A subdivision shake-up could be coming to Queanbeyan-Palerang. Photo: Kazuri Photography.
Plans to knock down a barrier preventing the creation of some “split zoned” lots in southeast NSW have been approved at the local level and sent for a state-level assessment.
Under current Queanbeyan-Palerang Regional Council (QPRC) planning controls, lots that span more than one zone can only be subdivided if they meet set requirements (including around minimum lot size).
Meeting papers state that this was recently brought to the council’s attention regarding issues with the South Jerrabomberra Regional Jobs Precinct, but is seen as a region-wide problem.
“Further investigation across the LGA identified many split zoned lots (part residential, industrial or commercial zones and part environmental or rural zones) that would encounter the same issue at the time of development,” the documents state.
“Rather than deal with each case as it arises, this planning proposal will enable the subdivision of lots along zone boundaries to allow for the development of land that is appropriately zoned while not compromising rural and environmental zones.”
The matter was briefly discussed at a recent meeting, when councillors voted to endorse a proposal to amend the council’s Queanbeyan-Palerang Regional Local Environmental Plan 2022 (QPRLEP 2022) that would offer a potential solution.
The planning proposal states that, under the current system, lots cannot be split zoned when any of the lots would be less than the minimum lot size.
The new approach would cover instances where the environmental or rural portion of the lot is below the minimum lot size and further subdivision isn’t proposed.
“This planning proposal will facilitate a mechanism to allow the subdivision of land whereby environmental or rural zoned land will maintain its current lot size without compromising its environmental values and/or generating additional building entitlements,” the document states.
This change is expected to result in offering increased flexibility and clarity in development.
According to the planning proposal, land at the South Jerrabomberra Regional Job Precinct is reportedly being blocked from further subdivision of the site.
The subdivision is part of the site’s requirements under biodiversity offsets and planning agreements.
“[Current policy] is preventing the developer from meeting the obligations under these agreements as subdivision to excise C2 Environmental Conservation (C2) zoned land from the E3 Productivity Support (E3) is not permissible, due to the minimum lot size (MLS) of 80 ha over C2 zoned land”, the document states.
There are no suggested changes for other planning controls, with the document also stating that any lots divided under this mechanism would be evaluated under existing planning policies.
“Any future subdivision proposals arising from the proposed clause will be subject to the standard infrastructure assessment like any other subdivision applications.”
The proposal also states that the council considered removing minimum lot sizes and reviewing each request individually, but these approaches were deemed to be infeasible.
It will now be forwarded to the NSW Department of Planning, Housing and Infrastructure (DPHI) for a gateway determination (a review on whether it should proceed).
A timeline given in the planning proposal states any change is expected to be finalised by May 2026, following the gateway determination and public exhibition process.
If approved, a new clause would ultimately be inserted into the QPRLEP 2022.
