9.1.4 Proposal to Enter Agreement Granting Northcliffe … · 2017. 1. 31. · 9.1.4 Proposal to Enter Agreement Granting Northcliffe "Recreational ... Whilst staff have previously

Ordinary Council Meeting 8 December 2016

ATTACHMENT

9.1.4 Proposal to Enter Agreement Granting Northcliffe "Recreational Vehicle Friendly Town" Status Including a Proposal for an Overnight Vehicle Stay Facility

PROPONENT Shire of Manjimup OWNER N/A LOCATION / ADDRESS: Northcliffe Town Site WARD: Coastal ZONE: N/A DIRECTORATE: Office of the CEO FILE REFERENCE: F160708 LEGISLATION: Local Government Act 1995; Caravan

Parks And Camping Ground Act 1995 AUTHOR: Evon Smith; Andrew Campbell DATE OF REPORT: 14 November 2016

DECLARATION OF INTEREST: Nil

BACKGROUND: The Shire of Manjimup has received a request to enter an agreement with the Campervan and Motorhome Club of Australia (CMCA) by way of a “Letter of Understanding” for the town of Northcliffe to be included in the Club’s RV Friendly Town program. The proposed agreement with the CMCA calls for an area in close proximity to Wheatley Coast Rd, Northcliffe to be available for Recreational Vehicle (RV) overnight stopping for up to seventy two (72) hours, free of charge.

ATTACHMENT: 9.1.4(1) The area determined as potentially suitable is in front of the Northcliffe Visitors Centre, Community Resource Centre and Shire Library as shown in the attachment. The proposal land is partly on Lot 178 Muirillup Road and partly on the Muirrilup Road (Road Reserve) being both under the control of the Shire of Manjimup.

ATTACHMENT: 9.1.4(2) It is understood that both the Northcliffe Visitors Centre and Northcliffe Community Development Group have been actively working toward achieving RV Friendly Town status for Northcliffe. PUBLIC CONSULTATION UNDERTAKEN: Nil COMMENT (Includes Options): Whilst staff have previously advocated the potential benefits of the RV Friendly Town initiative to Council, recently a decision of Council has cast unprecedented doubt on the desire of Council to support free Overnight Vehicle Stay facilities for RV’s within the Shire of Manjimup. At the meeting of 10 November 2016 Council resolved the following:


26861 MOVED: Jenkins, D SECONDED: Taylor, R That Council not approve construction of the Overnight Vehicle Stay at Lot 443 Wetherell Street, Manjimup, as shown in Attachment: 9.13.2(1).

MOTION CARRIED 9/1

FOR AGAINST Cr D Bavich Cr D Tapley Cr L Daubney Cr W DeCampo Cr V Herbert Cr D Jenkins Cr C Logan Cr G Munro Cr P Omodei Cr R Taylor Reasons:

Have Caravan Parks.

Not answer to backpackers.

Take it off the table. Whilst several matters were raised in debate by Councillors, the focus of debate in Council at the 10 November 2016 meeting was about negative outcomes produced by a free Overnight Vehicle Stay facility operating in competition local Caravan Park / Camping Ground operators. Competition is not normally something that should be used by Council as justification for the majority of decisions made particularly for, but not limited to, development based matters. However, the basis of the competition argument was legitimate in this circumstance given that Council was making a decision about a proposal contained on land under the Shire of Manjimup’s direct management responsibility and the choice of Council to actively enter into (or not) real or perceived competitive markets. Given Council’s previous resolution and the context of the debate in reaching that resolution, the fact that one privately owned Caravan Park and one Camping Ground exist in very close proximity to the Northcliffe town site (Aroundtu-it Holiday Park 1.5km and Sid’s Campground 3.9km) with a second nearby camping ground located 25km away at Windy Harbour operated by the Shire of Manjimup, direct competition with other business should be at the forefront of Council’s consideration of this matter. Based on recent feedback from Caravan Park operators in Manjimup it is highly likely that an Overnight Vehicle Stay facility for RV’s for a seventy two (72) hour period will have a significant competitive impact on RV traffic that would ordinarily stop at licensed local Caravan Park and Camping Ground facilities. The owner of the Manjimup


Central Caravan Park stated to Council on 10 November 2016 that his trade could be reduced by as much as 80% of one night stays as a result of providing a free Overnight Vehicle Stay facility in Manjimup and based on this claim there is significant staff concern that if this figure was translated to the Northcliffe proposal this would have the potential to be disastrous for local Caravan Park and Camping Ground enterprises. RV Friendly Town - Northcliffe Using the CMCA’s requirements for RV Friendly Town status the town of Northcliffe has been assessed:

Essential Northcliffe Town Assessment

Provision of appropriate parking within the town centre, with access to a general shopping area for groceries and fresh produce.

Sufficient on and off street parking exists throughout Northcliffe town site in close proximity to a general shopping area for groceries and fresh produce.

Provision of short term, low cost overnight parking (24/48 hours) for self-contained RVs, as close as possible to the CBD.

Aroundtu-it Holiday Park is located 1.5km’s from the Northcliffe town site and provides short term RV stays at $15 per person per night. Sid’s Campground is 3.9km’s from from the Northcliffe town site and provides short term RV stays for a donation to cover costs (recommended at $5 per adult and $1 per child per night).

