Revenue from rates help to pay for a whole range of infrastructure and services in our community including maintaining our roads, street lighting, parks and reserves, sporting fields, pools, showgrounds and beaches as well as managing our libraries, public halls and many other programs.
Council is required to categorise all land into one of four broad categories - Farmland, Residential, Mining or Business based on dominant use. The category is included on the front of the rate notice.
What about Vacant Land?
If the property is vacant land and is not being used for any purpose, then Council is required to categorise the property on the basis of any allowable use permitted under the zoning instrument. More information.
What if my Category is Incorrect?
If you think the category applied to your property is incorrect then you can ask Council to review it.
Download the Change of Category form, complete and return to Council.
Council calculates rates consisting of a base amount and an ad valorem rate across the various categories and sub categories throughout the Council area.
A rate comprising of a base amount and an ad valorem rate consists of two components.
- The base amount is a fixed component and must be the same on every property subject to that rate.
- The base amount must not exceed 50% of the total rates collected by that rate.
- If the rate is applied to more than one category or sub-category the 50% rule must not be exceeded in regard to any of the categories or sub-categories.
- Council when determining the level of the base amount has had regard to the requirement of Section 536 of the Local Government Act.
Council's overheads dissected across ratepayers would result in the amount collected from the base amount exceeding limits imposed by Section 500 of the Local Government Act.
In addition Council does not receive sufficient grants to render appropriate services throughout the Council area and as such relies on general purpose rates for their provision.
Council has examined the valuation range across its rate base and is of the opinion that rates levied wholly as an ad valorem rate would not result in an equitable distribution of the rate and as such has used base amounts to obtain a more equitable distribution.
Ad Valorem Component:
- The ad valorem component is calculated by multiplying the rateable value of a property by a rate set in the dollar by Council.
- The higher the value of a property the higher the ad valorem component.
- The ad valorem component must collect a minimum of 50% of any rate.
For details of Council's Rate structure refer to Council's Management Plan.
Ordinary rates are levied on the rateable land value of each parcel of land as supplied by the Valuer General's Office (Department of Lands).
Valuations currently in use by Council have a base date of 1 July 2011 and ratepayers who believe their property values are incorrect should contact the Department of Lands on 1800 110 038 or visit their website at www.lpma.nsw.gov.au/valuation
Waste Management Charges
Council is required to levy a Domestic Waste Charge on all rateable land where the service is deemed available, including vacant land. The domestic waste charge includes the supply, maintenance and service of all street and park bins, a contribution towards landfill operations and the processing of recyclable materials.
On-Site Sewage Management Service Charge
Council is responsible for ensuring that the appropriate and safe disposal of wastewater from on-site sewage management systems. For properties with on-site sewage systems, Council charges a fee which incorporates both the annual operational / approval fee and the initial inspection fee.
Stormwater Management Service Charge
The overwhelming majority of annual stormwater runoff volume and pollutant load from an urban area flows from impervious surfaces such as roads, roofs, car parks and paved areas. The purpose of the Stormwater Management Service Charge is to provide Council with the ability to raise additional revenue to cover new or additional stormwater management services within a catchment, suburb, town, village or local government area.