amendment-c134--brunswick-activity-centre--milus-pilot ...

© 2010 Planisphere 2

Acknowledgements

Department of Planning and Community Development

John Smout Senior Project Officer, Transit Cities, Urban Development

Kate Stapleton Manager, Transit Cities, Urban Development

James Mant Senior Planning Officer, Metro Planning Services

City of Moreland Ian Robertson Manager Activity Centres

Sue Vujcevic Manager Sustainable Development

Liz Nairn Major Projects Strategic Planner

Zoran Jovanovski Coordinator Strategic Planning

Roger Collins Director City Development

Kirsten Costa Director Economic Development

Consultant Study Team

PLANISPHERE URBAN STRATEGY PLANNERS

Lisa Riddle, Director Project Director Kristen Wilkes, Senior Urban Designer / Planner Ashley Mitchell, Urban Designer / Planner Chantal Delcourte, Strategic and Statutory Planner Tina Ngu, Planner / Urban Designer

Project Manager Survey, Mapping, Urban Design Background Research Mapping, Design

URBAN ENTERPRISE PTY LTD Matt Ainsaar, Managing Director Mike Ruzzene, Associate

Market Analysis Market Analysis


Contents

1.0 Introduction ........................................................................................... 4

PART A : EXISTING CONDITIONS ANALYSIS ................................................ 7

2.0 Strategic Context .................................................................................. 8

3.0 Potential Contamination Issues ........................................................ 20

4.0 Economic Analysis ............................................................................. 22

5.0 Land Use and Built Form Analysis ................................................... 27

6.0 Opportunities and Constraints .......................................................... 41

PART B: CONSULTATION .............................................................................. 44

7.0 Previous Consultation Undertaken ................................................... 45

8.0 Communication for this Project ........................................................ 45

PART C: URBAN DESIGN FRAMEWORK ...................................................... 50

9 Precinct-wide Provisions ................................................................... 51

10 Public Realm ....................................................................................... 54

11 Sub-Precinct A .................................................................................... 61

12 Sub-Precinct B .................................................................................... 64

13 Sub-Precinct C .................................................................................... 66

14 Building Form Map ............................................................................. 72

14 Land Use Map ..................................................................................... 72

PART D: IMPLEMENTATION .......................................................................... 74

15 Implementation Options .................................................................... 75

Appendix A: Project Brief

Appendix B: Document Review

Appendix C: Property and Economic Existing Conditions Analysis

Appendix D: Consultation Notes


1.0 Introduction 1.1 Brief Planisphere has been commissioned by the Department of Planning and Community Development and Moreland City Council to undertake a number of tasks required to achieve the rezoning of land within one of the industrial precincts identified in the Moreland Industrial Land Use Strategy (MILUS). As a pilot project, a key aim of the project is to develop a concise methodology to be used for other similar areas throughout Moreland.

The primary purpose of the study is to prepare an efficient and effective development and planning framework to guide the rezoning of the identified precinct. This will include providing a concise policy summary, undertaking the necessary background research to determine the sites history and its potential need for an Environmental Audit Overlay and a look at the existing conditions and planning issues surrounding the precinct. A detailed market analysis will provide the necessary demographic context for the study and detailed residential demand and retail/commercial supply studies will assist to inform the rezoning.

An Urban Design Framework for the precinct will provide recommendations for preferred built form and intensity of development, which will detail building heights, setbacks and any new streets, pedestrian links or public open spaces. Identification of infrastructure and amenity improvements is also a key objective of the brief.

The Project Brief is attached to this report at Appendix A.

1.2 Study Area The Primary Study Area identified the pilot project precinct is located within Brunswick in the general area northeast of Lygon Street and Glenlyon Road. More specifically, the Study Area is bound by Victoria Street to the north and Fleming Park to the east, and then incorporates all Business 3 and Mixed Use zoned land in this area.

In recognition that no specific Study Area exists in a ‘vacuum’, a wider Secondary Study Area was identified early in the Project. The surrounding immediate area, including Lygon Street and the residential and open spaces areas to the north, east and south of have an influence upon what can and should occur within the Study Area. The Secondary Study Area includes these areas and the Study has taken into account the potential impacts of changes in and upon these areas, as well as extending consultation into these areas at the Draft UDF stage.

The Primary and Secondary Study Areas are shown on the map over page.

1.3 Structure of this Report This Study Report is divided into four sections

A. Existing Conditions: background research, data, strategic context and opportunities and constraints

B. Consultation: summary of consultation with land owners, occupiers, residents, service authorities, Council officers and state government representatives.

C. Urban Design Framework: analysis and recommendations about land use, built form and public domain improvements in the Precinct.

D. Implementation: examination of implementation options through the planning scheme and otherwise, and recommendations for the proposed methods

A separate report includes a Study Methodology Review: a record and analysis of the methodology and changes made during the Project process, and recommendations for future processes.


1.4 Study Methodology The approach for the study was undertaken in 5 stages, including:

♦ Stage 1: Inception and Strategic Context

♦ Stage 2: Analysis, Existing Conditions and Planning Controls

♦ Stage 3: Consultation

♦ Stage 4: Draft Amendment

♦ Stage 5: Streamlined Process Methodology

Upon completion of an inception meeting, site survey and Project Plan for the study, a strategic context was developed for the Study Area. This included reviewing background policies and documents relevant to the Study Area and for industrial land, particularly in Moreland. This Document Review is attached to this report as Appendix B.

A detailed analysis of the Study Area was then undertaken to understand the existing conditions of the site, including layout, built form and ownership and any planning issues identified, including current planning controls, intended land use and interface issues. A demographic analysis, residential demand supply analysis and commercial and retail land supply and demand analysis were undertaken to assist in informing the preferred future direction for the Study Area.

A series of one-on-one and small group meetings with landowners and business owners were then held to inform the local community of the study, as well as to gain local knowledge of the issues within the area, the existing conditions and views about future land uses.

Based on this background work, floorspace recommendations and preferred land uses for the precinct, an Urban Design Framework (UDF) was developed. The UDF addresses both the public realm and private realm by detailing objectives and design guidelines in relation to footpaths and pedestrian links, traffic and car parking, built form and design detail, infrastructure, street trees and parks and setbacks and heights.

Implementation of the UDF is then explored through a range of Planning Scheme tools, including appropriate zones, overlays and funding mechanisms to assist in implementing the identified works for public benefit.

A report to review this methodology and an analysis of what has and has not worked throughout the process will be developed as a separate document.

The Amendment will be exhibited to provide community input to the proposed provisions to implement the Study recommendations.


PART A : EXISTING CONDITIONS ANALYSIS


2.0 Strategic Context 2.1 Policies and Strategies There are numerous background policies and strategies that have been reviewed as part of the development of this study. These key strategies and studies listed below provide an outline of the work undertaken, along with identifying the key issues and background information that is relevant to the Study Area in the project.

The key documents summarised here are:

♦ Moreland Industrial Land Use Strategy (2004) – provides direction to Moreland Council about long term planning zoning and redevelopment of ‘industrial land’

♦ Draft Brunswick Structure Plan (2008) – provides strategic land use and built form direction and guidelines for Brunswick

♦ Melbourne @ 5 million (2009) – outlines the current State government directions in relation to accommodating Melbourne’s future population growth

♦ Moreland Affordable Housing Strategy (2006) – outlines a methodology for identifying unmet housing demand and outlines a range of strategic approaches to meeting that demand

♦ Moreland Open Space Strategy (2004) – provides strategic directions and priorities for planning, allocation, design, development and management of open space throughout Moreland.

♦ Moreland City Council Plan 2009-2013 – outlines Council’s key strategic objectives, targets and initiatives

♦ Melbourne’s Inner North Study Area (2008) - provides an economic profile of the municipalities of Moreland and Darebin with a particular emphasis on labour force, employment and land use.

A full summary of all polices and strategies is contained at Appendix B.

Of these documents, the MILUS and the Draft Brunswick Structure Plan are considered to provide the most important strategic direction specific to the Study Area. MILUS has been fully adopted and implemented by the Council in its Municipal Strategic Statement. It therefore has statutory status to guide the outcomes of this Study. While the Draft Brunswick Structure Plan has not been finally adopted by Council or included it the planning scheme as yet, the Council has adopted the document in principle and regards the Structure Plan as the guiding strategic document for the Study Area.

Moreland Industrial Land Use Strategy (2004)

The Moreland Industrial Land Use Strategy (MILUS) was undertaken in August 2004. The purpose of the study was to provide clear direction about the long term planning and zoning of Moreland’s industrial land supply for the next 15 to 20 years. The Strategy focussed on all land within the Industrial 1 and 3, Business 3 and 4, and Mixed Use Zones within the municipality.

The purpose of this strategy is to provide:

♦ an understanding of the pressures affecting industrial zoned land in the City of Moreland;

♦ insight into the future outlook for existing industries in Moreland as well as for possible new employment related uses; and

♦ a clear direction to Council and the community about the long-term planning, zoning and redevelopment of land that is presently included in Industrial 1 and 3, Business 3 and 4, and Mixed Uses Zones throughout the municipality.

