M4_East_Feedback_Report_April14

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3. Community feedback During the display of the M4 East concept design the community provided feedback via a number of channels including 390 emails, 640 letters, 320 phone calls, around 100 people provided feedback via the ‘Have Your Say’ form and more than 600 people spoke directly with project team members during the information sessions providing their comments. Some of the most frequently raised concerns include: Property impacts, impacts on property values and property acquisition Impact on Ashfield Park and the residential areas of Homebush, Concord, Ashfield and Haberfield Air quality monitoring and concern about potential health impacts from tunnel and ventilation outlet emissions Lack of detail in the concept design particularly the location of project infrastructure and a request for more detailed information on traffic data and the WestConnex business case Traffic modelling and traffic congestion Construction impacts including noise, vibration, dust and construction traffic impacts. A summary of the feedback received has been documented below under broad headings that best categorise the range of suggestions and concerns raised. The feedback is not presented in any particular order of importance. 3.1 Property impacts Concerns were raised about the value of properties during and after construction and the changed accessibility to and from some properties following completion of the construction. Some community members have suggested the introduction of new government legislation to fairly compensate nearby property owners and questioned whether compensation would be paid for financial loss to property owners who are in the process of renovating or selling. Feedback from members of the community has been grouped under headings property acquisition, property values and accessibility and community connections. 3.1.1 Property acquisition Suggest compensation and acquisition legislation be developed to protect the interests of affected and nearby property owners particularly those near project infrastructure including tunnel entry/exit points, access ramps and ventilation outlets. Suggest property acquisition focus on the commercial properties along Parramatta Road, not residential homes, public space and parkland. Question how a fair market price can be determined when recent sales have already shown a depression in the value of properties in the project area? Concern raised about insufficient compensation to enable residents to buy ‘like for like’ housing in the local area. 16 M4 East Community Feedback Report
Request property acquisition consider the high number of buyers that will be forced into the property market competing for a small number of available houses in the local area. Competition will force up house prices beyond current market value. Concern raised about the majority of homes marked for acquisition being located near to existing major roads with a market value less than average for the area making it difficult to find comparable properties at the same price. Suggest the acquisition process be based on reinstatement rather than market value. Request expensive renovations and recent home improvements be considered in the market value of a property. Question what legislation and regulations are in place for compulsory property acquisition? Question how the property value of commercial premises and businesses will be determined? Question whether property acquisition covers capital gains tax which needs to be paid following the sale of commercial property? Suggest the construction footprint fit entirely within the boundaries of acquired properties so that no easement (or similar) needs to be registered on the title deeds of properties. Suggest a suitable parcel of land (for example rezoned Henley Park) is acquired for a ‘fit for purpose’ residential estate to be built on to relocate displaced residents. Property acquisition process Large sections of WestConnex will be built underground, limiting the impact on properties on the surface. Owners of properties required for acquisition are being consulted individually by WDA. Properties needed for the construction of WestConnex will be acquired under the Land Acquisition (Just Terms Compensation Act) 1991. Further information on the acquisition process is available in the RMS Land Acquisition Information Guide which can be found at www.rms.nsw.gov.au In addition to the market value of properties acquired for WestConnex, acquisition payments may include provision for: Legal costs including conveyancing (we will reimburse the owner's reasonable legal fees). Valuation fees (we will reimburse the owner's reasonable independent valuation fees). Relocation expenses including stamp duty costs in connection with the purchase of another property of equal value. Mortgage re-establishment costs and other payments. Solatium allowance – which is an amount of money to compensate the owner for the inconvenience of having to move residence. 3.1.2 Property values Concern property values along the project corridor are already being impacted due to the uncertainty surrounding the plans for WestConnex. Question whether compensation will be paid to property owners for a reduction in property values as a result of the project? Suggest property value guarantees be offered to nearby property owners impacted by the project. Comment that this was done as part of the M5 East tunnel development. Question the likely property value impact to homes near to project infrastructure including tunnel entry/exit points, access ramps and ventilation outlets? Concern raised about a reduction in property values due to visual impacts, loss of privacy, reduced access, increased congestion, loss of on-street parking, deterioration in air quality and increased noise. M4 East Community Feedback Report 17
Page 1 and 2: WestConnex Building for the Future:
Page 3 and 4: 3.3.1 Air quality and monitoring ..
Page 5 and 6: Impact on Ashfield Park and the res
Page 7 and 8: Figure 1. M4 East planning process
Page 9 and 10: 2. Communication and consultation a
Page 11 and 12: Advertisements placed in local and
Page 13 and 14: Table 2 Community information sessi
Page 15: 2.3 Other engagement activities In
Page 19 and 20: 3.2 Traffic and transport Feedback
Page 21 and 22: 3.2.3 Local road impacts R
Page 23 and 24: Clarify how the disposal of spoil a
Page 25 and 26: 3.3 Air quality, ventilation and he
Page 27 and 28: 3.4 Concept design Issues were rais
Page 29 and 30: Question whether alternative road o
Page 31 and 32: Ashfield Park, Concord Oval and Reg
Page 33 and 34: 3.6.3 Drainage and flooding Su
Page 35 and 36: 3.7.2 Construction noise and vibrat
Page 37 and 38: 3.8.3 Urban revitalisation
Page 39 and 40: Urban revitalisation along the Parr
Page 41 and 42: 3.10 Community consultation process
Page 43 and 44: 3.11 Other issues Issues were raise
Page 45 and 46: M4 East preliminary concept design
Page 47 and 48: M4 East preliminary concept design
Page 49 and 50: Appendix 1: Concept Design Communit
Page 51 and 52: Air quality Air quality assessment
Page 53 and 54: Stage 1 - M4 East (November 2013) T

M4_East_Feedback_Report_April14

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