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SUMMARY
This report provides advice on the results of a community survey on whether a sewerage scheme is desired
at Gundaroo and submissions received on the Gundaroo Sewerage Scheme Options Study.
RECOMMENDATION
That Council:
1. Acknowledge that the majority of respondents to the survey regarding a sewerage scheme in Gundaroo
did not support a village sewerage scheme
2. Not proceed with a sewerage scheme for the existing village of Gundaroo at this point in time.
3. Preference is for any future sewerage scheme at Gundaroo to be owned and operated by Council
FINANCIAL IMPLICATIONS
Council is unlikely to be able to access grant funding for any sewerage scheme that does not service the
existing village of Gundaroo.
Should any sewerage scheme progress as a result of development and service only that development then
the scheme will need to be entirely funded by that development.
REPORT
1. Background Information
The village of Gundaroo does not have a centralised sewerage treatment system. Sewage and treated
effluent is currently managed by onsite treatment systems. These systems require residents to operate
and maintain them.
Three prospective developments, which are in varying stages of assessment, have been proposed to
the north and south of the existing village of Gundaroo. Implementation of a sewerage scheme, either
for the entire village or an individual development, may allow these developments to have a lot size as
low as 2,000m2.
The NSW Government recently announced the $1 billion Safe and Secure Water Program. A sewerage
scheme for Gundaroo is expected to be eligible under the guidelines of this program. The program is
expected to operate over approximately 10 years with Councils able to apply for funding at any time.
Under the program guidelines Yass Valley Council is eligible for up to 50% funding for a project.
Due to the potential for new developments to construct their own sewerage scheme, or Council to
receive development contributions and grant funding towards construction of a village scheme,
Council engaged NSW Public Works Advisory to undertake an Options Study on the establishment of
a sewerage scheme at Gundaroo. The Options Study identified a gravity reticulation system and an
Oxidation Pond STP as the preferred option for provision of a sewerage scheme at Gundaroo. The
total estimated cost of this option was estimated to be $7,927,257.
On completion of the study, Council resolved at its Ordinary Meeting on 27 September 2017 as
follows:
1. Place the draft Gundaroo Sewerage Scheme Options Study on public exhibition;
2. Hold a community forum to brief the community on the Options Study during the exhibition
period; and
3. Survey the community in the village of Gundaroo to ascertain interest in a sewerage scheme
in Gundaroo.
STRATEGIC DIRECTION
Key Pillar 4. Our Infrastructure
CSP Strategy IN6 - Implement safe, accessible, and efficient management and recycling options
for general waste, green waste, and sewage
Delivery Program Action IN6.1 - Provide and operate a quality sewer network. Cater for growth and quality
enhancements that address the community needs
Operational Plan Activity IN6.1.1 - Opportunities for expansion and enhancement of the sewerage network
are explored
of existing onsite systems, and disputes that these may be higher than on experience with the scheme at Murrumbateman. It is noted at
indicated. Murrumbateman some residents have converted onsite systems to collect
rain water or grey water to water gardens. Costs to connect and
decommission onsite systems will be different for each property pending
their individual circumstances.
2 Several residents have recently installed new systems at significant Noted. If a scheme is rolled out within the existing village all properties will
cost and if forced to connect would incur decommissioning costs of need to be connected.
the new system.
2 Concern raised with the location of the Sewage Treatment Plant (STP) For the proposed STP a suitable buffer would be required to ensure there is
to the north of Gundaroo causing an odour and impacting the visual no odour issue. Screening through plantings may also be possible to reduce
entrance to Gundaroo. the impact on visual amenity along the roadside.
2 Concern raised that the Options Study does not consider any issues A water supply is not proposed for Gundaroo.
related to water supply and the loss of black water, which ultimately Black water will go to the STP rather than the current onsite systems that
assists in watering landscaping, meaning residents may incur operate. Properties will be able to harvest grey water as any other property
additional costs related to water cartage. does.
An option with a sewerage scheme would be to also implement a recycled
water system to distribute output from the STP, however no investigation in
relation to this has occurred at this point.
3 States that there is no provision for a reticulated water scheme which A water supply is not proposed for Gundaroo and is not essential for a
is seen as essential for any long term sewerage system in this village. sewerage scheme to operate effectively.
3 Outlines the cost of purchasing land will be $800,000 in addition to $600,000 for land acquisition is included in the costing for the preferred
the cost ($7.9 million) to construct the scheme. option from the Options Study.
3 Questions what benefits the scheme will provide, with specific A sewerage system provides benefit in terms of environmental and public
mention of the loss of water and that current systems meet health risks. Performance of onsite systems varies considerably. Onsite
environmental guidelines and will continue to do so if the new systems can have difficulty performing effectively where maintenance is not
developments have a minimum lot size of 5,000m2. kept up to the required standard, where there is a large quantity of effluent
and when there is prolonged wet weather creating a saturated subsoil.
It is correct that black water will go to the STP rather than the current onsite
systems that operate. Properties will be able to harvest grey water as any
other property does however.
