of development leading to higher runoff coefficient and consequently higher flow rate. The report indicates that the higher flow rate means higher velocity of flow and less time of concentration needed for overland rainfall to flow through the path distance and when flow path distances increase after construction, a longer time of concentration is likely to occur.

A stormwater management strategy will need to accompany any development application addressing the final subdivision layout.

· Water

The application has indicated that reticulated water supply will be provided to the development with potential for restrictions to apply to some lots based on elevation.

During public exhibition, it is proposed to consult with Riverina Water County Council on the provision of water and potential restrictions identified.

· Sewer

The planning proposal indicates that the existing sewer network has capacity to accommodate the proposed development and augmentation of sewer infrastructure will be funded by the developer.

· Utilities

Electricity, gas, and telecommunications services are available to the subject site.

· Traffic

Access to the site is limited due to existing lot layouts on Currawang Drive and Pimelea Place. The preferred option is to extend the Pimelea Place cul-de-sac to the subject site, however, it is acknowledged that land acquisition may be challenging to achieve this.

The next option is to have direct access to Dunns Road, noting the proposed upgrades scheduled and funded for Dunns Road. The access location will need to be located away from crests on Dunns Road to ensure adequate site distances for all traffic. The preferred access location is to be located at the eastern end of the site’s frontage to Dunns Road if this option is pursued.

Access will be specified as objectives and controls in a precinct section of the DCP for this site.

3. LEP Provisions

· Exiting provisions

The site is currently zoned RU1 Primary Production with a minimum lot size of 200 hectares. Whilst the site is below the current minimum lot size, there is a dwelling located on the lot.

The current use of the land is rural.

· Proposed provisions

The proposed changes to the LEP will enable the subdivision of the site into approximately 16 lots.

4. Development Control Plan

· Existing controls

Development of the subject site is currently undertaken in accordance with the rural provisions of the Wagga Wagga Development Control Plan 2010.

The proposed R5 Large Lot Residential area will trigger application of section 5.3 of the DCP which specifies native vegetation requirements. This section applies to land where the lot size is greater than 0.2 hectares. The minimum lot size proposal of 2 hectares will allow adequate site area to address native vegetation planting requirements.

· Master plan / site specific controls?

Given the access requirements, it is proposed to prepare site specific provisions for the DCP to be exhibited alongside the planning proposal.

Financial Implications

In accordance with Council’s 2020/2021 Fees and Charges, a Major LEP Amendment has a total application fee of $44,000.00. The proponent has paid these fees.

It is anticipated that the LEP amendments will result in new development on the subject land in the future. This has financial implications for Wagga Wagga City Council.

Section 7.11 of the Environmental Planning Assessment Act 1979 and Council’s contributions plans enables Council to levy contributions, where anticipated development will or is likely to increase the demand for public facilities.

Section 64 of the Local Government Act 1993, Section 306 of the Water Management Act 2000 as well as Council’s development servicing plans enable Council to levy developer charges based on the increased demands that new development will have on sewer and/or stormwater.

The contribution and development servicing plans will apply to any future development of the land.

Policy and Legislation

Environmental Planning and Assessment Act 1979

Wagga Wagga Local Strategic Planning Statement – Wagga Wagga 2040

Wagga Wagga Local Environmental Plan 2010

Link to Strategic Plan

The Environment

Objective: We plan for the growth of the city

Outcome: We have sustainable urban development

Risk Management Issues for Council

The planning proposal has been assessed and it is recommended it be submitted to NSW Department of Planning, Industry and Environment for Gateway Determination. If issued, the determination will require public and agency consultation. Consultation may highlight issues not evident during the assessment.

Internal / External Consultation

Formal public consultation with agencies, adjoining landowners and the general public will occur if Gateway Determination is received.

An engagement plan for the planning proposal is attached to this report (Attachment 3).

Proposed consultation methods are indicated in the table below:

Mail

Media

Community Engagement

Digital

Rates notices insert

Direct mail

Letterbox drop

Council news story

Council News advert

Media releases

TV/radio advertising

One-on-one meetings

Your Say website

Community meetings

Stakeholder workshops

Drop-in sessions

Surveys and feedback forms

Social media

Email newsletters

Website

Digital advertising

TIER

Consult

Attachments

1.	LEP20/0006 - Application to amend Wagga Wagga Local Environmental Plan 2010 - Provided under separate cover
2.	LEP20/0006 - Assessment Report - Provided under separate cover
3.	Engagement Plan - Provided under separate cover
4 .	Land Owner Details This matter is considered to be confidential under Section 10A(2) of the Local Government Act 1993, as it deals with: personnel matters concerning particular individuals. - Provided under separate cover

Report submitted to the Ordinary Meeting of Council on Monday 22 March 2021

RP-3

RP-3 Planning Proposal - LEP19/0010 to amend Wagga Wagga Local Environmental Plan 2010 minimum lot size provisions for land bound by Silverwood, Birch, Mitchell and Brunskill Roads, Lake Albert

Author: Crystal Atkinson

Director: Michael Keys

Summary:

At the Ordinary Meeting of Council on 10 August 2020, Council resolved to support a planning proposal and seek Gateway Determination from NSW Department of Planning, Industry and Environment. The planning proposal sought to amend the minimum lot size provisions of the Wagga Wagga Local Environmental Plan 2010 applicable to land bound by Silverwood, Birch, Mitchell and Brunskill Roads, Lake Albert.

Council received a Gateway Determination from the NSW Department of Planning, Industry and Environment on 16 September 2020 to proceed with the above-mentioned planning proposal subject to public exhibition.

The planning proposal and associated Wagga Wagga Development Control Plan 2010 amendment was on public exhibition from 9 January to 20 February 2021 (inclusive).

The purpose of this report is to provide feedback on the public consultation and submissions received. The report also requests adoption and gazettal of the amendment to the Wagga Wagga Local Environmental Plan 2010 and adoption of the amendment to the Wagga Wagga Development Control Plan 2010.

Recommendation

That Council:

a note the results of the public exhibition for planning proposal LEP19/0010

b adopt planning proposal LEP19/0010 to amend the Wagga Wagga Local Environmental Plan 2010

c gazette the plan and notify landowners and NSW Department of Planning, Industry and Environment of the decision

d adopt the amendments to the Wagga Wagga Development Control Plan 2010 and provide notification of the adoption in the local paper

Application details

Submitted proposal:	Amendment to Wagga Wagga Local Environmental Plan 2010 (LEP19/0010) to change the minimum lot size for land bound by Silverwood Rd, Brunskill Rd, Birch Rd and Mitchell Rd, Lake Albert (illustrated figure 1).
Applicant:	Salvestro Planning
Land Owners:	Refer to confidential cover

Proposal

Council is in receipt of an application to amend the Wagga Wagga Local Environmental Plan 2010 (LEP) to reduce the minimum lot size provisions for lots bounded by Brunskill, Mitchell, Silverwood and Birch Roads from 2ha to a combination of lots sizes including 0.15ha, 0.2ha, 0.3ha and 0.4ha.

The area is an existing large lot residential area on south-eastern fringe of the city.

The planning proposal proposes to amend the minimum lot size map to reflect the range shown below:

Figure 1: Minimum Lot Size Changes

The aim of the proposal is to increase residential density in an existing large lot residential area whilst respecting the existing character and adjoining land uses. The proposed amendment to the WWLEP2010 will result in an additional 150 residential allotments.

Site and Locality

The site is a large lot residential site bound by Silverwood, Mitchell, Brunskill and Birch Roads in Lake Albert, which is approximately 47ha. It is approximately 2km east of Lake Albert, 7km south east of the CBD and 6km west of the airport (illustrated in Figure 2).

The existing character is defined by rural residential allotments that are 5 -20 hectares. To the north of the site is the lawn cemetery. The block is slightly undulating, predominately cleared and is suitable for a more intensive residential built environment.

Figure 2 Site Context

Gateway Determination

The NSW Department of Planning, Industry and Environment issued a Gateway Determination for the planning proposal subject to public exhibition. A copy of the Gateway Determination is provided as attachment 3.

Public Exhibition

The planning proposal (attachment 1), Development Control Plan amendment (attachment 2) and accompanying exhibition material were placed on public exhibition from 9 January to 20 February 2021 (inclusive).

During the exhibition period, nine submissions were received. A summary of the key issues raised in the submissions and a response is provided under Internal / External Consultation section below.

Financial Implications

The application was lodged during the 2019/20 financial year and attracted an application fee of $40,000 in accordance with Council’s Fees and Charges Policy.

Council’s contributions plans will apply to any future development application on the land.

It is anticipated that the LEP and DCP amendments will result in new development on the subject land in the future. This has financial implications for Wagga Wagga City Council.

Section 7.11 of the Environmental Planning and Assessment Act 1979 and Council’s contributions plans enables Council to levy contributions, where anticipated development will or is likely to increase the demand for public facilities.

Section 64 of the Local Government Act 1993 Section 306 of the Water Management Act 2000 as well as Council’s development servicing plans enable Council to levy developer charges based on the increased demands that new development will have on sewer and/or stormwater.

The contribution and development servicing plans will apply to any future development on the land.

Policy and Legislation

Environmental Planning and Assessment Act 1979

Wagga Wagga Local Environmental Plan 2010

Link to Strategic Plan

The Environment

Objective: We plan for the growth of the city

Outcome: We have sustainable urban development

Risk Management Issues for Council

The planning proposal was subject to public consultation where objections were received against the proposal. The consultation shows a general level of objection from nearby landowners primarily related to stormwater across the site and downstream. Further detail and responses to issues raised in the submissions are included in the following internal / external consultation section.

Council’s engineering team has reviewed the investigations and reports on infrastructure and in particular stormwater management for the proposal. Further detail will be required, if Council supports the recommendation, in regard to stormwater management to ensure the development does not amplify or create additional impacts.

Internal / External Consultation

The planning proposal was placed on public exhibition between 9 January and 20 February 2021 (inclusive) with engagement as per the table below:

Mail

Media

Community Engagement

Digital

Rates notices insert

Direct mail

Letterbox drop

Council news story

Council News advert

Media releases

TV/radio advertising

One-on-one meetings

Your Say website

Community meetings

Stakeholder workshops

Drop-in sessions

Surveys and feedback forms

Social media

Email newsletters

Website

Digital advertising

TIER

Consult

The planning proposal and accompanying exhibition material were made available for viewing by the public on Council’s website and at Council’s Customer Service Counter in the Civic Centre between 9 January and 20 February 2021. Notices were provided to affected and adjoining landowners.

During the public exhibition period, nine submissions were received. The submissions are provided as Attachment 4.

