plan.create.enhance. - vpa · t/a charter keck cramer claudio petrocco, b.bus (prop), aapi...

PLAN.CREATE.ENHANCE.

VALUATION REPORT.

Clyde Precinct Development Contributions Plan (DCP) Land Assessments Thompsons Road Precinct Structure Plan No. 1053 Clyde Creek Precinct Structure Plan No. 1054 Casey Fields South South Precinct Structure Plan No. 1057.1 Prepared For Metropolitan Planning Authority (MPA) Date of Valuation - 5 September 2014

CONTENTS.

Executive Summary. ................................................................................................................... 1

1. Title and Statutory Details. ................................................................................................ 9

2. Planning Considerations. ................................................................................................. 15

3. Land and Locality Description. ........................................................................................ 18

4. Scope of the Development. ............................................................................................. 23

5. Market Considerations. .................................................................................................... 27

6. Valuation Rationale. ........................................................................................................ 34

7. Valuation and Valuation Compliance Statement. ............................................................ 36

8. Assumptions / Qualifications. .......................................................................................... 38

ANNEXURES.

Letter of Instruction Title Details Planning Details Future Urban Structure Plan Land Budget

CLYDE PSP’S DCP LAND ASSESSMENTS PAGE 1

EXECUTIVE SUMMARY.

Clyde North PSP’s DCP Land Assessments

INSTRUCTIONS.

Client Instructions.

Melbourne Planning Authority Level 29 35 Collins Street MELBOURNE VIC 3000 (Alexandrea Malishev, Senior Precinct Structure Planner) Refer to Assumptions / Qualifications - Terms of Reference. Refer to Assumptions / Qualifications - Definition of Market Value. Purpose.

To assess the fair market value of the land within the Clyde Precinct Structure Plans (PSP’s), namely land identified and required for the following: DCP road widening projects.

DCP flaring for intersections.

DCP community facilities.

DCP indoor recreation centre.

DCP sports fields. The values assessed in this instance have been concluded in accordance with the API definition of market value being: “The estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm’s-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently, and without compulsion.” Elements traditionally associated with compensation as described within the Land Acquisition and Compensation Act 1986 including (but not limited to) severance, disturbance, enhancement / depreciation and special value do not form part of the assessed values. The assessments of the individual holdings have been concluded from an external inspection and publicly available information relating to the development potential of each holding. Detailed development potential for each holding has not been provided at the time of valuation. Therefore, should information relating to encumbrances and development potential of the individual holdings be made available, this report should be returned to us for further consideration and, if necessary, re-assessment.

CLYDE PSP’S DCP LAND ASSESSMENTS

Prepared By.

Thomson Maloney & Partners Pty. Ltd. T/A Charter Keck Cramer Claudio Petrocco, B.Bus (Prop), AAPI Certified Practising Valuer API Member No 62402 Director Telephone 8102 8910

Bradley W Papworth, B. Bus (Prop), FAPI Certified Practising Valuer API Member No. 62349 Director Telephone 8102 8808

Charter Keck Cramer Reference.

113419:J029759:CP:TY H:\CLAUDIO PETROCCO\113419-R.DOC

Liability limited by a scheme approved under Professional Standards Legislation.


PROPERTY.

Description.

The Clyde PSP’s area comprises of three PSP’s identified as: PSP 1053 - Thompsons Road.

PSP 1054 - Clyde Creek.

PSP 1057.1 - Casey Fields South South South.

The three PSP’s relate to a total of 100 holdings providing a total gross area of 1,889.44 hectares plus road reservations and rail corridors. The Clyde North PSP’s area is broadly bound to the north by Thompsons Road, Smiths Lane and Bells Road to the east, Ballarto Road to the south and Urban Growth zoned land within the Cranbourne East PSP to the west. A number of arterials dissect the precincts including Hardys Road, Tuckers Road and Pattersons Road. The PSP’s area has been identified primarily for residential development, together with a small area identified as future industrial employment land at the north-west of the locality and a town centre and Government education facilities. An extract of the Draft Future Urban Structure Plan (not to scale) is shown below:

SOURCE - Metropolitan Planning Authority


In accordance with the Land Use Budget prepared by the MPA received 10 September 2014, the acquisition of the DCP items for each precinct is detailed as follows: Thompson Road

DCP Project Item No. and Description Area (Hectares)

Road widening and intersection projects 21.53

Community facilities 3.12

Indoor recreation 1.07

Sports fields 24.74

Total 50.46

We note property 2 within the Thompson Road DCP comprises a portion of land identified as infrastructure land, which is located within the transmission line easement. The MPA have indicated the land will be utilised as a DCP Sports Field and is developable, therefore has been included in the “before” area and then deducted in the “after” area. Clyde Creek



Community facilities 5

Indoor recreation 3.93

Sports fields 48.28

Total 82.85

Casey Fields South South



Total 2.5

The precincts incorporate existing road reservations and rail corridors. The roads and rail corridors increase the developable area within the DCP, however we have not incorporated the road reserves and rail corridor into our assessment. In assessing value of the parent holdings subject to the relevant DCP projects, we have assessed the value of the holding before and after the acquisition. The developable area for each holding in the “before” scenario has been adopted from the Land Use Budget prepared by the Metropolitan Planning Authority (MPA) and correspondence received from the MPA dated 10 September 2014 and from this we have deducted the acquisition areas as provided in the Land Use Budget to arrive at the remaining developable area in the “after” scenario. The area in the “before” scenario excludes land within the Property Specific Land Use Budget as encumbered land associated with the power / gas easement, waterway corridor / wetland / retarding basin, desalination pipe easement, heritage protection zones, substation and conservation areas to indicate a developable area totalling 1,695.22 hectares. A summary of the “before” and “after” areas for the PSP affected by DCP projects and adopted within our valuation is noted as follows:


Area (Hectares)

PSP No. Parent “Before” Acquired “After”

1053 676.33 577.42 50.46 526.96

1054 1,103.94 1,013.23 82.85 930.38

1057.1 109.17 104.57 2.51 102.07

Total 1,889.44 1,695.22 135.82 1559.41 Pursuant to the Draft Future Urban Structure Plan, the north-western portion of PSP 1053 - Thompsons Road is proposed to yield industrial and commercial employment uses. The land budget and correspondence with the MPA indicate an employment area of 88.16 hectares, with the remaining area to be of residential and commercial uses. We note land to be acquired within the Thompson Road DCP is situated over both employment and residential use land. The MPA have provided us with the areas of each DCP item apportioned to the particular use that it relates to which we have incorporated within our “After” assessment.


VALUATION DETAILS.

Date of Inspection.

We have inspected the subject properties within the three PSP’s on numerous occasions, with the date of our most recent inspection, being 5 September 2014. Date of Valuation.

5 September 2014. Refer to Assumptions / Qualifications - Date of Valuation. Valuation Summary.

We have valued the parent holdings subject to the partial acquisitions utilising the “before” and “after” methodology, reflecting the assumptions and qualifications detailed within this report and proposed underlying uses of the parent holdings. To indicate value of the acquired land for the proposed road and intersection construction projects, we have assessed value in the “before” scenario and a separate assessment reflecting the holding “after” the acquisition. The difference between the “before” and “after” value assessments is the indicated value attributable to the land identified for the proposed DCP items. A summary of our assessment is as follows: Thompson Road PSP - “Before” and “After”

Property Parent Area

(sq.m.) Before Area

(sq.m.) Before Value After Area (Hectares) After Value Difference

Total (Combined) 676.331 577.417 $299,330,000 526.959 $279,705,000 $19,625,000

Clyde Creek PSP - “Before” and “After”


(sq.m.) Before Area


Total 1103.936 1013.228 $542,090,000 930.378 $508,765,000 $33,325,000

Casey Fields South PSP - “Before” and “After”


(sq.m.) Before Area


Total 109.169 104.5722 $70,000,000 102.065 $68,200,000 $1,800,000


Critical Issues.

Our valuation has been completed on the basis:

The report relates to 100 parent parcels within the Clyde North precincts which have been identified as land for future development, 68 of which have been identified for road widening, intersection flaring, community facilities, indoor recreation and open space sports fields.

Areas have been derived from the Clyde North PSP’s Land Use Budget prepared by the MPA.

