Mirador rezone mooted to better match today’s property market

In a pitch to give the developers of Stage 13 Mirador Estate a greater degree of market flexibility, the Bega Valley Shire Council is considering handing them the tool to achieve that outcome.

Council resolved at its March 5 meeting to consider a rezoning change to allow a mix of low density and medium density housing for Stage 13 of the subdivision.

Currently the land is zoned for low density housing requiring a minimum 2000 square metre lot whereas medium density reduces lot size to a 450sqm minimum.

The inclusion of the extra zoning would not only allow for more homes to be built but would also provide for different dwelling types such as terraces or townhouses,  ‘granny flats’, triplexes and stratum titled studio housing.

A housing mix that offers diversity of choice is likely to generate broader buyer appeal in today’s market.

Mirador’s planning history dates back to October 27, 1989 when consent was issued to enable the first stage of the subdivision located at upper Berrambool to proceed.

According to council a number of modifications have been made to consent over the years and approved lots now number 325.

The original restriction 2000sqm dates back to pre1987.  It was imposed to allow for on-site sewerage management.

Circumstances have changed since 1987 and council has identified that Stage 13 could be serviced with reticulated sewer.

Nonetheless council’s group manager planning & environment Wayne Sartori  advocates a cautious approach.

“However any subdivision lot yield would be dependent on a sewer servicing strategy being prepared which considered not only stage 13, but the impact on Mirador subdivision as a whole.”

The developers, hope for variations that would yield up to 116 lots varying in size from 560sqm to 900sqm.

“The potential lot yield of 116 is substantially higher than the approved 33 lots,“ Mr Sartori said.

This raised environmental issues such as access arrangements, bushfire and threatened species. These would need to be addressed as part of any consideration by council of future zoning and lot sizing, Mr Sartori said.

In a submission prepared by Dickson Rothschild on behalf of Mirador  developers, RCL Group, seeking the zoning change, DR states: “The proposed coupling of R3 and 450sqm allows for a range of developers to consider development from owner builders to larger developers.

“Large minimum lot size provisions give rise to concerns regarding affordability in this particular location and constrain possible built forms in the precinct.

“To achieve a robust mix of lot types during master planning which may facilitate housing diversity, a range of lot sizes from small to large should be possible.”

Council resolved to consider a R2 Low Density Residential zoning with a 550sqm minimum lot size or a R3 Medium Density Residential zoning with a 100sqm minimum lot size for the land or a combination of both.

It further resolved that a planning proposal must be prepared for the land addressing all relevant planning matters including a servicing strategy for the Mirador Estate; bushfire assessment; access arrangements, including emergency access and threatened species assessment, and once completed that it be submitted to council for consideration.

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