Sunshine Coast Council Development Indicators January to March 2013 Produced by Development Business Services Branch Produced by Development Business Services Branch Page 1 of 23 TABLE OF CONTENTS Jan – Mar 2013 Page Overview of Report ............................................................................................................................. 3 Statistical Snapshot ............................................................................................................................. 4 Statistical Snapshot ............................................................................................................................. 5 All DA Applications Lodged ................................................................................................................. 6 MCU/REC/OPW/PLAN OF SUBDIVISION Applications Lodged ....................................................... 7 MCU Applications by Land Use Type ................................................................................................. 7 REC – Approved & Number of Lots Approved .................................................................................... 8 Plan Sealing – Plans Endorsed and Number of Lots Created ............................................................ 8 MCU/REC/OPW Non-Council Time/Council Time .............................................................................. 9 MCU/OPW/REC Applications Lodged and Finalised .......................................................................... 9 MCU/REC/OPW – Time taken by council to Issue Request for Further Information ........................ 10 MCU/REC/OPW – Request for Further Information Issued .............................................................. 10 MCU/OPW/REC Applications with Negotiated Decisions ................................................................. 11 MCU/REC/OPW – Time taken by applicant to respond to Request for Further Information ............ 11 MCU/REC/OPW Time for Decision for Applications Decided - % .................................................... 12 Number of MCU & REC Applications Decided by Delegation, Council & Court/Consent Order ...... 13 MCU/REC/OPW Applications in Progress by IDAS Stages - (as at 2 April 2013) ............................ 13 Building Approvals Issued ................................................................................................................. 14 Building Approvals issued with Estimated Value of Construction ..................................................... 15 Searches and Certificates Received ................................................................................................. 16 Web Analytics Views ......................................................................................................................... 17 Number of pre-lodgement/advice meetings ...................................................................................... 17 DA Applications of Interest ................................................................................................................ 18 DA Applications of Interest (cont’d) ................................................................................................... 19 DA Applications of Interest (cont’d) ................................................................................................... 20 DA Applications of Interest (cont’d) ................................................................................................... 21 Glossary of Terms ............................................................................................................................. 22 DISCLAIMER Information in this Development Indicators Report is made available as a general reference source only. While every effort has been made to provide correct information, council gives no warranties (express or implied) about the information (including accuracy, reliability, completeness, quality, merchantability, fitness or suitability) for any purpose nor that access to and use of this website or system is free from computer viruses or other infections or contaminations. No liability is accepted by the council (including without limitation, whether in an action of contract, negligence or other tortuous action) for any loss, damage or costs (including consequential, special or indirect damages) relating to access to, use of, or reliance upon the information. Council