Information regarding Crown Pastoral Leases, and Amenity Values.
Council responses are highlighted in blue below.
Request:
Under the Local Government Official Information and Meetings Act 1987, I request the following information:
1. How are rates on Crown Pastoral Leases calculated?
The valuation is effectively the same as any other freehold rural land. They are often Titled properties as such constitute a rating unit under the Rating Valuation Rule 2.4.1.1.
2. Does Amenity Value form part of any part of this calculation?
Amenity value is not a separate or defined component within the rating valuation framework under the Rating Valuations Act 1998. Rating valuations comprise capital value, land value, and value of improvements only.
However, amenity factors may be reflected within these values and may also be identified within valuation workings as part of the supporting analysis.
3. If Amenity Value does form part of this calculation, why is this the case?
Amenity factors (such as location, outlook, or environmental qualities) influence market behaviour. As rating valuations are based on market evidence, these factors are reflected in overall capital and land values.
Valuers may also identify amenity influences within valuation workings to support the interpretation of market evidence. This does not constitute a separate component of the rating valuation recorded on the district valuation roll.
Pastoral lease properties are not treated differently from other properties with similar characteristics.
4. How is the Amenity Value calculated?
There is no prescribed method for calculating amenity value under the rating valuation framework.
Where identified in valuation workings, amenity value may be estimated as the portion of value attributable to non-productive attributes, often as the difference between overall market value and productive value. This is an analytical tool only and not a formal component of the rating valuation.
5. If Amenity Value is not included, then why is it not included?
Amenity value is included in rating valuations, but not as a separate component.
The rating valuation framework requires values to be expressed only as capital value, land value, and value of improvements. Amenity factors are therefore reflected within these market-based values, rather than being recorded separately on the district valuation roll. Any separate identification of amenity value is used only for supporting valuation analysis.