Underlying zones of the subject holding have been adopted from planning maps contained within the Department of Planning and Community Development (DPCD) website. Our valuation is provided on the basis the current adopted highest and best use accords with the zoning and overlay provisions.

The parcels are considered to have future urban development potential in accordance with the PSP’s, with existing improvements not being incorporated within our assessment.

The land affected by an overland transmission line easement has been identified within the Clyde North PSP’s Land Use Budget as encumbered land.

Land within the PSP’s are unaffected by unsupervised fill, soil or groundwater contamination.

The land within the PSP’s are unaffected by Aboriginal or archaeological artefacts of significance.

Land identified as having heritage value has been identified as encumbered land within the Clyde North PSP’s Land Use Budget. Our valuation is provided on the basis there is no cost and/or adverse implications resulting from the heritage place including restoration, maintenance, or impact on development potential.

There is no cost and/or adverse implications identified within the current and/or future Cultural Heritage Management Plans (CHMP’s).

The land is unaffected by flora and fauna issues. Our valuation does not reflect the area and/or cost of the required offset for the removal of native vegetation.

Land identified for conservation areas and regional open space has been identified as encumbered land within the Clyde North PSP’s.

Our valuation does not reflect compensation for land included within the Public Acquisition Overlay (PAO) relating to the widening of Berwick-Cranbourne Road.

Land incorporated within the Urban Floodway zone has been identified as encumbered waterway corridor / wetland / retarding land within the land budget and no further allowances or costs are required for the development of the parent holdings.

The current highest and best use for the holdings within the precinct area has been adopted as inglobo residential or employment development land.

The assessments of the individual holdings have been concluded from an external inspection and publicly available information relating to the development potential of each holding.

Services and facilities are available to the precinct including water, gas, electricity, telephone and mains sewer. However, costs associated with augmentation of services to the individual parcels are not known. The costs associated with extending services to the land are not reflected in our assessment of value.

Our assessment does not reflect site specific costs such as fill, extension of services, design, external site specific costs, holding periods due to planning requirements and/or buffered land.

Our assessment has been concluded on the basis the identified parent holdings are assessed as individual titles, with our assessment not reflecting current ownership patterns for the holdings.


Our assessment has been provided on the basis the land is zoned appropriately and issued appropriate Town Planning approval for residential or employment use as identified.

Our assessment of value has been concluded on the basis that services are extended to each parcel, having occurred in accordance with the PSP’s and such infrastructure and services are reticulated within the PSP’s area and can be augmented to service the proposed underlying uses.

This assessment does not reflect works moratorium implemented by Casey City Council such as up front infrastructure works and provision of services prior to commencement of development.

Our assessments reflect that the Growth Areas Infrastructure Contribution (GAIC) liability affects all properties within the precinct.

Our assessments are exclusive of Goods and Services Tax (GST). Disclaimer.

This Executive Summary should be read in conjunction with the balance of this report. The report has been prepared subject to various qualifications, disclaimers and assumptions detailed throughout the report and within the Assumptions / Qualifications section. Refer to Assumptions / Qualifications - Third Party Disclaimer.


1. TITLE AND STATUTORY DETAILS. Title Particulars.

In accordance with our instructions we have searched the individual Certificates of Title for each parcel within the Clyde North PSP’s which we provide a summary of as follows: PSP 1053 - Thompsons Road.

Parcel Volume / Folio Lot Plan Registered Proprietor Encumbrances

1 10561 / 160 2 PS637242X 1993 A.D. Pty Ltd Caveat No. AC531066SNotice No. AH462111E

2 10561 / 161 2 PS438890U Clevland Park Pty Ltd Notice No. AH462111E

3 10561 / 162 3 PS438890U Clevland Park Pty Ltd Covenant as to part G024347Notice No. AH462111E

4 10561 / 163 4 PS438890U Parkworth Pty Ltd Covenant as to part G024347Notice No. AH462111E

5 10027 / 605 3 PS300094R Gordon Gill & Margaret Shirley Gill

Mortgage No. L055157LNotice No. AH462111E



7 10528 / 301 2 PS433177T Gordon Gill & Margaret Shirley Gill


8 10528 / 300 1 PS433177T Mark Anthony Phelan Mortgage No. AF562182PNotice No. AH462111E



10 9960 / 867 1 LP219881J Peter John Willis & Eleanor Galt Willis

Mortgage No. AJ367379WNotice No. AH462111E

11 10240 / 186 1 PS327985F Garry David Oates & Julie Lynette Oates

Mortgage No. W669073CMortgage No. W952181B

Notice No. AH462111E

12 10240 / 187 2 PS327975F Nancye Margaret Gearon

Caveat No. AH662891HNotice No. AH462111E

13 10240 / 188 3 PS327975F Nancye Margaret Gearon


14 9557 / 785 1 LP145792S C. Mctaggart Pty Ltd Caveat No. AG733479ENotice No. AH462111E

15 10159 / 328 1 TP81537K Clyberry Pty Ltd Notice No. AH462111E

16 10817 / 868 1 PS522427B Natural Light Solutions Pty Ltd; P C J F R

Enterprises Pty Ltd; F & C Landholding Pty Ltd


17 10817 / 869 2 PS522427B Frank Anthony Sofra & Christina Sofra

Mortgage No. AG905167T

18 9821 / 481 2 LP136810 Daniel Robertson Pty Ltd -

19 9821 / 480 1 LP136810 Daniel Robertson Pty Ltd -

20 10231 / 586 1 TP2176N Daniel Robertson Pty Ltd -



21 10105 / 297 1 TP110300M Darren Bradley Russell-Croucher & Jacqueline

Maree Russell Croucher; Raymond Francis

Wright; Lottie Lenore Wright; Sandra Lenore

Wright

Caveat No. AH094922P

22 8430 / 126 1 TP324245Y Luigi Bernardo & Michelina Bernardo

Caveat No. AH978143N

23 5507 / 303 1 & 2 TP699278M Annette Evelyn Dee; Catherine Robert

Taubitz; James Victor Dee; John Anthony Dee;

Adrian Francis Dee

Mortgage No. AK712466ECaveat No. AK712447CNotice No. AH462111E

24 8215 / 864 1 TP529521J Jenny Marianne Collins; Jacinta Anne Dunca;

Edith Verkaik

Mortgage No. AE593270BNotice No. AH462111E

25 10257 / 263 1 TP129195A Gary James Francis Mortgage No. W079539S

26 11220 / 237 1 TP946389D

27 10000 / 891 1 TP95062E Jenny Marianne Collins; Jacinta Anne Dunca;

Edith Verkaik

Mortgage No. AE593270B

28 10000 / 890 1 TP95053F Jenny Marianne Collins; Jacinta Anne Dunca;

Edith Verkaik


29 10000 / 889 1 TP95958F Jenny Marianne Collins; Jacinta Anne Dunca;

Edith Verkaik


30 10000 / 888 1 TP95058U Jenny Marianne Collins; Jacinta Anne Dunca;

Edith Verkaik


31 11159 / 452 4 TP944262Q Albert John Turner -



33a 11159 / 452 1 TP944262Q Albert John Turner -



1 3188 / 558 1 TP692877 Annette Evelyn Dee; Catherine Roberta


Adrian Francis Dee




Adrian Francis Dee

Mortgage No. AK712446ECaveat No. AK712447CNotice No. AH462111E



Adrian Francis Dee


4 8603 / 816 2 LP121793 Clyde Springs Developments Pty Ltd

Mortgage No. AB711646ENotice No. AJ763369R

5 10172 / 206 1 LP121793 Ronald Louis Mortgage No. T042364E



Bertoncello; Pamela Maureen Bertoncello

6 8696 / 243 2 LP78726 Clyde Springs Developments Pty Ltd

Mortgage No. AB711646E

7 8680 / 804 1 LP77593 Leo Kentepozidis & Helen Mary Kentepozidis

Caveat No. AH803777Y

8 10055 / 860 1 TP89583 John Robert Kirkham Mortgage No. AH799378FCaveat No. AK531041QCaveat No. AK555848F

9 3099 / 675 1 TP704693 John Robert Kirkham Mortgage No. AH799378FCaveat No. AK531041QCaveat No. AK555848F Notice No. AH462111E