The strategy identifies the following implications in regards to planning for industrial zoned land within Moreland:

♦ The demand for industrial zoned land for industrial purposes will continue to decline in Moreland. Whilst demand will remain for industrial land in consolidated industrial areas throughout the municipality, this weakening of demand flexibility will exist to consider opportunities to change the zoning of

© 2010 Planisphere

some of employme

♦ Structural relocate oWhere weto achievesized busprovide an

♦ The outlooonly be mo

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♦ Poorly locnot rezonecannot bebecome ru

With regards to tfollowing relevandevelopment of in

♦ To provideratio of loc

♦ To retain employmeindustrial r

♦ To provid(including

e

the more peripherent uses or residentia

change and trends overtime will result iell located for future ine premises of high amsinesses. However, n opportunity for land

ok for industrial activoderate due to the sta

ging profile of the muemployment to incre

dustries. This will reqand the like.

cated industrial use laed will most likely bee leased for a sufficiun-down, unleasable

these findings and ot objectives were ddustrial land in Morel

e a mix of land usescal jobs to residents.

and consolidate deent areas as the prredevelopment in Mo

de the opportunity fooffices) to establis

ral areas of industrl activities.

for major manufactuin numerous industrndustrial uses, such smenity that will be susites that are not w

use change.

vities generated by loable population outloo

unicipality’s populatioasingly focus on higquire the provision of

and, for which there isecome blighted. Exisent amount to justifyand will remain vacan

other key influencesdetermined to guideand:

s in Moreland that pro

esignated ‘core’ andrimary areas for conreland.

or a wider range of sh on former indus

rial land to enable

urers to downsize anial sites becoming vsites should be redevuitable for small to mwell suited to indust

ocal / regional demaok for Moreland.

on will provide opportgher skilled and knowf land use opportunit

s little or no demand, sting buildings on sitey ongoing maintenannt.

within the municipalie the future plannin

ovides the highest po

d ‘secondary’ industrntinued industrial us

employment relatedstrial areas designat

other

nd / or vacant. eloped

medium try will

and will

tunities wledge ties for

that is es that

nce will

ity, the ng and

ossible

ry and se and

d uses ted as

♦

♦

♦

♦

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♦

In thfuturland uses

In Mland havesupp

‘employment areespecially those in

♦ To provide the opthe redevelopmeprovided they ma

♦ To support the recore and secondaindustrial buildingbusinesses.

♦ To improve the opclose to residentiafor adverse amen

♦ To support the ‘transition – multoccur.

♦ To use the oppoamenity issues an

♦ Not to allow indusit is identified asstrategy.

he context of this studre use of industrial la

use pattern, accesss and any resultant of

Moreland’s situation, tis appropriate as a

e been identified in thport for existing viable

eas’, which have gon the southern parts o

pportunity for a resideent of larger sites intain employment ge

edevelopment of largary industry and emps / complexes suited

perational characterisal properties or other

nity impacts.

continuation of induti use’ whilst allowing

ortunity presented to nd achieve more logic

strial zoned land to bs appropriate for mix

dy, specific guidance and. This includes addibility, interfaces withff-site impacts.

the strategy considermeans of allowing g

he strategy as transite industrial businesses

Brunswick Precinct Industrial Rez

ood main road expof the municipality.

ential component to bewithin designated ‘e

enerating activities on

ger, vacant industrial ployment areas for m

to the needs of sma

stics of industrial and r sensitive uses, to m

strial activities in arg office and residen

rationalise zones tocal and defensible zon

e rezoned to residenxed use or residenti

is provided in respecdressing such issues

h non-industrial and t

rs that site specific regradual change in thtion areas, whilst provs to continue to opera

zoning Model [ Study Report ]

9

osure and access,

e included as part of employment areas’, the site.

sites in designated odern, high amenity ll and medium sized

associated activities inimise the potential

reas designated as ntial development to

o overcome existing ne boundaries.

tial purposes unless ial purposes in this

ct to determining the s as the surrounding he type of industrial

ezoning of industrial e use of areas that viding the maximum ate.

9

© 2010 Planisphere

With regards to thas a ‘Category D: where there is theThe purpose of thand residential ususes, although wh

Industrial and emmust be of a type are to be designed

The site is identifieBrunswick Major access from local

The following Plan

♦ Industrial commerciadevelopme

♦ Business 4

♦ Business 2

♦ Mixed UseTo be usemix of useEnvironmeplanning p

Brunswick Stru

The Brunswick StThe Study Area iscan provide inform

e

he industrial precinct Multi use – residentia

e opportunity to develhis category is to “alloses. It is expected thholly residential develo

ployment generating compatible with resid

d in such a way as to

ed as being part of thActivity Centre. It hand collector roads.

nning and Developme

3 or a Business 3 al, with site specients

4 Zone to provide for

2 Zone - To facilitate

e Zone - To facilitate ed in association withes, only as part of a ent Act (1987) for apermit application.

ucture Plan, Oct 20

tructure Plan was ados referred to on a nu

mation and direction fo

of this study, the straal area’. This categorop a mix of uses inclow areas to change

hat most redevelopmopments on the one l

uses may continue odential uses. Office anhave regard to adjoin

he Lygon/Albert Urbanhas good accessibili

ent controls are recom

Zone where the arfic rezonings to a

bulky goods retailing

a mix of business, ind

a mix of business, inh a Section 173 legarequest under Sectio

a combined planning

008 (Adopted in pr

opted in principle by Cumber occasions withor the purposes of this

ategy classifies the pry applies to industriauding office and residover time to include ents will include resilot are not supported”

or establish in the arnd residential developning industrial uses.

n Village and potentiaty to the PPTN and

mmended to apply:

rea remains predomallow individual resi

and industrial uses.

dustry and residential

dustry and residentiaal agreement specifyion 96A of the Planning scheme amendme

rinciple)

Council on 8 Octoberhin the Structure Plans study.

precinct l areas dential. offices idential ”.

rea but pments

ally the d direct

minantly dential

uses.

al uses. ing the ng and nt and

r 2008. n. This

The visio

Wco

Bght

Ofncpn

The

♦

♦

♦

♦

♦

♦

Folloesta

vision for the precinon for Brunswick was

We value Brunswickcreeks and open spacoffers.

Brunswick’s mosaic ogood model of a susthigher housing denstransport network ena

Our aim in planning Bfor growth that resneighbourhoods that continue to provide prosperous communinecessary to enjoy all

Plan extensively add

♦ Economic restrucmixed use, with a

♦ Broadening of embetter match the s

♦ Nurturing existing

♦ Housing diversity

♦ The future built fbetween Sydney

♦ Management of certainty for futurthe community.

owing a series of blishes a set of strate

nct is outlined in the drafted after extensiv

k for its varied peoplces and for the variet

of housing, industry, tainable Melbourne suities, local employme

able a rewarding and

Brunswick’s future is tspects and enhancewill continue to welcoa range of opportu

ity; neighbourhoods wll that Brunswick has t

resses many issues,

cturing and transition strong focus on enab

mployment opportunitiskills of Brunswick res

g and new niche indus

and affordability.

form of Sydney RoadRoad and the Upfield

built form and guidare investors, and to

technical studies eegies and initiatives to


Brunswick Structureve community consulta

le, places, buildings ty of experiences and

commerce, and recreuburb. A fabric of varient and services, anactive life.

to preserve what we les these characteri

ome newcomers; neigunities and choices where a car and a hto offer.

including:

n of some land formbling a significant pop

ies to replace declininsidents with locally av

stries.

d, Lygon Street and d Train Line.

ance on preferred creduce conflict betwe

encompassing manyo be implemented, inc


10

e Plan. The overall ation and states:

and streets, for its d opportunities that it

reation, represents a ied neighbourhoods,

nd a comprehensive

love, while providing ristics. This means ghbourhoods that will

for a diverse and high income are not

m from industrial to pulation increase.

ng industries, and to vailable jobs.

the corridor of land

character to ensure een developers and

y issues, the Plan cluding:

0

© 2010 Planisphere

♦ Attracting

♦ Identifying

♦ Providing

♦ Focusing activity co

♦ Focusing o

♦ Targeting

♦ Encouragiaccommod

The Plan includeCentral’ (pg.11-2)

♦ Role - conIt is definindustrial housing. Trelated en

♦ Issues – in the areresultant manage abeing repretailing mprecinct.

♦ Strategiesthe commthe precinremoval o

e

g and retaining knowle

g appropriate sites for

clear direction on the

higher density, multi-rridors (Lygon Street,

on improving pedestr

the addition of approx

ing the developmentdate either housing o

es the majority of th. It provides direction

ntaining a mix of retained mainly to be lar

sites on the LygonThe remaining industrterprises, and automo

includes there being ea; the potential for recreation impacts; amenity and interfacelace by residential u

mix in the area; and th

s – include developinmunity facilities in Flemnct; ensuring office uf any requirement for

edge-intensive industr

r office development.

e redevelopment of red

-use development in , Nicholson Street and

rian amenity.

ximately 5,000 – 10,0

t of multi-use and ‘lor employment uses.

he Study Area undern for the following func

l, wholesale, manufacrge industrial buildinn Street frontage harial activities include wotive repair firms.

a number of Council land use changes

pressures on existine issues; employmenuses; loss of employhere is no central or f

ng a community servicming Park; protectionuses are in the rang

active frontages in th

ries and their workers

dundant industrial lan

the three key transpod Royal Parade).