requests acknowledgement of the Development Indicators produced by the Sunshine Coast Regional council as the source of information if the material is to be published or used in any publication, document or presentation. Produced by Development Business Services Branch Page 2 of 23 Overview of Report The Development Indicators Report presents a unique picture of development activity for the Sunshine Coast, Australia’s fourth largest council in terms of population size. Please refer to the “Glossary of Terms” located at the rear of this report for clarification on terms used throughout this report. Using information from council’s internal records about development applications, the Development Indicators Report profiles the volume and composition of development and contains information on town planning, subdivision, building and construction activity. Additionally, the Development Indicators Report includes information regarding the performance of the development assessment function undertaken by Development Services within the Regional Strategy and Planning Department of Council. The Development Indicators Report is intended to provide statistical data for use by industry, media, community groups and the general public. The data for Building applications is broken into Statutory Building (applications assessed under council’s statutory building function) and Private Certification (applications assessed by Private Building Certifiers). Selected charts present data for the current reporting period and for other quarters where identified. The presentation of these data sets provides a comparison view of development indicators. Overview of the DA Indicators Jan – Mar 2013 (Q1) Development activity for the first quarter of 2013 has commenced in a promising way with applications for Building and Plumbing showing an upward trend during the Q1 reporting period. The number of lots created on the ground via the Plan Sealing process during the quarter is 452 lots, with a monthly average of 150 lots, which is up significantly from this time last year. Most applications for Material Change of Use (MCU), Reconfiguring of a Lot (REC) and Operational Works (OPW) were decided during the statutory time period of 40 business days with only the more complex applications exceeding the 40 business day timeframe. The Q1 figures show that 95% of MCU, 91% of REC and 97% of OPW applications were decided within 40 business days and a minimum of 69% of all these applications being decided within the first 20 business days. Produced by Development Business Services Branch Page 3 of 23 Statistical Snapshot MCU Applications Lodged and Finalised REC Applications Lodged and Finalised OPW Applications Lodged and Finalised Pre-Lodgement Meetings Produced by Development Business Services Branch Page 4 of 23 Statistical Snapshot Applications Lodged & Finalised with Lots Created Estimated Value of Construction for Building Applications Decided Applications Lodged – Plumbing, Building Statutory/Building Private Certification Building Searches & Certificates Received Produced by Development Business Services Branch Page 5 of 23 All DA Applications Lodged Jan Feb 2013 2013 11 22 MCU 66 92 OPW 7 20 REC 14 24 Plan of Subdivision 22 35 Changes/Variations 0 0 Kawana Master Plan 120 181 Plumbing 36 57 Building (Statutory) 214 363 Building (Private Certification) Total No of DA Applications Lodged for Jan to Mar 2013 Quarter Application Type Mar 2013 28 98 15 23 43 3 213 67 307 Totals 61 256 42 61 100 3 514 160 884 2 081 Figure 1 shows the overall volume and type of Development Applications lodged with Development Services, SCRC for the specified quarter. In addition to the IDAS applications, the graph includes other applications requiring assessment, namely applications under the Kawana Master Plan process, changes to existing approvals and request for approvals for minor variations to other planning instruments. Building applications comprise Statutory Building applications which are assessed under council’s Statutory Building function and Private Certification applications which are assessed by Private Building Certifiers. Produced by Development Business Services Branch Page 6 of 23 MCU/REC/OPW/PLAN OF SUBDIVISION Applications Lodged Figure 2 shows Oct to Dec 2012 and Jan to Mar 2013 COMPARISONS of the “core” Development Assessment and Plan of Subdivision applications lodged in the specified quarter. MCU Applications by Land Use Type Period