Wyee Paper Subdivision

The reference group met in late August and were provided an update on how the studies and investigations are progressing on the Development Plan for the Wyee West subdivision.

The group also took the opportunity to reflect on how they’ve been working together so far and looking to the future.

The rest of the meeting was focused on Council’s continued compliance effort to monitor the area for new unauthorised development, including support and advice for residents currently living in the paper subdivision to help achieve long-term development goals for the area.

We intend to invite all paper subdivision landowners to consultation events once we have further refined both the contributions options, and our strategy for addressing existing development.

We’d encourage any interested residents who’d like to know more, to contact us through the online portal (click on the “Ask the Project Team a Question” tab), email or phone.

The reference group met in early July and received updates on the status of consultant studies for the paper subdivision, including ecology, archaeology and cultural heritage, and geotechnical. A bushfire study is planned to commence in the coming weeks.

The group also further discussed options for infrastructure contributions, with a view to ensuring an infrastructure solution that is both equitable and affordable for all landowners.

In addition to an upfront payment, other options under investigation are:

• a deferred payment scheme that would allow a landowner to pay a deposit prior to commencement of infrastructure works and the balance (including interest) within a few months of completion of works (potentially allowing landowners to borrow against the value of their serviced lot)
• a land trading scheme available to owners of multiple lots or other lots considered to have subdivision potential (this would basically allow owners to pay for infrastructure with land instead of cash)
• full dedication of land prior to infrastructure works and receipt of profit after sale of serviced lot and recovery of Council’s costs. (This would allow a landowner of a vacant lot to receive any profit from the uplift in property value achieved because of infrastructure works).
• a voluntary charge on the Land Title that would require the infrastructure cost (plus accrued interest) to be repaid to Council when the property transfers. It would be up to the landowner to decide whether they make any repayments in the meantime. This option would likely only be offered to landowners for whom the paper subdivision is currently their principal place of residence.

The rest of the meeting was focused on Council’s continued compliance effort to monitor the area for new unauthorised development, including support and advice for residents currently living in the paper subdivision to help achieve long-term development goals for the area.

We intend to invite all paper subdivision landowners to consultation events once we have further refined both the contributions options, and our strategy for addressing existing development.

We’d encourage any interested residents who’d like to know more, to contact us through the online portal (click on the “Ask the Project Team a Question” tab), email or phone.

The focus of the most recent meeting was exploring ideas for infrastructure contributions by landowners. In summary, the current options under investigation are:

1. Upfront payment (may involve a landowner-obtained mortgage)
2. Land trading (offered to owners of multiple lots and owners of lots with subdivision potential)
3. Voluntary sale of lot to Council
4. Deferred payment option through a charge on Title of land by agreement (option subject to means-testing and legal advice).

Over the coming months, we will further develop these options with a view to arriving at an infrastructure solution that is both equitable and affordable for all landowners.

Council officers also advised that Council is doing its best to expedite preparation of the Development Plan by commencing infrastructure design work prior to receiving final results of environmental studies.

We are also looking at the potential to incorporate sustainable energy technology within the subdivision that would reduce reliance on conventional electricity infrastructure.

Our compliance staff are continuing to monitor the area for new unauthorised development. Council reinforced that restricting further development until essential services are in place is necessary to limit the number of residents living in potentially unsafe conditions, and to help achieve long-term development goals for the area.

We will be providing a more formal update to all landowners in the coming months that will include information on how we plan to consult landowners about the preparation of the Development Plan.

At this month’s meeting on 12 April, the group discussed the recent community meeting hosted by Member for Lake Macquarie, Greg Piper and Hunter Water on the Wyee sewer scheme, and potential implications for the paper subdivision. You can find out more about the Wyee Sewer Scheme at Hunter Water’s website.

Council officers gave an update on other matters relevant to the paper subdivision, including upcoming meetings with CSIRO to discuss sustainable energy technologies for residential estates. The group was also advised that geotechnical and archaeological consultants will soon be appointed to undertake studies for the area. This work is a precursor to engineering design, which will allow us to accurately estimate construction costs.

In the coming months, we will be exploring in more detail how these infrastructure costs can be paid for by landowners in a way that is both equitable and affordable.

Our compliance staff are actively monitoring the area for new unauthorised development. Council reiterated its position that restricting further development until essential services are in place is necessary to limit the number of residents living in potentially unsafe conditions, and to help achieve long-term development goals for the area.

At this month’s meeting on 15 March, the group received a presentation from Habitat for Humanity – a not-for-profit organisation that helps low-income families achieve the dream of building and owning their own home. They also help disadvantaged families through their Brush with Kindness program.

Brush with Kindness mobilises teams of volunteers to conduct landscaping and minor repairs to the exterior of homes of people who may be disadvantaged, disabled or socially isolated. You can find out more about Habitat’s programs at their website, https://habitat.org.au/.