10 9694 / 005 CP162395 Antonio Cardamone & Rosa Cardamone

Caveat No. AH440346YNotice No. AH462111E

11 9705 / 352 CP163141 William Arthur Joseph Shearer & Susan Ruth

Petra Shearer

Mortgage No. X665965SMortgage No. AB687425B


12 10544 / 086 1 TP19324 Hosam Edward Rizkallah Mortgage No. AE646558LMortgage No. AJ530086F


13 2220 / 934 1 TP583892 Shamal Salgadoe & Ana Guadalupe Salgadoe

Mortgage No. AG593492KNotice No. AH462111E

14 10190 / 317 TP792 Roderick James Chaplin & Julie Ann Chaplin

Mortgage No. AE426393VCaveat No. AH709393TNotice No. AH462111E

15 9746 / 039 1 TP116036 Antonio Cardamone & Rosa Cardamone

Caveat No. AH440346YNotice No. AH462111E

16 8964 / 244 3 LP78726 Pi-Ling Sun & Kuo-Yen Hsu

Mortgage No. AG783486ACovenant No. F112530

17 8041 / 399 1 TP556375 Geraldine Margaret Ferguson Jane


18 8041 / 400 1 TP709200 Patrick Thomas Hyland & Maree Elizabeth

Hyland

Mortgage No. AJ974625XNotice No. AH462111E

19 10032 / 881 2 PS305667 Frank Thomas Allen Mortgage No. AF3588775YNotice No. AH462111E

20 10032 / 880 1 PS305667 Glenda Margaret Novotny


21 9963 / 681 1 TP124388 Roads Corporation -

22 10708 / 398 2 PS500076 Merle Claire Bundy Caveat No. AH198591GNotice No. AH462111E

23 9793 / 360 1 TP117817 Thessaloniki Holdings Pty Ltd

Mortgage No. AG385808YCaveat No. AJ112238RCaveat No. AJ394159J

Caveat No. AK582090NNotice No. AH462111E

24 10708 / 397 1 PS500076 Jamie Andrew Lees & Olivia Rose Lees

Mortgage No. AD353208GNotice No. AH462111E

25 3915 / 946 Crown Allotment

51

Parish of Cranbourne

Azinna Pty Ltd Caveat No. AJ866884ANotice No. AH462111E



26 8106 / 721 1 TP326304 Geoffrey Clarence Corrigan & Marion Helen

Corrigan


27 8106 / 720 1 TP331992 Geoffrey Clarence Corrigan & Marion Helen

Corrigan


28 10153 / 602 3 PS320942 Bruno Grossi Farm Pty Ltd


29 10153 / 600 1 PS320942 Kenneth Ian Walker Notice No. AH462111E

30 10153 / 601 2 PS320942 Karen Louise Bell-Towers & Jody Arthur Wellsley Bell-Towers

Mortgage No. AH276778FNotice No. AH462111E

31 9019 / 365 1 TP133042 The President Councillors and

Ratepayers of the Shire of Cranbourne


32 9775 / 458 2 LP209371 Schreurs Properties Pty Ltd

Caveat No. S047654UNotice No. AH462111E

33 10109 / 025 1 LP209371 Garry Leonard & Isabel Christina Rowarth


34 11121 / 145 1 TP939261 Schreurs Properties Pty Ltd

-


52


Julie Elizabeth Ince Notice No. AH462111E


55


Mary Elizabeth McCarthy Notice No. AH462111E

37 9399 / 506 1 TP126696 Bruce Leonard Smith & Cheryl Jean Smith


38 10562 / 111 1 TP20125 Nick Baldi Constructions Pty Ltd

Caveat No. AJ662081DNotice No. AH462111E

39 10335 / 711 1 PS339215 Schreurs Properties Pty Ltd


40 10106 / 700 1 PS318331 Saviour Azzopardi & Nancy Azzopardi


41 10335 / 712 2 PS339215 Johanna Maria Schreurs Notice No. AH462111E

42 3099 / 656 1 TP902301 Gordon Thomas Manks Notice No. AH462111E

43 8964 / 441 2 LP96868 Kayvee Nominees Pty Ltd

Mortgage No. AH574909FCaveat No. AH679947MNotice No. AH462111E

44 9050 / 392 1 TP164141 Ross Jeffrey Winderlich

45 8964 / 440 1 LP96868 Robert Mark Wheater & Donna Leah Marsland


46 8836 / 829 3 LP88097 Russell John Manks Notice No. AH462111E

47 8836 / 830 4 LP88097 Daryl Stuart Manks Notice No. AH462111E

48 8836 / 831 5 LP88097 Valeure Joan Bucknell Notice No. AH462111E

49 10686 / 732 1 PS507865 Tanya Maria Spring Mortgage No. AJ192766MAgreement No. AB572224D


50 10686 / 733 2 PS507865 Leonard Mollica Mortgage No. AH296768VAgreement No. AB572224D




51 6565 / 988 CA54 Parish of Cranbourne

Salvatore Di Rienzo & Antonietta Di Rienzo & Pasquale Di Rienzo &

Mario Di Rienzo


52 9399 / 506 2 TP126696 Bruce Leonard Smith & Cheryl Jean Smith


53 8486 / 685 1 TP665513 Dunsted Pty Ltd Mortgage No. AJ174370RNotice No. AH462111E

54 6160 / 901 1 TP814356 Salvatore Di Rienzo & Antonietta Di Rienzo


55 11393 / 220 1 TP896901 Pitteuchar Pty Ltd Notice No. AH462111E

56 3993 / 424 1 TP444931 The Minister of the Crown for the time being

administering the Education Act

-

57 9135 / 417 1 TP180961 Benjamin William Disney & Ashlee Jade Knox

Mortgage No. AK117102H

58 9000 / 407 2 LP30210 Louise Carmen Jackel & Louise Phillippa Carter

Mortgage No. AG1186110R

59 8806 / 545 1 TP568353 Paleolgos Magias & Christina Mary Magias

Mortgage No. AG869695NNotice No. AH462111E

PSP 1057.1.


1 8492 / 903 1 PS618610C Allan Maxwell Williams & Glenda Joy Williams

Mortgage No. AD003419XNotice No. AH462111E

2 8492 / 904 2 PS618611A John Douglas McLeish & Lois Gillian McLeish


3 10355 / 953 3 LP63967 Mattllew Pty Ltd Mortgage No. AJ124239WNotice No. AH462111E

4 8492 / 906 4 LP63967 Hanna El-Khalil & Jannette El-Khalil

Mortgage No. AE648474GNotice No. AH462111E

5 11152 / 077 2 LP134739 Theodorus Johannes Wynen & Carrien

Catharina Maria Wynen


6 9662 / 160 1 LP134739 Antonio Lamatiina; Domenica Lamattina;

Rocco Lamattina; Anthony Phillip

Lamattina

Caveat No. AH907888KNotice No. AH462111E

7 8041 / 535 1 TP419081A Roads Corporation -

In relation to those Titles which list a Caveat or Covenant, we have not searched these individual instruments and accordingly, this assessment is prepared on the basis individual Certificates of Title do not incorporate encumbrances of an adverse effect upon value. The PSP’s include existing roadways for which title particulars could not be confirmed. In terms of the roadways, whilst the road increases the area within the PSP’s, adjacent properties abutting the roads have rights of access, therefore the roadways are considered as encumbered land.


Our valuation is based on the assumption that the parcels are individually titled and that there are no easements or encumbrances which have an adverse effect on our valuation. Our assessment does not reflect the current ownership of the holdings and are assessed on the basis that each parcel is within an individual ownership. Native Title.

There are no attributes observed that would identify the property as having co-existing or likely co-existing Native Title interests. Refer to Assumptions / Qualifications - Native Title.


2. PLANNING CONSIDERATIONS. Local Authority.

City of Casey. Land Use Zoning and Development Controls.

Pursuant to the provisions of the Casey Planning Scheme, the land is included within an Urban Growth Zone (UGZ), Farming Zone (FZ), Urban Floodway Zone (UFZ), Special Use Zone (SUZ) and Public Use Zone (PUZ). We refer you to the annexed planning scheme ordinances for allowable uses and objectives of each zone. A current zoning map prepared by the Department of Planning and Community Development (DPCD) (not to scale) is as follows:

SOURCE - www.dse.vic.gov.au/planningschemes [2014]


The parent holdings within the PSP’s area are further included within Land Subject to Inundation Overlay (LSIO), Heritage Overlay (HO) and Public Acquisition Overlay (PAO). A current overlay map prepared by the DPCD (not to scale) is as follows:

SOURCE - www.dse.vic.gov.au/planningschemes [2014] Our valuation has been completed on the basis the area’s extent of encumbered land identified by the respective zoning and/or overlays have been identified within the land budget prepared by the MPA and there are no encumbrances identified within the zoning and/or overlay particulars which would impact upon the development potential of the subject holding or required extended holding periods due to planning or incur additional costs for development. Refer to Assumptions / Qualifications - Land Use Zoning and Development Controls. Current Use.