A summary of the submissions and Council Officer response is provided below:

Submission	Officer Response
No. 1	i. The Civil Aviation Safety Authority (CASA) does not raise any objections to the proposal as the site is located approximately 5km from the Wagga Wagga airport.	Noted.
No. 2	i. Do not support the proposal. ii. Little or no research has gone into the effects and impact of the increases in stormwater from the proposed subdivision on the Crooked Creek corridor during flooding events and therefore increased storm water flood flows into Sycamore Drain and beyond. iii. The proposal does not take into account the neglected state of drainage infrastructure downstream. iv. From experience we are very concerned that any additional stormwater will completely overwhelm this already overloaded and under maintained drainage system during flood events. v. Until Sycamore Drain and its associated arms are completely cleared of trees, rubbish, illegal crossings and is de-silted and upgraded for the additional flows now and for future subdivisions we cannot support the proposed change under any circumstances.	Noted. An infrastructure servicing report was prepared by Lance Ryan Consulting Engineers Pty Ltd and included as Appendix A3 of the Planning Proposal. The purpose of that report was to investigate existing infrastructure and determine its adequacy to service further residential subdivision of land bound by Brunskill, Mitchell, Silverwood and Birch Roads. The infrastructure report recommends that stormwater runoff be maintained to pre-development flows via table drains (vegetated and bioretention swales) and a stormwater retention basin. In addition, it was recommended that stormwater is captured and collected on-site and for those few properties that don’t fall naturally toward the road include rear of lot underground pipes that discharge into the stormwater system. The infrastructure report outlined in item (ii.) above investigated existing infrastructure and local conditions. Council’s engineers have further reviewed this report and provided their conditional approval to the planning proposal. The infrastructure report outlined in item (ii.) above investigated existing infrastructure and local conditions. As outlined above, any future subdivision of this land will be required to achieve pre-development flows. Concerns are noted. The Sycamore Drain is an earth channel on private property constructed as part of the subdivision of land north of Brunkills Road in 1980 to re-align Crooked Creek. Whilst Council is a beneficiary to a 20m wide easement over the channel to be able to drain water, Council has no liability to maintain the drain as part of the conveyancing S88B Instrument.
No. 3	i. Do not support the proposal. ii. Little or no research has gone into the effects and impact of the increases in stormwater from the proposed subdivision on the Crooked Creek corridor during flooding events and therefore increased storm water flood flows into Sycamore Drain and beyond. iii. The proposal does not take into account the neglected state of drainage infrastructure downstream. iv. From experience we are very concerned that any additional stormwater will completely overwhelm this already overloaded and under maintained drainage system during flood events. v. Until Sycamore Drain and its associated arms are completely cleared of trees, rubbish, illegal crossings and is de-silted and upgraded for the additional flows now and for future subdivisions we cannot support the proposed change under any circumstances.	Noted. See response to item (ii.) of Submission No. 2 above. See response to item (iii.) of Submission No. 2 above. See response to item (iv.) of Submission No. 2 above. See response to item (v.) of Submission No. 2 above.
No. 4	i. Do not support the proposal. ii. Little or no research has gone into the effects and impact of the increases in stormwater from the proposed subdivision on the Crooked Creek corridor during flooding events and therefore increased storm water flood flows into Sycamore Drain and beyond. iii. The proposal does not take into account the neglected state of drainage infrastructure downstream. iv. From experience we are very concerned that any additional stormwater will completely overwhelm this already overloaded and under maintained drainage system during flood events. v. Until Sycamore Drain and its associated arms are completely cleared of trees, rubbish, illegal crossings and is de-silted and upgraded for the additional flows now and for future subdivisions we cannot support the proposed change under any circumstances.	Noted. See response to item (ii.) of Submission No. 2 above. See response to item (iii.) of Submission No. 2 above. See response to item (iv.) of Submission No. 2 above. See response to item (v.) of Submission No. 2 above.
No. 5	i. Do not support the proposal. ii. Concerned with localised flooding having experienced flooding on property in 2010 and 2012. This flood event resulted in floodwaters inside residential dwellings. iii. Little or no research has gone into the effects and impact of the increases in stormwater from the proposed subdivision on the Crooked Creek corridor during flooding events and therefore increased storm water flood flows into Sycamore Drain and beyond. iv. The proposal does not take into account the neglected state of drainage infrastructure downstream. v. From experience we are very concerned that any additional stormwater will completely overwhelm this already overloaded and under maintained drainage system during flood events. vi. Until Sycamore Drain and its associated arms are completely cleared of trees, rubbish, illegal crossings and is de-silted and upgraded for the additional flows now and for future subdivisions we cannot support the proposed change under any circumstances. vii. We bought in the area for the open space around us. The number/size of lots proposed is too many and will take away the feel of open space, not to mention the extra stormwater.	Noted. Noted. This area is part of the Crooked Creek flow path following significant storms. Flood modelling indicates that storm water up to 1m deep for a 1% AEP event may be experienced downstream of Brunkills Road outside of the Sycamore Drain. See response to item (ii.) of Submission No. 2 above. See response to item (iii.) of Submission No. 2 above. See response to item (iv.) of Submission No. 2 above. See response to item (v.) of Submission No. 2 above. The range in lot sizes and proposed development controls will not significantly impact the existing character of the area.
No. 6	i. Opposed to this proposal as there is a history of council not maintaining the stormwater drains around our area, hence with additional housing located up stream will greatly impact the function of this, and ultimately cause infrastructure damage to properties. ii. Concerned with localised flooding having experienced flooding on property in 2010, 2012 and 2016. This flood event resulted in floodwaters inside residential dwellings. iii. The adjoining canals have been renamed as Marshalls Creek. This has affected us financially as a result from the floods in 2010 and the renaming of this drainage system, has resulted in my home insurance more than doubling. iv. The council has not maintained, enhanced or made provisions for the existing infrastructure of this drainage system established prior to 1982. v. I am strongly opposed to this proposal as I believe that not only will my house be flooded once again and I am financially impacted as a result.	Matters regarding Council maintenance are noted. Whilst it is acknowledged that the development seeks to achieve more intensive development opportunities for this area, any further subdivision of this land will need to maintain pre-development flows, thereby minimising any impacts on the wider catchment. See response to item (ii.) of Submission No. 5 above. Noted. Matters regarding home insurance whilst acknowledged are not a relevant matter for consideration when making a planning decision. See response to item (iii.) of Submission No. 2 above. See response to item (ii.) of Submission No. 5 above.
No. 7	i. Object to the proposal. ii. This proposal will introduce a lot more stormwater runoff into the already overloaded and poorly maintained Sycamore Drain. Houses in Sycamore Road have already been flooded on at least 3 occasions that we know of due to Council's unwillingness or lack of ability to properly maintain the Sycamore drain and the drainage system/retention basin in Rawlings Park which feeds into the Sycamore drain. iii. The majority of the drainage channels in Rawlings Park are overgrown with vegetation and littered with fallen timber. We have lived in Sycamore Road for more than 30 years and in this time Council have only done work in the Sycamore Drain on one occasion. iv. Request that Council carry out its maintenance before approving this proposal which will only exacerbate the overland flooding problem that is being experienced.	Noted. Whilst it is acknowledged that the development seeks to achieve more intensive development opportunities for this area, any further subdivision of this land will need to maintain pre-development flows, thereby minimising any impacts on the wider catchment. An infrastructure report has been prepared and submitted as part of the planning proposal confirming that matters regarding stormwater management can be appropriately addressed. Noted. This is a separate matter that is outside of the scope of the planning proposal. Noted. See response to item (iii.) of Submission No. 2 above. Any further subdivision of this land will need to maintain pre-development flows, thereby minimising any impacts on the wider catchment.
No. 8	i. Concerned about the amount of new residential blocks being created as we were not aware of the 150 to 180 new lots which potentially could see an increase of 600 to 700 people in what we thought was a large lot residential area which would conflict with the semi rural lifestyle we have. ii. This raises other concerns with increased pedestrian access across Angle Street bridge an area which of late we as adjoining landowners have been maintaining. The reason of concern is loitering at the bridge which is very dark area at night also with an increase of rubbish etc in this corridor. iii. Concerned about stormwater runoff from the new subdivision where and how will this enter Crooked Creek as rain water off hard surfaces and watered grounds (Lawns and gardens) may cause a surge or sudden increase to this area. iv. Telecommunications has been an ongoing problem in the past for us as we are told because of our distance from the exchange, with the added dwellings will this impact.	Concerns regarding the number of residential lots sought by the planning proposal (150-180) are noted, however any landowner has the ability to request Council to consider a change in zoning and minimum lot size controls as they apply to their land. In response, the planning proposal and concept subdivision layout/framework plan has been designed to minimise conflicts with adjoining land uses. Specifically, an Urban Design Report was prepared in support of the planning proposal, which identified the semi-rural character of the area. As a means of retaining this character and minimising conflicts with adjoining uses, the majority of infill development will be located internally within the site and will be largely screened from view via the existing dwellings. Similarly, the number of new road access points will be restricted and the development will make provision for its own open space areas and walking tracks. Matters regarding increased pedestrian activity, particularly those utilising the Angle Street bridge, will be further considered as development occurs to ensure pedestrian connectivity is adequate. Ongoing maintenance of infrastructure, including pedestrian paths forms part of Council’s ongoing management planning. See response to item (iv.) of Submission No. 2 above. An infrastructure servicing report was prepared by Lance Ryan Consulting Engineers Pty Ltd and included as Appendix A3 of the Planning Proposal. The purpose of this report was to investigate existing infrastructure (including telecommunications) and determine its adequacy to service further residential subdivision of the land. NBN have confirmed that the development site is located within its fixed line footprint and that the development site can be appropriately serviced from a telecommunications perspective.
No. 8	i. Our foremost concern is infrastructure capacity to deal with stormwater runoff from this proposal. ii. The infrastructure report provided as part of the proposal makes several statements and assertions about the likely effect of the development on stormwater flows and discharges. Most of this commentary revolves around controlling and retaining stormwater flows to pre-development flow levels and rates. There is no data provided by the infrastructure report as to current or future likely stormwater flows that support the assertions made in the report. iii. A stormwater or hydrology study to determine the impact of the development on stormwater flows in the creek has not been carried out. iv. In the absence of expert evidence or assessment I am of the opinion that Council is making a decision on this proposal without sufficient probity and due diligence as to the likely effects of the inflows from the development on the overland flood flow and resultant afflux from the development’s stormwater discharge. This lack of valid assessment of stormwater impacts may result in increased flooding levels experienced by residents upstream of the discharge point for the development.	Noted. The infrastructure servicing report has been prepared in consultation with Council’s development engineers. Council engineers have advised that a stormwater study would need to be carried out to determine the size and depth of the proposed retention basin to minimise overland flooding impacts into the nearby creek. This further information will be submitted as part of any subsequent development application for the subdivision of this land once the final subdivision design and layout has been determined. Council has reviewed the infrastructure servicing report submitted as part of the planning proposal and concurred with the conclusions of this report. Whilst it is acknowledged that a detailed hydrological study has not been completed as part of the planning proposal, Council have notified the proponent that if supported and endorsed, this information must be submitted as part of any subsequent development application for the subdivision of this land. See response to item (ii.) of Submission No. 2 above. Council has reviewed the information available in conjunction with recent overland flow studies and concluded the proposal is suitable and appropriate. Further detail will be required on precise design, staging and construction of management systems. This will ensure adequate capacity and design is provided to meet forecast outcomes. In the absence of this detail the development will not proceed.

Submission

Officer Response

No. 1

i. The Civil Aviation Safety Authority (CASA) does not raise any objections to the proposal as the site is located approximately 5km from the Wagga Wagga airport.

Noted.

No. 2

i. Do not support the proposal.

ii. Little or no research has gone into the effects and impact of the increases in stormwater from the proposed subdivision on the Crooked Creek corridor during flooding events and therefore increased storm water flood flows into Sycamore Drain and beyond.

iii. The proposal does not take into account the neglected state of drainage infrastructure downstream.

iv. From experience we are very concerned that any additional stormwater will completely overwhelm this already overloaded and under maintained drainage system during flood events.

v. Until Sycamore Drain and its associated arms are completely cleared of trees, rubbish, illegal crossings and is de-silted and upgraded for the additional flows now and for future subdivisions we cannot support the proposed change under any circumstances.

