expression of interest - tweed shire · 2013-10-11 · bob whittle murwillumbah airfield expression...

Expression of Interest From Interested Parties for the lease and development

of land at the Bob Whittle Murwillumbah Airfield

February 2013

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Bob Whittle Murwillumbah Airfield Expression of Interest for Lease and Development

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1. Definitions ..................................................................................................................... 3

2. Background .................................................................................................................. 4

2.1. Background Information .......................................................................................... 4

2.2. Expression of Interest .............................................................................................. 4

3. Locality .......................................................................................................................... 5

4. The Site ......................................................................................................................... 6

4.1. Land Use Planning .................................................................................................. 6

4.2. Land Use Constraints .............................................................................................. 6

4.3. Potential Development Sites ................................................................................... 8

4.4. Infrastructure ......................................................................................................... 10

5. Lease ........................................................................................................................... 10

5.1. Current Lease Arrangements ................................................................................ 10

5.2. Proposed Lease Arrangements ............................................................................. 10

5.3. Council's Role as Planning Authority ..................................................................... 11

5.4. Due Diligence Disclaimer ...................................................................................... 11

6. EOI Submission .......................................................................................................... 11

6.1. Contact Person...................................................................................................... 11

6.2. Lodgement of Submissions ................................................................................... 11

6.3. Applicant’s Details ................................................................................................. 13

6.4. Applicant's Response ............................................................................................ 14

7. APPENDIX 1: Pilots Notes - Bob Whittle Murwillumbah Airfield ........................... 15

Pilot Notes for Bob Whittle Murwillumbah Airfield ......................................................... 16

Flying Neighbourly at Murwillumbah Airfield ................................................................. 16

Obstructions ................................................................................................................. 16

Communications ........................................................................................................... 16

Ground Movement ........................................................................................................ 16

Other Details ................................................................................................................ 17

7.1. APPENDIX 2: Obstacle Limitation Surface - Bob Whittle Murwillumbah Airfield .... 2


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1. Defin itions

Applicant A person who has or intends to submit a Submission in response to an Expression of Interest

Consortium The use of the word “consortium” is used merely to provide a descriptor for the proposed group and its use should not be construed to be the intended relationship

Attachments The documents you attach as part of your Submission

Contact Person Means the person identified under paragraph 6.1

Deadline The deadline for the lodgement of your submission

Expression of Interest or EOI

The document entitled “Expression of Interest from interested parties for the lease and development of land at the Bob Whittle Murwillumbah Airfield”

General Conditions of Contract

The general conditions of contract nominated

Information Means the information contained in the Expression of Interest or sent with it or which has been or will be made available to the Applicant in connection with any further enquiries in relation to the subject matter

Principal Tweed Shire Council

Submission Completed Response Form, response to Selection Criteria and Attachments

Selection Criteria The criteria used by the Principal in evaluating your Submission

Special Conditions The additional contract terms, if any


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2. Background

2.1. Background Information Council owns and operates the Bob Whittle Murwillumbah Airfield (the Airfield) which is situated at Airfield Ave, Murwillumbah. The runway itself is just over one (1) kilometre long and is grass with a hard shale surface underneath. It has the capacity to accommodate up to small twin engine aircraft.

There is a refuelling station to the east of the runway which is operated by the Murwillumbah Aero Club. The eastern side of the runway is primarily for commercial leases while the western side has been for private hangars.

2.2. Expres s ion of In teres t Council invites responses from parties who may be interested in leasing and developing land at the Airfield. A public Expression of Interest (EOI) process is being held to allow anyone who is interested to present their development proposals on the remaining vacant land at the Airfield. Any proposed development at the Airfield through this EOI process should essentially be aviation-related . No consideration will be given to the use of the land for general industrial development which does not have any associations with the aviation industry.


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3. Locality


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4. The S ite

4.1. Land Us e P lanning The site is currently zoned Special Uses 5(a) (Airfield) under the Tweed Local Environmental Plan 2000. Under the current planning scheme this zone allows for Airfield related developments or developments permissible in the surrounding industries. Late last year Council exhibited Draft Tweed Local Environmental Plan (LEP) (2012). This draft is no longer on public exhibition however as an exhibited draft it must be given consideration in assessing and development application. The draft LEP 2012 identified the land with a similar zone to the LEP 2000. A provision in the Heights of Buildings Maps has been included in the Draft LEP 2012 to reduce the heights of buildings to 0m over the entire parcel of land to preserve the airspace above the Airport. A submission has been made to the Draft LEP 2012 to identify that this would render the land undevelopable and that this restriction should be reduced to cover the runway and runway strip only. LEP 2012 is still Draft and any development application submitted will be under the current gazetted LEP 2000 until such time as the new LEP is gazetted. All respondents to the EOI should seek independent planning advice before submitting a development proposal through this EOI process.

