The Secretary may arrange mediation under section 218 of a dispute or complaint relating to the management of a building or its site where part of the building is a part strata parcel only--
(a) if any applicable strata management statement provides for the mediation, or determination by the Tribunal, of disputes, or
(b) with the consent of all parties to the dispute,but is not required to arrange mediation before exercising any other function under this Act, the by-laws or a strata management statement.