Jan 2013 Feb 2013 Mar 2013 Totals Land Use Type* (application numbers) Other (church, school, Industrial Commercial Residential telecommunications tower, etc) 0 1 5 4 3 3 7 7 9 3 6 10 12 7 18 21 * Figures do not include MCU’s involving only an Environmentally Relevant Activity (ERA) Produced by Development Business Services Branch Page 7 of 23 REC – Approved & Number of Lots Approved Period Jan 2013 Feb 2013 Mar 2013 Totals Approved Applications 8 8 7 23 No of Lots Approved 20 31 26 77 Figure 3 shows the Jan to Mar 2009, 2010, 2011, 2012 and 2013 COMPARISONS of the number of Reconfigure of a Lot applications approved for the specified quarter and the number of lots associated with these approvals. Plan Sealing – Plans Endorsed and Number of Lots Created Figure 4 shows the Oct to Dec 2012 and the Jan to Mar 2013 COMPARISONS of number of Plans of Subdivision approved for the specified quarter and the number of lots associated with these approvals, ie the number of new lots created during this quarter. Produced by Development Business Services Branch Page 8 of 23 MCU/REC/OPW Non-Council Time/Council Time Figure 5 shows the % of time an application is assessed by council (Council Time) and the time that the application is outside of council (non-council time), ie time taken by a Referral Agency to undertake the referral process, and/or applicant to respond to a Request for Further Information issued by council and if applicable, undertake Public Notification of an application. MCU/OPW/REC Applications Lodged and Finalised Figure 6 shows the Oct to Dec 2012 and the Jan to Mar 2013 COMPARISONS for core Development Assessment applications lodged and finalised. Finalised applications include approved, refused, lapsed, withdrawn and cancelled applications. NB: The finalised applications may include some lodged applications from the same period. Most finalised applications were lodged in earlier periods, thus direct comparisons between lodged and finalised is inappropriate. Produced by Development Business Services Branch Page 9 of 23 MCU/REC/OPW – Time taken by council to Issue Request for Further Information MCU Jan 2013 Feb 2013 Mar 2013 Totals 1-10 B-days 3 0 5 8 11-20 B-days 0 3 3 6 21 + B-days 2 0 0 2 REC Jan 2013 Feb 2013 Mar 2013 Totals 1-10 B-days 1 0 5 6 11-20 B-days 0 1 7 8 21 + B-days 0 0 0 0 OPW Jan 2013 Feb 2013 Mar 2013 Totals 1-10 B-days 8 6 8 22 11-20 B-days 2 4 3 9 21 + B-days 0 0 0 0 MCU/REC/OPW – Request for Further Information Issued Type Total Lodged MCU REC OPW 61 42 256 Jan – Mar 2013 No of Request for Further Information Issued 16 17 31 Produced by Development Business Services Branch % of Request for Further Information 26% 40% 12% Page 10 of 23 MCU/OPW/REC Applications with Negotiated Decisions Application Type (Jan to Mar 2013) Decided Total (not including lapsed, cancelled, etc applications) Negotiated Decision % MCU 44 11 OPW 219 13 25% 6% REC 27 7 26% MCU/REC/OPW – Time taken by applicant to respond to Request for Further Information MCU Jan 2013 Feb 2013 Mar 2013 Totals REC Jan 2013 Feb 2013 Mar 2013 Totals OPW Jan 2013 Feb 2013 Mar 2013 Totals 1 0 1 1 2 Months 2 0 0 1 1 3 0 4 0 4 Months 4-6 0 1 1 2 Months 7-9 1 0 0 1 Months 10-12 1 0 1 2 1 0 1 1 2 Months 2 0 0 0 0 3 0 0 0 0 Months 4-6 1 0 1 2 Months 7-9 0 0 0 0 Months 10-12 0 0 0 0 1 3 7 4 14 Months 2 1 3 1 5 3 0 3 0 3 Months 4-6 0 3 0 3 Months 7-9 0 0 1 1 Months 10-12 0 0 0 0 Produced by Development Business Services Branch Page 11 of 23 MCU/REC/OPW Time for Decision for Applications Decided - % MCU Jan 2013 Feb 2013 Mar 2013 Totals 1st 20 B-days 15 7 8 30 21 – 40 B-days 6 2 3 11 41 – 60 B-days 0 1 1 2 60+ B-days 0 0 0 0 REC Jan 2013 Feb 2013 Mar 2013 Totals 1st 20 B-days 7 7 5 19 21 – 40 B-days 1 1 0 2 41 – 60 B-days 1 0 1 2 60+ B-days 0 0 0 0 OPW Jan 2013 Feb 2013 Mar 2013 Totals 1st 20 B-days 53 59 80 192 21 – 40 B-days 4 2 9 15 41 – 60 B-days 4 2 1 7 60+ B-days 0 0 0 0 Figure 7 shows the time taken for a decision to be made during the Decision Stage of the IDAS process by the core Development Assessment application types for the Oct to Dec 2012 and the Jan to Mar 2013 quarters. The IDAS process provides 20 B-days for council to issue a decision on the application. This period may be extended to 40 B-days by council. With the applicant’s consent, the period of time to issue a decision may be extended longer than 40 days. Each bar in the chart is broken into one of three time periods set out in the IDAS process. A “decision” includes approvals and refusals. Produced by Development Business Services Branch Page 12 of 23 Number of MCU & REC Applications Decided by Delegation, Council & Court/Consent Order MCU Delegation Council Court/Consent Order Jan 2013 Feb 2013 Mar 2013 22 11 13 0 0 0 1 0 0 REC Delegation Council Court/Consent Order Jan 2013 Feb 2013 Mar 2013 9 8 6 0 0 0 1 0 0 MCU/REC/OPW Applications in Progress by IDAS Stages - (as at 2 April 2013) Application Type Application Stage MCU REC OPW 24 20 32 Info & Referral Stage 47 30 45 Public Notification Stage 6 1 4 Change Applications MCU REC OPW Produced by Development Business Services Branch Decision Stage Negotiated Decision Appeal Lodged 29 14 49 19 55 39 14 8 1 Application Stage 29 37 15 Page 13 of 23 Building Approvals Issued (Data in this table includes Private Certifier applications in addition to applications decided by council) Classification Jan 2013 No of Applications Feb Mar 2013 2013 Estimated Value of Construction Jan Feb Mar 2013 2013 2013 35,255,846 26,918,017 28,060,195 Dwellings New 95 95 104 Additions/ alterations 41 54 44 4,940,478 4,737,894 4,401,991 Garages/ Carports/Sheds 100 136 95 1,718,102 3,079,399 1,735,701 Fit out Office/Shop/ Restaurant 6 5 4 1,140,000 5,900,538 421,590 Shops/Business Premises 5 12 19 2,490,000 3,421,504 2,333,439 Multiple Residential Buildings 4 5 3 10,196,058 11,128,000 4,915,767 Removal of Buildings 1 0 0 115,000 0 0 Swimming Pools 32 56 30 768,139 1,432,532 803,141 Retaining Walls/Fences/ Towers 9 6 4 676,000 470,506 116,860 Demolition 12 11 11 395,062 181,885 390,072 Government Buildings 1 2 1 1,100,000 665,896 8,500,000 Other Buildings 11 14 7 3,861,425 2,845,514 2,386,476 Sub Total 317 396 322 $54,318,281 $61,923,863 $61,260,883 Jan – Mar 2013 TOTAL 1,035 Produced by Development Business Services Branch $177,503,027 Page 14 of 23 Building Approvals issued with Estimated Value of Construction Figure 8 shows the volume and type of Building Applications decided for the specified quarter. NB: Includes Private Certification Applications Figure 9 shows the volume of Building Applications by type of application and the estimated value of the proposed construction for each type. Produced by Development Business Services Branch Page 15 of 23 Searches and Certificates Received Search Type Building Information Search Certificates of Classifications Limited Certificates Standard Certificates Full Certificates Jan 2013 254 46 40 2 0 Feb 2013 263 48 36 2 4 Mar 2013 259 36 36 4 0 Totals 776 130 112 8 4 Figure 10 shows the volume of Searches and Certificates by type received in the Oct to Dec 2012 and Jan to Mar 2013 quarters. Produced by Development Business Services Branch Page 16 of 23 Web Analytics Views Page Details (Jan to Mar 2013) Planning Schemes Planning & PD Online Building Plumbing Subdivision and Operational Works Development Indicators Report No of Page Views 14805 24714 9655 2227 1377 853 Number of pre-lodgement/advice meetings Number of Pre-lodgement/Advice Meetings Produced by Development Business Services Branch Oct 2012 27 Nov 2012 9 Dec 2012 12 Jan 2013 11 Feb 2013 22 Mar 2013 19 Total 100 Page 17 of 23 DA Applications of Interest The following applications listed provide an interesting insight into the variety of development applications assessed by the Sunshine Coast Council. The applications listed are described as either a major activity or of community interest and a direct web link to the subject applications for further information has been provided for your benefit. APPLICATIONS IN PROGRESS: File Reference Use - MCU13/0014 Shopping Complex (7721m2), Educational Establishment Conference Centre, Hotel Community Hall and Multiple Dwelling Unit Coles Group Property Developments Ltd Stringybark Rd SIPPY DOWNS Applicant Address PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1282959 File Reference MCU13/0019 Use Office, Shop & Restaurant Applicant Felix Hill Pty Ltd C/- Innovative Planning Solutions Address Sunshine Cove Way MAROOCHYDORE PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1286012 File Reference MCU13/0027 Use 90 Multiple Units Applicant RPS Australia East Pty Ltd Address 49-67 Attenuata Dr MOUNTAIN CREEK PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1290153 File Reference MCU13/0029 Use 55 x Multiple Dwelling Units and Shopping Complex Applicant Kentwick Pty Ltd Address 138 Point Cartwright Dr BUDDINA PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1290797 Produced