3 States that the Options Study has not addressed the issue of whether NSW Public Works Advisory was asked to undertake an initial assessment of
a sewerage scheme is the best way forward at this time. whether a sewerage scheme in Gundaroo would be feasible. This was
undertaken due to:
covering the cost. income generated through the sewer charge. Existing residents would need
to pay the costs of connecting their property to the scheme and
decommissioning of their existing onsite system. If a sewerage scheme is
rolled out incorporating the village then property owners will pay the sewer
charge once they have ability to connect to the scheme.
5 Concern raised regarding transparency on various matters:
Previous advice regarding that the village will not come close The basis for the design of the system is included on page 7 of the Options
to doubling in size. Study. There are currently 221 developable lots within the existing village of
Gundaroo. The Kyeema and Faithfull planning proposals, are anticipated to
generate a total of 120 lots should gazettal occur as anticipated.
Maps in the Options Study show red dots for prospective There is no relevance of the red dot shown on page 10 of the Options Study.
developments raising concern of whether the maps were
produced by the applicant on behalf of the report author.
Costs to residents are hidden throughout the document. The document is a technical paper. The community information session and
the FAQ provided with the survey were intended to be more easily
understood by those in the community about what the Options Study would
mean for the community. The Executive Summary provides a reasonable
synopsis of the technical merit and costs of a sewerage scheme at Gundaroo.
It is clear in section 1 of the Options Study that Council intend A concern with regard to the prospective developments surrounding
to implement a sewerage scheme at Gundaroo. Gundaroo is that a piecemeal approach will occur to sewer management
within Gundaroo. In addition significant State Government grants are
currently available which may assist with the capital cost of a scheme at
present, thereby making it affordable. The Options Study was commissioned
to provide an option that would provide a whole of village solution. Council
has asked the community for their view on the provision of a sewerage
scheme for the village through the survey, the results of which are being
reported to Council for assistance with the decision making process.
The diagrams within the document are unclear in relation to Concern noted. All properties affected would be those within the village
which properties are affected. zoning. If a scheme progresses a sewer charge for those properties with
The report makes no mention of those who recently built and Concern noted. Unfortunately this is unavoidable should a sewerage scheme
installed onsite systems. Suggestion that a buy-back scheme progress for the existing village of Gundaroo. The report was based on
apply based on age of the onsite system. assessing a sewerage scheme for Gundaroo. Ultimately Council will make a
decision on the relative merit of proceeding or not.
Any buy back-scheme would make the sewerage scheme unaffordable.
Payment options to be available for the service. Council may elect to put in place initiatives like the incentive for early
connection during the roll-out of the sewerage scheme at Murrumbateman.
If a scheme progresses a sewer charge for those properties with access to
the scheme would apply. Those that have financial difficultly would be dealt
with in a similar manner to any other property owner who is unable to afford
rates.
Cost to ratepayers in unclear as is the profit/loss effect to The sewer charge has been modelled with various options to demonstrate
Council. affordability of the scheme. There is no intent to generate profit from a
sewerage scheme. The sewer change is intended to enable Council to
operate, maintain and upgrade its sewerage infrastructure. The sewer
charge is reviewed annually as part of the budgeting process.
Potential costs to ratepayers were made clear on the FAQ distributed with
the survey form.
5 Concern raised regarding conflicts of interest:
The report authors thank the prospective development It is noted that the proponents of development may have interest in a
applicants for their assistance in compiling the report. Any sewerage scheme progressing at Gundaroo. The proponents were asked
sewerage scheme would be for the benefit of the developers about systems they were considering as part of their development
but at the existing residents cost. proposals. This was part of Council’s brief to NSW Public Works Advisory. The
author merely thanks them for the information they have provided to assist
in the process. There is no influence by the proponents on the outcomes of
the Options Study or the ultimate decision of Council.
Under the preferred funding model development contributions are collected
for new developments to contribute to the provision of a sewerage scheme.
The remainder of the funding for the scheme would be via grant funding and
income generated through the sewer charge. Existing residents would need
to pay the costs of connecting their property to the scheme and
decommissioning of their existing onsite system. If a sewerage scheme is
rolled out incorporating the village then property owners will pay the sewer
charge once they have ability to connect to the scheme. Residents would
therefore not be funding costs associated with development.
Concern regarding a Councillor relationship with the Consideration of all business at Council meetings is accurately minuted,
proponent of the Kyeema development. including the recording of declared interests. It is believed that all Councillors
have declared an interest when relevant in relation to the matter of a
sewerage scheme at Gundaroo and the planning proposals relating to
rezoning of land surrounding Gundaroo.
5 Concern regarding the poor quality of the report:
Spelling errors. Noted.
Diagrams are unreadable. Noted. Many of the diagrams are schematic only.
BOM rainfall data has no date on it. Concern noted. The analysis presented is preliminary only. Detailed
investigation and design will be required should a sewerage scheme
progress, which will take into account all relevant and up to date data.