000 dwellings.

oose-fit’ buildings th

r ‘Precinct B Lygon ctions within this prec

cturing and housing angs, although many ave been redevelopwholesale food, clothi

owned community faaround Fleming Pa

ng industrial businesnt land uses are grayment uses may affefocused retailing area

ces hub; a rationalisan of the ‘as of right ue of options for use

he precinct.

s

nd.

ort and

at can

Street cinct:

activity. of the

ped for ng and

acilities rk and

sses to adually ect the a in the

ation of ses’ in

es; and

Lygocorribothacco

♦

♦

♦

The ‘activStreeaddr

The sum

Melb

Melbsoutof pkilomarea

The with

♦

on Street, and the Ador’, which is describ day and night. Th

ompanied by the follow

♦ Improve interfaceeast and west.

♦ Provide active frsurveillance from

♦ Integrate initiativetrail.

eastern part of the Svity node’. This area et and will be the focressing the park.

recommendations omarised on the map o

bourne @ 5 Million

bourne @ 5 Million hern part of the Cities

public transport and metres of the city. Hoa and traditional manu

Department of Plannmetropolitan Council

♦ freeing up surplucentres;

Albert and Victoria Sbed as streets with a hhe Albert and Victorwing guidelines:

to urban renewal are

ontage to new deveresidential and mixed

es for the cross-Bruns

Study Area abuttingis described as a ped

cus for a community

of the Structure Plaon the following page

identifies the Inner s of Moreland and Dalocal amenities and

use prices and demaufacturing jobs are giv

ning and Communitys to help the sub-regi

us industrial land w


Street axis is recognhigh level of amenity aria Street axis within

eas as well as to majo

elopment and ensured-use development.

swick heritage interpr

Fleming Park is idendestrian priority envirhub at Fleming Park

an in relation to th.

North Sub-Region ofarebin. It highlights thd the vibrant activityand for new housing aving way to more in th

y Development is woon reach its full poten

which is located in a


11

nised as an ‘activity and sense of safety,

n the Study Area is

or open space to the

e high-level passive

retation trail and arts

ntified as a potential onment along Cross

k and urban renewal

he Study Area are

f Melbourne as the he area’s abundance y centres within 10 are increasing in the

he service sector.

orking in conjunction ntial. This includes:

and around activity

1

© 2010 Planisphere

♦ exploring corridors density ho

♦ improving that the ar

Moreland AfforThis strategy explCity of Moreland. vulnerable and dis

The following goa

♦ To increas

♦ To increas

♦ To encour

♦ To cultivat

♦ To monito

The goals are comof actions, actor oachieving each ac

Of relevance to thaffordable housingaffordable housing

Moreland OpenThis strategy strecommendations

The overall goal fo

e

whether more houand where there are

ousing developments;

public spaces to helprea is changing for the

dable Housing Strlores and documentsIt focuses on the nee

sadvantaged member

ls frame the strategy:

se the supply of afford

se the supply of appro

rage innovation in affo

te a social justice app

or and analyse current

mplemented with a deor agency responsiblection. This ensures an

his study is the strateg projects. Action 1.g sites, which are Cou

n Space Strategy (2tudies the open las for actions towards s

or Moreland’s open sp

using can be accome opportunities for hi and

p stimulate private inve better.”

rategy (2006) s the current housing ed to provide more affrs of the community.

dable housing in More

opriate housing in Mo

ordable and appropria

proach to housing acro

t and future housing n

etailed implementatione for undertaking eacn effective implement

gy to identify land in .5.2 stipulates Councuncil and privately ow

2004) nds throughout thespecific goals and obj

pace system is:

mmodated along traigh quality medium t

vestment as well as to

affordability situationfordable housing optio

eland.

oreland.

ate housing.

oss the municipality.

needs in Moreland.

n plan that includes ach action and the priotation program.

suitable locations forcil should evaluate po

wned.

e municipality to pectives.

ansport to high

o show

n in the ons for

a series ority of

r future otential

roduce

♦

In re

♦

♦

The

6.7

6.8

♦ To develop and spaces in Morelansustainable way.

elation to this study, p

♦ Ensuring that locahouseholds.

♦ Ensuring that necreated by the de

following actions are

Undertake a detadesignated principatarget of local opepriorities opportunitincluding civic place

Investigate the sitesUse Strategy to idprovided in conjunwalking catchment sites.

maintain a high quand that will satisfy cur

riority strategic develo

al parkland for informa

ew residential develovelopment.

of relevance to this s

iled analysis of opeal and major activityen space within 200ties to improve proves.

s designated for residentify whether therection with redevelopanalysis around exi


ality, resource-efficierrent and projected co

opments include:

al recreation is acces

opment provides for

study:

en space needs any centres, and urban0 metres of all dwelvision and access to

dential development ine is a need for localpment. Investigationsting open spaces in


12

nt network of open ommunity needs in a

ssible to all Moreland

open space needs

nd opportunities in n villages using the lings. Identify and

o local open space,

n the Industrial Land l open space to be

ns should include a n the vicinity of the

2

© 2010 Planisphere

e

Brunswick Precinct Industrial Rezzoning Model [ Study Report ]

13

3

© 2010 Planisphere

Moreland City C

The Moreland CiCouncil. It specifto be undertaken o

Relevant key obje

♦ Facilitate t

♦ Maintain a

♦ Effective appropriat

♦ Facilitate h

Melbourne’s Inn

The Department research into newhousing related sc

In order to undersin the Study AreaThe profile providMoreland and Dar

Key findings identthe following:

♦ Populationincreased

♦ There is acentral M

e

Council Plan 2009-

ty Council Plan estafies the Council’s straover the life of the pla

ectives include:

the development of th

and enhance appropri

use of our land ute to the long term ne

housing that meets th

ner North Study A

of Planning and Cow modes of urban regcenarios, as part of th

stand the potential ecoa, DPCD has commisdes an overview of krebin which comprise

tified from the Econom

n growth has been projected growth to 2

a workforce of aroundelbourne. Unemploym

-2013

ablishes the purposeategic planning framewan.

he local economy and

iate infrastructure and

use and developmeeds of communities.

he needs of the comm

Area (2008)

ommunity Developmegeneration, including he Department’s Trans

onomic impact of incrssioned the preparatikey economic indicato

the Inner North regio

mic Profile for the Inne

modest over the pa2030

87,000 persons manment is similar to th

e, vision and values work and corporate st

d jobs.

d open space.

ent policies for out

munity.

ent (DPCD) is undeconsideration of a rasit Cities program.

reasing population deon of this economic ors for the municipalon.

er North Study Area i

ast 10 years, with s

ny who work in the reghe rest of Melbourne

of the trategy

tcomes

rtaking ange of

ensities profile. ities of

nclude

slightly

gion or e, and

♦

♦

♦

♦

♦

♦

2.2This For Area

Clau

Stratachieenvi

double the percecompared with the

♦ The Study Area (labour force is bethe industry struct

♦ The City of Moapplications for su

♦ Residential propeindustrial property

♦ There appears to job use, such as with the new labo

♦ The average valuthe average valuprovision in the Srezoned to reside

♦ Other impacts ofgrowth as a result

2 Moreland Plasection details the cu

a detailed examinatioa, refer to Section 5: P

use 21 Moreland M

tegic statements for 1eve Moreland’s visioronmental, social and

ntage of workers take Melbourne average

(Moreland and Darebecoming employed inture of previous gene

oreland receives oneubdivision and multi-d

erty prices have beeny prices

be the opportunity tomanufacturing and pur force demographic

ue of residential land e of industrial land,

Study Area were incrential, the value of the

f rezoning would bet of increased residen

anning Schemeurrent relevant policieon of the current ZonPlanning Issues.

Municipal Strategic

10 issues of land use on for the municipad economic perspectiv


ke public transport ore.

bin) is becoming morn higher order industrations

e of the highest ndwelling unit developm

n increasing at almos

o reduce the land provrovide higher order jo

cs

in the Study Area is indicating that, if the

eased, and industrial land would be expec

e expected to be inntial land availability.

e es within the Morelandnes and Overlays app

c Statement (MSS)

and development havlity. Each issue is cve, reflecting Council


14

r walk/cycle to work

re gentrified and the tries compared with

number of planning ments in Victoria.

st double the rate of

vision for low density obs more in keeping

290% above that of e density of the job land was able to be

cted to increase.

ncreased population

d Planning Scheme. plicable to the Study

ve been prepared to considered from its l’s quadruple bottom

4

© 2010 Planisphere

line approach to commerce relevan

Clause 21.04 – M

The Vision for Mosustainable and lcreation of these and recreating enfocus of change ibetween GlenlyonUrban Village whe

Clause 21.05-1: H

This clause advocurban villages, instructure plan for development be dnearby, and thatencourages a vaaffordable and env

Clause 21.05-2: I

This clause identifto the three pillarsincorporates and a key reference provides a strategCity. As part of thand 4 and Mixed Uwere assessed an

e

decision making. Tnt to this study.

oreland’s Vision and

oreland places emphliveable city. It is bavillages as areas tha

nvironment with a varn the municipality. Th

n Road and Blythe Stere this focus of activi

Housing

cates increased intenncluding the Lygon/A

the area and neighbdesigned to provide t new development ariety of housing forvironmentally sustain

ndustry and Comme

fies the key factors ofs of sustainability – ereferences the Morelfor this Study. The

gic framework to guidhe Strategy, all land inUse Zones, shown onnd given a strategic ca

The 10 issues inclu

Strategic Framework

asis on the desire toased on the concept at provide a complet

riety of choice. Thesehe Strategic Framewreet, encompassing tty and intensity of act

nsity of well designedAlbert Sts urban villag

ourhood character gua high level of amentis integrated into t

r differing lifecycle, able housing.

erce.

f industry and commeenvironmental, econoand Industrial Land U

e Moreland Industriade use and developmn Moreland in the Indn the Industry and Emategory to guide futur

de: housing, industr

Plan

o create an environmof urban villages a

te living, working, she areas are identified work Plan identifies ththe Study Area, as betivity is encouraged.

d residential developmge, within the contexuidelines. It requires tnity for residents andthe neighbourhood.ability and cultural

erce in Moreland with mic and social. This

Use Study (MILUS) wl Land Use Strategy

ment of industrial landdustrial 1 and 3, Busimployment Frameworre use and developme

ry and

mentally nd the opping as the e area

eing an

ment in xt of a that all

d those It also needs,

regard clause

which is y 2004 d in the ness 3 k Plan, ent

The catecatechanusesdeveThe estaresid

This

Industrial and Emplogory ‘D’ = Multi Use gory is “To identify nge over time to inclus. Each new developelopments are not supopportunity remains blish. New employmdential uses.”