Access to potable water. Potable water is available in close proximity to the existing dump point.

Access to a free dump point at an appropriate location.

A dump point operated by the Northcliffe Visitor Centre is available free of charge.

Desirable

Provision of long term parking for self-contained RVs.

Both Aroundtu-it and Sid’s Campground can accommodate longer stays.

Access to medical facilities or an appropriate emergency service.

Northcliffe town site has a nursing post.

Access to a pharmacy or a procedure to obtain pharmaceutical products.

Not available.

Visitor Information Centre (VIC) with appropriate parking facilities.

The Northcliffe Visitor Centre exists and has adequate parking available.

VIC to provide a town map showing essential facilities, such as short and long term parking areas, dump point and potable water.

Could be provided in the format required if warranted.

RV Friendly Town™ signs to be erected within the town precinct.

Could be provided in the format required if warranted.


Under the assessment of Northcliffe town site as an RV Friendly Town all “Essential” CMCA elements are met currently and all but one “Desirable” CMCA elements are met or could easily be achieved. On this basis Northcliffe town site could be declared an RV Friendly Town without the need for an Overnight Vehicle Stay facility as currently proposed. Option If Council chose to contemplate an Overnight Vehicle Stay further in Northcliffe town site it is strongly recommended that the concept is advertised for public consultation, including directly with the local Caravan Park and Camping Grounds, for a period of at least four weeks after the end of year holiday period to ascertain community feedback on the proposal. No formal consultation has been undertaken by the Shire of Manjimup on this matter to this point. Conclusion It appears that there is very little difference between the decision of Council on 10 November 2016 to not approve construction of the Overnight Vehicle Stay facility at Lot 443 Wetherell Street, Manjimup and the RV Friendly Town agreement for the Northcliffe town site that requires an Overnight Vehicle Stay facility albeit being available for seventy two (72) hours continuous use in Northcliffe as opposed to the twenty four (24) hours use previously proposed in Manjimup. It is therefore recommended that Council should apply a consistent decision making process when considering this matter. Irrespective of the above, an Overnight Vehicle Stay in the form proposed by the CMCA is not required to meet their RV Friendly Town requirements and as such Northcliffe should currently be eligible for this status immediately. STATUTORY ENVIRONMENT: The Caravan Parks and Camping Grounds Act 1995 regulates the existence of caravan parks, camping grounds and camping generally. The Local Government Act 1995 enables the use of land under Local Government control for certain purposes. POLICY / STRATEGIC IMPLICATIONS: With two matters so similar in concept it would be very difficult for Council to come to any other conclusion other than to follow a very strongly supported resolution made only four weeks prior. However, if Council was to support an Overnight Vehicle Stay facility in Northcliffe, it may also be appropriate to reconsider its position for an Overnight Vehicle Stay facility in the Manjimup town site. ORGANISATIONAL RISK MANAGEMENT: There is very little organisational risk to the Shire of Manjimup from considering this matter other than potential reputational damage arising if an inconsistent decision was made about Overnight Vehicle Stay facilities in the Shire district. FINANCIAL IMPLICATIONS:


There is no financial implications for the Shire of Manjimup if the decision is made not to support an Overnight Vehicle Stay facility in Northcliffe. However if an Overnight Vehicle Stay facility was permitted by Council, on the basis of the feedback from Manjimup Caravan Park operators less than a month ago it will definitely have income repercussions for the organisation in the operation of the Windy Harbour Camping Ground. SUSTAINABILITY: Environmental: Nil Economic: The approval of a free Overnight Vehicle Stay facility on Shire property is highly likely to impact on the financial viability of Aroundtu-it Holiday Park and Sid’s Campground which provide much needed commercial enterprise in the Northcliffe community. Social: RV Friendly Towns should be encouraged throughout the Shire district as it promotes community interaction with tourists visiting the area. VOTING REQUIREMENTS: SIMPLE MAJORITY

OFFICER RECOMMENDATION: That Council:

1. Not proceed with a free Overnight Vehicle Stay facility in the Northcliffe town site as it is in direct competition with commercial enterprise already providing appropriate opportunities; and

2. Agree to enter into agreement with the Campervan and Motorhome Club of Australia for Northcliffe town site to be designated as an Recreational Vehicle Friendly Town on the proviso that the criteria for the “Provision of short term, low cost overnight parking (24/48 hours) for self-contained RVs, as close as possible to the CBD” is agreed as being able to be provided by the existing local commercial operators.

ATTACHMENTS

1 CMCA Letter of Understanding 2 Pages

2 Aerial of proposed area 1 Page

Ordinary Meeting COUNCIL RESOLUTION: MOVED: Munro, G SECONDED: Logan, C 26888


That Council chooses to contemplate an Overnight Vehicle Stay in Northcliffe Townsite and that the concept is advertised for public consultation.

CARRIED: 11/0

Reasons:

The Shire of Manjimup should be RV friendly.

Important to explore the potential of an Overnight Vehicle Stay in Northcliffe.

And so that all community members can voice their opinions.

9.1.4 Proposal to Enter Agreement Granting Northcliffe … · 2017. 1. 31. · 9.1.4 Proposal to Enter Agreement Granting Northcliffe "Recreational ... Whilst staff have previously

Documents