Noted.

An infrastructure servicing report was prepared by Lance Ryan Consulting Engineers Pty Ltd and included as Appendix A3 of the Planning Proposal.

The purpose of that report was to investigate existing infrastructure and determine its adequacy to service further residential subdivision of land bound by Brunskill, Mitchell, Silverwood and Birch Roads.

The infrastructure report recommends that stormwater runoff be maintained to pre-development flows via table drains (vegetated and bioretention swales) and a stormwater retention basin.

In addition, it was recommended that stormwater is captured and collected on-site and for those few properties that don’t fall naturally toward the road include rear of lot underground pipes that discharge into the stormwater system.

The infrastructure report outlined in item (ii.) above investigated existing infrastructure and local conditions. Council’s engineers have further reviewed this report and provided their conditional approval to the planning proposal.

The infrastructure report outlined in item (ii.) above investigated existing infrastructure and local conditions. As outlined above, any future subdivision of this land will be required to achieve pre-development flows.

Concerns are noted.

The Sycamore Drain is an earth channel on private property constructed as part of the subdivision of land north of Brunkills Road in 1980 to re-align Crooked Creek. Whilst Council is a beneficiary to a 20m wide easement over the channel to be able to drain water, Council has no liability to maintain the drain as part of the conveyancing S88B Instrument.

No. 3

i. Do not support the proposal.

iii. The proposal does not take into account the neglected state of drainage infrastructure downstream.

iv. From experience we are very concerned that any additional stormwater will completely overwhelm this already overloaded and under maintained drainage system during flood events.

Noted.

See response to item (ii.) of Submission No. 2 above.

See response to item (iii.) of Submission No. 2 above.

See response to item (iv.) of Submission No. 2 above.

See response to item (v.) of Submission No. 2 above.

No. 4

i. Do not support the proposal.

iii. The proposal does not take into account the neglected state of drainage infrastructure downstream.

iv. From experience we are very concerned that any additional stormwater will completely overwhelm this already overloaded and under maintained drainage system during flood events.

Noted.

See response to item (ii.) of Submission No. 2 above.

See response to item (iii.) of Submission No. 2 above.

See response to item (iv.) of Submission No. 2 above.

See response to item (v.) of Submission No. 2 above.

No. 5

i. Do not support the proposal.

ii. Concerned with localised flooding having experienced flooding on property in 2010 and 2012. This flood event resulted in floodwaters inside residential dwellings.

iii. Little or no research has gone into the effects and impact of the increases in stormwater from the proposed subdivision on the Crooked Creek corridor during flooding events and therefore increased storm water flood flows into Sycamore Drain and beyond.

iv. The proposal does not take into account the neglected state of drainage infrastructure downstream.

v. From experience we are very concerned that any additional stormwater will completely overwhelm this already overloaded and under maintained drainage system during flood events.

vi. Until Sycamore Drain and its associated arms are completely cleared of trees, rubbish, illegal crossings and is de-silted and upgraded for the additional flows now and for future subdivisions we cannot support the proposed change under any circumstances.

vii. We bought in the area for the open space around us. The number/size of lots proposed is too many and will take away the feel of open space, not to mention the extra stormwater.

Noted.

Noted. This area is part of the Crooked Creek flow path following significant storms. Flood modelling indicates that storm water up to 1m deep for a 1% AEP event may be experienced downstream of Brunkills Road outside of the Sycamore Drain.

See response to item (ii.) of Submission No. 2 above.

See response to item (iii.) of Submission No. 2 above.

See response to item (iv.) of Submission No. 2 above.

See response to item (v.) of Submission No. 2 above.

The range in lot sizes and proposed development controls will not significantly impact the existing character of the area.

No. 6

i. Opposed to this proposal as there is a history of council not maintaining the stormwater drains around our area, hence with additional housing located up stream will greatly impact the function of this, and ultimately cause infrastructure damage to properties.

ii. Concerned with localised flooding having experienced flooding on property in 2010, 2012 and 2016. This flood event resulted in floodwaters inside residential dwellings.

iii. The adjoining canals have been renamed as Marshalls Creek. This has affected us financially as a result from the floods in 2010 and the renaming of this drainage system, has resulted in my home insurance more than doubling.

iv. The council has not maintained, enhanced or made provisions for the existing infrastructure of this drainage system established prior to 1982.

v. I am strongly opposed to this proposal as I believe that not only will my house be flooded once again and I am financially impacted as a result.

Matters regarding Council maintenance are noted.

See response to item (ii.) of Submission No. 5 above.

Noted.

Matters regarding home insurance whilst acknowledged are not a relevant matter for consideration when making a planning decision.

See response to item (iii.) of Submission No. 2 above.

See response to item (ii.) of Submission No. 5 above.

No. 7

i. Object to the proposal.

ii. This proposal will introduce a lot more stormwater runoff into the already overloaded and poorly maintained Sycamore Drain. Houses in Sycamore Road have already been flooded on at least 3 occasions that we know of due to Council's unwillingness or lack of ability to properly maintain the Sycamore drain and the drainage system/retention basin in Rawlings Park which feeds into the Sycamore drain.

iii. The majority of the drainage channels in Rawlings Park are overgrown with vegetation and littered with fallen timber. We have lived in Sycamore Road for more than 30 years and in this time Council have only done work in the Sycamore Drain on one occasion.

iv. Request that Council carry out its maintenance before approving this proposal which will only exacerbate the overland flooding problem that is being experienced.

Noted.

Whilst it is acknowledged that the development seeks to achieve more intensive development opportunities for this area, any further subdivision of this land will need to maintain pre-development flows, thereby minimising any impacts on the wider catchment. An infrastructure report has been prepared and submitted as part of the planning proposal confirming that matters regarding stormwater management can be appropriately addressed.

Noted.

This is a separate matter that is outside of the scope of the planning proposal.

Noted.

See response to item (iii.) of Submission No. 2 above.

Any further subdivision of this land will need to maintain pre-development flows, thereby minimising any impacts on the wider catchment.

No. 8

i. Concerned about the amount of new residential blocks being created as we were not aware of the 150 to 180 new lots which potentially could see an increase of 600 to 700 people in what we thought was a large lot residential area which would conflict with the semi rural lifestyle we have.

ii. This raises other concerns with increased pedestrian access across Angle Street bridge an area which of late we as adjoining landowners have been maintaining. The reason of concern is loitering at the bridge which is very dark area at night also with an increase of rubbish etc in this corridor.

iii. Concerned about stormwater runoff from the new subdivision where and how will this enter Crooked Creek as rain water off hard surfaces and watered grounds (Lawns and gardens) may cause a surge or sudden increase to this area.

iv. Telecommunications has been an ongoing problem in the past for us as we are told because of our distance from the exchange, with the added dwellings will this impact.

Concerns regarding the number of residential lots sought by the planning proposal (150-180) are noted, however any landowner has the ability to request Council to consider a change in zoning and minimum lot size controls as they apply to their land.

In response, the planning proposal and concept subdivision layout/framework plan has been designed to minimise conflicts with adjoining land uses.

Specifically, an Urban Design Report was prepared in support of the planning proposal, which identified the semi-rural character of the area.

As a means of retaining this character and minimising conflicts with adjoining uses, the majority of infill development will be located internally within the site and will be largely screened from view via the existing dwellings.

Similarly, the number of new road access points will be restricted and the development will make provision for its own open space areas and walking tracks.

Matters regarding increased pedestrian activity, particularly those utilising the Angle Street bridge, will be further considered as development occurs to ensure pedestrian connectivity is adequate.

Ongoing maintenance of infrastructure, including pedestrian paths forms part of Council’s ongoing management planning.

See response to item (iv.) of Submission No. 2 above.

An infrastructure servicing report was prepared by Lance Ryan Consulting Engineers Pty Ltd and included as Appendix A3 of the Planning Proposal.

The purpose of this report was to investigate existing infrastructure (including telecommunications) and determine its adequacy to service further residential subdivision of the land.

NBN have confirmed that the development site is located within its fixed line footprint and that the development site can be appropriately serviced from a telecommunications perspective.

No. 8

i. Our foremost concern is infrastructure capacity to deal with stormwater runoff from this proposal.

ii. The infrastructure report provided as part of the proposal makes several statements and assertions about the likely effect of the development on stormwater flows and discharges. Most of this commentary revolves around controlling and retaining stormwater flows to pre-development flow levels and rates.

There is no data provided by the infrastructure report as to current or future likely stormwater flows that support the assertions made in the report.

iii. A stormwater or hydrology study to determine the impact of the development on stormwater flows in the creek has not been carried out.

iv. In the absence of expert evidence or assessment I am of the opinion that Council is making a decision on this proposal without sufficient probity and due diligence as to the likely effects of the inflows from the development on the overland flood flow and resultant afflux from the development’s stormwater discharge.

This lack of valid assessment of stormwater impacts may result in increased flooding levels experienced by residents upstream of the discharge point for the development.

Noted.

The infrastructure servicing report has been prepared in consultation with Council’s development engineers.

Council engineers have advised that a stormwater study would need to be carried out to determine the size and depth of the proposed retention basin to minimise overland flooding impacts into the nearby creek.

This further information will be submitted as part of any subsequent development application for the subdivision of this land once the final subdivision design and layout has been determined.

Council has reviewed the infrastructure servicing report submitted as part of the planning proposal and concurred with the conclusions of this report.

Whilst it is acknowledged that a detailed hydrological study has not been completed as part of the planning proposal, Council have notified the proponent that if supported and endorsed, this information must be submitted as part of any subsequent development application for the subdivision of this land.

See response to item (ii.) of Submission No. 2 above.

Council has reviewed the information available in conjunction with recent overland flow studies and concluded the proposal is suitable and appropriate.

Further detail will be required on precise design, staging and construction of management systems. This will ensure adequate capacity and design is provided to meet forecast outcomes. In the absence of this detail the development will not proceed.

Attachments

1.	LEP19/0010 - Addendum and Planning Proposal - Provided under separate cover
2.	LEP19/0010 - Accompanying DCP Amendment - Provided under separate cover
3.	LEP19/0010 - Gateway Determination - Provided under separate cover
4.	LEP19/0010 - Submissions - Provided under separate cover
5 .	LEP19/0010 - Landowner Details This matter is considered to be confidential under Section 10A(2) of the Local Government Act 1993, as it deals with: personnel matters concerning particular individuals. - Provided under separate cover

Report submitted to the Ordinary Meeting of Council on Monday 22 March 2021

RP-4

RP-4 Planning Proposal - LEP20/0010 - Amend Wagga Wagga Local Environmental Plan Height of Building Control at 63-65 Johnston Street, Wagga Wagga

Author: Adam Wood

Director: Michael Keys

Summary:

Council is in receipt of Planning Proposal LEP20/0010 to amend the Wagga Wagga Local Environmental Plan. The Planning Proposal means to increase the Height of Buildings Map as it applies to Lot 1 DP 1028542 at 63-65 Johnston Street. This would allow new or refitted buildings up to 25 metres tall, as opposed to the current 16 metres limit. The planning proposal has been assessed and has been found consistent with the planning provided for the city by Council and regional and state planning policies and strategies. Planning Proposal LEP20/0010 is recommended for endorsement to proceed to Gateway Determination by the Department of Planning, Industry and Environment.

Recommendation

That Council:

a note and support Planning Proposal LEP20/0010 to amend the Wagga Wagga Local Environmental Plan as it applies to Lot 1 DP 1028542.

b submit Planning Proposal LEP20/0010 to the NSW Department of Planning, Industry and Environment and request a Gateway Determination.

c receive a further report after the public exhibition period addressing any submissions made in respect of the planning proposal.