As at the date of our valuation, the subject land generally comprised vacant rural / residential land. The land is improved with dwellings, sheds and associated infrastructure.


Potential / Future Uses.

Pursuant to the Planning Scheme, the potential uses for the subject property may be summarised as those where a planning permit is not required (Section 1 of the Planning Scheme) and those where a planning permit is required (Section 2 of the Planning Scheme). Those uses noted under Section 3 (prohibited) are not considered to place any undue restriction upon the future use or development of the site. We refer you to the ordinances provided as an annexure to this report with respect to the allowable and prohibited uses. In undertaking our assessment of value of the subject parcels, we have had regard to the Future Urban Structure Plan, with the highest and best use of the individual unserviced parcels identified within the PSP’s and Urban Structure Plan and current social and economic conditions within the south-eastern growth area. The highest and best use of the individual holdings is summarised within the Scope of Development - Highest and Best Use section of this report.


3. LAND AND LOCALITY DESCRIPTION. Site Description.

The Clyde North PSP’s relate to three precincts encompassing a total of 100 holdings. The Clyde North PSP’s area is broadly bound to the north by Thompsons Road, Smiths Lane and Bells Road to the east, Ballarto Road to the south and Urban Growth zoned land to the west. A number of arterials dissect the precincts including Hardys Road, Tuckers Road and Pattersons Road. The land is generally level in contour. A number of properties are affected by overland transmission lines.

SOURCE - www.land.vic.gov.au [2014] Locality and Surrounding Development.

Within the Municipality of Casey, in the area known as Clyde North, Postcode 3978, the subject properties are located, approximately 50 kilometres south-east of the Melbourne Central Business District (CBD), as shown on the attached locality plan. Within the immediate surrounding area of Cranbourne East, there are a number of recently established residential developments including the Selandra Rise and Pasadena estates directly west of the Clyde North PSP’s. Cranbourne’s commercial centre is located around High Street including the Centro Cranbourne Shopping Centre, approximately 5 kilometres west.


There are a number of primary and secondary educational facilities within an 8 kilometre radius of the subject property including St. Agatha’s Catholic College, Cranbourne Secondary College and Cranbourne Primary School. Furthermore, Cranbourne Christian College and Chisholm Institute of TAFE are located 4 kilometres west of the subject property. Recreational facilities in close proximity of the subject property include the Casey Fields South Sports Complex, the Casey Indoor Sports Centre and Cranbourne Aquatic Leisure Centre. Transport facilities in close proximity include the Cranbourne railway station, whilst bus services operate along Berwick - Cranbourne Road and Clyde - Five Ways Road.

SOURCE - Google Maps. Refer to Assumptions / Qualifications - Land Description and Site Identification.

PSP 53

PSP 57.1

PSP 54

CRANBOURNE STATION


Road System and Access.

The Clyde North PSP’s area is broadly bound to the north by Thompsons Road, Smiths Lane and Bells Road to the east, Ballarto Road to the south and Urban Growth zoned land to the west. A number of arterials dissect the precincts including Hardys Road, Tuckers Road and Pattersons Road. The major arterials connect with the Princes Freeway, which provides freeway access to and from the Melbourne CBD and inner south-eastern localities. Services and Amenities.

We have been provided with a Service Feasibility Report relating to the Thompsons Road and Clyde Creek PSP’s, prepared by ‘Beveridge Williams’ and dated January 2013. The report states:

“The extension of all services can be achieved through known and proven techniques. The area is suitable for development as proposed and there is little concern about the ability for services to be constructed in a timely matter.”

Furthermore, the report notes that the major issue in regards to servicing relates to the funding of such infrastructure. Our assessment has been provided on the basis that infrastructure (services) has been extended to each parcel in accordance with the Clyde North PSP’s. Costs associated with the augmentation of services to the individual parcels are not reflected within our assessment of value. Environmental Statement.

We have perused the Environment Protection Authority's (EPA’s) current Priority Sites Register and can confirm the subject site is not listed. Perusal of the current list of Issued Certificates and Statements of Environmental Audit discloses that the subject area is not listed and further more we note that the locality is not subject to an Environmental Audit Overlay. We have been provided with a Preliminary Environmental Contamination Assessment relating to the Clyde Creek and Thompsons Road PSP’s, prepared by ‘Beveridge Williams’ and dated 7 January 2013. The report concludes that the risk of extensive soil contamination across the two PSP’s is low, however there is likely to be areas of localised contamination close to contamination sources, such as the “former quarry, above and underground storage tanks, sheep dip, chemical storage, farm dumps, fill material, farm sheds and workshops”. Additionally, concentrations of heavy metals and contaminants were detected in a number of samples, indicating potential for further contamination. Furthermore, the north-east portion of the Thompsons Road PSP and areas along Clyde Creek have the potential for shallow groundwater. The report further recommends that Hydrogeological Investigation, a Statutory Environmental Audit and a further Contamination Assessment be undertaken.


We have also been provided with a Preliminary Geotechnical Investigation and Desktop Study relating to the Thompsons Road and Clyde Creek PSP’s, prepared by ‘Site Geotechnical Pty Ltd’, dated 6 December 2012. The report acknowledges the former mining activities within the Thompsons Road PSP. The investigation at a preliminary level does not identify any apparent and significant geotechnical hazards, although recommends the use of buffers and revegetation around existing waterways to reduce erosion. The report recommends further geological assessment on a site specific basis. Additionally, we have been provided with a Preliminary Environmental Contamination Assessment relating to the Casey Fields South South PSP, prepared by ‘Beveridge Williams’ and dated October 2012. The report concludes that the risk of significant contamination across the majority of the sites is low. However, there is a moderate risk of contamination across the 1395 Ballarto Road site due to its previous use as a chicken farm and recommends further investigation. In summary, a visual site inspection has not revealed any obvious signs of pollution or contamination, other than that identified in the abovementioned reports. Nevertheless, we are not experts in the detection or quantification of environmental problems and, accordingly, have not carried out a detailed environmental investigation. Therefore, this valuation and our report are made subject to there being no actual or potential contamination issues or environmental hazards including surface or sub-surface soil problems including instability, toxic or hazardous wastes or building material hazards issues affecting: The existing or potential use of the property.

The value or marketability of the property.

The site. Verification that the property is free from contamination or environmental hazards and has not been affected by pollutants of any kind may be obtained from a suitably qualified environmental expert. Should subsequent investigation show that the site is contaminated or has environmental hazards this valuation and report may require revision. The right is reserved to review, and if necessary, vary the valuation figure if any contamination or other environmental hazard is found to exist. Archaeological Considerations.

We have been provided with two Aboriginal Cultural Heritage Assessments, relating to the three PSP’s, prepared by ‘Archaeological & Heritage Management Solutions Pty Ltd’, dated October 2012. The assessment acknowledges a number of places within the PSP’s had previously been recorded on the Victorian Aboriginal Heritage Register (VAHR), comprising stone artefacts and scatters. Furthermore, the report identifies areas of sensitivity within the PSP’s and proposes recommendations on how these areas should be treated. Our assessment is on the basis that areas of cultural significance have been deducted from the developable area of the individual parcels by way of encumbered land uses within the Land Use Budget. Should this not be the case, then this report should be referred back to us for further comment and possible amendment.


Flora and Fauna Considerations.

We have been provided with a Biodiversity Assessment for Area 1053, Thompsons Road Precinct Structure Plan, Clyde, prepared by ‘Ecology and Heritage Pty Ltd’, dated June 2012. The assessment concludes that remnant vegetation is contained within two Ecological Vegetation Classes (EVC’s) being the Plains Grassy Woodland and Swampy Riparian Woodland. There are 199 scattered trees of High and Low conservation significance. Eight significant fauna species have a low to moderate likelihood of occurrence in the area and Clyde Creek will be required to be retained as Growling Grass Frog habitat. Additionally, we have been provided with a Biodiversity Assessment for Area 1054 - ‘Clyde’, prepared by ‘Ecology Partners Pty Ltd’, dated June 2011. The assessment concludes that remnant vegetation is contained within six EVC’s, incorporating 1.89 habitat hectares apportioned as follows: - Swampy Woodland (0.09 habitat hectares).

