Dibb v Transport for NSW [2023] NSWLEC 114

Land and Environment Court New South Wales

Medium Neutral Citation: Dibb v Transport for NSW [2023] NSWLEC 114 Hearing dates: 29, 30 May, 1, 2, 5, 6, 7, 8, 9 June, 7 July 2023 Date of orders: 26 October 2023 Decision date: 26 October 2023 Jurisdiction: Class 3 Before: Pain J Decision: See below in [444]. Catchwords: COMPULSORY ACQUISITION – market value of acquired land – underlying zoning at acquisition date low density residential – numerous constraints on development of land for 26-lot subdivision in mind of hypothetical purchaser – river on land with need to obtain approval to pipe and traffic access and topography constraints affect consideration of risk in valuation process – relatively risk free 7-lot subdivision should be valued – disputed comparable sales adjustments considered – disturbance claim that actual use of land for land banking accepted Legislation Cited: Coffs Harbour Local Environmental Plan 2013 (NSW), cl 7.6, Land Use Table Coffs Harbour City Local Environmental Plan 2000 (NSW) Interpretation Act 1987 (NSW), s 33 Land Acquisition (Just Terms Compensation) Act 1991 (NSW), ss 42, 54, 55, 56, 59, 61, 66 Local Government Act 1993 (NSW) North Coast Regional Environmental Plan 1998, cl 38 Rivers and Foreshores Improvement Act 1948 (NSW), s 2 Valuation of Land Act 1916 (NSW), s 6A Water Management Act 2000 (NSW), ss 91, 91E, Dictionary Water Management (General) Regulation 2018 (NSW), reg 3, Sch 2 Cases Cited: Attard v Transport for NSW (2014) 205 LGERA 396; [2014] NSWLEC 44 Azzopardi v Gosford City Council (2002) 123 LGERA 118; [2002] NSWCA 234 Blacktown Council v Fitzpatrick Investments Pty Ltd [2001] NSWCA 259 Boland v Yates Property Corporation Pty Ltd (1999) 74 ALJR 209; [1999] HCA 64 Chaudry v Liverpool City Council [2008] NSWLEC 251 Coffs Harbour City Council v Noubia Pty Limited [2022] NSWCA 32 Everest Project Developments Pty Ltd v Minister Administering the Environmental Planning and Assessment Act 1979 (2010) 177 LGERA 43; [2010] NSWLEC 88 G Capital Corporation Pty Ltd v Roads and Maritime Services (2019) 103 NSWLR 543; [2019] NSWCA 243 G&J Drivas Pty Ltd v Sydney Metro [2023] NSWLEC 20 Harrison v Perdikaris [2015] NSWLEC 99 Hoy v Coffs Harbour City Council [2015] NSWLEC 128 Knezovic v Shire of Swan-Guildford (1968) 118 CLR 468; [1968] HCA 38 Olefines Pty Ltd v Valuer-General (NSW) (2018) 234 LGERA 444; [2018] NSWCA 265 Roads and Traffic Authority (NSW) v Mosca (2006) 146 LGERA 335; [2006] NSWCA 159 Rocco Fraietta v Roads and Maritime Services [2017] NSWLEC 11 SNS Pty Ltd v Roads and Maritime Services (2018) 232 LGERA 224; [2018] NSWLEC 7 Spencer v the Commonwealth of Australia (1907) 5 CLR 418; [1907] HCA 82 Speter v Roads and Maritime Services [2016] NSWLEC 128 Sydney Water Corporation v Caruso (2009) 170 LGERA 298; [2009] NSWCA 391 SZTAL v Minister for Immigration and Border Protection (2017) 91 ALJR 936; [2017] HCA 34 Woollams v the Minister (1957) 2 LGRA 338 Yates Property Corporation Pty Ltd (In Liq) v Darling Harbour Authority (1991) 24 NSWLR 156; 73 LGRA 47 Zouki v Water Administration Ministerial Corporation (2001) 118 LGERA 229; [2001] NSWLEC 258 Texts Cited: Alan Hyam, The Law Affecting the Valuation of Land in Australia (6th ed, 2020, Federation Press) Austroads, Guide to Road Design Part 3 – Geometric Design (February 2021) Coffs Harbour City Land Urban Capacity Assessment 2004 Coffs Harbour Urban Development Strategy 1996 Coffs Harbour Rural Residential Strategy 1999 Development Specification Design 0074 Stormwater Drainage (Design) Natural Resources Access Regulator, "Guidelines for controlled activities on waterfront land – Riparian corridors" (May 2018) M Taylor and R Stokes, "Up the creek: what is wrong with the definition of a river in New South Wales?" (2005) 22 EPLJ 193 Macquarie dictionary, revised 3rd ed, 2001 Our Living City Settlement Strategy 2008 Pacific Highway Planning Strategy Discussion Paper Category: Principal judgment Parties: Raymond Joseph Dibb (First Applicant) Wendy Lynn Dibb (Second Applicant) Transport for NSW (Respondent) Representation: Counsel: I Hemmings SC with L Nurpuri (Applicants) J McKelvey with H Grace (Respondent)