No consideration of the predominant wind in relation to the The location of an STP would need to consider road access, power
location of the STP. availability, flooding and appropriate buffer distance. Limited options are
available surrounding the village of Gundaroo that achieve these
requirements. Further investigation is required should a sewerage scheme
progress.
Pages 77-79 are blank. Noted these pages are not required. No information has been redacted on
these pages.
6 Letter to Federal and State Members (CC General Manager) raising Objection to the proposal noted.
concerns with regard to the sewerage scheme proposal and that the It is noted that the proponents may have interest in a sewerage scheme
Options Study has been produced with the assistance of YVC and the progressing at Gundaroo. The proponents were asked about systems they
three proponents of planning proposals. were considering as part of their development proposals. This was part of
Council’s brief to NSW Public Works Advisory. The author merely thanks
them for the information they have provided to assist in the process. There
is no influence by the proponents on the outcomes of the Options Study or
the ultimate decision of Council.
6 Concern raised regarding the format of the community session being The intention of the community session was to present information and then
an information session and that no questions would be answered. answer any relevant questions at the end. Unfortunately a number of the
attendees interjected with questions before being provided with the
information in the presentation.
6 Concern raised regarding the handling of the survey and that it is Uncertain of the concern that is being raised. The survey asked two simple
flawed and favours developers and would be contractors. questions to identify community preferences. The survey was sent to
existing landowners in the village only.
6 Concern raised with regard to the increase in rates for the village by If a sewerage scheme proceeds land owners would be charged a sewer rate
120% plus, initial commissioning / decommissioning costs, and the (current sewer rate is $660/year). Once onsite systems are decommissioned
financial stress this may create. owners will not need to outlay fees, pump out or maintenance costs
associated with their operation.
Landowners will need to pay for connection costs to a sewerage scheme and
decommission onsite systems. Costs to undertake vary pending the
individual property circumstances. Costs provided in the FAQ attached to the
survey were based on Councils experience with the Murrumbateman
sewerage scheme.
Those that have financial difficultly would be dealt with in a similar manner
to any other property owner who is unable to afford rates.
6 States that do not object to the developments proposed, but the Under the preferred funding model development contributions are collected
developers should wear the costs of any sewerage scheme. for new developments to contribute to the provision of a sewerage scheme.
The remainder of the funding for the scheme would be via grant funding and
income generated from the sewer charge. Existing residents would need to
pay the costs of connecting their property to the scheme and
decommissioning of their existing onsite system. If a sewerage scheme is
rolled out incorporating the village then property owners will pay the sewer
charge once they have ability to connect to the scheme.
SUMMARY
This report provides advice on the submission of tenders for the design, supply and installation of a Pressure
System and associated works for the Murrumbateman High Level Zone Water Supply Area.
RECOMMENDATION
That this item of the Director of Engineering Report be classified as Confidential in accordance with Section
10A(2)(d)(i) of the Local Government Act 1993, which permits the meeting to be closed to the public relating
to commercial information of a confidential nature that would, if disclosed, prejudice the position of the
person who supplied it.
FINANCIAL IMPLICATIONS
Council’s 2017/18 Operational Plan includes an allocation of $200,000.00 for the design, supply and
installation of a Pressure System for the Murrumbateman High Level Zone Water Supply Area.
REPORT
At present, high level water supply zones of the Murrumbateman Village and Fairley Estate are being serviced
by a 90 KL capacity elevated steel reservoir. This existing elevated reservoir site is identified for a future
reservoir to be built as part of the Yass to Murrumbateman Water Transfer Project. The new 2.2 ML capacity
reservoir when built will service the existing Murrumbateman Village, Fairley Estate and future growth areas.
Due to several protected trees in this area, no other suitable sites are available other than the area around
the existing reservoir. During demolition of existing elevated reservoir and the construction phase of the new
reservoir, a Pressure System will be required to service the high level zone areas of Murrumbateman Village
and Fairley Estate.
Yass Valley Council sought tenders for the Design, Supply and Installation of a Pressure System for the
Murrumbateman High Level Zone Water Supply Area. NSW Public Works Advisory was engaged to prepare
technical specifications. Tenders were called on 7 November 2017. Copies of tender documents were made
available via Tenderlink. A non-mandatory pre-tender meeting was held on 15 November 2017 and tenders
closed on 30 November 2017. Only one tender was received from the following contractor.
Poonindie Pty Ltd, trading as Ted Wilson & Sons
Details of the tender evaluation process and the tendered price have been provided in a separate
confidential report.
STRATEGIC DIRECTION
Key Pillar 4. Our Infrastructure
CSP Strategy IN5 - Ensure high quality water supply options for the towns in the region
Delivery Program Action IN5.1 - Council to supply quality water, cater for growth and quality enhancements
that addresses the community needs
Operational Plan Activity IN5.1.1 - Council to supply quality water, cater for growth and quality
enhancements that addresses the community needs
Attachments: Nil