4.2. Land Us e Cons tra in ts The site is located within the industrial area at South Murwillumbah. It is surrounded to the south by rural zoned cane land which is classified as state significant agricultural land. A review of the constraints which would impede future development of the site has identified the following issues;

• Flood Prone Land - The site is classified between 5.2m AHD and 5.5m AHD Design Flood Inundation level. The northern section of the runway is also identified as a 'High Flow Area' in peak flood times. This means the site is highly susceptible to flood inundation. The S.149 reporting for the site would state that it is ‘affected by Q100'. No guarantees can be given to any part of the land being flood free. Furthermore any proposed cut and fill operations within the Wardrop Valley flood plain area need to demonstrate there will be no net increase in the flood levels within the Valley.

• Airstrip - Wet Weather - Being grass the airstrip is quite susceptible to saturation after significant rain events or prolonged rain. This will cause the airstrip to become unusable for periods of time. The determination of whether the airstrip is usable is left to individual pilots specifically in relation to their individual aircraft.

• Obstacle Limitation Surface - Council has developed some basic Obstacle Limitation Mapping for the Airfield. The obstacle limitation surfaces (OLS)


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have been designed according to the requirements applicable to code 1 instrument non-precision operations as set out in Manual of Standards Part 139—Aerodromes. Any proposed development will need to give due consideration to building heights and setbacks from the runway in accordance with the OLS. A copy of the OLS is attached to this document. This mapping carries no statutory authority, but will be used as a means of assessing the potential for proposed developments to interfere with safe aircraft operations.

• Aviation Safety and Security – Proposals should give due consideration to safe and secure aircraft operations on the development site and the airfield in general. The airfield is not currently, nor planned to be, regulated by the Civil Aviation Safety Authority, and will continue to operate as an unregulated aeroplane landing area (ALA). Aircraft operations at the airfield will therefore be restricted by maximum take-off weight, passenger seat capacity and/or type of operation according to the regulatory requirements in force during the period of the lease, specifically with respect to aerodrome design and operation.


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4.3. Potentia l Deve lopment Sites Development at the Airfield is constrained due to limited space. However, there are three areas that have been identified which have development potential. Applications to the EOI do not need to restrain themselves to these sites and may also include any adjoining private land. All necessary development constraints need to be given due consideration.

1. Western Development Area 1 (South) (320m2) This site has been filled and preloaded. It is level but will require an access ramp taxiway for aircraft access to the runway. There is access to Buchanan St via a bridge across the cane drain to the west of the site. There is no power or sewer to this site.

2. Western Development Area 2 (North) (553m2) This site has been filled and preloaded. It is level but will require an access ramp taxiway for aircraft access to the runway. There is access to Buchanan St via a bridge across the cane drain to the west of the site. There is no power or sewer to this site.

3. Eastern Development Area 3 (hangar site) (112m2) This site has approximately a 1 metre fall towards the runway. Height restrictions may apply due to the close proximity of the site to the runway. Access can be gained through to the adjoining taxiway provided it is accessed at grade. This site has connection to water, sewer, electricity and communications.


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4.4. Infras truc ture Currently there is no electricity, telecommunications or sewer connections to the western side of the Airfield, however it is serviced by a 100mm water main.

Electricity, telecommunications (Telstra copper), sewer and water is connected to the eastern side of the runway. Any proposed upgrade to services to the Western side will need to be carried out at the expense of the applicant.

5. Leas e

5.1. Current Leas e Arrangements Currently there are five (5) leases within the airfield. These leases are for lease of the land. Any development and maintenance of these lease areas is the responsibility of the lessee. Council maintains the airfield and the surrounds of the lease areas as well as providing access to services described above.