Clause includes 5 ke

1. To support and suitable locatioFramework Pla

2. To facilitate theenvironmental i

3. To ensure best operation of ind

4. To reduce andcommercial use

5. To improve the Multi Use – EmAreas to assist

oyment Framework Pl– Residential, and thareas where the op

ude offices (or other pment must be of apported unless in accfor industrial and em

ment generating use

ey Objectives:

encourage employmeons in accordance n.

e opportunity for peopmpacts of car journey

practise environmendustry and commerce.

d manage conflict aes and other more sen

overall appearance aployment, Multi Use –in retaining and attrac


lan identifies the Studhe clause states thatpportunity exists for employment uses) a

a ‘mixed use’ naturecordance with an apprmployment generating es must be of a typ

ent-generating businewith the Industry

ple to be employed loys to work.

ntal management in th.

at the interface betwnsitive uses.

and function of Indust– Residential and Tracting new business.


15

dy Area as Strategic t the purpose of this the mix of uses to s well as residential

e. Wholly residential roved structure plan. uses to continue or

ype compatible with

esses in Moreland in and Employment

ocally to reduce the

he development and

ween industrial and

try and Employment, nsitional-Residential

5

© 2010 Planisphere

Clause 22: Mor

Clause 22.02: DeVillages

This Policy suppocentres and urbanone of these areaplans be develope

Clause 22.03: Ind

Another key docuclause 21.05-2, thFramework Plan.

Amendment C75 at clause 22.03 foapplies to all landincludes relativelyobjectives and strand the Moreland

Policy objectives uses, supporting commercial uses,areas at strategicrelated uses cloindustrial developresidential amenitvisual character of

The policy also prezoning reques

e

eland Local Plann

evelopment within D

orts the concept of sn villages identified os identified as areas

ed to guide future dev

dustry and Employm

ument relevant to thihis policy applies to al

was gazetted in Novor Industrial developmd identified on the Indy large areas of inrategies of the MorelaIndustrial Developme

include providing fothe continuation of

, retaining and consc locations, providing se to existing com

pments ensuring indty; ensuring efficient f industrial areas.

provides a range of pts and planning p

ing Policy

esignated Activity C

self-sustaining commuon the Strategic Framof change, and the P

velopment of these are

ment

s study, this Local Pll land identified on th

vember 2006, and incments. This new Indusdustry and Employmedustrially zoned lanand Industrial Land Uent Guidelines 1996.

r a diversity of induf industrial and othesolidating designated

opportunities for a wmercial areas, encoustrial development and functional site

performance measurepermit applications,

Centres and Urban

unities focussed on amework Plan. BrunswPolicy requires that streas.

Planning Policy buildse Industry and Emplo

cluded a replacementstry and Employmentent Framework Plan,d. The policy applie

Use Strategy (MILUS

strial and commerciaer employment gene

Industry and emplowider range of emploouraging high quality

does not adversely layouts; and improvi

e to be used in consincluding measure

activity wick is ructure

s upon oyment

t policy t policy which es the

S) 2004

al land erating oyment oyment y new

affect ng the

idering es for

subddeve

♦

♦

♦

♦

Exer

The moreinterthe prop

Whe

♦

♦

♦

division, caretakers elopment and noise se

♦ This clause sets and Decision Guiappropriate:

♦ The purpose anMoreland Industri

♦ The decision guidentified in the M

♦ The decision guGuidelines 1996.

rcising discretion:

assessment of reque than one site, strurfaces. The assessmeMulti Use – Residen

posals on Moreland’s

ere a permit is require

♦ Ensure the propobjectives, as out

♦ Ensure that the Measures.

♦ Ensure developmIndustrial Develop

houses, land use ensitive uses.

out a number of Objidelines. It is policy th

nd application of theal Land Use Strategy

uidelines for determiMoreland Industrial Lan

uidelines set out in

uests for rezoning wiucture plans for the ent of rezoning requ

ntial Areas will considactivity centres.

ed for use and/or deve

posal is consistent tlined in 21.05-2 – Ind

use and developm

ment responds to the dpment Guidelines 199


interface, residentia

bjectives, Policy, Perfhat the responsible a

e strategic categoriey, 2004;

ining the future usend Use Strategy, 200

the Moreland Indu

ll take account of thlocality and the creaests and planning peder the implications

elopment it is policy to

with the designatedustry and Employmen

ent satisfies the re

design guidelines set 96.


16

al and mixed use

formance Measures, authority consider as

es identified in the

e of industrial land 4; and

ustrial Development

he need to consider ation of problematic ermit applications in for office and retail

o:

ed category policy nt.

levant Performance

out in the Moreland

6

© 2010 Planisphere

Existing Zoning

Study Area

The land within th

The Business 3 Zof encouraging theassociated comme

The Mixed Use Zthat has a frontagresidential, commfunction of the locbut has not been d

Adjacent to Stud

For this project it or abuts, the StudStreet, land is zondevelopment of bentertainment and

Directly adjacent tland zoned PublicParks. The aim ospace, along with

Residential 1 (R1ZStudy Area, alongAlbert Streets. Thof densities with aalong with respeccommunity and a

e

g

e Study Area compris

one (B3Z) applies to e integrated developmercial and industrial u

Zone (MUZ) applies toe to French Avenue.

mercial, industrial andcality to which it is apdeveloped.

dy Area

is also important to ndy Area. Along the wned Business 1 (B1Zbusiness centres for d community uses.

to the eastern and pac Park and Recreationof this zone is to reco

providing for conserv

Z) land abuts the soug with land that is ‘sure aim of this zone is ta variety of dwellings

cting neighbourhood climited range of non-r

ses of two zones, Bus

the vast majority of thment of offices and muses. This zone prohib

o the land at 92-96 AThe aim of this zone

d other uses which cpplied. This land was

note the current zoninwestern boundary of thZ) which has the aim retailing and other c

art of the southern bon (PPRZ) which appliognise the areas for vation and commercia

uthern, south-easternrrounded’ by the Studto provide for residens to meet the housincharacter and allowinresidential uses to se

siness 3 and Mixed U

he Study Area, with tmanufacturing industriebits residential uses.

Albert Street, includine is to provide for a racomplement the mixerezoned in 2006 from

ngs of land that is adjhe Study Area, along to encourage the int

complementary comm

undary of the Study Aes to Fleming and Mpublic recreation and

al uses where appropr

n and northern edgesy Area along Sedgma

ntial development at ang needs of all houseng educational, recrearve local community n

se.

he aim es and

ng land ange of ed use m B3Z,

jacent, Lygon

tensive mercial,

Area is ethven d open riate.

s of the an and

a range eholds, ational, needs.


17

7

© 2010 Planisphere

Existing Overla

There is one exisAudit Overlay (EAthe French Avencontaminated landby any contamina

There are a numinterface with the

The first is the HSedgman, Albert,zoned properties Centre. The aim oand cultural signiaffect the significaprohibited if it assi

Other overlays aresites on Lygon Strof this Overlay is places does not a

DDO5 is applied Methven Park. Thwas to ensure gooits position adjacethe park from the

e

ays

sting overlay applyingAO) located on the Mue frontage. The aid is suitable for a usetion.

mber of other overlayStudy Area.

