1. No category

Preserve the integrity of RZ1 Zones! The ACT Government is seeking to amend the ACT Territory Plan for surrendered RZ1 Mr Fluffy blocks to provide them with planning permissions similar to RZ2 blocks. Unlike other variations to the Territory Plan, Draft Variation 343 is not intended to improve the character of the ACT. The proposed changes would allow subdivision and unit titling on these blocks, meaning that higher density developments will become more profitable, and therefore more attractive, on these blocks. Higher density dwellings should ​
not be encouraged in RZ1 zones. These changes will unfairly disadvantage Mr Fluffy neighbours and Mr Fluffy owners who wish to repurchase their blocks. There may also be community­wide implications in the future because it will set a precedent where some RZ1 blocks can have RZ2­like permissions. Draft Variation to the Territory Plan No. 343 seeks to make five amendments to the planning permissions for Mr Fluffy blocks in RZ1 (suburban) zones. They are: 1. Permit subdivision for unit titling for dual­occupancy buildings [the same as RZ2 zones]. 2​
2 ​
2. Reduce the block size for dual occupancy development from 800m​
to 700m​
[the same as RZ2 zones]. 3. Alter the plot ratios to match the provisions for RZ2 zones [ie. allowing the dwellings to occupy up to 50% plot ratio when both dwellings front the street and a 35% plot ratio when one dwelling is behind the other]. 4. Limit the building height to single storey for any dual occupancy dwelling to which a 35% plot ratio will apply [for blocks where the 50% plot ratio is permitted, two double storey dwellings will be allowed, the same as ​
RZ2 zones]. 5. Adding a criteria that dual occupancy dwellings must meet architectural standards. These changes would impact on around 89.3% of Mr Fluffy blocks. Fluffy blocks spread across Canberra from as far south as Tharwa and north to Hall. For more information, the draft variation is available at: ​
www.act.gov.au/draftvariations If you oppose the proposed changes to the planning permissions you can lodge a submission to the Environmental Planning Directorate by Monday 25 May 2015. Comments should include reference to the draft variation, your name and contact details, and be addressed to the Territory Plan Unit. Comments can be: ● emailed to ​
[email protected] ● mailed to Territory Plan Comments, GPO Box 158, Canberra, ACT 2601 ● delivered to EPD’s Customer Service Centre at 16 Challis Street, Dickson April 2015 page 1 of 5
What to include in your submission: ● The name of the submission which is: Draft Variation to the Territory Plan No 343 Residential blocks surrendered under the loose fill asbestos insulation eradication scheme ● Introduce yourself and why you are interested in the issues and why it affects you. ● Strong, clear statements about what is wrong with the proposed changes to the Territory Plan, or what should change, or what parts should stay the same. ● Give examples about why you have particular views. Examples that support your arguments are very persuasive (e.g. “we already have parking problems in our street, many residents and visitors currently park on the side of the road due to a lack of parking provision for the existing houses”). ● If you are willing to meet with the government or agency conducting the review, say so. Example arguments against the changes to the Territory Plan you could use are: ● The draft changes to the planning permissions ​
will result in an increase in residential density throughout the suburbs of Canberra (see p.6 of the Draft Variation). ● You purchased your property in an RZ1 zone because you like the quiet nature of these areas. Changing the permissions would mean that higher density dwellings will be built in your area and there will be more noise and activity in these streets. ● Allowing higher density developments in RZ1 zones will reduce the value of surrounding houses, as people purchasing in RZ1 zones would rather live beside single dwellings. ● RZ1 zones have predominantly single dwellings. Allowing higher density developments will negatively affect the street character and integrity of these streets and neighbourhoods. ● The Suburban Zone Objectives say RZ1 blocks are supposed to “provide for the establishment and maintenance of residential areas where the housing is low rise and predominantly single dwelling and low density in character”. The proposed changes mean that the Mr Fluffy RZ1 blocks will act more like RZ2 blocks, which “provide for the establishment and maintenance of residential areas where the housing is low rise and contains a mix of single dwelling and multi­unit development that is low to medium density in character”. Therefore the proposed variation is not consistent with the existing zoning objectives and creates inconsistencies within the RZ1 zone. ● It is not fair that ex­Fluffy blocks in your street will have a higher value due to unit titling, but you cannot access the same arrangements to increase the value of your block. April 2015 page 2 of 5