5.2. Propos ed Leas e Arrangements Any new lease at the Airfield will be based on the following elements;

• Five (5) Year lease with two five (5) year options;

• Lease is for land only (all development will be the responsibility of the lessee);

• Applicants will need to nominate a lease rate in their EOI application. This rate may be further negotiated with the preferred applicant(s);

• The lease rate will be negotiated once Council has resolved to enter into formal negotiations with the preferred applicant(s) submitting an EOI through this process;

• A development licence will be issued for the proposed lease area for 18 months granting the licensee access to undertake all necessary activities to achieve development approvals and construction certificates for the proposed development submitted as part of this EOI process; and

• A lease will not commence until development approval has been granted and an occupancy certificate has been issued for any proposal submitted as part of this EOI process. Lease payments will commence on issue of the occupancy certificate.

All certificates, licences and other statutory compliance requirements (including development applications) will be the responsibility of the potential lessee. Once all EOIs have been reviewed a confidential report to Council will be prepared summarising all EOIs that have been properly lodged. The report will recommend to Council which, if any, of the proposals that are considered suitable to pursue. From this report Council may resolve to authorise the General Manager to formally enter into negotiations with one or several parties for the lease of the land. If the EOI applications do not offer a suitable development for the Airfield generally Council may seek to get preferred applicants together to form a consortium for the site. It will be at the discretion of each applicant to establish their willingness to participate in such a process in their initial application to this EOI.


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5.3. Council's Role as P lanning Authority Any lease arising from this process will not be formally entered into until the applicant has been granted all the necessary planning approvals. In no way does this fetter Council's statutory role as planning authority over this parcel of land. This role will be undertaken independently by Council's Planning and Regulation Division. Council's Business and Economic and Development Unit as well as Council's Legal and Property Services Officer will not be involved in any way in the applicant seeking any planning approvals as that of land owner.

5.4. Due Diligence Dis c la imer This document has been prepared to provide a background on the Bob Whittle Murwillumbah Airfield for which Council seeks Expression of Interest for the purpose of development and lease of sites for Aircraft Hangarage. All efforts have been made to include all necessary information in this document to facilitate the EOI process. However, it is the responsibility of the applicant to ensure that they have undertaken appropriate level of discovery prior to making a submission to this EOI process.

All applicants should seek independent legal, planning and associated professional advice prior to submitting its expression of interest or development proposal to Council.

Council will not be liable for any costs associated with making a submission to this EOI process or preparing any material necessary to achieve development approvals required as a result of this EOI.

6. EOI Submis s ion

6.1. Contac t Pers on Applicants should not seek information from any person(s) or rely on any information provided by any person(s) other than the person listed below: Name: Mark Tickle Position: Economic Development Coordinator Telephone: 02 6670-2581 Email: [email protected]

6.2. Lodgement of Submis s ions The Submission must be lodged by the deadline. The deadline for this Expression of Interest is Xxth XXXXXXXX 2013 The Submission is to be placed in a sealed envelope clearly endorsed with the EOI Title as shown on the front cover of this Expression of Interest; and delivered by hand and placed in the Tender Box located in the foyer of the Murwillumbah Civic Centre, Tumbulgum Road (by the Applicant or the Applicant’s private agent) or sent through the mail to the General Manager, PO Box 816, Murwillumbah NSW 2484.


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For a Submission lodged by hand or mail, Applicants must ensure that they have provided four (4) signed copies of their Submission (one to be marked “ORIGINAL” and bound, the other(s) to be marked “COPY”. Any brochures or pamphlets must be attached to both the original and the copies. All copies must be bound, and the original must be unbound and clipped (not stapled). All pages must be numbered consecutively and the Submission must include an index.


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6.3. Applicant’s Deta ils The General Manager Tweed Shire Council, P O Box 816, Murwillumbah NSW 2484 I/We _________________________________________________________________ (BLOCK LETTERS) Of _______________________________________________________________ (ADDRESS) ABN (ACN) & GST Status ____________________________________________ Telephone No: __________________________________ Facsimile No:___________________________________ E-mail (if any): _____________________________________________________ Submit this Expression of Interest from interested parties for the lease and development of land at the Bob Whittle Murwillumbah Airfield Dated this: __________ day of ______________________20______ Signature of authorised signatory of Applicant: Name of authorised signatory (BLOCK LETTERS): Position: Address: Witness Signature: Name of witness: (BLOCK LETTERS): Position: Address:


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6.4. Applicant's Res pons e The following Selection Criteria have been provided to assist you with preparation of your Submission. Responses to the criteria will be used to determine the suitability and eligibility of each EOI proposal.