Heritage Overlay (HO, French Avenues aat 294 (hotel) and 31of this overlay is to cificance along with eance of heritage placists with the conserva

e the two Design andreet, either side of theto ensure that the ddversely affect the he

to the land at the his land contains a recod design and built foent to Methven Park north.

g in the Study Area wMixed Use zoned land

m of this overlay ise which could be sign

ys which also apply

O) which applies to rnd Leinster Grove. 18-324 Lygon Streetonserve and enhanceensuring that develo

ce and allowing a useation of the significanc

d Development Overlae heritage site at 318esign of any new bu

eritage place.

southern end of Frcent townhouse deveorm outcomes for thealong with providing

which is the Environd at 92-96 Albert Stre to ensure that potenificantly adversely a

y to land that has a

residential propertiesIt also applies to tw(Maternal and Child e heritage places of

opment does not adve which would otherwce of the heritage plac

ays. DDO1 is located -324 Lygon Street. Tildings adjacent to he

rench Avenue, adjacelopment. The aim of e development in rela

the pedestrian acce

mental eet and entially ffected

direct

s along wo B1Z

Health natural versely

wise be ce.

at two he aim eritage

cent to DDO5

ation to ss into


18

8

© 2010 Planisphere

2.3 ImplicaThe key opportunidentified below:

Opportunities ♦ Numerous

Area as onuse’ area

♦ There is higher ord

♦ The creatproposal t

♦ The land iforms are

Constraints ♦ Considera

environme

♦ New deve

♦ The impac

♦ New deveheritage s

e

ations for the Pnities and constraints

s strategic planning sne that has the potenover time.

potential to accommder employment oppo

tion of a ‘communityo be further develope

s not subject to heritaunconstrained by exi

ation needs to be givental sustainability in t

elopment must have re

ct of new developmen

elopment should be dites, and residential u

Precinct s presented through

studies and documenttial to change to a mo

modate intensified rertunities than currentl

y hub’ adjoining or ed in the Industrial Pre

age or other overlayssting, specific design

ven to neighbourhoothe design of new dev

egard to the amenity o

nt on public open spac

designed to minimiseuses.

the Strategic Conte

ts have identified theore residential based

esidential developmeny exist.

within Fleming Parecinct Plan.

s and therefore new brequirements.

d character guidelinevelopment.

of nearby residents.

ces must be consider

e impacts on any ad

ext are

e Study ‘mixed

nt and

rk is a

building

es and

red.

djoining


19

9


3.0 Potential Contamination Issues 3.1 Introduction Consideration of a change in zoning from industrial to a zone that may encourage residential use requires an assessment of the likelihood that these sites may be contaminated by previous uses and activities. This section examines the process to determine land that may require controls to protect future uses from activities in the past that included use of hazardous materials or chemicals, and requirements for land that may contain contaminated land..

3.2 Ministerial Direction No 1- Potentially Contaminated Land

The requirements of Ministerial Direction no. 1 specify that

In preparing an amendment which would have the effect of allowing (whether or not subject to the grant of a permit) potentially contaminated land to be used for a sensitive use, agriculture or public open space, a planning authority must satisfy itself that the environmental conditions of that land are or will be suitable for that use.

‘Potentially contaminated land’ is defined as land used or known to have been used for:

♦ Industry

♦ Mining, or

♦ Storage of chemicals, gas, wastes or liquid fuel (if not ancillary to another use of the land).

A ‘sensitive use’ includes residential use, child care centre, pre-school centre and primary school.

In order to satisfy itself that the environmental conditions of the land are suitable for as sensitive use, the planning authority must either;

♦ Ensure that a certificate of environmental audit is obtained prior to commencement of the use, or

♦ Ensure that a statement is obtained from a suitably qualified professional that the land is not contaminated.

The Environmental Audit Overlay is the tool provided within the Victorian Planning Provisions (VPPS) for application to areas where an Environmental Audit is required. It is therefore important that this Study identify the locations where this Overlay will need to be applied.

The first step in this process was determined to be an examination of records held by the Council in relation to all land within the Study Area.

3.3 Site Histories Understanding the history of past land uses is important when considering land previously used for industrial purposes for rezoning to zones that allow for more sensitive uses, such as the Residential Zone, Mixed Used Zone or Business 1 Zone (among others). In cases where land has been used for the purposes of industrial uses an Environmental Audit Overlay is likely to be required. However, applying the EAO to every site is undesirable due to the time and costs associated with complying with an EAO.

This task has proven to be a challenge. Moreland City Council has provided Planning and Building Permit data back to 1979, with an emphasis on the last 10 years. Researching these archived planning files has proven to be ineffective due to the number of industrial uses not requiring a planning permit under the B3Z and INZ. Locating past files has also proved to be difficult for some sites.

Researching the Council rates archives is another method that can be used to identify past land uses. This includes a lengthy search of Council’s Microfiche records which, for the number of industrial sites in the precinct and for all sites identified in MILUS would be costly and cause time delays.

© 2010 Planisphere

The other optionconsistently sincerequirement. ThiConsequently the

Adopted Approa♦ Visually in

appear to

♦ Identify thconfirm thCouncil raLibrary of

♦ Confirm thnon-pollut

♦ Gain advcontamina

♦ Make decEAO - thoactivity are

♦ Where theincluded in

Of all the residenfound to have posthis report provide

A review of the pincluded in the EAone further properfor the recommen

e

n is to identify sitee occupation, and is option has beefollowing method has

ch nspect all sites withinhave non-industrial /

he land use history hat no potentially pollates and postal recorVictoria.

hose properties that ing uses since first be

vice on the potentiants from adjoining pr

cisions on which propose properties that hae excluded from the E

ere is doubt and theren the EAO.

ntially used parcels ossible industrial uses oes the recommendatio

rocess undertaken bAO was conducted brty that could be excldations of this Report

es that have been exclude them from

en determined as s been adopted for ide

n the precinct to idennon-polluting uses (e

for each property couting activity has tak

rds held by the Public

have had continuoueing developed.

al for sub-soil / groperties from an envi

perties within the preave no history of induEAO.

efore a risk of contam

of land within the pron them in the past. ons for where an EAO

y Planisphere in idenby Coffee Environmeuded from the EAO at.

used for residentia any environmentalthe preferred app

entification of site hist

ntify those land parceeg residential dwelling

onsidered non-pollutken place in the pastc Records Office and

us residential or oth

ground water transpronmental consultant

ecinct will be includedustrial or otherwise po

mination - properties

recinct, only a handfPart D – Implementa

O should be applied.

ntifying the propertiesnts. The Review ideand this has been ac

l uses l audit proach. tory.

els that gs).

ing, to , using d State

herwise

port of t.

d in an olluting

will be

ful was tion, of

s to be entified cepted


21

1

© 2010 Planisphere

4.0 EconThis section outlinpart of the Study.

4.1 DemogKey findings from

♦ It is expecEast and additional

♦ The Brunpopulation(26%) and

♦ The most Education(12.2%) aemployershospitals,

♦ The BrunpopulationMetropolit

♦ The Morehigh rankiArea and t

Future developme

♦ Needs of provision community

e

omic Analynes the findings of theThe full Report is ava

graphic Analysthe demographic ana

cted that over the nexBrunswick State Su5,000 residents;

nswick Local Area n aged between 20 ad Metropolitan Melbou

common industries o and Training (12.6%

and Health and Socias to the North of Meeducation facilities, a

nswick Local Area n who are professioan Melbourne (23%);

eland LGA has a relaings in the south of the Study Area.

ent in the subject prec

professional single aof appropriate reta

y services targeted to

ysis e Property and Econoailable at Appendix C.

sis alysis include:

xt 20 years, the Brunsuburbs) will need to

has a significantly nd 35 years (39%) wurne (22%);

of employment in the%) Professional, Scienal Services (11.1%). elbourne (Carlton andand scientific laborato

has a significantly nals (37%) compare

atively high SEIFA inthe Municipality incl

cinct needs to conside

and dual person housail, local work oppoo these groups.

omic Analysis underta.

swick Local Area (Bruaccommodate at le

higher proportion when compared to Mo

e Brunswick Local Arntific and Technical Se

This coincides withd Parkville) includingries;

greater proportion ed to Moreland (26%

dex score, with partiluding the Brunswick

er:

seholds. This includortunities and socia

aken as

nswick ast an

of the oreland

rea are ervices major major

of the %) and

icularly k Local

des the al and

♦

4.2TherStudtype

Appl

♦

♦

♦

♦

In ad330 apar

Avaifor bbuild

♦

♦

♦

♦ Needs of young secondary markeprovision of commother health care

2 Planning anre have been a total ody Area since 1995. As of developments so

lications of note since

♦ 9-17 Gale Street –centre and underg

♦ 304, 306-310 Lyg

♦ 316 Lygon Street

♦ 240-250 Lygon Sresidential buildin

ddition to these propoLygon Street which d

rtments within a 10 sto

lable Building Permit buildings and works sding and residential ad

♦ Alterations and ad

♦ Buildings and woVictoria and Gale

♦ Change of Useinvestigations app

family and student t for any residential d

munity services cateriservices.

nd Building Apof 30 Planning PermitAn examination of theought over this period

e 2002 include:

– proposal for a six stground car parking

gon Street – 11 storey

– proposal for four st

Street (portion of lot g

osals above, it should directly abuts the Stuorey building and is c

data dates back to 1such as demolition, ndditions and alteration

dditions (1) to a reside

orks with a waiver of Streets

and Buildings andpear to be for one of t


households, which development in the arng to these groups su

provals t development applicaese permits provides .

torey office building in

y residential building

torey residential and o

fronting Lygon Stre

be noted that the Elvdy Area, contains aro

currently under constr

979 and contains nunew dwellings, signagns. These include:

ential property on Vict

carparking (2) to ind

d Works (7) whichtwo reasons. The firs


22

would constitute a rea. In particular the uch as childcare and

ations for land in the an indication of the

ncluding a child care

office building

eet only)– 11 storey

vera Development at ound 100 residential uction.

merous applications ge, new commercial

toria Street

ustrial properties on

h upon preliminary st is the change from

2

© 2010 Planisphere

a residenindustrial/b

♦ Multi unit was subse

4.3 EconomPrecinc

Discussions with bHistorically the phowever with comanufacture withJ.Boag; however i

There are a smaproducts in the pservice industry (toffices.