by Development Business Services Branch Page 18 of 23 DA Applications of Interest (cont’d) File Reference MCU13/0054 Use Recreation, Amusement & Fitness K Louie Applicant Address 17/18 Thomas St NOOSAVILLE PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1301763 File Reference REC13/0017 Use Reconfiguration of a Lot (1 Lot into 18 Lots) Applicant Felix Hill Pty Ltd C/- Innovative Planning Solutions Address Sunshine Cove Way MAROOCHYDORE PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1286036 File Reference REC13/0036 Use Reconfiguration of a lot (1 Lot into 18 Lots) Applicant Australand Holdings Limited Address 86 Little Mountain Drive Little Mountain PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1297943 File Reference REC13/0041 Use Reconfiguring of 7 Lots into 17 Lots Applicant Noosa Valley Sports & Recreation Pty Ltd Address 186 Wust Rd DOONAN PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1302800 Produced by Development Business Services Branch Page 19 of 23 DA Applications of Interest (cont’d) APPLICATIONS DECIDED: File Reference MCU10/2001 Use Hotel and Shopping Complex Applicant Alh Group Pty Ltd Address 1 Margaret St COOLUM BEACH PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=694617 File Reference MCU12/0065 Use 26 Detached Dwellings Applicant Felix Hill Pty Ltd Atf The Sunshine Unit Trust Address Sunrise Dr MAROOCHYDORE PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1183490 File Reference MCU12/0072 Use Car Yard with Vehicle Workshop Applicant Adtec Pty Ltd Tte, JA & RA Eastham Pty Ltd Tte Address 13 Caloundra Rd CALOUNDRA WEST PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1187368 File Reference MCU12/0125 Use Motel & Managers Unit Applicant Zajo Pty Ltd, B Threadgold Address 48 Kauri St COOROY PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1217567 File Reference MCU12/0195 Use Medical Centre (Exercise Physiology Clinic) Applicant Kaizen Exercise Physiologists Pty Ltd Address Catalina Apartments 2/47-51 Sixth Ave MAROOCHYDORE PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1251509 Produced by Development Business Services Branch Page 20 of 23 DA Applications of Interest (cont’d) File Reference OPW12/0115 Use Roadworks, Drainage Works, Water Infrastructure, Electrical Applicant Stockland Kawana Waters Pty Ltd Address Kawana Way BIRTINYA PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1177780 File Reference REC12/0055 Use Reconfiguration of 1 Lot into 26 Applicant Felix Hill Pty Ltd Atf The Sunshine Unit Trust Address Sunrise Dr MAROOCHYDORE PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1183480 File Reference REC12/0088 Use Reconfiguration (9 Lots, road dedication and easements) Applicant Coles Group Property Developments Ltd Address 5 Mill St NAMBOUR PD Online Link – http://pdonline.sunshinecoast.qld.gov.au/MasterView/Modules/Applicationmaster/default.aspx?page= wrapper&key=1230731 Produced by Development Business Services Branch Page 21 of 23 Glossary of Terms Building Applications lodged include all application types including those in which council was the private certifier. Building (Statutory) – refers to applications assessed under council’s Statutory Building function. Building (Private Certification) – refers to applications which are assessed by Private Building Certifiers. DA (development applications) – refers to development applications lodged to council for assessment and includes Material Change of Use (MCU), Reconfiguring a Lot (REC), Operational Work (OPW), Building Works and Plumbing or Drainage Works. A subset of “core” development applications comprising MCU, REC, OPW is presented in some of the graphs. Environmentally Relevant Activity – is industrial activity with the potential to release contaminants to the environment, for example chemical processing, waste treatment, spray painting etc. IDAS (Integrated Development Assessment System) – is a single uniform system for development approval that enables relevant state agencies to have input in the assessment process. IDAS is generally divided into four (4) stages – Application stage; Information & Referral stage; Notification stage and Decision stage. Code – Code assessment refers to applications that are not subject to public notification. Impact – Impact assessment refers to applications that are subject to public notification. B-days – the IDAS process uses business days for the measurement of time. Business days exclude weekends and public