- Plains Grassy Woodland (0.16 habitat hectares).

- Grassy Woodland (0.93 habitat hectares).

- Sedge Wetland (0.66 habitat hectares).

- Swampy Riparian Woodland (0.05 habitat hectares).

- Swamp Shrub. There are 31 scattered trees of High and Low conservation significance, whilst no nationally or state significant flora or fauna species were recorded within the precinct. However, there are previous records for the Growling Grass Frog in the precinct and accordingly a detailed Conservation Management Plan will be required. Furthermore, we have been provided with a draft Clyde Ecological Assessment relating to the Casey Fields South South PSP, prepared by ‘AECOM Australia Pty Ltd’, dated 14 September 2012. The assessment identifies native vegetation within the Plains Grassy Woodland, Swamp Scrub Woodland, Healthy Woodland and Grassy Woodland EVC’s. There are no scattered trees identified nor any records of threatened flora and fauna although there is the presence of habitat suitable for the Growling Grass Frog. Our assessment is on the basis that all remnant vegetation or flora has been deducted from the developable area of the individual parcels by way of encumbered land uses within the Land Use Budget. Should this not be the case or any problem be known or arise, the matter should be referred back to us for further comment and possible amendment.


4. SCOPE OF THE DEVELOPMENT. Precinct Structure Plans (PSP’s).

The Clyde PSP’s area comprises of three PSP’s identified as: PSP 1053 - Thompsons Road.


PSP 1057.1 - Casey Fields South South. The three PSP’s relate to a total of 100 holdings providing a total gross area of 1,889.44 hectares. The Clyde PSP’s area is broadly bound to the north by Thompsons Road, Smiths Lane and Bells Road to the east, Ballarto Road to the south and Urban Growth zoned land to the west. A number of arterials dissect the precincts including Hardys Road, Tuckers Road and Pattersons Road. A breakdown of the parent areas in accordance with the proposed PSP’s as follows:

PSP No. No. of Properties Parent Area (Hectares)

1053 34 676.33

1054 59 1,103.94

1057.1 7 109.17

Total 100 1,889.44

The PSP’s area has been identified primarily for residential and part employment development, together with a town centre and Government education facilities. An extract of the Draft Future Urban Structure Plan (not to scale) is shown below:


SOURCE - Metropolitan Planning Authority The three PSP’s are briefly described as follows: PSP 53 Thompsons Road.

PSP 53 Thompsons Road encompasses a total parent area of 676.33 hectares plus an additional 18.3 hectares of road reserves, generally bound by Thompsons Road to the north, Hardys Road to the south, Berwick-Cranbourne Road to the west and Smiths Lane to the east. The PSP area comprises 34 individual properties predominantly included within an Urban Growth Zone, although several of the parcels are within a Special Use Zone subject to Schedule 1 - Earth and Energy Resources Industry, being a former quarry. A buffer exists around the Special Use Zone which is zoned Farming. It is our understanding that this quarry is no longer in use and therefore we have assessed value pursuant to the Future Urban Structure Plan as future residential development land. In accordance with the land budget, prepared by MPA and correspondence, received 10 September 2014, an area of 88.16 hectares within the PSP has been identified as future employment zones, with a total industrial zone of 42.22 hectares affecting property No’s 1 and 2 and a total employment commercial zone of 44.37 affecting property No’s 3, 4, 5, 6 and 15, 16, 18 and 25 - 33a. A total of 52.63 hectares has been identified for residential commercial uses such as mixed use and town centres. Property 2 comprises a portion of land identified as infrastructure land, which is located within the transmission line easement. The MPA have indicated the land will be utilised as a DCP Sports Field. We have applied a discounted industrial rate to this land.


We are of the view that the value of commercial land is directly influenced by established residential catchment areas and therefore, on this basis, we have adopted an underlying residential land value rate for the land identified as future commercial use. In accordance with the MPA’s instructions we have assessed value of the employment zones being commercial and industrial land as underlying industrial land value rates. In accordance with the land budget and correspondence received from the MPA, dated 4 September 2014, the Thompsons Road PSP encompasses 101.72 hectares of encumbered land, which we have accordingly deducted from the developable area of the affected properties. At the time of our inspection, the individual holdings within the PSP area were utilised for rural residential purposes. Current conventional development is situated west of the PSP area. PSP 54 - Clyde Creek.

PSP 54 Clyde Creek encompasses a total parent area of 1,103.94 hectares plus an additional 43.543 hectares of road reserves / rail corridors, generally bound by Hardys Road to the north, Ballarto Road to the south, Berwick-Cranbourne Road to the west and Urban Growth zoned land to the east. Whilst the land budget identifies 61 properties, we have been advised that properties 60 and 61 fall outside the PSP area and therefore do not form part of our assessment. Accordingly, the PSP area comprises 59 individual properties predominantly included within an Urban Growth Zone. Several holdings within the PSP area are included as part Farming Zone land. In accordance with the land budget and correspondence received from the MPA, the Clyde Creek PSP encompasses 90.71 hectares of encumbered land, which we have accordingly deducted from the developable area of the affected properties. At the time of our inspection, the individual holdings within the PSP area were utilised for rural residential purposes. Current conventional development is situated west of the PSP area. PSP 57.1.

PSP 57.1 encompasses a total parent area of 109.17 hectares plus an additional 0.891 hectares of rail corridor, generally bound by Ballarto Road to the south, Clyde-Five Ways Road to the east, Casey Fields South to the north and land included within the Cranbourne East PSP to the west. The PSP area comprises 7 individual properties included within an Urban Growth Zone. In accordance with the land budget and correspondence received from the MPA, the Casey Fields South South PSP encompasses 4.6 hectares of encumbered land, which we have accordingly deducted from the developable area of the affected properties. At the time of our inspection, the individual holdings within the PSP area were predominantly vacant and utilised for rural residential purposes. Current conventional development is situated immediately to the north and west of the PSP area.


Summary.

In assessing value of the parent holdings subject to the relevant DCP projects, we have assessed the value of the holding before and after the acquisition. The developable area for each holding in the “before” scenario has been adopted from the Land Use Budget prepared by the Metropolitan Planning Authority (MPA) and correspondence received from the MPA dated 10 September 2014 and from this we have deducted the acquisition areas as provided in the Land Use Budget to arrive at the remaining developable area in the “after” scenario. The area in the “before” scenario excludes land within the Property Specific Land Use Budget as encumbered land associated with the power / gas easement, waterway corridor / wetland / retarding basin, desalination pipe easement, heritage protection zones and conservation areas to indicate a developable area totalling 1,695.22 hectares. A summary of the “before” and “after” areas for the PSP affected by DCP projects and adopted within our valuation is noted as follows:

Area (Hectares)

PSP No. Parent “Before” Acquired “After”

1053 676.33 577.42 50.46 526.96

1054 1,103.94 1,013.23 82.85 930.38

1057.1 109.17 104.57 2.51 102.07

Total 1,889.44 1,695.22 135.82 1559.41 Pursuant to the Draft Future Urban Structure Plan, the north-western portion of PSP 1053 - Thompsons Road is proposed to yield industrial and commercial employment uses. The land budget identifies an employment area of 88.16 hectares, with the remaining area to be of residential and commercial uses. We note land to be acquired within the Thompson Road DCP is situated over both employment and residential use land. The MPA have provided us with the areas of each DCP item apportioned to the particular use that it relates to, which we have incorporated within our “After” assessment. Improvements.

Each holding is assessed having regard to the proposed zoning and the notional highest and best use per the PSP’s Urban Structure Plan. This report relates to the assessment of the parent holdings within the precincts for the implementation of a DCP. Therefore, the values assessed relate to the underlying land values. Accordingly, the improvements have been excluded from the assessments. Highest and Best Use.

In accordance with the Future Urban Structure Plan prepared by the MPA, the parent holdings are proposed to yield primarily residential development (conventional density) and will also provide for employment uses, a local town centre and passive open space. Therefore, in assessing value, we have considered the highest and best use of the parent holdings as inglobo residential or employment use development land.