Planning Proposal Details

Applicant:

This is an externally-initiated planning proposal developed by the land owner.

Land Owner:

Wollundry Investments Pty Ltd.

Director: Rodney Kendall

Director: Robert Davies

Council staff have conducted assessment of a planning proposal submitted by Wollundry Investments Pty Ltd. The planning proposal intends to increase the LEP Height of Buildings Map HOB_003C as it affects Lot 1 DP 1028542. The increase proposed is from the present 16 metre height limit to a new 25 metre height limit. The change to Wagga Wagga LEP Map HOB_003C is illustrated as follows.

The subject land is located within the northern portion of the Wagga Wagga CBD, overlooking the Wollundry Lagoon from the northern, opposing side of Johnston Street. This location is approximately 120 metres from Fitzmaurice Street, the northern part of the main street of Wagga Wagga. Occupying a centrally located position within the city, the subject land is nearby to various keys locations and amenities and already embedded within the established infrastructural networks of the city.

The objective of the planning proposal is limited in its extent. The planning proposal proposes only the step increase to allowable building height as detailed above. No change to other provisions including zoning and floor space ratio are proposed. As a result, the interaction of the proposed height limit with these other continuing provisions has formed a key consideration in the assessment of the planning proposal.

Key considerations

1. Strategic significance of the Wagga Wagga CBD

Council has recently endorsed the Wagga Wagga Local Strategic Planning Statement. This document provides a pathway to guide the continued growth and development of the city and local government area through to 2040. The Wagga Wagga CBD is one of six key sites to provide the foundation for the future economic activity and growth of the city and region.

Principle 9 of the LSPS details aspirations for the future success of the Wagga Wagga CBD area. This section includes discussion and guidance concerning key aspects to accomplishing this success. In this instance, urban design and activation are both central to the merit of the planning proposal

The planning proposal adheres to the LSPS’ direction for the Wagga Wagga CBD, by enabling the development of additional floorspace. This facilitates the placement of additional activities within the confines of the CBD, in close proximity to the variety of other activities occurring in the central city. This aggregation of activities of various kinds, occurring at various times of the day, boosts the overall level of activity occurring within the city. The LSPS specifically calls for the use of higher buildings as a component of the urban design response to accomplish this. Planning Proposal LEP20/0010 specifically responds to this direction, by elevating development potential within the B3 Commercial Core zone and will increase the contribution of the subject land to overall activity levels within the city.

2. Future development potential within precinct and planning contexts

The increase of an additional 9 metres in permissible building height implies future development of two additional storeys to the existing four storeys. The provisions applying to the site would also continue to permit the complete redevelopment of the site. This would likely result in a new structure of up to 6 storeys, designed in accordance with contemporary DCP requirements and the State Environmental Planning Policy No 65 – Design Quality of Residential Apartment Development.

As outlined in the earlier part of this report, the planning proposal seeks to amend only the Height of Building Map applying to Lot 1 DP 1028542. A key part of the suitability of the planning proposal is the compatibility of the new building height control with the continuing provisions applying to the site and with pre-existing development within the local precinct. Key amongst these provisions is the floor space ratio, which is presently 2:1 across the subject land. Investigation of the subject land and existing and future development in relation to is detailed in the attached assessment report.

The assessment report finds that development up to the new height limit, within the existing building footprint only, would approximate the maximum floor space allowable under the current floor space ratio. Therefore, the new height limit appears well calibrated on this measure, as it allows the existing floor space ratio, to be properly exploited. If the site were redeveloped with a larger footprint, the upper floors of that structure would need to be slimmer than present to remain within the confines of the floor space ratio requirement.

Assessment of the planning proposal has also explored the impact of additional building height on the adjoining area and view scapes. Shadow casting from the existing development principally affects commercial sites located at 67 and 69 Johnston Street (southwest of the existing Wollundry Chambers building) during the morning hours. If this building is extended vertically, this shadow casting would extend further across these buildings.

While the increase to building height will be visible from the surrounds, the affect is incremental to development already existing in situ. To the east and south, commercial buildings and tree canopy associated with Wollundry Lagoon largely obscure the subject site until the viewer is nearby to the site. From the west, additional height will be more readily visible. Despite this, the subject site is setback into the subject city block from Trail Street to the west, which reduces the imposition of taller development upon streetscapes to the west.

The B3 Commercial Core zone currently permits shop-top housing where residences may be located above ground floor commercial floorspace. Further, Council intends to develop a CBD Master Plan. It is conceivable that this will further open opportunities for additional residential development in high density, inner city contexts. Further, the serviced apartment development foreshadowed by the planning proposal is not entirely dissimilar to development for other, more permanent lodgings. The assessment report provides commentary against the SEPP 65 Principles for higher density residential design. It finds that the new height limit provides the opportunity for future development to perform well against the design principles and deliver high-quality development outcomes to the site.

3. Heritage considerations

The site is within the Wagga Wagga Heritage Conservation Area, but the significance of urban features in the immediate area varies. The subject site itself does not greatly contribute to heritage values in the city. It is however visible from some parts of two significant locations for the city’s heritage, those being Fitzmaurice Street and the Wollundry Lagoon, an Aboriginal Place.

The subject land and surrounds to the north of Wollundry Lagoon have already been extensively developed. To date this has not diminished the significance of the Wollundry Lagoon, which will remain a key location both as an Aboriginal Place and as a public space within Central Wagga Wagga. Future redevelopment will not alter this significance. This will be further ensured through consideration of this point as a part of any development approval process that arises in future.

Fitzmaurice Street is the heritage main street of the city. A direct view line to the subject land can be achieved from the junction of Fitzmaurice Street and Johnston Street. This sightline to the existing development on site is mostly blocked by the office building to the east of the subject land. A future complete redevelopment of the site placing structures nearer to the frontage of Johnston Street would be more apparent from the Fitzmaurice-Johnston intersection, but this would be the case irrespective of any change to the LEP. In the event that this occurs, Council has sufficient ability through the guidance of the Wagga Wagga DCP, SEPP 65 and merit assessment to ensure that a suitable design outcome is obtained.

The site is obscured from Fitzmaurice Street by varied two and three storey development along the main street. Viewed from the Fitzmaurice Street bridge spanning the Wollundry Lagoon, the site and existing development are also heavily, though not entirely, obscured by canopy foliage associated with the Wollundry Lagoon parklands.

Financial Implications

The planning proposal has originated externally to the organisation. The planning proposal was identified as a medium complexity amendment to the Wagga Wagga Local Environmental Plan 2010 using the FY2020/21 grading schema in effect at the time of submission. Council has levied planning proposal fees totalling $16,000, as per Council’s fees and charges.

The planning proposal provides for the intensification of development on the subject land with additional building storeys and floor space. This may be achieved through additional development on the site, improvement to the existing development or complete redevelopment of the site. This has financial implications for Council into the future.

Section 7.11 of the Environmental Planning and Assessment Act 1979 and the City of Wagga Wagga’s Section 94 Contributions Plan 2006-2019 enables Council to levy contributions, where anticipated development will or is likely to increase the demand for public facilities. Section 64 of the Local Government Act 1993, Section 306 of the Water Management Act 2000 as well as the City of Wagga Wagga’s Development Servicing Plan for Stormwater 2007 and/or City of Wagga Wagga Development Servicing Plan for Sewerage 2013 enable Council to levy developer charges based on the increased demands that new development will have on sewer and/or stormwater infrastructure. The Section 7.11 and Section 64 contribution applies to any future development consent on the land. This will be applicable to future Development Applications applying to the subject land.

Policy and Legislation

Environmental Planning and Assessment Act 1979

Wagga Wagga Local Environmental Plan 2010

Link to Strategic Plan

The Environment

Objective: We plan for the growth of the city

Outcome: We have sustainable urban development

Risk Management Issues for Council

An approval of the proposal may be subject to public scrutiny during the formal public consultation process. This may result in additional pressure on Council to amend the Wagga Wagga LEP is it applies to other lands.

The planning proposal has been assessed to be consistent with the intent of the Wagga Wagga Local Strategic Planning Statement as it applies to the Wagga Wagga CBD. A refusal of the planning proposal would likely meet with pre-Gateway review by the NSW Department of Planning, Industry and Environment and may lead to questioning of Council’s commitment to implementing previously endorsed strategic directions and overall community confidence in Council’s endorsed strategic documents.

Internal / External Consultation

The planning proposal has been the subject of internal consultation in regard to its effect and implications. The planning proposal is supported in principle.

A Councillor workshop was held on March 15, 2021.

Formal public consultation with the general public and referral agencies will occur after the Gateway Determination. This will consist of a six week public exhibition and submission period. An engagement plan is attached detailing the intended engagement method.

Proposed consultation methods are indicated in the table below.

Mail

Media

Community Engagement

Digital

Rates notices insert

Direct mail

Letterbox drop

Council news story

Council News advert

Media releases

TV/radio advertising

One-on-one meetings

Your Say website

Community meetings

Stakeholder workshops

Drop-in sessions

Surveys and feedback forms

Social media

Email newsletters

Website

Digital advertising

TIER

Consult

Involve

Collaborate

Attachments

1.	Planning Proposal LEP20-0010 - Provided under separate cover
2.	LEP20-0010 - Assessment Report - Provided under separate cover
3.	LEP20-0010 - Engagement Plan - Provided under separate cover

Report submitted to the Ordinary Meeting of Council on Monday 22 March 2021

RP-6

RP-6 DRAFT Wagga Wagga Major Overland Flow Floodplain Study (MOFFS) & The Tarcutta, Ladysmith and Uranquinty Floodplain Study (VOFFS)

Author: Darren Raeck

Summary:

This report recommends that Council receive the draft Wagga Wagga Major Overland Flow Floodplain Risk Management Study and Plan (MOFFS) completed by WMAWater and the draft Village Floodplain Risk Management Studies and Plans (VOFFS) completed by GRC Hydro and place on public exhibition.

Recommendation

That Council:

a receive the draft Wagga Wagga Major Overland Flow Floodplain Risk Management (MOFFS) Study and Plan report and place on public exhibition for a period of 40 days from 26 March 2021 and 5 May 2021 and invite public submissions until this date

b receive the draft Village Overland Flow Floodplain Risk Management (VOFFS) Studies and Plans report and place on public exhibition for a period of 40 days from 26 March 2021 and 5 May 2021 and invite public submissions until this date

a receive a further report following the public exhibition and submission period:

i addressing any submission made in respect of the proposed reports

ii proposing adoption of the reports unless there are any recommended amendments deemed to be substantial and required a further public exhibition period

Report

Wagga Wagga City Council (Council) has, with the financial support of the NSW Government via the Floodplain Risk Management Program, commissioned WMA Water to complete the draft Wagga Wagga Major Overland Flow Floodplain Risk management Study (MOFFS) and Plan, and GRC Hydro to undertake Village Overland Flow Floodplain Risk Management Study (VOFFS) and Plans for the townships of Tarcutta, Ladysmith and Uranquinty.

These studies comprise stages 3 to 4 in a five-stage process outlined in the NSW Government’s Floodplain Development Manual (FDM, 2005) (DIPNR, 2007).

