This week Tony Trobe talks to David Shearer, the Independent Property Group's townhouse and apartment specialist, as the director of project planning.
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TT: Recently the chief minister stated in a media interview something to the effect, "Mr Fluffy sites [are] mainly within RZ1, and that some sites may be rezoned to allow higher development." What do you think the government intends by this comment?
DS: I think it is pretty obvious the government intends on rezoning the Mr Fluffy sites, either individually or with neighbouring blocks, to allow the type of redevelopment that will make the rebuilding process economically viable.
TT: Just what type of redevelopment do you expect this might be?
DS: Well, currently RZ1 does not allow strata titling, so that would be a necessary change. As far as the type of redevelopment goes, I think the communities around the Mr Fluffy sites will not support two-storey-and-basement type development, as this was strongly objected to in the past. I believe single-level, smaller townhouses would fit well within existent streetscapes, would be feasible and would gain community support, particularly within the context of cleaning up the Mr Fluffy mess.
TT: Single-level, smaller townhouses sounds like sensible redevelopment for people to age in place. Why isn't this type of development able to be done now?
DS: Single-level, smaller townhouses were all but kyboshed in "the Garden City Variation in 2008" and then later properly buried in changes to RZ2 planning policy limiting unit numbers on blocks. The effect of these changes has stopped 90 per cent of RZ2 redevelopment in Canberra's established suburbs.
However, I expect Mr Fluffy will be the catalyst for the government to revisit these planning policies, and will be the catalyst for a full review of RZ1 and RZ2 policy.
TT: If Mr Fluffy houses were rezoned now to allow this type of redevelopment, would this create the right conditions for builders to buy and redevelop, possibly save the government and Canberra taxpayers the hundreds of millions being touted in the press?
DS: Sensible rezoning would definitely create the right economic conditions for redevelopment to occur. The government could step back and let Canberra's architects and building industry fix Mr Fluffy at little cost to the government. All that is needed is the right planning and development conditions and I am sure they are coming. Question is, will the government only rezone the land after they purchase it in their buy back program? I would think the rezoning should be on offer now as a choice for owners.
Tony Trobe is a Canberra-based architect.