5. MARKET CONSIDERATIONS. Market Commentary.

International Economic Outlook

Global Growth Conditions

The recovery in global economic conditions remains uneven and temporarily stagnated, although conditions are anticipated to improve from Q2 - 2014. Downside risks remain due to heightened geopolitical risks and their potential transference to the real economy. In both advanced and emerging economies, the implementation of structural reforms are still required to promote infrastructure investment and productivity improvements to underpin global growth conditions. - The International Monetary Fund’s (IMF) latest global forecast (July 2014) anticipate a moderate

softening in growth to +3.4% through 2014. These effects are anticipated to be temporary with increasing to +4% through 2015.

- The spread in economic growth rates between advanced and emerging economies is anticipated to narrow through 2014. With the general improvement in the US, Japan and Eurozone, given highly accommodative monetary policy, while some emerging markets have been negatively impacted by supply-side constraints.

- A lack of growth momentum from advanced economies despite highly accommodative monetary policy may prolong the recovery in global growth, while some emerging markets have been negatively impacted by supply-side constraints.

United States

- The US economy grew strongly in Q2 - 2014, with the labour market continuing to strengthen, reflected in declining unemployment rates. Investment and consumption growth has improved along with consumer and business sentiment and the recovery in housing is also continuing.

Eurozone

- Europe remains on a gradual recovery trajectory, led primarily by Germany. Unemployment peaked in mid 2013 and has been declining slowly but remains very high, especially in Spain and Greece.

- Economic conditions have improved but continued stimulatory policy intervention will still be required to underpin growth with the European Central Bank (ECB), further expanding its already accommodative monetary policy.

Asia

- Economic growth within China has been consistent with the Government’s policy objectives (+7.5% per annum). Targeted market reforms have led to a tightening of the availability of credit (primarily in the shadow banking sector) flowing into the new housing sector while looking to support rural areas and small - medium enterprise.

- Japan recorded strong growth through Q1 - 2014 as consumption was brought forward in response to the increased consumption tax from April 2014. Business investment is strong and the labour market remains tight (with unemployment at its lowest level since mid 2013).


Australian Economic Outlook

Australian economic conditions improved through the second half of 2013 and early 2014, however moderate growth is still expected over the short term. The decline in investment led growth was offset by an increase in resource exports as new mining capacity came on line through early 2014. Growth in household consumption has again moderated, while the transition to non-mining sector driven growth remains tentative (these sectors recording marginal improvements through early 2014). The Reserve Bank of Australia (RBA) left the cash rate unchanged at 2.5% in August, with its last movement in August 2013 (-25 basis point reduction), with any shift in policy likely not to occur until 2015. Non-Resource Sectors

- A further softening in currency (currently around 93 US cents) would benefit domestic economic conditions and assist in transitioning away from resource sector dependant growth.

- The household saving rate is easing, however still remains elevated as aversion towards high debt levels persists and the labour market remains uncertain.

- Consumption has improved marginally and has outpaced income growth, reflecting the easing in savings rates. Despite continued household labour market caution, increased consumption has been underpinned by the “wealth effect” from the previous uplifts in housing and equity values.

- The recent budget (still requiring approval through the Senate) is heavily weighted to consolidation of public expenditure and offers little support to economic growth in the short term.

- Labour market conditions remain soft, with the trend unemployment rate at 6.1% in July 2014 having increased from 5.7% twelve months prior. Labour market conditions are anticipated to remain soft over the next 12 months.

Cash Rate Outlook

- Cash rate reductions take time to fully impact the real economy, although these are beginning to flow through to the real economy, the RBA will maintain an accommodative stance with a likely period of stability in interest rates.

- The cash rate is anticipated to remain stable at 2.5% in the near term. The current policy is considered prudent for fostering growth in demand across non-resource sectors of the economy and consistent with maintaining the RBA’s inflation target.

Victorian Economic Outlook

Victoria’s economic conditions remain impacted by the elevated exchange rate, however the diversified and largely non-mining economic base will mitigate softer conditions through the transition away from resource investment led growth at a national level. - Victoria’s Real Gross State Product (adjusted for inflation) was +1.6% in FY 2013. This is forecast to

improve to +2.0% through FY 2014 and +2.5% through FY 2015.

- Dollar sensitive industries have been impacted by the historically high Australian Dollar (albeit softening marginally to $0.93 US in August). This has been most apparent across the automotive manufacturing industries in Victoria.

- The trend unemployment rate in July 2014 was 6.6%, having increased from 5.8% twelve months prior. Employment conditions are anticipated to remain soft in the short term.

- Following a period of fiscal consolidation from the Victorian State Government, the incumbent Government is looking to rebalance its expenditure profile. The Government is forecasting $27Bn expenditure on infrastructure projects in the FY 2015 budget released in the lead up to the election. Fiscal expenditure programs will be more certain following the November 2014 state election.


Residential Land Commentary

The following market commentary is derived from results of the National Land Survey Program (NLSP) which is undertaken by ResearchFour in conjunction with Charter Keck Cramer. The NLSP monitors over 800 active greenfield residential estates across Australia in major capital cities and reports upon market performance on a Quarterly basis. Metropolitan Melbourne Greenfield Market Indicators

Lot Sales Activity Lot Prices Unsold Lots

0

200

400

600

800

1,000

1,200

1,400

1,600

07 08 09 10 11 12 13 14

Ave

rag

e L

ot S

ales

(pcm

)

Year

$120

$140

$160

$180

$200

$220

$240

07 08 09 10 11 12 13 14

Me

dia

n L

ot P

rice

($'0

00)

Year

500

1,500

2,500

3,500

4,500

5,500

07 08 09 10 11 12 13 14

Lo

t Ove

rhan

g (U

nsol

d Lo

ts)

Year

SOURCE - NLSP - ResearchFour, Charter Keck Cramer Key findings about Melbourne’s greenfield residential land market in the March 2014 Quarter include: - There was a substantial increase in lot sales recorded for the March 2014 Quarter from the historic

low level achieved in the September 2012 Quarter. An average of 930 lot sales per calendar month was achieved in the March 2014 Quarter, which represents a +5% increase over the Quarter and+95% increase over the year.

- The trend increase in sales recorded during the last three Quarters can be attributed primarily to the more stable housing market environment and continuing low interest rates.

- Melbourne achieved 23% of the national greenfield sales activity over the March 2014 Quarter. Although this remains lower than the near 40% achieved through 2008 - 2010, it is an improvement from 15% in 2012.

- Melbourne’s median lot price (gross prices, excluding incentives / rebates) for the March 2014 Quarter was $202,000, which was a slight increase to the December 2013 Quarter and is now only +1% higher than in March 2013.

- Average lot sizes have remained largely unchanged, recording a median lot size of 448 sq.m. for the March 2014 Quarter after having plateaued since March 2011.

- Stock overhang as at the end of the March 2014 Quarter decreased slightly (-1%) from the previous Quarter and eased from the historic high observed through 2012 but remains higher than the long term average.

- At the end of March 2014, there were enough lots on the market to satisfy the equivalent of 4 months of prevailing demand. This has declined from the peak overhang in September 2012 of near 10 months. A market with more than 6 months of trading stock can be considered imbalanced, which will generally place downward pressure on prices.


Melbourne’s South-Eastern Growth Region

The South-Eastern Region includes the Urban Growth Areas within the cities of Casey and Cardinia. Lot Sales Activity Lot Prices Unsold Lots

0

50

100

150

200

250

300

350

400

450

07 08 09 10 11 12 13 14

Ave

rag

e L

ot S

ales

(pcm

)

Year

$120

$140

$160

$180

$200

$220

$240

07 08 09 10 11 12 13 14

Me

dia

n L

ot P

rice

($'0

00)

Year

400

600

800

1,000

1,200

1,400

1,600

1,800

07 08 09 10 11 12 13 14

Lo

t Ove

rhan

g

Year

SOURCE - ResearchFour, Charter Keck Cramer Key findings relating to the South East Region in the March 2014 Quarter include: - There was an average of 310 lots sold per calendar month, an increase of +12% compared to that

observed in the December 2013 Quarter. The March 2014 sales result represents a +89% increase in sales from the corresponding Quarter in 2013.

- March 2014 Quarter sales activity equated to 33% of metropolitan sales, which was equivalent to the previous Quarter.