The precinct provof the businessesspace they utilise.the manufacturing

Many of the oldelikely to seek alternorthern industriaseek other locatio

Businesses suited

♦ Small offibusinesse

e

tial use to an indusbusiness use.

residential (1) on a sequently withdrawn.

mic Role of ct business owners of threcinct had a strongmpetition from oversin the precinct. Theit too ceased manufac

all number of mediumprecinct; however thtradesman, cabinet m

vides employment in s such as distribution. The precinct has seg industry.

r manufacturing busirnative locations to opl precinct as a likely pns within inner metro

d to the precinct in the

ices. The area is es. The areas prox

strial use, and the s

small residential lot in

the East Bru

he precinct indicate ag role in the provisioseas there are verye largest manufacturcturing in East Brunsw

m sized businesses te predominant use

makers, contractors) s

the above mentionedn and warehousing aeen a large decline in

inesses which have perate their businessprospect. Some of thpolitan Melbourne if a

e future are likely to in

likely to attract smximity to Melbourne

second is for a chan

n Gale Street in 2003

unswick Indus

an industrial area in don of textile manufacy few businesses threr within the precincwick in 2005.

that still manufacturewithin the precinct i

storage and distributio

d industries, howeverare small employers n workers with the dec

the larger landholdin. Most have nominate smaller businesses

available.

nclude:

mall offices and conCBD, combined wi

nge of

3 which

strial

decline. cturing; hat still ct was

e niche is now on, and

r many for the cline of

ngs are ted the

s would

nsulting ith the

♦

Mosvalue

4.4ReseBrunvariedeve

Dem

♦

♦

♦

♦

gentrifying neighbthe CBD and fring

♦ Service industrialthe precinct, as plumbers, cabineMelbourne. The loterm.

t manufacturers are e land and more suita

4 Residential earch indicates that tnswick East. Its proety of shops and selopers alike.

mand for land in Bruns

♦ Significant growthhouse values havunit/apartment va

♦ Strong and rapidlof unit, apartment2007/08 to 443 in

♦ A steady numberEast Industrial lsustained interest

♦ Strong demand ftownhouses and tfrom Real Estate

bourhood are likely toge CBD locations.

. Low impact service many of the existinget makers, contracocation will continue t

likely to leave the prable premises.

Analysis there is strong demanoximity to the city, uservices are reasons

swick East is demonst

h in dwelling values.ve risen by an averaglues have risen by an

y increasing higher-dt and ‘other’ dwelling 2008/09;

r of residential planninand area, indicatingt in developing this ar

for a variety of dwelltraditional detached hagents;


o attract offices seeki

industrial is likely to bg service industrial bctors etc service thto attract these busine

recinct in the next 10

nd for high density reniversities, public tras for its popularity

trated by:

In the period 1996 ge of 34.4% per year.n average of 38.3% pe

density development as constructed has inc

ng and building permg that developers hrea even with the exis

ing styles including shousing, according to


23

ing lower rents than

be maintained within businesses such as he inner areas of esses in the medium

0 years to find lower

esidential housing in ansport options and with residents and

to 2008 residential . In the same period er year;

activity. The number creased from 270 in

mits in the Brunswick have a strong and sting B3 Zoning;

studios, apartments, anecdotal evidence

3

© 2010 Planisphere

♦ A numbermedium a

♦ Strong for

Residential develo

♦ A mix of profession

♦ Apartment

♦ Off street the key ma

♦ High densnot compe

4.5 Retail AKey findings in rel

♦ The Brunsproviders There are

♦ The existineasy walkretail cent

♦ The poten3,300 per5000m2 oStreet.

Future developmeretail floorspace p

♦ 5,000m2 oprecinct ba

e

r of change of use nd high density reside

recast population grow

opment in the precinc

well appointed one nals and students as a

ts may also provide c

car parking spaces sarket is young profess

sity residential dwellinete with detached res

Analysis ation to office include

swick area has a googenerally located inno supermarkets and

ng supply of supermaking distance of the pre in Nicholson will ch

ntial residential popursons by 2021. Thisof retail floorspace. M

ent of the subject preprovision:

of additional retail floased on an estimated

permit approvals forential dwellings in the

wth.

ct should consider the

and two bedroom aa secondary market;

consideration for home

should be provided fosionals;

ngs need to be priceidential houses.

e:

od supply of retail floon the west of Brunsd limited fresh food re

arkets in the Brunswicrecinct, however the

hange this.

ulation yield of the Ss increase would geMuch of this would be

ecinct should conside

oorspace to service td additional 3,300 res

r the establishment oe subject precinct.

following:

apartments suited to

e-offices uses;

r most dwellings, give

ed at a point where th

orspace, with the foodswick along Sydney etail in East Brunswick

ck Local Area are notproposed supermark

Study Area is estimaenerate demand for ae accommodated on

r the following in rela

the future population idents.

of new

young

en that

hey do

d retail Road.

k.

t within ket and

ated at around Lygon

ation to

of the

♦

♦

♦

♦

♦

4.6Key

♦

♦

♦

♦

♦

♦ The majority of florole as an activity

♦ A small supermaprecinct, there are

♦ Fresh food retail,Street;

♦ Retail floorspace promoted;

♦ Developers shouoffice, residential ground floor shou

6 Office Analysfindings in relation to

♦ A large and increemployed in officeemployed in the M

♦ The proportion of increase with con

♦ Moreland LGA hMelbourne municcontainment rate

♦ Considering the towards residentsopportunity to conthe municipality.

♦ If we assume thawith the median a

oorspace should be dy centre.

arket (up to 2000me suitable site for this

cafes, and restaura

at ground level alo

ld be given the flexiband some retail in C

uld not be a requireme

sis office include:

easing proportion of e based industry sectMelbourne LGA.

residents employed itinued gentrification o

has the lowest officcipality (12%). This for middle Melbourne

future population grs employed in office jontain some office spa

at the subject precincacross the middle LGA


directed to Lygon Str

m2) may be accommalong Lygon street;

ants should be accom

ong Lygon Street sho

bility to develop a mCross and Albert Streent outside of Lygon S

the Brunswick Localtors. Most of these wo

in office based industof Brunswick.

e job containment is well below the

e municipalities of 18%

rowth in the local aobs, the subject preciace and thus improve

ct provides office job A’s of Melbourne at 1


24

eet to strengthen its

modated within the

mmodated on Lygon

ould continue to be

ix of uses including eet. Retail space at Street.

Area residents are orkers, however, are

try sectors is likely to

rate of any middle average office job

%.

area and the trend inct presents a clear e job containment in

containment in line 18%, there would be

4

© 2010 Planisphere

a requiremthe moder

Future developmeoffice floorspace

♦ Office flooallowancemarket led

♦ Office flooincluding:

− Office

− Stand

− Mixed ♦ Large offic

to other ar

♦ Offices sprovision oaccess the

e

ment for 1,523m2 of orate residential growth

ent of the subject pre

orspace should be ene is not recommended, and developers con

orspace may be incor

attached to a dwellin

along office complex

use development incces should be locatereas of the precinct.

hould have consideof off street bike parke Lygon Street Tram.

office space within thh scenario).

ecinct should conside

ncouraged in the preed. It is preferred tnstruct buildings that p

rporated into the prec

g (with or without sep

x;

corporating retail, officd along Lygon Stree

eration to sustainabking and where possi

e precinct (this is bas

r the following in rela

ecinct, however a mithat office developmprovide flexibility in us

cinct in a number of fo

parate entrance);

ce and residential; t, with home office d

ble transport modesble promote walkabil

sed on

ation to

nimum ent be se.

ormats

irected

s with ity and

4.7If rebaseand

The whicdeve

7 Future Land zoned to Mixed Use

ed on consultation widevelopers and

plan overpage highlich developers haveeloped for residential

Use e Zone the likely outth existing businesse

consideration o

ghts the likely timefraindicated they wouldpurposes if rezoned t


comes are identifiedes, discussion with stof the market

ames for developmend develop. Most sitto mixed use.


25

below. These are trategic land owners demand analysis.

nt and the heights to tes are likely to be

5

© 2010 Planisphere

e

4.6The

Opp♦

♦

♦

♦

♦

Con♦

♦

6 Implications fkey opportunities and

portunities ♦ There is strong de

♦ Opportunities to apartments suitedas a secondary m

♦ There is the potenStudy Area and th

♦ Additional retail osupermarket, will Study Area.

♦ There is an oppolocal residents, as

straints ♦ Lack of fresh food

♦ Reduced need for

for the Precincd constraints are iden

emand for high densit

provide a mix of wd to young profession

market

ntial to provide some hus improve job conta

of approximately 3,00be required to serve

rtunity for a small rets part of a ‘community

d offering in the area.

r industrial land in the


ct tified below:

ty residential housing

well appointed one nals as the primary m

office space in new dainment in the City of

00 sqm, including frese the needs of additio

tail/café function in Cy hub’.

e Precinct.


26

in Brunswick East.

and two bedroom market and students

developments in the Moreland.

sh food and a small onal residents in the

Cross Street to serve

6

© 2010 Planisphere

5.0 Land 5.1 ExistingThe existing land commercial premi

The houses are clusters along Gastorey, and rangeprimarily located o

Gale Street presewith numerous paOther streets howresidential street w

Industrial and comwarehousing and at least 4 differenshops’. Some of tand storage.