Habitat indicated they might be able to assist Wyee West paper subdivision residents in the future. A number of existing residents will require assistance either to bring their homes “up to code” or rebuild where the existing structures are not suitable for permanent occupation. Council will continue to explore this potential partnership over the coming months.

Council officers gave an update on other matters relevant to the paper subdivision, including recent meetings with Hunter Water Corporation and Landcom. Council requested that Hunter Water’s proposed Wyee Sewer Scheme be designed with the capacity to service the paper subdivision and other future development in the Gorokan Road area. Discussions were also held with the project team at Landcom working on developing the Riverstone Scheduled Lands – a paper subdivision in north west Sydney. Landcom agreed to share information with Council that may assist with the development of Wyee West.

The group was also advised that Council had recently engaged an ecological consulting firm who will commence fieldwork within the paper subdivision in late March. We will also soon appoint geotechnical and archaeological consultants to undertake studies for the area. These are the first of a number of studies being undertaken over the coming months that will form the basis for detailed engineering plans for roads and infrastructure. This work will allow us to accurately estimate construction costs.

In the coming weeks and months, we will be exploring how these infrastructure costs can be paid for by landowners in a way that is both equitable and affordable.

Our compliance staff are continuing to monitor the area for new unauthorised development. Council reiterated its position that the welfare and safety of its residents is its number one priority, and that restricting further development until essential services are in place reflects this position.

The Wyee West Paper Subdivision Development Plan Reference Group met again on Thursday 15 February. They received a briefing from specialist Council staff involved in the regulation of on-site sewer management (OSSM) systems.

In summary, this presentation covered:

• Council is responsible for assessing applications for on-site sewer management (OSSM) systems and the ongoing regulation of those systems.
• Standards for OSSM systems have become much more stringent over time (due to greater understanding of potential health and environmental impact of OSSM systems).
• OSSM systems require a large area of land (typically 4000m²) for effective treatment of household effluent.
• Soils in Wyee are not well-suited to assimilation of wastewater, meaning larger areas are generally required in order to ensure no off-site impacts from OSSM systems.
• While modern composting toilets are a space-efficient option, other wastewater streams (kitchen, bathroom and laundry) pose similar environmental and public health risks and still require treatment and disposal.
• The more constrained the site (i.e. poor soils and small lot-size), the more expensive the OSSM system would likely be.
• Pump-out systems are costly to install and require servicing fortnightly at a cost (currently) of $2480 per year.
• For the reasons described above, individual OSSM systems are not a viable solution for servicing the Wyee paper subdivision, which consists of 184 residential-zoned lots with an average lot size of 800m².

Following this briefing, Council advised it would soon be engaging an ecological consulting firm who will likely commence fieldwork within the paper subdivision in late March. We will also soon appoint geotechnical and archaeological consultants to undertake studies for the area.

These are the first of a number of studies being undertaken over the coming months that will feed into detailed engineering plans for roads and infrastructure. It is this work that will allow us to accurately estimate construction costs.

Our compliance staff are continuing to monitor the area for unauthorised development. It has been pleasing to say that the majority of landowners have complied with Council’s requests and ceased any developments on their properties.

Council reiterated its position that the welfare and safety of its residents is its number one priority.

We look forward to working with all landowners as well as the Reference Group to explore and progress options for the future of the paper subdivision.

The Wyee West Paper Subdivision Development Plan Reference Group met for the second time on Thursday 7 December. They reviewed the Paper Subdivisions legislation and highlighted a number of important items to be included in a Development Plan, including:

• Details of subdivision works to be undertaken for the land
• Details of the cost of subdivision works
• Details of costs of preparing the Development Plan
• Details of the proportion of costs to be met by each landowner and the manner in which owners may meet these costs

The Reference Group will meet again in February to discuss potential funding options and how the Paper Subdivisions legislation has been used by Landcom for the Riverstone Scheduled Lands.

After every meeting, Council will upload details and outcomes of the Reference Group so all landowners are kept in the loop.

Council looks forward to working with all landowners as well as the Reference Group to explore progress options for the future of the paper subdivision.

The Wyee West Paper Subdivision Development Plan Reference Group met for the first time on Tuesday 28 November. The Group, consisting of six landowners, three Council staff and three Lake Macquarie Councillors – Cr David Belcher, Cr John Gilbert and Cr Nick Jones – spent the evening getting to know each other better and explored how the group will work together over the next 12 or so months.

They discussed the Reference Group’s purpose including to assist in formulating a Development Plan, acting as a conduit between the Council and other landowners, and helping consider the implications for existing paper subdivision residents in the implementation of a Development Plan.

The Reference Group will meet again in early December to learn more about the Paper Subdivisions legislation, before taking a break over Christmas and meeting again in February 2018.

After every meeting, Council will upload details and outcomes of the Reference Group so all landowners are kept in the loop. Stay tuned for another update in the near future where we will introduce group members.

Council looks forward to working with all landowners as well as the Reference Group to explore options for the future of the paper subdivision.