The works completed to date are steps 1 to 4 outlined below:

1. Data collection – collection of all applicable data to be used for the ensuing stages of the studies;

2. Flood Study – a comprehensive technical investigation of flood behaviour that provides the main technical foundation for the development of a robust floodplain risk management plan;

3. Floodplain Risk Management Study (FRMS) – assess the impacts of floods on the existing and future community and allows the identification of management measures to treat flood risk;

4. Floodplain Risk Management Plan (FRMP) – outlines a range of measures, for future implementation, to manage existing, future and residual flood risk effectively and efficiently.

The final step in the process following Public Exhibition and adoption of the Final report by Council is:

5. Plan Implementation – once the management plan is adopted, an implementation strategy (devised in Stage 4) is followed to stage components dependent on funding availability.

1. The draft Wagga Wagga Major Overland Flow Floodplain Study (MOFFS)

The draft MOFFS was prepared by WMAwater on behalf of Wagga Wagga City Council (Council). The Study builds on flood modelling initially developed in the draft Wagga Wagga Major Overland Flow Flood Study (MOFFS) (August 2011), which has been part of this study based on recommendations of the draft Wagga Wagga Major Overland Flow Floodplain Risk Management Study - Scoping Study and outcomes of the Major Overland Flow Model Update Work undertaken in these studies has been expanded upon in this Floodplain Risk Management Study and Plan (FRMS&P) to further understand and determine the nature and extent of the overland flow flood risk at Wagga Wagga.

The Study comprised of two phases:

1. The draft Wagga Wagga Major Overland Flow Floodplain Risk Management Study; and

2. The Wagga Wagga Major Overland Flow Floodplain Risk Management Draft Plan.

The main objective of this FRMS&P was to develop flood risk mitigation strategies that addressed existing, future and continuing flood problems due to local catchment (not riverine) flooding in Wagga Wagga. The study was undertaken in accordance with the NSW Government's Flood Policy, as detailed in the “Floodplain Development Manual: the management of flood liable land”, New South Wales Government, April 2005.

Note that riverine flooding from the Murrumbidgee River is not assessed in this Study. For information on riverine flooding and mitigation measures please refer to the Wagga Wagga Revised Murrumbidgee River Floodplain Risk Management Study and Plan, (Reference 7), adopted by Council in March 2018.

The objective of the Floodplain Risk Management Study was to investigate a range of flood mitigation works and measures to address the existing, future and continuing flood problems, in accordance with the NSW Government's Flood Policy.

This includes:

· Update topography and the built environment to reflect current conditions; Assess the sensitivity of the existing flood model to Australian Rainfall and Runoff 2016 methodologies and update the flood model accordingly; Review Council’s existing environmental planning policies and instruments including Council’s long-term planning strategies for the study area; Identify works, measures and restrictions aimed at reducing the social, environmental and economic impacts of flooding and the losses caused by flooding on development and the community, both existing and future, over the full range of potential flood events and taking into account the potential impacts of climate change;

· To assess the effectiveness of these works and measures for reducing the effects of flooding on the community and development, both existing and future;

· To consider whether the proposed works and measures might produce adverse effects (environmental, social, economic, or flooding) in the floodplain and whether they can be minimised; Council has adopted / followed the recommendation outlined in the Department of Planning Circular PS 07-003 and “Guideline on Development Controls on Low Flood Risk Areas – Floodplain Development Manual, i.e.;

o Review the local flood plan, identify deficiencies in information and address the issues identified in the DECCW Guideline “SES Requirements from the FRM Process.”;

o Examination of the present flood warning system, community flood awareness and emergency response measures in the context of the NSW State Emergency Service's development and disaster planning requirements;

o Investigate options for Lake Albert;

o Identification of modifications required to current policies in the light of investigations.

Major Overland Flow Floodplain Risk Management Plan Objectives

The Major Overland Flow Floodplain Risk Management Plan makes a range of recommendations relating to flood mitigation works and measures that address the existing, future and continuing flood problems, in accordance with the NSW Government's Flood Prone Land Policy. The recommended works and measures presented in the Plan aim to:

· Reduce the flood hazard and risk to people and property in the existing community and to ensure future development is controlled in a manner consistent with the flood hazard and risk (taking into account the potential impacts of climate change).

· Reduce private and public losses due to flooding.

· Protect and where possible enhance the creek and floodplain environment.

· Be consistent with the objectives of relevant State policies, in particular, the Government’s Flood Prone Land and State Rivers and Estuaries Policies and satisfy the objectives and requirements of the Environmental Planning and Assessment Act, 1979.

· Ensure that the draft floodplain risk management plan is fully integrated with Council’s existing corporate, business and strategic plans, existing and proposed planning proposals, meets Council’s obligations under the Local Government Act, 1993 and has the support of the local community.

· Ensure actions arising out of the draft plan are sustainable in social, environmental, ecological and economic terms.

· Ensure that the draft floodplain risk management plan is fully integrated with the local emergency management plan (flood plan) and other relevant catchment management plans.

· Establish a program for implementation and suggest a mechanism for the funding of the plan and include priorities, staging, funding, responsibilities, constraints, and monitoring.

The area considered in the draft Wagga Wagga Major Overland Flow Floodplain Risk Management Study incorporates catchments with an area of 233 km2 and a hydraulic modelling extent of 167 km2 both south and north of the Murrumbidgee River. Within the overall extent are distinct areas with localised and independent flooding issues, and for this reason (and to manage model run times) the Study Area was been broken up into four domains, summarised in the table below:

Table 1 Study Areas

Domain	Area	Key Features
City	42	· Glenfield Drain, Wagga Wagga CBD and outer areas lying on the southern Murrumbidgee River floodplain.
Lake Albert	69	· Includes the upstream catchment of Lake Albert as well as the inflows to and outflows from Lake Albert; · Flow from Stringybark Creek (running from the south to the west of the lake) is directed into Lake Albert for all events less than approximately the 10% AEP event; and · Crooked Creek runs from the south and to the east of Lake Albert, and is also diverted into Lake Albert in frequent events.
East	26	· Marshall’s Creek and Gregadoo Creek · Eastern Industrial area
Wagga North	35	· Duke’s Creek from its headwaters to its confluence with the Murrumbidgee River (Gobbagombalin Lagoon). Includes inflows from Estella, Boorooma, and vacant land south of the Olympic Highway; · Note the suburb of North Wagga is located to the east of the Dukes Creek floodplain and is therefore not included in this modelling.

Recommendations

This project commenced in 2018, but its completion was delayed by 12 months due to COVID-19. The main recommendations with a high priority from MOFFS are:

RM01 Amend Flood Plans to include Overland Flow Flood information

RM04 Community Flood Awareness

P01 Adoption of Overland Flow Flood Planning Area

P02 Adoption of Overland Flow Flood Planning Level

P05 Appropriate land Use Zoning in Future Development Areas

P07 Appropriate Management of areas subject to both Riverine and overland flood risk

P08 Confirm suitability of riverine flood related development controls within the overland flow PMF extent

P09 Inclusion of Overland Flow flood information on Section 10.7 Planning Certificates

GD02 Adjin Street & Maher Street Intersection Civil Works (further investigation)

GD03 Anderson Oval Basin and Swale Augmentation (further investigation)

GD05 Flowerdale Lagoon Drainage Improvements (Funding request commenced, closes 18 March 2021)

SW01 Incarnie Crescent Stormwater Line

LA01 Raising Lake Albert Road (Funding request commenced)

LA02 Augmentation of Crooked Creek Diversion into Lake Albert (Funding request commenced)

LA03 Augmentation of Stringybark Creek Diversion into Lake Albert (Funding request commenced)

2. The Village Floodplain Risk Management Overview

The draft VOFFS Report describes the data collection, model update, flood risk assessment and mitigation measures assessment of the Tarcutta, Ladysmith & Uranquinty Floodplain Risk Management Studies and Plans (FRMS&P). The study, which has been undertaken by GRC Hydro on behalf of Wagga Wagga City Council, follows on from the Tarcutta, Ladysmith and Uranquinty Flood Studies, completed in late 2014, which themselves were in response to the significant flood events of 2010 and 2012.

The FRMS&P investigates flood risk in the three towns, and will inform the Council flood planning processes, and recommend a number of flood risk mitigation measures in the Floodplain Risk Management Plan. The Plan is presented as a table in this executive summary. The report contains the following sections:

· Background – description of the three study areas, overview of relevant policies and legislation and available data.

· Overview of Flood Behaviour – methodology and results of Australian Rainfall and Runoff 2019 (ARR2019) model updates.

· Flood Risk Assessment – Separate section for each town including flood hazard, hydraulic categories, levee function, flooding hotspots, flood warning and emergency response

· Flood Risk Mitigation Measures – description of the approach to flood mitigation and assessment of options in each town.

· Community consultation undertaken during the project

Model Update Results

The current study has updated the modelling approach used in the flood study to be consistent with ARR2019, which has significantly affected design flood levels. The approach, which involves updates to the design rainfall, losses, temporal patterns and other model parameters, was confirmed with Council and DPIE after preliminary results that showed issues with the prescribed losses values. Losses were then updated in accordance with DPIE guidelines updated in early 2019.

The draft VOFFS report presents the updated flood behaviour for each town for the range of design events, which incorporates mainstream and overland flooding. The results show that areas of mainstream flooding are around 0.1 to 0.3 m higher than previously adopted, while overland flooding is largely unchanged. This corresponds to an increase in flood hazard and other post-processed model outputs.

Flood Risk Assessment

An assessment of each town’s flood behaviour has been carried out to determine specific areas of flood risk across a range of metrics, including flood hazard, hydraulic categories, the existing levees, the economic impact of flooding and the flood warning available. The risk assessment for each town is presented in Section 4 (Tarcutta), Section 5 (Ladysmith) and Section 6 (Uranquinty), with sections for each of the metrics.

In summary the risk assessment found that:

· Tarcutta has severe flood affectation in parts of the town, due to Tarcutta Creek flooding for floods of 5 % AEP and greater, when inundation occurs on Sydney Street and Centenary Avenue. Several properties are flooded above floor in such flood events and the main road (Sydney Street) is cut-off in the 20% AEP event. The existing levee is overtopped in approximately the 2% AEP event which causes high velocity flow into Centenary Avenue properties. The levee can also cause flooding when it’s cross-drainage structures either block overland flow draining to the creek, or allow creek flow into the town area. The majority of the town is not flooded by mainstream flooding and there is evacuation access for most flooded properties. There are two main overland flowpaths in the town that cause flooding of yards and roads. Refer to Figure A 5 for the location of these features.

· Ladysmith has minimal flood affectation due to flooding of Kyeamba Creek for events up to and including the 0.5% AEP, with the floodplain generally separate to the urban area. Above floor flooding due to mainstream flooding only occurs for the 0.2% and PMF event. There is no levee in the town. There are 3 overland flowpaths that cause flooding of yards and roads in frequent flood events (20% AEP and greater). Refer to Figure B 5 for the location of these features.

· Uranquinty is severely affected by Sandy Creek flooding for floods of 5% AEP and greater, when inundation occurs via overtopping of Deane Street via a breakout of Sandy Creek. To the north, an overland flowpath overtops the Connorton Street levee and floods many properties, with mostly below floor flooding. When local catchment flooding coincides with flooding of Sandy Creek (as it did in recent floods), the two flowpaths generally coincide to cause severe flooding of the southern portion of town and the western portion near Ryan and King Streets. The main levee section, which runs from the south end of Deane Street to Uranquinty Cross Road, is overtopped on several locations in the 0.2% AEP. The levee has a lower section close to Baker Street, where it already overtops in a 10% AEP event. There is generally evacuation access during flood events. Refer to Figure C 5 for the location of these features.