Adjoining land useand units to the south.

e

Use and Bg Land Uses uses in the Study Areses.

predominantly locateale Street and a few e in era from Victoron long, narrow blocks

ents as an industrial sarked trucks and carswever appear to be awith a few industrial/c

mmercial uses includautomotive repairers

nt firms identified, alothe larger lots/building

es include predominanorth, and south-eas

uilt Form A

ea are a mix of reside

ed along Victoria Strin Albert Street. The

rian workers cottagess.

treet with some resids and open doors wia 50/50 split, or in thommercial uses scatt

e light manufacturings. Clothing manufactuong with auto repairegs along Cross Stree

antly retail along Lygost and large open sp

Analysis

ential houses and indu

eet frontage, with soe houses are mainly s to 1950s brick dw

dential uses along its th machinery visible he case of Albert Sttered around.

g, engineering, wholeuring is a dominant users and general ‘macet are used for wareh

on Street, residential hpace areas to the ea

ustrial /

ome in single

wellings

length, inside. reet, a

esaling, se with chinery ousing

houses ast and


27

7

© 2010 Planisphere

5.2 Access

Pedestrian Netwo

There is excellendue to the grid nincludes excellentStreet. There are both physically an

The Brunswick StStreetscapes’ whirenewal and undea ‘Pedestrian Priopedestrian link beStreet.

Footpaths througconstructed in aspbluestone gutterschanges presentinand driveways. It of Cross Street.

In addition, accesbins are placed particularly in Gapedestrian environ

There are opportredeveloped; howto the existing nar

e

, parking and i

ork / Access

t pedestrian permeanetwork of streets, rt access to areas outopportunities howeve

nd visually restricted, p

tructure Plan identifiech will incorporate im

er-utilised community ority Street’, and theretween Gale Street an

ghout the Study Arphalt and directly adja, numerous power pong trip hazards, steepshould also be noted

sibility for pedestrianout for collection, a

ale Street. All of thenment.

unities to improve thwever there are limitedrrow roadways.

infrastructure

bility throughout the rear laneways and retside/adjacent to the er to improve accessparticularly along Cro

ed Victoria and Albertmprovements that are

facilities. In addition, e may be the potentiand the Maternal Child

rea are generally racent to the roadwayoles and signs in thep pram ramps and nud that there is no foot

s is also further restrand when vehicles pe above factors cont

his situation over timd opportunities to wid

majority of the Studyelatively short blocksStudy Area such as into Fleming Park w

oss Street.

t Streets as being ‘Ccatalyst to integratingCross Street is identi

al to create a new easHealth centre on Bru

relatively narrow (1-y. Other features inclue footpath area, subtlumerous vehicle crostpath along the easte

icted on days when rpark across the footribute to a relatively

me as the area is graden or extend footpat

y Area s. This Lygon

which is

Catalyst g urban fied as st-west nswick

-1.2m), ude the e level

ssovers rn side

rubbish tpaths, y poor

adually hs due


28

8

© 2010 Planisphere

Car Parking

Almost all car parand trucks also Industrial propertiefront setbacks, mresidential properttheir private open

Current car parkincar parking spaceStudy Area have i

Road Network

Many of the roadparked vehicles, aand commercial pvehicles out of thedemands for parkto their historic de

Traffic and parkinbusiness operatorunloading is notedblocked by trucks.

Laneways are a property in the Stua laneway. The laand size of vehiclanes meet at riLaneways are alsclean.

e

rking in the Study Arparking across footpes fronting Cross and

most of which requirties have created parspace.

ng rates required by te is required per ‘loncorporated car park

s throughout the Stuare difficult for truck a

premises. In addition te area to access the king from residential pevelopment pattern an

ng conflicts are the rs in the area. The dd by businesses, and .

major feature of theudy Area north of Alb

aneways themselves acle that can use themght angles, creating

so used for pedestria

rea appears to occurpaths and on natured Sedeman Streets hare reversing onto therking spaces in their f

the Moreland Plannindging room’. Recent

king areas below grou

dy Area are narrow access and present lto this there is no eascity’s freeway networ

properties which do nnd therefore road acce

most frequently noteifficulty of obtaining trresidents note that th

e urban fabric of the bert Street has the oppare narrow (around 3m. This is exacerbateg a ‘tight’ space foran access and need

r ‘on-street’ with mane strips (where they ave car parking arease roadway to exit. front yards, further re

g Scheme indicate tht developments around level.

which causes conflicloading issues for ind

sy or direct access forrk. Added to the mix aot have on-site parkiness is problematic.

ed issues by residenruck access for loadinhe roadways are som

Study Area. Almostportunity for rear acce metres) restricting thed in the areas wher a vehicle to manoto be maintained an

ny cars exist).

s within Some

educing

hat one nd the

cts with dustrial r heavy are the ng due

ts and ng and etimes

t every ess via he type ere two oeuvre. nd kept


29

9

© 2010 Planisphere

Infrastructure Ca

There are three mand sewerage.

In relation to stoexisting site and rto be any substaninfrastructure shou

Three-phase elecunlikely to be any

In relation to sewthe number of paccommodate in tfrom the service p

Gutters throughouchannel. In locatioof the footpath mea trip hazard.

The bluestone gumay exist to incorprain gardens or strees.

e

apacity

main infrastructure ca

ormwater, advice fromroof coverage that exntial increase in stormuld be adequate.

ctricity is currently suneed to augment sup

werage capacity, the spotential additional rethe future. This Repoprovider.

ut the Study Area areons where there is a eans that the gutter li

utters are a visual feporate some water sestormwater harvestin

apacity types to cons

m Melbourne Water xists throughout the S

mwater flows with rede

upplied to the area, pplies should the area

service provider has esidential dwellings rt will be updated onc

a mix of bluestone bdriveway or vehicle cine is extended into t

ature of the Study Aensitive urban design g, particularly for the

sider: stormwater, ele

indicates that due Study Area, there is uevelopment and the e

and advice is that tha be developed furthe

requested an estimathat the Study Area

ce further advice is re

blocks, or concrete kecrossover to a lot, thethe footpath space, cr

Area; however opport(WSUD) measures se current and future

ectricity

to the unlikely existing

here is er.

ation of a may

eceived

erb and e width reating

tunities such as street


30

0

© 2010 Planisphere

Public Transport

Due to the proximpublic transport opsouth travel option

Tram Routes 1 aintervals during banticipated that ththe Study Area.

The nearest train Albert Street. Merare anticipated to services on a freq

The nearest bus and travel east-weservices terminateand Alphington trranging from everroute 506, with the

Apart from the trapublic transport seidentified that manthe tram service m

However it is antithe short term, mthe planning/desig

e

t Access

mity of the Study Areptions available to andns, while buses provid

and 8 travel along Lboth peak (3-7 minuhese services will be

station (Brunswick) irri station is around 2.reduce the likelihooduent basis.

routes are just to theest along Blyth/Victore at Moonee Ponds torain station to the ery 12 minutes to 30 e last service being a

am services along Lygervices for a relativelyny current workers in

may provide an option

cipated that many poay require at least ongn of new buildings.

ea to central Melbourd from the area. Tramde east-west connect

Lygon Street past thutes) and off-peak (the primary public tra

is about 1,200 metre.5 kilometres to the ea

d of people within the

e north (508) and souia Streets and Glenlyo the west, with serviceast. Service frequenminutes. The earliestround 10pm on route

gon Street, there appy inner city location.

n Brunswick are empln for these people.

otential households inne vehicle. This shou

rne, there are a numms and trains provideions.

he Study Area at fre(8-12 minutes) timesansport option for pe

s directly to the westast. Both of these disStudy Area from usin

uth (506) of the Studon Street respectivelyces terminating at Norncies vary during tht service is around 6508.

pears to be relatively The economic analysloyed in the CBD; the

n the Study Area, at luld be taken into acco

mber of e north-

equent s. It is ople in

t along stances ng train

y Area y. Both rthcote e day,

6am on

limited sis has erefore

east in ount in


31

1

© 2010 Planisphere

Access to Open

The Study Area isFleming Park to Brunswick Bowls Nursery/Depot. Acformal path and vSenior Citizens buis also the option to a more multi-fun

Methven Park to ta recent residentaccess. This seclularge open spaceenclosure of the residents. It proprovided by house

It is important to naccessing either accessibility to opthe Cross and Alband Methven Park

e

Space

s extremely well servthe east contains oClub, Senior Citize

ccess to the open spvisibility into the park uilding, and opportunito either remove or rnction and modern fa

the south is accessedtial development hauded park with formaes of Fleming Park,Methven Park is a c

ovides safety for chies that abut it.

note that no part of theFleming or Methven

pen space. In fact, mbert Street intersectionks.

ved by public open soval and passive opns clubrooms and t

pace is poor from Crobeing restricted by t

ities exist to improve refurbish the existing

acility.

d from the Study Areas provided a drivew

al plantings and play e, less than 200 metcharacteristic of the Pildren from traffic, a

e Study Area is more n Park. This repres

many of the larger lotn, are located within

pace for an inner citypen spaces along whe City of Morelandoss Street, due to a he Council nursery aaccess and facilities.Senior Citizens Club

a via French Avenueway/footpath for pedequipment complimentres away. The sePark that is valued band passive surveilla

than 400 metres awasents an area with as in the Study Area a200 metres of both F

y area. ith the

d Plant lack of

and the There

brooms

where estrian nts the nse of y local

ance is

ay from a high around

Fleming


32

2

© 2010 Planisphere

5.3 Built FBuilding Height a

Existing buildings only one building some in clusters athese are mainly 1950s brick struct

The purpose builstructures built to additions. While residential height traditional saw-tooarticulation.