- The median lot price for the March Quarter 2014 was $212,000, which represents a +3% increase from the previous Quarter and a similar increase (+2%) from March 2013. The South-Eastern median lot price was at a +5% premium to the metropolitan Melbourne median ($202,000).

- The median lot area of 454 sq.m. decreased slightly (-1%) to the December 2013 observation and has remained relatively constant since mid-2011.

- Stock overhang (1,190 lots) was equivalent to the previous Quarter and was -24% lower than the corresponding period in 2013.


Changes to the Urban Growth Boundary (UGB).

The Victorian Government has announced adjustments to the UGB to extend the long term supply of residential and commercial land to provide at least 25 years supply. The announcement also included the compulsory implementation of proposed State Infrastructure Contributions (SIC’s) for all growth areas. The policy provides for the use of SIC’s to manage the provision of infrastructure including: Public Transport.

Environment (Net Gain).

Community Facilities. Prior to the announcement, local Development Contribution Plans (DCP’s) incorporated categories including: Recreational Infrastructure.

Road Infrastructure.

Community Development. The SIC’s were proposed to be implemented within the growth areas. The SIC is in addition to DCP’s charged by Council. This proposed regime was replaced with the introduction of the Planning and Environment Amendment (Growth Areas Infrastructure Contribution) Act 2010. The Act was assented 1 June 2010 with the Growth Areas Infrastructure Contribution (GAIC) applying to land greater than 10 hectares brought into the UGB after the 2009 investigation and charged at $95,000 per hectare, whilst land brought into the UGB at November 2005 will be charged at $80,000 per hectare. Land which was inside the UGB prior to November 2005 will be exempt from the GAIC. As the property was included within the UGB after 2009, the parent holdings within the precinct will incur a GAIC liability commencing at $95,000 per hectare. Our valuation reflects the GAIC will be paid at development by the land owner.


Comparative Sales Evidence - Residential Development Land.

In assessing value, we have had due regard to the evidence of comparable sales occurring within the immediate and comparable growth areas. Sales of inglobo residential development land and land identified for future residential development within growth corridors are as follows:

Address Area

(Hectares) Sale Price /

Date Indicated Rate

(Per Hectare)

1350 Pound Road Clyde North

41.3725.33 (N)

$13,000,000 (T) $10,200,000 (CE)

August 2014

$513,225 (T)$402,684 (CE)

5 & 6 Adrian Street Cranbourne East

5.42 $4,000,000 January 2014

$738,007

55 Abrehart Road Pakenham

23 (N) $9,500,000 December 2013

$413,043

1 Heather Grove Cranbourne East

1.67 $1,200,000 June 2013

$718,563

1970 South Gippsland Highway Devon Meadows

.91 $588,000 June 2013

$646,154

Sneydes Road Werribee South

104 $103,850,000 (T) May 2013

$998,557(T)$750,000 (CE)

870 Taylors Road Plumpton

10 $7,540,000 April 2013

$754,000

1555 South Gippsland Highway Cranbourne East

38.45 (N) $19,000,000 September 2012

$570,000

Lot C on PS709363L Henry Road Officer

2.675 $4,480,000 July 2012

$1,674.766

108-128 Soldiers Road Berwick

6.21 $8,950,000 April 2012

$1,441,224

65 Hardys Road Clyde North

14.62 $10,250,000 (T) $9,200,000 (CE)

(Unconfirmed) January 2012

$701,095 (T)$629,275 (CE)

(T) Terms (CE) Cash Equivalent (N) Net Developable Area


Comparative Sales Evidence - Industrial Development Land.

There has been a dearth of sales of inglobo employment development land and land identified for future employment development within the south-eastern growth corridor, therefore in assessing value we have had regard to sales within the western and northern growth corridors as follows:

Address Comments Area

(Hectares) Sale Price /

Date Rate

(Per Hectare)

790 Summerhill Road Craigieburn

An Urban Growth zoned land parcel situated on the northern side of Summerhill Road. The property has been identified within the proposed Craigieburn North Employment PSP for industrial use.

12.38 $1,670,000 April 2014

$134,895

Lot 2 Palmers Road Truganina

A regular shaped, Urban Growth zoned land parcel situated on the western side of Palmers Road. The property is situated within the Truganina Employment Precinct identified for Industrial Use. Approved Town Planning Permit for a 45 lot subdivision.

24.3 $6,500,000 February 2014

$267,489

544 - 580, 618 Mt Atkinson Road, 634 - 680 Middle Road and 545 - 617 Hopkins Road Truganina

Farming zoned land comprising nine individual land parcels situated on the northern side of Middle Road and east of Mt Atkinson Road purchased in one line. The property is located within the urban growth boundary identified within the Western Growth Corridor Plan for future employment use. The property is encumbered by a power line easement.

88.272 (G)83.7852 (N)

$3,950,000 September

2013

$44,748$47,144

60 Kinloch Court Craigieburn

An Urban Growth zoned land parcel, triangular in shape, situated south of Kinloch Court. The property has been identified within the proposed Craigieburn North Employment Area PSP.

13.62 $855,000 June 2013

$65,775

315 O’Herns Road Epping

An irregular shaped parcel zoned part Special Use 4 and Farming identified within an employment precinct. The property represents a sale by mortgagee in possession.

29.33 $3,000,000 April 2013

$102,285

15 Browns Road Werribee

A regular shaped Farming zoned holding, situated within the UGB, earmarked for employment use. The property is improved with a Federation style home, together with basic rural shedding and a trotting track used for equestrian purposes. We highlight a significant portion of the property (approximately 30%) is encumbered by Lollypop Creek, which is a permanent water course and has Aboriginal cultural significance, thereby reducing the net developable area of the site.

81.52 (G)54.35 (N)

$4,800,000 April 2013

$58,881 (G)$88,316 (N)

297 - 303 Palmers Road Truganina

A rectangular shaped Urban Growth zoned development site, identified within the Truganina Employment PSP for industrial use.

30.76 $7,740,000 March 2013

$250,325

410 Cooper Street Epping

Vacant Farming zoned site identified for future industrial use in the Northern Growth Corridor Plan.

32.09 $5,500,000 July 2012

$171,393


6. VALUATION RATIONALE. Goods and Services Tax (GST) Implications.

Transactions of commercial properties and development land are subject to GST from 1 July 2000, at an amount equivalent to one eleventh (1/11th) of the sale price, for which it is the responsibility of the vendor to remit same to the Government. Accordingly, the vendor / notional vendor can only pass on the GST through a specific condition in the sale contract. Most contracts now include a clause that requires the purchaser to pay any GST on the basis that the purchaser is a registered business and entitled to a full input tax credit. This results in GST being a cash flow issue for the vendor only. Our valuation is expressed exclusive of GST on this basis. This valuation is based on the assumptions relating to GST set out above. If any of these assumptions are found to be incorrect, or if the party on whose instructions this valuation is provided wishes our valuation to be based on different assumptions, this valuation should be referred back to the Certified Practising Valuer for comment and, in appropriate cases, amendment. Valuation - “Before” and “After”.

We have valued the parent holdings subject to the partial acquisitions utilising the “before” and “after” methodology, reflecting the assumptions and qualifications detailed within this report and proposed underlying uses of the parent holdings. In arriving at our assessment of value, we have assessed the individual parent holdings in the “before” scenario and a separate assessment “after” the acquisition, having regard to the sales evidence of land, highest and best use, market conditions and associated positive and negative attributes. In particular, we make note of the sales of similar sized and zoned properties as previously detailed. To indicate value of the acquired land for the proposed DCP items we have assessed value in the “before” scenario and a separate assessment reflecting the holding “after” the acquisition. The difference between the “before” and “after” value assessments is the indicated value attributable to the land identified for the proposed road and intersection construction projects, community facilities and active open space. A summary of our assessment is as follows: Thompson Road PSP - “Before” and “After”


(sq.m.) Before Area


Total (Combined) 676.331 577.417 $299,330,000 526.959 $279,705,000 $19,625,000



(sq.m.) Before Area


Total 1103.936 1013.228 $542,090,000 930.378 $508,765,000 $33,325,000




(sq.m.) Before Area


Total 109.169 104.572 $70,000,000 102.065 $68,200,000 $1,800,000


7. VALUATION AND VALUATION COMPLIANCE STATEMENT. Valuation.

To indicate value of the acquired land for the proposed road widening and intersections, community facilities and open space, we have assessed value in the “before” scenario and a separate assessment reflecting the holding after the acquisition. The difference between the “before” and “after” value assessments is the indicated value attributable to the land identified for the proposed road widening and intersections. A summary of our assessment is as follows:

Thompson Road PSP - “Before” and “After”


(sq.m.) Before Area


Total (Combined) 676.331 577.417 $299,330,000 526.959 $279,705,000 $19,625,000



(sq.m.) Before Area


Total 1103.936 1013.228 $542,090,000 930.378 $508,765,000 $33,325,000



(sq.m.) Before Area


Total 109.169 104.5722 $70,000,000 102.07 $68,200,000 $1,800,000

Valuation Compliance Statement.

