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Legislative Assembly for the ACT: 1996 Week 3 Hansard (28 March) . . Page.. 823 ..

MR HUMPHRIES (continuing):

The Government proposes, as recommended by the board of inquiry, to use "Method A" for assessing the increase in land value in calculating the quantum of "use rights charge" that will apply to a development. To ensure that there is a high level of certainty and stability, the Government proposes to enshrine the method of calculation of "use rights charge" in the Land Act proper, rather than in the regulations, as at present.

The Government recognises that in the process of arriving at a valuation, both parties have the right to seek and provide further information. In order to minimise the requirement to have valuations settled at the Administrative Appeals Tribunal, a new process is proposed. The applicant will have the opportunity to present matters which should be considered by the Australian Valuation Office - the Government's valuer - before the valuation is done. The applicant will also have the opportunity to comment on the completed valuation. If the Australian Valuation Office agrees to alter the valuation, the reasons for doing so will be recorded on the application file as an amendment to the valuation and will be available to interested parties. The Commissioner for Land and Planning will be the decision-maker in relation to the "use rights charge" where the valuation is amended or disputed. A developer who is unhappy with the commissioner's decision will retain the right to appeal to the Administrative Appeals Tribunal.

Mr Speaker, the Government is committed to the development and release of land which meets the needs of the ACT community. This must be on a commercial basis, consistent with the wider needs of the Territory. The Government's participation in joint venture land development is predicated on these outcomes. The Government's major objectives in developing land jointly with the private sector are to achieve the best possible financial return to the Territory, with the minimum requirements of a payment to the Territory of a premium for the value of the raw land and a 50 per cent pre-tax profit share; the creation of estates and neighbourhoods which provide a high level of amenity and which foster innovative urban and housing design; the provision of land which satisfies a range of market sectors, including land for buyers of limited means; and the maintenance of a viable and competitive land development industry in the Territory.

The Government recognises that there are some concerns in the community about the Government's role in joint ventures. The Government is totally committed to transparency in the joint venture process, along with full accountability. The recommendations in the Auditor-General's performance audit of land development joint ventures will be accepted by the Government. Our aim will be to improve public reporting and accountability. All future joint ventures in which the Territory has a major shareholding will be audited by the ACT Auditor-General.

Mr Speaker, a balance has to be struck between retaining the qualities of the city which people value and allowing more flexibility for different forms and density of housing. We must protect Canberra's heritage. But we must face the reality that the Canberra community cannot afford to continue to grow at the fringe along the lines of the Y-plan; we simply cannot afford it. Completing Gungahlin to the local community's expectations is going to be hard enough. The current metropolitan growth strategy review is one of the Government's top priorities.

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