Flood Risk Mitigation Measures

A range of flood risk mitigation measures have been assessed for each town based on assessment of the flood risk, and consultation with Council and the community. The types of measures have been categorised as flood modification, property modification or response modification, in accordance with the NSW Floodplain Development Manual (DIPNR, 2007). Flood modification measures have focussed on upgrading the existing levee systems and their drainage, and various other measures. Where appropriate measures have been modelled using one or multiple design flood events. Property modification options include a Flood Planning Area for each town, and adapting measures recently proposed in the LGA by other FRMS&Ps. Response modification measures include improving the warning system for Tarcutta and Uranquinty, and increased flood awareness. A full list of assessed measures is set out in Section 8 of the draft VOFFS Report and the recommended measures are summarised below.

Recommendations

The main recommendations that are in the VOFFS report are:

RM01/ 4/ 6 Update the Wagga Wagga local Flood Plan section for each town

RM02/ 5/ 8 Update Flood Intelligence Cards for each town

UL01 Uranquinty Levee System Upgrade (Funding request commenced)

RM10 Community Flood Education

Financial Implications

The total project budgets, expenditure and commitments as at 17 March 2021 are as follows:

Project name

Total Project Budget

Expended + Committed as at

17 March 2021

Budget Remaining/

(overspend)

Wagga Wagga Major Overland Flow Flood (MOFF) Risk Management Study and Plan

FM-0099 - (17826)

$228,940

$232,994

($4,054)

Wagga Wagga Villages Floodplain Risk Management Study and Plan

FM-115 - (18640)

$198,000

$141,872

$56,127

Policy and Legislation

N/A

Link to Strategic Plan

Community Leadership and Collaboration

Objective: We have strong leadership

Outcome: We plan long term

Risk Management Issues for Council

· Delay in placing the Plans on Public Exhibition may result in delays in commencement of the works.

· Environmental impacts due to extent of works required

· Increased risk of flooding.

· Reputational risk.

Internal / External Consultation

The draft documents have been the subject of internal consultation and have been endorsed by the Floodplain Risk Management Committee at it meeting on 23 February 2021 as outlined in M-1.

A Councillor workshop was held on March 15, 2021.

Whilst the required Public Exhibition period is 28 Days, it is recommended that the plans remain available for comment for a period of 40 days due to the size and complexity of the documents.

Proposed consultation methods are indicated in the table below.

Mail

Media

Community Engagement

Digital

Rates notices insert

Direct mail

Letterbox drop

Council news story

Council News advert

Media releases

TV/radio advertising

One-on-one meetings

Your Say website

Community meetings

Stakeholder workshops

Drop-in sessions

Surveys and feedback forms

Social media

Email newsletters

Website

Digital advertising

TIER

Consult

Involve

Collaborate

Attachments

1.	MOFFS - Wagga Wagga Major Overland Flow Floodplain Risk Management Study and Plan - Provided under separate cover
2.	MOFFS - Figures - Provided under separate cover
3.	MOFFS - Appendix - Provided under separate cover
4.	VOFFS - Main Report - Provided under separate cover
5.	VOFFS - Appendix - Provided under separate cover
6.	VOFFS – Appendix B - Provided under separate cover
7.	VOFFS – Appendix C - Provided under separate cover

Report submitted to the Ordinary Meeting of Council on Monday 22 March 2021

RP-7

RP-7 FINANCIAL PERFORMANCE REPORT AS AT 28 FEBRUARY 2021

Author: Carolyn Rodney

Director: Natalie Te Pohe

Summary:

This report is for Council to consider information presented on the 2020/21 budget and Long-Term Financial Plan, and details Council’s external investments and performance as at 28 February 2021.

Recommendation

That Council:

a approve the proposed 2020/21 budget variations for the month ended 28 February 2021 and note the continued forecast deficit budget position as a result of the COVID‑19 pandemic

b approve the proposed budget variations to future financial years of the Long-Term Financial Plan

c authorise the acceptance, preparation and execution of all documents under Council Seal as required to facilitate the undertaking of the approved projects by the respective user groups of the following 2020/21 Crown Reserves Improvement Fund Grants (all GST exclusive figures):

i) Flowerdale Footbridge Silverlite $157K

ii) Wagga Bidgee & District Pony Club Works $ 18K

iii) Cabarita Park Facility Upgrade $ 27K

iv) Collingullie Oval & Cross Roads Oval Works $ 16K

d note the Responsible Accounting Officer’s reports, in accordance with the Local Government (General) Regulation 2005 (Part 9 Division 3: Clause 203) that the financial position of Council is satisfactory having regard to the original estimates of income and expenditure and the recommendations made above

e note the details of the external investments as at 28 February 2021 in accordance with section 625 of the Local Government Act 1993

Report

Wagga Wagga City Council (Council) continues to forecast deficit budget positions as a result of the estimated financial impact the COVID-19 pandemic is having on many businesses, with local councils not immune to the pandemic.

At this stage, Council forecasts a $834K deficit budget position for the 2020/21 budget year (as at 28 February 2021). This will continue to be reviewed as the year progresses, with updates provided to Council as part of the monthly financial performance report.

Council has experienced a negative monthly investment performance for the month of February when compared to budget ($99,988 down on the monthly budget). This is mainly due to a decrease in the principal value of Council’s Floating Rate Note portfolio as at 28 February 2021.

Key Performance Indicators

OPERATING INCOME

Total operating income is 68% of approved budget so is trending slightly over budget for the month of February 2021. An adjustment has been made to reflect the levy of rates that occurred at the start of the financial year. Excluding this adjustment, operating income received is 90% when compared to budget.

OPERATING EXPENSES

Total operating expenditure is 63% of approved budget and is tracking slightly under budget at this stage of the financial year.

CAPITAL INCOME

Total capital income is 46% of approved budget. It is important to note that the actual income from capital is influenced by the timing of the receipt of capital grants and contributions relating to projects. This income also includes the sale of property, plant and equipment.

CAPITAL EXPENDITURE

Total capital expenditure including commitments is 114% of approved budget which is as a result of the full contract amounts being raised for multi-year projects.

WAGGA WAGGA CITY COUNCIL STATEMENT OF FINANCIAL PERFORMANCE 1 JULY 2020 TO 28 FEBRUARY 2021
CONSOLIDATED STATEMENT
	ORIGINAL BUDGET 2020/21	BUDGET ADJ 2020/21	APPROVED BUDGET 2020/21	YTD ACTUAL EXCL COMMT'S 2020/21	COMMT'S 2020/21	YTD ACTUAL + COMMT'S 2020/21	YTD % OF BUD
Revenue
Rates & Annual Charges	(72,529,470)	0	(72,529,470)	(48,340,732)	0	(48,340,732)	67%
User Charges & Fees	(22,261,420)	0	(22,261,420)	(15,097,782)	0	(15,097,782)	68%
Interest & Investment Revenue	(2,306,255)	0	(2,306,255)	(2,043,912)	0	(2,043,912)	89%
Other Revenues	(2,931,718)	(1,450,879)	(4,382,597)	(2,992,651)	0	(2,992,651)	68%
Operating Grants & Contributions	(13,415,374)	4,535,785	(8,879,589)	(6,440,894)	0	(6,440,894)	73%
Capital Grants & Contributions	(89,541,725)	44,511,962	(45,029,763)	(19,985,266)	0	(19,985,266)	44%
Total Revenue	(202,985,962)	47,596,868	(155,389,094)	(94,901,236)	0	(94,901,236)	61%

Expenses
Employee Benefits & On-Costs	48,595,768	(494,102)	48,101,666	29,216,377	0	29,216,377	61%
Borrowing Costs	3,452,579	(207,776)	3,244,803	1,548,277	0	1,548,277	48%
Materials & Contracts	30,860,378	6,972,854	37,833,232	20,982,283	5,179,999	26,162,282	69%
Depreciation & Amortisation	35,177,865	0	35,177,865	23,451,910	0	23,451,910	67%
Other Expenses	9,985,219	2,385,791	12,371,010	5,758,171	105,391	5,863,562	47%
Total Expenses	128,071,808	8,656,767	136,728,576	80,957,018	5,285,391	86,242,409	63%

Net Operating (Profit)/Loss	(74,914,154)	56,253,635	(18,660,518)	(13,944,218)	5,285,391	(8,658,827)

Net Operating (Profit)/Loss before Capital Grants & Contributions	14,627,571	11,741,673	26,369,244	6,041,048	5,285,391	11,326,439

Capital / Reserve Movements
Capital Expenditure - One Off Confirmed	31,423,131	25,586,437	57,009,568	21,040,150	60,305,762	81,345,913	143%
Capital Expenditure – Recurrent	22,666,954	(1,411,353)	21,255,601	6,455,007	3,430,839	9,885,846	47%
Capital Exp – Pending Projects	102,263,183	(102,263,184)	0	32,901	0	32,901	0%
Loan Repayments	4,718,119	(307,774)	4,410,344	2,940,230	0	2,940,230	67%
New Loan Borrowings	(22,723,947)	11,842,113	(10,881,833)	0	0	0	0%
Sale of Assets	(2,173,514)	(1,018,634)	(3,192,148)	(2,105,635)	0	(2,105,635)	66%
Net Movements Reserves	(21,740,087)	10,661,250	(11,078,837)	0	0	0	0%
Total Cap/Res Movements	114,433,839	(56,911,145)	57,522,695	28,362,652	63,736,602	92,099,254

	ORIGINAL BUDGET 2020/21	BUDGET ADJ 2020/21	APPROVED BUDGET 2020/21	YTD ACTUAL EXCL COMMT'S 2020/21	COMMT'S 2020/21	YTD ACTUAL + COMMT'S 2020/21	YTD % OF BUD
Net Result after Depreciation	39,519,685	(657,509)	38,862,177	14,418,435	69,021,992	83,440,427

Add back Depreciation Expense	35,177,865	0	35,177,865	23,451,910	0	23,451,910	67%

Cash Budget (Surplus) / Deficit	4,341,820	(657,509)	3,684,310	(9,033,475)	69,021,992	59,988,517

Description	Budget 2020/21	Budget 2021/22	Budget 2022/23	Budget 2023/24	Budget 2024/25	Budget 2025/26	Budget 2026/27	Budget 2027/28	Budget 2028/29	Budget 2029/30
Adopted Bottom Line (Surplus) / Deficit	4,341,819	2,909,316	2,682,933	1,763,495	2,131,200	3,137,673	2,748,594	1,622,670	1,359,793	740,739
Prior Adopted Bottom Line Adjustments	(657,509)	(569,550)	(759,410)	(948,879)	(1,158,789)	(1,219,422)	(1,464,291)	(1,703,226)	(1,958,832)	(2,222,476)
Revised Bottom Line (Surplus) / Deficit**	3,684,310	2,339,766	1,923,523	814,616	972,411	1,918,251	1,284,303	(80,556)	(599,039)	(1,481,737)

** Note that the Revised Bottom Line (Surplus) / Deficit shown does not include the proposed budget variations for February 2021 or any adjustments in the draft Long Term Financial Plan.