Charter Keck Cramer confirms: The statements of fact presented in the report are correct to the best of Valuer’s knowledge.

The analyses and conclusions are limited only by the reported assumptions and conditions.

The Valuer has no interest in the subject property.

The Valuer’s fee is not contingent upon any aspect of the report.

The valuation was performed in accordance with an ethical code and performance standards.

The Valuer has satisfied professional education requirements.

The Valuer has experience in the location and category of the property being valued.

The Valuer has made a personal inspection of the property.

No-one, except those specified in this report, has provided professional assistance in preparing the report.

We confirm that neither Charter Keck Cramer nor any of its Directors or employees has any pecuniary interest that could conflict with the proper valuation of this property. Refer to Assumptions / Qualifications - Third Party Disclaimer.


The counter signatory has reviewed the valuation based on the data presented in the report for the accuracy of calculations, the reasonableness of data, the appropriateness of methodology, and compliance with client guidelines, regulatory requirements and professional standards. The counter signatory is satisfied that the valuation is based on reasonable grounds. The data presented has not been independently confirmed and the property has not been inspected by the counter signatory. Prepared by Charter Keck Cramer

Claudio Petrocco, B.Bus (Prop), AAPI Certified Practising Valuer API Member No 62402 Director Telephone 8102 8910

Bradley W Papworth, B. Bus (Prop), FAPI Certified Practising Valuer API Member No. 62349 Director Telephone 8102 8808

Date of Issue of the Valuation Report - 15 September 2014 Liability limited by a scheme approved under Professional Standards Legislation.


8. ASSUMPTIONS / QUALIFICATIONS. Legend.

square metres sq.m.

hectares ha.

per annum p.a.

per hectare p.ha. Terms of Reference.

We note that this valuation is not for mortgage purposes. The assessment of the individual holding has been concluded from an external inspection and publicly available information relating to the development potential of each holding. Development potential details for each holding have not been provided. Therefore, should information relating to encumbrances and development potential of the individual holdings be made available, we reserve the right to re-assess value in light of circumstances not previously known. Furthermore, this valuation has been undertaken on the basis and method as instructed by the MPA. Should the basis in which this valuation has been constructed or methodology change, we reserve the right to reassess this valuation accordingly. Any intending third party wishing to rely upon the contents of this valuation and its recommendations should note that in accordance with the provisions of our company’s professional indemnity insurance policy, they must, in written form, seek our approval in response to which we will consider the authorisation of this report for their use. Otherwise, no responsibility is accepted for any third party which may use or rely upon the whole or any part of the contents of this report. It should be noted that any subsequent amendments or changes in any form thereto will only be notified to and known by the parties to whom it is authorised. Definition of Market Value.

This valuation has been prepared in accordance with the following API definition of market value:

“The estimated amount for which an asset should exchange on the date of valuation between a willing buyer and a willing seller in an arm’s length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion.”

Date of Valuation.

Due to possible changes in market forces and circumstances in relation to the subject property, this report can only be regarded as relevant as at the date of valuation. This valuation is current as at the date of valuation only. The value assessed herein may change significantly and unexpectedly over a relatively short period (including as a result of general market movements or factors specific to the particular property). We do not accept liability for losses arising from such subsequent changes in value. We draw attention to the provisions of our Professional Indemnity Insurance, that all valuations are only valid for 90 days from the date of valuation, no responsibility being accepted for clients' reliance upon reports beyond that period. Accordingly, any parties authorised to rely upon our opinion are advised that since the date of valuation the subject property has not been re-inspected and that no further investigation or analysis has been undertaken as to any changes since that date. Our assessment is subject to there being no significant event that has occurred between the date of valuation and the date of issue of the valuation report that would impact on the value of the subject property. Third Party Disclaimer.

This valuation is for the use only of the party to whom it is addressed and for no other purpose. No responsibility is accepted for any third party who may use or rely on the whole or any part of the content of this valuation. No responsibility will be accepted for photocopied signatures. It should be noted that any subsequent amendments or changes in any form to the valuation and report would only be notified to and known by the parties to whom it is addressed. This report is a valuation report and is not intended as a structural survey. Charter Keck Cramer prohibit publication of this report in whole or in part, or any reference thereto, or to the valuation assessment(s) contained herein, or to the names and professional affiliation of the Valuers, without the written approval of the Valuer. Encumbrances.

Our valuation is subject to there being no undisclosed or unregistered easements or encumbrances which would have an adverse effect on our valuation other than those previously described and noted on the Certificate of Title attached as an annexure at the rear of this report. Should it be discovered that further easements or encumbrances exist, this report should be referred back to Charter Keck Cramer for consideration, comment and amendment (if necessary).


Native Title.

Pursuant to the Native Title Act (Clth) 1993, and as amended 30 September 1998, land with the exception of an “Exclusive Possession Grant”, may be claimed as the property of Indigenous Australians leading to the co-existence or likely co-existence of Native Title in relation to a particular piece of land, subject to the verification of a prior or continuing connection to the land. We are not experts in Native Title or the property rights derived therefrom and have not been supplied with appropriate anthropological, ethnoecological and/or ethnographic advice. Therefore, the property valuation or assessment is made subject to there being no actual or potential Native Title affecting: The value or marketability of the property.

The land. The National Native Title Register (NNTR) was established under Section 192 of the Native Title Act (Clth) 1993. The NNTR contains determinations of Native Title made by the High Court of Australia, the Federal Court of Australia, or such similarly recognised bodies. Formal verification that the property is not subject to co-existing Native Title interests and/or subject to determination should be obtained by searching the Registry of Native Titles Claims, which is administered by the National Native Titles Tribunal. We have viewed maps prepared by the National Native Title Tribunal detailing Native Title Applications, determination areas and indigenous land use agreements. The map does not identify that the subject property is affected by applications and determinations as per the Federal Court on 31 March 2010. This assessment is completed on the basis that the property is not affected by co-existing Native Title interests. Should subsequent investigation show that the land is subject to existing or potential co-existing Native Title interests, this property valuation or assessment will require revision and should be referred back to Charter Keck Cramer for consideration, comment and amendment. Land Use Zoning and Development Controls.

Although a Planning Certificate has not been sighted, the zoning particulars have been confirmed by the online Planning Scheme, which is an internet based copy of the Planning Scheme provided by the Department of Planning and Community Development (DPCD). Our assessment is completed subject to the planning information obtained being current and correct. Please note that a Planning Certificate has not been provided or obtained. In the event that a Planning Certificate is obtained and the information thereon is materially different to that provided to Charter Keck Cramer via the approved internet based version, then we reserve the right to review our assessment and amend this report (as necessary). Land Description and Site Identification.

A current survey has not been sighted. This valuation is subject to there being no encroachments by or upon the property and this should be confirmed by a current survey and/or advice from a Registered Surveyor. If any encroachments are noted by the survey report, the Valuer should be consulted to reassess any effect on the value stated herein.

PLAN.CREATE.ENHANCE.

PLANSTRATEGIC RESEARCH

URBAN ECONOMICS & POLICY

CREATEDEVELOPMENT & PROJECT MANAGEMENT

LAND SURVEYINGCIVIL ENGINEERING

QUANTITY SURVEYING

ENHANCEVALUATIONS

CORPORATE REAL ESTATEPRIVATE EQUITY

ACCOMMODATION SOLUTIONS GROUP

Level 19/8 Exhibition Street Melbourne Victoria 3000

Telephone 03 8102 8888 Facsimile 03 8102 8844 [email protected]

www.charterkc.com.au

plan.create.enhance. - vpa · t/a charter keck cramer claudio petrocco, b.bus (prop), aapi...

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