City of Cockburn - Wetlands to Waves

Naval Base Shacks (Reserve 24308) Cockburn Road, Henderson - FAQs

• View Public Presentation - 25 Oct 2010

Why is the City of Cockburn looking at options for the future management of this site now, given it has been operating since 1933?

The City has been investigating the options for the future management of Naval Base Shacks.

These shacks do not comply with normal health and building standards, making it extremely difficult to ensure that they are either safe or legally compliant.

Under normal circumstances it is illegal to live in a shed or shack, and the City believes the public would expect a local government to take action to prevent this from occurring anywhere in the City. This however has, and continues to take place at this reserve.

What are the three options on the future management of this site that were identified in the report brought before Council at the August 2010  Council Meeting?

Option One:

Bring the reserve under the legislative framework of the Caravan Parks and Camping Grounds Act 1995. This option is a transition plan to convert the area occupied by the shacks in to a caravan park and camping ground.

Initially current lessees would be offered a one-off lease term of five years, at the end of which all shacks would be removed by lessees and replaced with an approved caravan.

Following this, further lease terms in five year increments will be available. This option also requires the City to bring the reserve up to a satisfactory standard to meet all planning, health and building regulations as required  by the Caravan Parks and Camping Grounds Act 1995.

Option Two:

To provide the current lessees with a five year lease term, on the basis that at the end of the five year lease period all shacks/structures are to be  removed by the lessees, at their cost. The City would the begin a process of rehabilitating the site, returning the area back to bushland, in accordance with the current classification of the area by the State Government as a  Bush Forever site.

Option Three:

Maintain the current one year lease options. Under this option, current lessees may have to undertake some physical improvements to the current shacks/structures, at their own cost, in order to achieve some basic building and health requirements. However the City does not believe this is a feasible option due to the potential risks.

Who owns this reserve?

The land (Reserve 24308) is an A class reserve owned by the State. The City of Cockburn manages the land on behalf of the State. The land can only be used for the purpose for which the reserve has been vested - 'Recreation and Camping'.

How many shacks are located on this site?

178 altogether; of which 44 (less than 25%) are leased by City of Cockburn ratepayers.

If the shacks have to be removed will the owners/lessees be paid for their shacks?

The current annual lease clearly outlines that the lessee will not be compensated should they relinquish their lease or the lease not be renewed.

Why has the City not ensured that basic planning standards of the shacks have not been met over the years?

As the land is Crown Land and classified as an 'A' class reserve it is not subject to the normal building and health statutory standards, therefore the City has not been in a position to enforce any normal applicable requirements. This makes it extremely difficult to ensure that the shacks are either safe or legally compliant.

The shacks are in various states of repair, there are concerns about thestructural safety of many of the structures especially in view of the coastal location which is particularly exposed to high winds and the harsh corrosive marine environment.

Will people lose their homes?

These shacks are not homes. They are holiday accommodation and no one should be living there on a permanent basis. The lease allows lessees to stay at the reserve for a maximum of 120 days per annum.

The shacks are located with the Kwinana Industrial Area (KIA) Buffer Zone.Under conditions of light southerly winds the shacks are undoubtedly exposed to emissions from industries within the KIA including the Power Station and Alcoa. This is the primary reason that the City has chosen to restrict the length of stay to 120 days in any one year and will not consider extending this period of time.

Why have shack lessees rates increased so much this year?

The City recently obtained an independent market valuation from a licensed valuer, which stated that the lease fee charged by the City was substantially below current market value. Lease fees have not been reviewed by an independent valuer for the past five years and lessees have been charged at a substantially reduced rate for those years. Instead of an increase in one hit, the City will gradually move to the new lease fee over three years so as to minimise the impact on all lessees.

What will be done with this extra income gained by the City by increasing rates?

All funds will be held in the Naval Base Shacks Reserve fund and be spent on improving and maintaining amenities on the reserve.

Will the lessees and the public be consulted on what the future holds at this site?

Yes, extensive consultation will occur before a decision on the future of the site will be made by Council. Consultation will involve a formal letter being sent to all current lessees setting out the potential options for the future and inviting their comments. A public information evening will be held on Monday, 25th October 2010 commencing at 6.00pm at City of Cockburn Administration Building.  Members of the public are welcome to attend, however RSVP's are required.  Please contact 9411 3505 to confirm.

Information will be published in the October 2010 issue of the Cockburn Soundings and will be made available on the Citys website on this page and web address: www.cockburn.wa.gov.au/navalbase.

For any further enquiries please contact City of Cockburn and ask for the Property and Lands Officer.