Mosman harbour views: Council’s proposed mass rezoning

With fears Mosman residents’ famous harbour views are under threat from a new housing code, the council has come up with an ambitious proposal.

The zoning changes would apply to coastal properties in the LGA.

Mosman councillors have backed a plan to apply environmental zoning on more 2600 properties in the region’s foreshore suburbs in a bid to derail a State Government housing code paving the way for a surge in “fast-tracked” developments.

A total of 2631 properties are set to be rezoned from R2 low density to E4 Environmental Living in the council’s scenic protection area in a move the council said would protect harbour views and stop a potential surge in development in coastal areas.

The plan has been prompted by the State Government’s new Housing Code that would allow one and two story buildings to pop up on the region’s foreshore slopes without owners having to lodge a development application to the council.

A map showing the rezoning changes.

The council had been negotiating with the government to ensure the scenic protection area was exempt from the code, but despite negotiations the current exemption is due to expire in November next year.

More than 160 residents have already lodged feedback on the proposed rezoning with 74 per cent in favour with some supporters saying it would “keep Mosman beautiful”.

Opponents, however, have questioned potential impacts on property prices, restrictions on the ability for landowners to carry out home renovations, and potential impacts on their “ability to sell”.

Speaking at last week’s council meeting, Mosman resident Richard Corbett said the E4 zoning was designed to address ecological issues rather than residential planning.

“People who have purchased in R2 should retain the protections under that zoning – why should owners in the foreshore protection area be asked to take this risk?” he said.

The zoning will apply to coastal land in the LGA.

The council however argued E4 zoning could improve property values by providing homeowners with certainty their harbour views would be maintained.

“Someone living in a property that enjoys generous views of the water that has a one storey house in front of them could suddenly lose their views by the erection of a two storey code-compliant house (and) there is nothing anyone can do about it,” the council’s general manager Dominic Johnson told the meeting.”

“It will provide planning certainty”.    

Cr Tom Sherlock said the proposal would protect the “look and feel of Mosman” and address the state’s “one size fits all” planning process.

Cr Roy Bendal questioned the merits of the plan, saying existing planning controls had failed to limit higher density buildings appearing on the local landscape.

“This is what we get under scenic protection – what we’re being asked to do is transfer one system that isn’t working (and) is going to continue the same failures we’re having now,” he said.

A council report said some works could still be carried out under E4 zoning without a development application including installing rainwater tanks and fences.

After debate, councillors voted 6-1 in favour of the plan – meaning the proposal will now be lodged to the Department of Planning for a gateway determination process.

Mayor Carolyn Corrigian said six weeks of further community consultation would be held on the proposal.

The council said staff are still working on a solution for R3 zoning land in the scenic protection area in response to the housing code on the grounds E4 would “down zone” land.