Categories for budget adjustments in this month’s finance report:

This month’s Budget adjustments are categorised as follows:

1. Budget Variations which affect the current 2020/21 financial year

2. Proposed adjustment to the Plant Sales and Purchases for the term of the LTFP

3. Proposed adjustments to future year budgets

2020/21 Revised Budget Result – (Surplus) / Deficit

$’000s

Original 2020/21 Budget Result as adopted by Council

Total Budget Variations approved to date

Budget Variations for February 2021

- Rezoning/ Planning Proposal Application Income ($55K)

- General Rates Income ($40K)

- COVID-19 Adjustment ($2,755K)

$4,342K

($658K)

($2,850K)

Proposed Revised Budget result for 28 February 2021 - (Surplus) / Deficit

$834K

1. The proposed Budget Variations for 28 February 2021 which affect the current 2020/21 financial year are listed below:

Budget Variation

Amount

Funding Source

Net Impact

(Fav)/ Unfav

1 – Community Leadership and Collaboration

Lost Lanes

$35K

New Year’s Eve ($28K)

Artstate 2020 ($7K)

Nil

Lost Lanes 2021 is scheduled for Saturday 26 June 2021 and will be reformatted to meet the public health orders around mass gatherings. The format for 2021 will include a larger footprint including locations in Baylis and Fitzmaurice Street laneways to ensure the event is being delivered in a COVID-19 safe way. It is proposed to fund the expenses from savings from the New Year’s Eve and Artstate 2020 Events. These funds will be used to cover the costs associated with cleaning and sanitisation, crowd management, fencing, COVID-19 marshalling and contact tracing.

Estimated Completion: 30 June 2021

Job Consolidation: 19524

Investment Income

Airport Income

Development Income

Parks & Sportsgrounds Fees & Charges

($450K)

($1,125K)

($1,071K)

($110K)

($2,755K)

Council officers have undertaken a review of the previously estimated impact the COVID-19 pandemic has had on Council’s budgets and note the following:

- Investment income - $450K favourable investment income budget variation due to an improved result on revised budget along with a larger than anticipated investment portfolio balance

- Airport income - $3,027K reduced income estimated due to COVID-19, however the Airport has been functioning on a reduced scale, with some income being received year to date. Net of expenses, the Airport COVID‑19 estimated deficit is now $1,902K.

- Development income - $1,071K reduced income estimated due to COVID‑19, however the current building market has not seen a reduction in activity.

- Parks and Sportsgrounds fees and charges - $110K reduced income estimated due to COVID-19. Whilst it is still anticipated Council will receive reduced income for parks and sportsgrounds fees and charges, the parks area has savings in other expenditure budgets to date.

Function / Facility Impacted	Original Budget Adopted June 2020	Adjust’s To date (up to 22 Feb 2021 Council Meeting)	Position As at 22 Feb 2021	Proposed Adjustments 22 March 2021 Council meeting	Revised Budget Deficit Position for remainder of financial year as at 22 March 2021
Investment income	($259,000)		($259,000)	$450,000	$191,000
Airport	($3,027,079)		($3,027,079)	$1,124,736	($1,902,343)
Development income	($1,070,778)		($1,070,778)	$1,070,778	$-
Oasis	($106,412)		($106,412)		($106,412)
Car parking patrols	($114,530)		($114,530)		($114,530)
Parks and Sportsgrounds fees and charges	($109,719)		($109,719)	$109,719	$-
Civic Theatre	($59,210)		($59,210)		($59,210)
Other Council-owned facilities	($72,415)		($72,415)		($72,415)
Environmental health fees and charges	($43,260)		($43,260)		($43,260)
Commercial lease income	($52,500)		($52,500)		($52,500)
Community lease income	($10,827)		($10,827)		($10,827)
Savings in buildings operational costs	$91,147		$91,147		$91,147
Estimated financial impact due to COVID-19	($4,834,583)		($4,834,583)	$2,755,233	($2,079,350)
Total partial funding sources identified	$492,764	$657,509	$1,150,273	$95,000	$1,245,273
Estimated total financial impact due to COVID-19, incorporating the partial funding sources identified	($4,341,819)	$657,509	($3,684,310)	$2,850,233	($834,077)

Job Numbers: 11600,47010,14300 & 25100

ANZAC Day Celebrations

$13K

Major Events ($13K)

Nil

Funds are required to cover the costs relating to the delivery of a COVID‑19 safe ANZAC Day 2021 Ceremony event including fencing, COVID-19 marshalling, signage and sanitisation processes. It is proposed to fund this from available funds in the existing Major Events budget.

Estimated Completion: 30 June 2021

Job Consolidation: 12107

2 – Safe and Healthy Community

Flowerdale Footbridge

$79K

NSW State Government Grant ($79K)

Nil

Council has been successful in securing State Government grant funds under the Crown Reserves Improvement Fund for the renewal of the Flowerdale Footbridge which is located on the Wiradjuri Trail. The works consist of a footbridge upgrade and the upgrade of the Red Hill Road underpass located in the Silverlite Reserve with associated new fencing. The total project budget is $157,297 with works scheduled 50% in 2020/21 and 50% in 2021/22. Council staff will be project managing these works.

Estimated Completion: 30 June 2022

Job Consolidation: 21285

Wagga Bidgee & District Pony Club Works

$18K

NSW State Government Grant ($18K)

Nil

Council has been successful in securing State Government grant funds under the Crown Reserves Improvement Fund for the replacement and upgrade of the existing boundary fencing and removal of rubbish on a reserve utilised by the Wagga Bidgee and District Pony Club (Club). Council will transfer the $18K funds received from the NSW State Government to the Club for them to undertake the works, with an acquittal process at the completion of works.

Estimated Completion: 30 June 2021

Job Consolidation: 21319

Cabarita Park Facility Upgrade

$27K

NSW State Government Grant ($27K)

Nil

Council has been successful in securing State Government grant funds under the Crown Reserves Improvement Fund for the upgrade of the facility at Cabarita Park. The upgrade is to include the walls, roof, kitchen, bathroom and the erection of an awning. Council will transfer the $27K funds received from the NSW State Government to Wagga Swimming Club for them to undertake the works, with an acquittal process at the completion of works.

Estimated Completion: 30 June 2021

Job Consolidation: 21317

Collingullie Oval & Cross Roads Oval Works

$16K

NSW State Government Grant ($16K)

Nil

Council has been successful in securing State Government grant funds under the Crown Reserves Improvement Fund for the installation of a rainwater tank and pump system and improvements to access roads and car parks at the Collingullie Oval and Cross Roads Oval. Council will transfer the $16K funds received from the NSW State Government to Collingullie Glenfield Park Football and Netball Club Inc. for them to undertake the works, with an acquittal process at the completion of works.

Estimated Completion: 30 June 2021

Job Consolidation: 21318

*3 – Growing Economy*
CBD Masterplan	$150K	Rezoning/Planning Proposal Application Income ($68K) Economic Development Operational Budgets ($82K)		Nil
Council has been unable to secure the required $150K grant funding for the CBD Masterplan that is estimated to cost $300K. It is proposed to replace this $150K funding shortfall with additional rezoning/planning proposal application income and existing Economic Development operational budgets, bringing the CBD Masterplan budget to $300K in total. Estimated Completion: 30 June 2021 Job Consolidation: 20844
Livestock Marketing Centre Income	$500K	LMC Salary Savings ($100K) LMC Reserve ($400K)		Nil
The Livestock Marketing Centre (LMC) has experienced an annual reduction in income of $500K for two years. This can be attributed to the drought years affecting the overall breeding numbers of cattle and will impact on the current financial year and 2021/22. It is proposed to fund the reduction in income for 2020/21 from salary savings and the LMC Reserve. The reduction in 2021/22 will be funded from the LMC Reserve. It is anticipated that the cattle numbers will return to the original budgeted amounts from 2022/23.
*4 – Community Place and Identity*
Living Communities Project	($10K)	Public Art Reserve $10K		Nil
The Public Art Advisory Panel has recommended that $10K of the funding be transferred from the Living Communities Project to the River Life Project in 2021/22. The River Life Project involves the commissioning of a significant public art initiative within the Riverside Precinct that will highlight our community’s Wiradjuri living culture and heritage. Estimated Completion: 30 June 2022 Job Consolidation: 18792
NSW DPIE Summer Fund Program	$10K	NSW State Government Grant ($10K)		Nil
Council has been successful in securing State Government grant funds under the NSW Department of Planning, Industry and Environment (DPIE) Summer Fund Program for the Festival of Place – Summer Fund. This will allow Council to deliver 4 x Live Music Performances during April 2021 at the Wollundry Lagoon Amphitheatre. This will form part of the Fresh month-long Intergenerational Festival. Estimated Completion: 30 June 2021 Job Consolidation: 21287
Botanic Gardens Museum Site Redevelopment	$1,538K	Grant Funding ($1,538K)		Nil
A revised project cashflow has now been completed for the Botanic Gardens Museum Site Redevelopment project, which includes contract progress payments and estimates the project expenditure budgets required over the next two financial years. During tender negotiations, a Federal grant application was successful which resulted in Council ceasing negotiations, accepting the funding and re-tendering per the 29 June 2020 Council meeting. Whilst this did result in a longer than forecast procurement process, it was ultimately successful with a resolution to engage the Principal Contractor, Cumnock Constructions Sustainability, at the 24 November 2020 Council meeting. Project timing adjustment to budgets were reported to the 22 February 2021 Council meeting. A revised project timeline and cashflow has now been received with the main construction activity planned to be completed by October 2021. Since contract execution on 20 December 2020 work has already commenced and progresses per the schedule. Proposed budgets to now be $1,788K for 2020/21 and $3,106K in 2021/22, with $381K expended in prior financial years, bringing the total project budget to $5,275K. Estimated Completion: 30 June 2022 Job Consolidation: 18847
*5 – The Environment*
GWMC Plant Purchases	$82K	Solid Waste Reserve ($82K)	Nil
There is currently not a sufficient number of Tool of Trade vehicles at GWMC due to the number of remote work activity areas at the 257ha site. It is proposed to purchase two new vehicles (a 4wd dual cab tray back utility and a Polaris type 4-seater AWD all-weather cabin vehicle). This will allow staff to perform maintenance tasks around the site and the seven rural transfer stations and attend offsite training and meetings. It is proposed to fund the initial purchase from the Solid Waste Reserve. Estimated Completion: 30 June 2021 Job Consolidation: 70163
Rezoning/Planning Proposal Application Income	($55K)		($55K)
Additional Rezoning/Planning Proposal Application Income has been received over what was originally budgeted for in this financial year. The applications are adhoc and are difficult to budget for. It is proposed to utilise the additional income to partially offset the reported deficit from the estimated financial impact from COVID-19. Job Consolidation: 14201

General Rates Income	($40K)		($40K)
There has been additional general rates income received for 2020/21 due to an adjustment for increased population. This income is proposed to be used to partially offset the reported deficit from the estimated financial impact from COVID-19. Job Consolidation: 11220
Gravel Resheet Program		Gregadoo Road Project	Nil
Due to the deferral of the Gregadoo Road Project from 2020/21 to 2021/22, the Roads to Recovery funds of $871K that were originally allocated to the project are proposed to be transferred to the Gravel Resheets Program and the GPR funds from the Gravel Resheets Program transferred to the Civil Projects Reserve in 2020/21 to be used on the Gregadoo Road Project in 2021/22. These adjustments will not change the total amount of the budgets. Job Consolidations: 24218 & 19606
			($2,850K)

2. A review has been undertaken of the Plant Sales and Purchases for the term of the LTFP. It is proposed to adopt the revised Plant Replacement Program budgets as per below.