• Describe the organisation type (public / private/partnership/sole trader) / consortium structure (nominate all interested parties and their relationship including ABNs)

• Provide the qualifications and experience of key personnel associated with the

proposal

• Detail relevant property development experience

• Detail previous experience with aircraft and airfield operations

• Identify the development area that is the subject of your proposal (land area)

• Describe in detail the proposed operation/activity, including the potential number of aircraft movements per week that will be generate by the proposal

• Nominate the number and maximum size of aircraft the development will

accommodate

• Outline the proposed design for the site

• Describe the commercial nature of the operation (otherwise identify private hangars)

• Describe sub-leasing arrangements (if any)

• Describe in detail the financial aspects of the proposal (business case)

• Provide a schedule/timeline for the proposal (where applicable)

• Nominate your willingness to be considered as part of a consortium

• Provide the contact details of at least two referees


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7. APPENDIX 1: P ilo ts Notes - Bob Whittle Murwillumbah Airfie ld


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Pilo t Notes for Bob Whittle Murwillumbah Airfie ld Bob Whittle Murwillumbah Airfield

Location: Murwillumbah, NSW ALA Code: YMUR Elevation: 18 ft Time Zone: UTC +10.00 E: 153 24.8 S: 28 19.9 Variance: 11 Degrees East CTAF: 126.7 Orientation: 18 / 36 Length: Total Length: 1045m

• LDA 18: 800m (Displaced Threshold 245m)

• LDA 36: 1045m Surface: Grass, Hard Shale Under Local Traffic: Left Turning / Anti Clockwise

CAUTION: This is a natural surface airfield. All pilots intending to use the Murwillumbah Airfield are advised to make themselves aware of and consider all risks associated with landing on a grass airstrip before committing to land or take off.

Flying Ne ighbourly a t Murwillumbah Airfie ld The operators of general aviation aircraft at Murwillumbah airstrip are requested to undertake operations in a fly neighbourly manner. Please commit to undertake your operations in a manner which is considerate of local residents, whilst maintaining safe operation of the aircraft.

• Please fly in a neighbourly manner, with noise reduction always in mind • No circuits below 1,000 ft • All helicopters and gyro-copters to utilise the southern end of the runway for training • No tight circuits or manoeuvres when flying helicopters or gyro-copters near the circuit • Special Procedures RWY 36:

o Make a wide left circuit to reduce noise to Murwillumbah Hospital (Refer attached Locality Map)

o Touch and goes and EFATO practice are not recommended due obstacles and noise sensitive area

Obs truc tions • Displaced Threshold on Runway 18 at 245 meters due to industrial buildings and trees at the

northern end, refer map • Aircraft on approach for R/W 18 may not be visible from the threshold of Rwy 18 • Please complete all checks in the RUN-UP BAY provided, and then expedite line-up and

takeoff • Exercise extra caution when making a straight in approach to Rwy 18. Aircraft at the RWY 18

threshold cannot see approaching aircraft • Similarly at the southern end, tall cane will also affect visibility

Communica tions • Whether in flight or taxying, broadcast intentions on Multicom 126.7 • Airfield is used by non-radio equipped aircraft

Ground Movement • Taxi within the identified marked area. Soft soil may be present outside of the marked areas • Rain can cause the Airfield to become soft and dangerous to land • Pilots may be required to make reparations for any significant damage caused by taxiing and

landing • Runway is subject to flooding during high rain / Tweed River flooding events


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Other De ta ils • Fuel is available from the Murwillumbah Aero Club, on (02) 6672 3235, by prior arrangement. • The windsock is located to the west of the runway, near the western hangars • Caution should be taken of ultra lights vintage and agricultural aircraft operating in the vicinity

of the Airfield • A public tie down line is provided on the eastern side of the runway near the fuel pump. No tie

down or public access is available on the western side of the runway. If required excess tie down can be accommodated at the northern end of the runway to the east of the displacement threshold. Care should be taken not to block the taxiway to private hangars in this area


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Expression of Interest

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7.1. APPENDIX 2: Obs tac le Limita tion Surface - Bob Whittle Murwillumbah Airfie ld


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Customer Service 1300 292 872 (02) 6670 2400

[email protected]

Fax (02) 6670 2429PO Box 816Murwillumbah NSW 2484

expression of interest - tweed shire · 2013-10-11 · bob whittle murwillumbah airfield expression...

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