holidays. B-days are used throughout the report unless specified otherwise. MCU (material change of use) – development applications for a material change of use require assessment under council’s Planning Schemes. In general terms, an MCU is the start of a new use, or an increase in the intensity or scale of an existing use on a site. REC (reconfiguring a lot) – development applications for reconfiguring a lot require assessment under council’s Planning Schemes. A REC is the process for the creation of new lots by subdividing existing lots or rearranging the boundaries of existing lots. A REC also involves creating access easements. OPW (operational work) – development applications for operational work require assessment under council’s Planning Schemes and/or State legislation. OPW involves a wide variety of works on a site and often are works related to approved MCU and REC applications Negotiated Decisions - An applicant has a 20 business day appeal period after they have been advised of Council’s decision about the development application. However, the applicant may suspend the appeal period to lodge a negotiated decision request with Council. Produced by Development Business Services Branch Page 22 of 23 The request must be lodged within 20 business days of suspending the appeal period. The written representations in the request must state what parts of the Decision Notice the applicant wishes to negotiate and why (eg. a condition of development). Council may amend the Decision Notice or refuse to amend the Decision Notice. The applicant then has the balance of the applicant appeal period to lodge an appeal with the Planning & Environment Court if they do not agree with Council’s Negotiated Decision Notice. PD Online – Planning and Development Online is council’s web based access system that allows the public to search, view and track all Development Applications lodged to council. Plan of Subdivision (Plan Sealing) – refers to council’s final approval of a plan of subdivision. It is also informally known as a “plan of survey” or the “plan sealing” process. For example – an application for REC to create a 100 lot residential estate is approved by council. Subsequent applications for OPW related to the REC are also approved by council. The developer constructs the estate and when it is finished submits the plan of subdivision to council for approval. Council checks that all the REC and OPW conditions have been met and then approves the plan (Plan Sealing). The plan is then submitted to the Titles Office for registration. When the plan is registered in the Titles Office, the lots are officially created. Pre-lodgement meetings (PLM) and professional officer appointments (POA) – Council holds PLMs and POAs to assist applicants through the process of submitting development applications. The meetings provide information to prospective applicants about issues relevant to development proposals, such as what details council needs to support an application. Public Notification – A development application is required to be publicly notified under Chapter 6, Part 4 of SPA if either of the following applies: any part of the application requires impact assessment the application is an application to which Section 242 of SPA applies. The purpose of public notification is to inform the community and relevant stakeholders of the proposal, and to give them the opportunity to make submissions that must be taken into account before the development application is decided. A properly made submission secures the right of a submitter to appeal to the Planning and Environment Court (the Court) about the decision if they disagree with part or all of the assessment manager’s decision. Request for Further Information – The Assessment Manager may ask the applicant to provide further information to assess the application. This is called the Information Request and is issued twenty (20) business days after the lodgement of the development application (council can extend the information request period). This means that further information is required so council can assess the development application. The Sustainable Planning Act 2009 allows the applicant up to six (6) months from the receipt of the information request to respond to the Assessment Manager. This Document is compiled and presented by the Development Integration Unit of the Development Services Branch Produced by Development Business Services Branch Page 23 of 23