More public space, tighter energy-efficiency standards for houses and streamlined appeals against development by neighbours are the highlights of the proposed new Territory Plan presented to the Assembly (subs: presented not tabled) yesterday.
The 300-page plan, which details what, where and how Canberrans can or cannot build, from sheds to office blocks, was presented by the chair of the Planning, Development and Infrastructure, David Lamont.
New residential buildings will require a four-star (out of five) energy rating from July 1, 1995. It means things like glass facing north, use of cement slabs, perhaps double glazing, construction to maximise solar heat and so on. The committee called for laws so the building control can enforce insulation standards and other energy-saving devices.
Exceptions will be allowed for things like slope of the land, existing trees and so on. House extensions will also have to comply with energy-efficiency standards.
Mr Lamont said some estimates said it could add $5000 to the cost of a house. However, the energy guidelines would go through extensive consultation with the industry and the community before they became law. Most houses now being built in Gungahlin would rate the four stars.
Much of the rating is taken up with solar orientation, which was not costly; it was just a better use of existing materials. The standards are likely to save residents money in the medium and long term, but add to up-front costs.
The plan increased public land (removing land in the old plan which would have allowed building) in the following suburbs: Evatt, Melba, Latham (a large chunk), MacGregor, Turner, Lyneham, O’Connor, Campbell and Belconnen centre. It took away public land in Hughes and Campbell. Details Page X.
Government and Assembly sources say the Executive will not amend it before it is formally tabled in June and that it will go through the Assembly. It has to lie on the table for six sitting days during which time it can be disallowed, after which it will become law. Given the winter break, that will mean August, at which time there will be complementary law to enforce the energy standards among other things.
The plan will allow for a much wider range of architectural flexibility for single residences. As a result it will also allow for a wider range of neighbour (third-party) objections, especially against buildings (carports, sheds and extensions and the like) close to rear and side boundaries.
“They are a significant cause of conflict between neighbours,” it said.
However, the objection process is to be almost lawyer-free. A non-judicial expert planning and lay body, the Planning and Land Appeals Board, will hear objections in an informal setting within a strict 21-day limit. mr lamont said most people could avoid objections by getting consent from neighbours first.
People wanting to build will only be required to serve a notice on neighbours and put a sign outside the house. Newspaper advertisements will no longer be required.
If the building is within the development envelope on the block and requirements set out in the plan there will be no appeal rights and no requirement to notify neighbours.
In cases where a developer wants to change a lease purpose from, say, single residence to medium- or high- density, the developer will have to notify neighbours and advertise and objectors will get to see detailed design and siting at the same time as the proposal to change the lease purpose and be able to object to both. Objections will be heard throughout he informal expert body with strict time limits.
This has caused great concern in the past. Neighbours have often not objected to medium density next door at the time of application for a lease variation, only to be horrified when the detailed design and siting come out later, by which time it is too late to object.
The new system will replace the limited appeals to the Administrative Appeals Tribunal available at present.