● Multiple dwellings on smaller RZ1 blocks will limit opportunities for solar passive design and may overshadow sun access for existing houses and gardens in the street. You should also include any other concerns that you have that are not listed above, particularly any comments that are specific to your street and will impact on you. What else can I do? The more objections the Government receives to the proposed changes the more likely it is that the changes will not be approved. To increase the number of objections, you could: ● Submit separate submissions from each member of your household ● Ask family and friends to make submissions ● Or, in addition to your submission, you could send a complaint letter to Andrew Barr, Chief Minister, ​
GPO Box 1020, CANBERRA ACT 2601 or via email: [email protected] Who can I ask for help in writing my submission? An example submission and tips on making your submission is attached and a copy can be found at: ​
http://www.dhurrang.net.au/MrFluffy.aspx Further advice can be obtained from your local Community Council or at [email protected]​
. April 2015 page 3 of 5
Why write a submission? When Governments want to review or change a particular law or develop new laws it is very important that they hear what the community thinks about the law – including problems with the law, what you like about the law or suggestions for improvements. Writing a submission is a good way to express your views. It is important that many people and organisations with different views and perspectives are heard. This means the government agency will be informed about how the law affects people. Your voice and your views matter. You have a right to have your views heard. Do I have to identify myself? Most submissions become public once they are made and may be published on the government agency’s website. The comments will include your personal contact details unless excluded under section 411 or 412 of the ​
Planning and Development Act 2007​
. A request for exclusion under these sections must be in writing, clearly identifying what you are seeking to exclude and how the request satisfies the exclusion criteria. Even if you don’t identify yourself by name, you should still explain who you are. For example, “I am a concerned ACT resident” or “I will be directly impacted by the changes to the proposed Territory Plan”. What format should I use? Submissions don’t need to be overly technical or “legal” to be effective. You don’t have to write in any particular format. You can write a letter, or you can write a report and attach a cover letter. Hand­written submissions are fine, provided your handwriting is clear. Try to make your submission as easy as possible for someone else to read. It’s a good idea to use punctuation and to separate out different points into paragraphs. Use headings to indicate you are commenting on a different topic or making different points. Your submission doesn’t have to be long. Concentrate on the elements of the draft variation that you are concerned with. It helps to proof read or get someone else to read your submission before you send it. April 2015 page 4 of 5
[email protected] Territory Plan Comments GPO Box 158 Canberra, ACT 2601 Draft Variation to the Territory Plan No 343 Residential blocks surrendered under the loose fill asbestos insulation eradication scheme Dear Sir/Madam, I strongly object to the Draft Variation 343. I do not support changes to the planning permission for ​
any RZ1 Mr Fluffy blocks. I especially do not support changes to the planning permissions for the Mr Fluffy blocks in my street: Example Street, Dickson. The changes would negatively impact on my quality of life and on the value of my block. Devaluation of neighbouring blocks in Mr Fluffy Streets The proposed changes to the planning permissions for RZ1 Mr Fluffy blocks will encourage higher density dwellings in what are supposed to be quiet residential areas. I purchased my property in an RZ1 zone because I wanted to live in a quiet area with limited noise and traffic. The proposed changes would make my area more like an RZ2 zone, with medium density dwellings and the associated increases in noise and parking problems. This would make my street a less desirable place to live and would therefore decrease the value of my block. This is also true for other streets in RZ1 zones with Mr Fluffy blocks. Inconsistency within planning zones The proposed changes would create inconsistencies within RZ1 areas. It does not make sense that some RZ1 blocks would have additional planning permissions that would increase the value of those blocks, but neighbouring blocks would not be able to access those same permissions to improve the value of their land. Therefore, I believe that approving these changes would set a precedent for other RZ1 owners to seek additional planning permissions for their blocks. There should not be different rules for blocks within the same zone. The existing RZ1 zoning permissions should be preserved. Recommendation I strongly oppose the proposed variations to the Territory Plan for RZ1 Fluffy blocks. I recommend that the Government abandon the changes, particularly for my street, Example Street, Dickson. Regards Annie Human, 15 Example Street, Dickson 30 March 2015 April 2015 page 5 of 5