Financial Year	Original Sales Budget	Revised Sales Budget	Original Purchases Budget	Revised Purchases Budget	Original Closing Plant Reserve Balance	Revised Closing Plant Reserve Balance
2020/21	(2,173,514)	(1,700,000)	6,378,445	6,344,925	(1,469,900)	(1,029,906)
2021/22	(1,225,350)	(804,819)	5,086,500	3,672,210	(705,109)	(1,258,874)
2022/23	(604,250)	(880,181)	2,722,000	3,183,500	(1,819,811)	(2,188,007)
2023/24	(1,043,500)	(1,490,575)	4,433,000	4,886,000	(1,754,381)	(2,116,652)
2024/25	(1,558,175)	(604,250)	5,309,700	3,787,200	(1,421,148)	(2,351,994)
2025/26	(1,101,500)	(1,043,500)	3,938,500	5,066,500	(2,101,439)	(1,846,285)
2026/27	(914,050)	(1,558,175)	3,679,100	3,297,600	(2,955,494)	(3,725,965)
2027/28	(1,285,375)	(1,101,500)	5,967,000	5,961,500	(1,997,678)	(2,589,774)
2028/29	(910,000)	(914,050)	3,985,000	4,132,400	(2,754,163)	(3,202,909)
2029/30	(1,171,375)	(1,285,375)	4,500,000	3,851,500	(3,367,752)	(4,578,998)
2030/31	(1,171,375)	(910,000)	4,500,000	4,514,500	(3,824,664)	(4,760,035)

3. Proposed future year budget adjustments for the Long Term Financial Plan

2021/22 + 2022/23 *Budget Variation*	*Amount*	*Funding Source*	*Net Impact* *(Fav)/ Unfav*
Sustainability Incubator Action 2.25 Cultural Plan 2020-2030 - S356 Annual Grants Program	$30K – $15K 2021/22 + $15K 2022/23	Cultural Plan/Programs ($30K - $15K 2021/22 + $15K 2022/23)		Nil
As adopted in Council’s Cultural Plan 2020 – 2030, Action 2.25 Restructure the Annual Grants Program to encourage growth and sustainability requires $15K for 2021/22 and 2022/23 financial years. It is proposed to fund this action from the existing Cultural Programs program line. After two years this will be evaluated on the take up and demonstrated success of this initiative. This action will be added in as a separable portion to the Arts, Cultural and Creative Industries category of Council’s Annual Grants Program. The focus of this action is to introduce a ‘Sustainability Incubator’ and supports projects receiving funding in their second and third years, by assisting those organisations in preparing the necessary strategic and reporting requirements for State and Federal government grants or create a business/sponsorship plan to ensure the sustainability of their project. The goal of this ‘Sustainability Incubator” would be to ensure the long-term success and duration of valuable projects. It would also help emerging artists and creative producers to bring in new income streams, grow their projects, and generate ongoing cultural activity to benefit the community.

2020/21 Capital Works Summary

Capital Works	Approved Budget	Proposed Movement	Proposed Budget
One-off	$57,009,568	$1,698,040	$58,707,608
Recurrent	$21,255,601	$0	$21,255,601
Pending	$0	$0	$0
Total Capital Works	$78,265,169	$1,698,040	$79,963,209

Current Restrictions

RESERVES SUMMARY
28 FEBRUARY 2021
	CLOSING BALANCE 2019/20	ADOPTED RESERVE TRANSFERS 2020/21	BUDGET VARIATIONS APPROVED UP TO COUNCIL MEETING 22.2.2021	PROPOSED CHANGES for Council Resolution	BALANCE AS AT 28 FEBRUARY 2021

Externally Restricted
Developer Contributions - Section 7.11	(25,878,470)	464,256	(2,232,778)		(27,646,992)
Developer Contributions - Section 7.12	402,380	(50,464)	32,236		384,152
Developer Contributions – S/Water DSP S64	(6,693,550)	1,973,123	(1,287,240)		(6,007,667)
Sewer Fund	(25,992,570)	582,604	(4,622,328)		(30,032,293)
Solid Waste	(22,421,037)	9,163,583	(5,963,593)	82,000	(19,139,046)
Specific Purpose Grants	(3,645,164)	0	3,645,164		0
SRV Levee	(4,953,842)	(1,652,925)	436,607		(6,170,160)
Stormwater Levy	(4,143,634)	(200,921)	244,298		(4,100,257)
Total Externally Restricted	(93,325,885)	10,279,256	(9,747,633)	82,000	(92,712,263)

Internally Restricted
Airport	(324,921)	(511,083)	(124,441)		(960,445)
Art Gallery	(55,091)	38,500	16,555		(36)
Ashmont Community Facility	(3,665)	(1,500)	0		(5,165)
Bridge Replacement	(568,093)	236,972	31,121		(300,000)
CBD Carparking Facilities	(774,666)	105,302	(105,302)		(774,666)
CCTV	(91,109)	18,000	0		(73,109)
Cemetery Perpetual	(241,401)	(138,203)	0		(379,603)
Cemetery	(597,311)	89,768	(69,226)		(576,769)
Civic Theatre Operating	(96,321)	87,904	0		(8,417)
Civic Theatre Technical Infrastructure	(7,706)	7,706	0		(0)
Civil Projects	(142,016)	0	(581,769)	(871,000)	(1,594,785)
Community Amenities	(282,200)	243,050	(173,728)		(212,878)
Community Works	(176,588)	81,215	0		(95,373)
Council Election	(444,166)	(93,256)	0		(537,422)
Economic Development	(490,000)	490,000	0		0
Emergency Events	(214,548)	22,709	(8,901)		(200,740)
Employee Leave Entitlements	(3,780,744)		0		(3,780,744)
Environmental Conservation	(116,578)		0		(116,578)
Estella Community Centre	(230,992)		0		(230,992)
Family Day Care	(200,152)	0	200,152		0
Fit for the Future	(5,418,415)	684,035	195,805		(4,538,574)
Generic Projects Saving	(325,101)	325,101	0		0
Glenfield Community Centre	(23,704)	(2,000)	0		(25,704)
Grants Commission	(5,488,910)		5,488,910		0
Grassroots Cricket	(70,992)		0		(70,992)
Gravel Pit Restoration	(807,503)	13,333	27,000		(767,170)

	CLOSING BALANCE 2019/20	ADOPTED RESERVE TRANSFERS 2020/21	BUDGET VARIATIONS APPROVED UP TO COUNCIL MEETING 22.2.2021	PROPOSED CHANGES for Council Resolution	BALANCE AS AT 28 FEBRUARY 2021
Gurwood Street Property	(50,454)		0		(50,454)
Information Services	(1,089,975)	446,840	8,492		(634,643)
Infrastructure Replacement	(350,988)	219,491	(113)		(131,610)
Insurance Variations	(100,246)		0		(100,246)
Internal Loans	(1,672,256)	(828,298)	(1,333,431)		(3,833,985)
Lake Albert Improvements	(208,718)	141,163	(95,000)		(162,555)
LEP Preparation	(2,667)	2,667	0		0
Livestock Marketing Centre	(5,651,791)	3,374,777	(741,108)	400,000	(2,618,122)
Museum Acquisitions	(39,378)		0		(39,378)
Oasis Building Renewal	(259,463)	30,000	74,329		(155,135)
Oasis Plant	(1,071,266)	464,228	(388,090)		(995,128)
Office Equipment/Building Projects	(73,752)	71,251	0		(2,501)
Parks & Recreation Projects	(227,174)	(180,000)	163,174		(244,000)
Planning Legals	(40,000)	(40,000)	0		(80,000)
Plant Replacement	(3,542,217)	2,046,451	25,866	439,994	(1,029,906)
Playground Equipment Replacement	(260,821)	(116,356)	85,000		(292,176)
Project Carryovers	(2,777,650)	574,876	2,126,774		(76,000)
Public Art	(158,877)	52,572	(32,240)	(10,000)	(148,545)
Robertson Oval Redevelopment	(92,151)		0		(92,151)
Senior Citizens Centre	(19,627)	(2,000)	0		(21,627)
Sister Cities	(55,776)	30,000	0		(25,776)
Sporting Event Attraction	(198,449)	59,000	139,027		(421)
Sporting Event Operational	(100,000)	(30,180)	0		(130,180)
Stormwater Drainage	(258,242)	80,000	80,000		(98,242)
Street Lighting Replacement	(12,553)		0		(12,553)
Subdivision Tree Planting	(536,435)	80,000	10,602		(445,833)
Sustainable Energy	(340,563)	89,945	(124,937)		(375,555)
Unexpended External Loans	(1,284,452)	483,400	580,477		(220,574)
Workers Compensation	(160,649)		(30,000)		(190,649)
Total Internally Restricted	(41,609,483)	8,747,383	5,444,997	(41,006)	(27,458,110)

Total Restricted	(134,935,368)	19,026,638	(4,302,637)	40,994	(120,170,372)

Total Unrestricted	(12,262,000)	0	0	0	(12,262,000)

Total Cash, Cash Equivalents and Investments	(147,197,368)	19,026,638	(4,302,637)	40,994	(132,432,372)

Investment Summary as at 28 February 2021

In accordance with Regulation 212 of the Local Government (General) Regulation 2005, details of Wagga Wagga City Council’s external investments are outlined below:

Institution	Rating	Closing Balance Invested 31/01/2021 $	Closing Balance Invested 28/02/2021 $	February EOM Current Yield %	February EOM % of Portfolio	Investment Date	Maturity Date	Term (mths)
*Short Term Deposits*
NAB	AA-	1,000,000	1,000,000	0.75%	0.65%	14/09/2020	14/09/2021	12
*Total Short Term Deposits*		1,000,000	1,000,000	0.75%	0.65%
*At Call Accounts*
NAB	AA-	135,851	188,399	0.10%	0.12%	N/A	N/A	N/A
CBA	AA-	3,257,058	4,253,765	0.10%	2.75%	N/A	N/A	N/A
CBA	AA-	10,107,896	10,609,857	0.20%	6.87%	N/A	N/A	N/A
Macquarie Bank	A+	9,004,806	9,008,186	0.50%	5.83%	N/A	N/A	N/A
*Total At Call Accounts*		22,505,611	24,060,206	0.29%	15.58%
*Medium Term Deposits*
RaboBank	A+	1,000,000	1,000,000	3.16%	0.65%	5/06/2017	6/06/2022	60
AMP	BBB	2,000,000	2,000,000	0.95%	1.29%	30/11/2020	30/05/2022	18
Rabobank	A+	1,000,000	1,000,000	3.20%	0.65%	25/08/2016	25/08/2021	60
Westpac	AA-	3,000,000	3,000,000	1.12%	1.94%	10/03/2017	10/03/2022	60
Auswide	BBB	2,000,000	2,000,000	0.85%	1.29%	6/10/2020	6/10/2022	24

Applicant	Exceeding Pty Ltd
Owner	Robert Leslie Davies, Thomas John Davies, (Directors) Arockette Pty Ltd & Kenzala Pty Ltd
Development Cost	$275,000
Development Description	Change of Use to Centre Based childcare facility

1.	DA20/0774 - Section 4.15 Report - Provided under separate cover
2 .	DA20/0774 - Plans - Provided under separate cover
3 .	DA20/0774 - Statement of Environmental Effects - Provided under separate cover
4 .	DA20/0774 - Traffic and Parking Assessment - Provided under separate cover
5 .	DA20/0774 - Noise Impact Assessment - Provided under separate cover
6 .	DA20/0774 - Plan of Management - Provided under separate cover
7 .	DA20/0774 - Redacted submission - Provided under separate cover