Building Setback

As indicated on ththe precinct, crearesidential propertboundary. Seveaccommodate car

Heritage and Nei

Visual analysis of there do not appcontrols. While a streetscapes are heritage or neighb

e

orm and Form

in the Study Area arextending higher. B

along Gale Street andsingle storey and ra

ures.

lt industrial/commercproperty boundaries, only one or two storof 2-3 storeys. The

othed roof forms, to

ks

he accompanying maating a disjointed anties contain a small la

eral industrial/commer parking.

ghbourhood Charac

the Study Area indicpear to be any addnumber of the buildinnot intact or of suffici

bourhood character qu

re generally within theBuildings along the Vd a few in Albert Streeange in era from Vic

cial premises are a and ranging in era fr

rey in construction the form of these buildio more modern ‘tilt s

ap, there is a mixtured inconsistent street

andscaped front yard,ercial properties have

cter

cates that, in the abseditional sites or buildngs date from the Victient consistency to wualities.

e range of 1-3 storeyVictoria Street frontaget have a dwelling formctorian workers’ cotta

mix of concrete androm the 1960s up to mey are often the equngs is mixed, includi

slab’ construction wit

e of building setbackstscape appearance. while others are builte paved front setba

ence of a full heritagedings that require hetorian or Edwardian e

warrant control to prote

ys, with ge and m, and

ages to

d brick modern uivalent ing the th little

s within Many t to the

acks to

study, eritage

era, the ect the

Issueneedguid

es related to buildingd to be taken into aelines.

g design around inteaccount in the develo


erfaces with existing opment of the rezon


33

heritage places will nings and built form

3

© 2010 Planisphere

Gale Street looking

Typical rear lanewa

e

north

ay

Cross Street look

Residential interfa

ing south with Bowls

ace with Methven Pa

Club on left

rk

Interface beStreet

Looking wes


etween different land

st along Albert Street


34

d uses on Gale

4

© 2010 Planisphere

Albert Street looking

Large sites with gAlbert Street

e

g west

ood development pootential on

French Avenue on the left

Large sites wibetween Cross a

looking north with M

th good developmand Sedgman Streets

ixed Use site

ent potential

Victoria Stree


et looking east


35

5

© 2010 Planisphere

5.4 InterfacThere are essenboundary of the S

♦ Direct intother at this right upalong Gale

♦ Laneway the separmany locaStreet (noLygon Strcases builand visual

♦ Street intThis occuuses on oappearancheavy veh

In this area there / commercial) canissues such as vein poor interface c

In addition to thismay actually resul

The Study Area aMethven Park whand DevelopmentAvenue. The seco

e

ce Issues ntially three differenttudy Area. They are:

erface - where two phe rear or side frontag against the wall of ae Street, and in one lo

interface - where a ration between the pations, including bett in Study Area), and

reet. This does provildings are constructel separation.

erface – where potenrs predominantly alone side and industriace to the streetscapehicle access to industr

is likely to be an accen co-exist to a certainehicular traffic, machinconditions if not mana

, redevelopment of alt in improved interfac

lso has two importanthere a recent resident Overlay which has reond open space interf

t existing interface

potentially conflicting lge. In some cases a w

an industrial use. Thisocation on Albert Stre

narrow access lanewpotentially conflicting tween the heritage to the commercial ande some separation d right to the rear pro

ntially conflicting landong Albert and Frencl commercial on the oe and may present arial properties.

eptance that different n degree, however thenery, vibrations and haged appropriately.

an industrial property ce treatments.

t interfaces with openntial development hasesulted in a pedestriaface with Fleming Par

types in and aroun

and uses directly abuwall of a residential b

s occurs at various loceet.

way at the rear of theland uses. This occ

properties along Sednd retail properties tha

of uses, however inoperty line, limiting ph

d uses occur along a ch Avenues with resiother. This provides aamenity issues surro

uses (residential / inde potential for noise r

hours of operation can

to residential or mixe

n space areas. The firs been subject to a Dan access point from Frk on Cross Street. Ac

nd the

ut each building cations

e lot is curs in dgman at front

n many hysical

street. dential

a mixed unding

dustrial related n result

ed use

rst is to Design French ccess


36

6

© 2010 Planisphere

to the park is limitexistence of the Naccess, as well abuildings along Cr

The design and oof the public reallocations where laand unwelcoming in older industrial

5.5 Lot SizThere is a wide vbeing the existing predominantly locStreet.

The smaller lots particularly when along Cross StreeFleming and Meth

The frontage of aFor example, a sitcreating a more corner sites, sitesaccess. Sites likecase) may be higto Fleming Park.

It should be notearound 100 resideapproximately 1,7

e

ted to the southern paNursery and Bowls Cas potentially openingross Street.

rientation of buildingsm environment. Currarge blank walls, parappearance to the stareas.

zes variation in lot sizes t

residential propertiescated along Cross Str

(<500sqm) are relatithere are larger lots i

et which have fewer dhven Parks.

a lot is also likely to dte with two street fronattractive propositions with dual frontagethose along Cross Shly attractive to deve

d that the Elvera Deential apartments acr00sqm. There is also

art of Cross Street, nClub. Opportunities exg up the visual acces

s can make a substanrently in the Study Arking areas and hightreet. This is (to a cer

throughout the Studys along Gale and Victreet opposite Fleming

vely unlikely to be tain the immediate areadirect interface issues

determine the redeventages provides more n for developers in ses and in some casetreet with dual frontag

elopers, in addition to

evelopment at 330 Lyross 10 storeys is be

o an application for a m

ear Albert Street duexist to improve this pss from upper levels o

ntial difference to the Area there are a numh fencing presents a rtain degree) to be ex

y Area, with the smaltoria Streets. Larger log Park, and south of

argeted for redeveloa south of Albert Stres and have an outloo

elopment potential of access and design o

some cases. This ines sites with rear lages (and 3 frontages

o these sites being ad

ygon Street which coeing constructed on amulti storey residentia

e to the hysical of new

quality mber of

hostile xpected

ler lots ots are f Albert

pment, eet and ok over

a site. options, ncludes aneway

in one djacent

ontains a lot of al


37

7

© 2010 Planisphere

building to be bu1,500sqm.

There are current1,500sqm which m

5.6 Land OThe number of pmultiple lots can already being in p

The majority of thHowever there arperson or companand some propert

The large lots alonindividual ownershArea.

In addition it is noStreet also occupi

e

uilt on part of the la

tly a number of parcmay be subject to req

Ownership roperty owners withiindicate the potenti

place.

he lots in the Study Are a number of casesny. These include almies along Gale Street

ng Cross Street (withhip, along with the alm

oted that the owner ies a large property in

and at 240-250 Lygo

cels of land in the Stuests for multi storey

n a Study Area, andal for redevelopmen

Area are owned by jus where a multiple lomost all of the propet.

a second frontage tomost all of the reside

and occupier of a lan Cross Street.

on Street on a site a

tudy Area around or residential developm

d whether any ownert due to ‘lot consoli

st one person or comots are owned by therties south of Albert

o Sedgman Street) arntial properties in the

rge parcel of land in

around

above ent.

rs own dation’

mpany. e same Street,

re all in e Study

Albert


38

8

© 2010 Planisphere

5.7 Public Footpaths throughdirectly adjacent tand signs placed steep pram rampfootpath along therestricted on dayspark across the foto a relatively poo

There is a lack ofmix of types and hthroughout the astreet trees do econtaining vegetathe streetscape.

Along streetscapetrees is problematlack of additional tuse character.

Vehicle crossoverGale and Cross Scrossovers resultsstops and the priv

Laneways are alsnarrow (around 3This is exacerbatevehicle to manoeupresent is poor wbeing common.

e

Realm / Streethout the Study Area ato the roadway. In ain the footpath area

ps and numerous vee eastern side of Cros when rubbish bins aootpaths, particularly ir pedestrian environm

f street trees throughoheights. The narrow rrea restrict opportunexist it is at the expation, usually on resid

es where businesses tic due to access reqtrees in these streets

rs and driveways areStreets. In many cases in a situation wherevate realm begins.

so major feature of t metres) restricting ted where two lanes muvre. Laneways do pr

with uneven bluestone

tscape are relatively narrow,ddition to this there

a, subtle level changehicle crossovers anoss Street. Accessibiliare placed out for coin Gale Street. All of t

ment.

out the area, and whroadways and requirenities for the placempense of footpath wdential properties, pro

are to remain, the inuirements for trucks,

scapes may actually b

e frequent in the Stues the mix of buildinge it is difficult to iden

the public realm. Thethe type and size of meet at right angles, crovide pedestrian acce block surface, high

constructed in asphaare numerous poweres presenting trip ha

nd driveways. There ity for pedestrians is

ollection, and when vethe above factors con

hen they do exist theyements for truck moveent of street trees.

width. Small front seovide additional green

ntroduction of furtherloading and car park

be seen to reflect this

udy Area, particularlyg front setbacks and vntify where the public

e laneways themselvvehicle that can use

creating a ‘tight’ spaccess, but the environm

fences, graffiti and r

alt and r poles azards,

is not further ehicles ntribute

y are a ements Where

etbacks nery in

r street king. A mixed

y along vehicle

c realm

ves are e them. ce for a ment at rubbish


39

9

© 2010 Planisphere

5.8 ImplicatThe key opportuni

Opportunities ♦ The existi

for develo

♦ Options toparks and

♦ Options tthroughou

♦ The potentransport a

♦ Provision

♦ To make Area

Constraints ♦ Numerous

♦ Propertiesthe middle

♦ The existpedestrian

♦ Overshado

e

tions for the Pities and constraints a

ng large lot sizes alopment

o improve the public Lygon Street

o provide improved ut the Study Area

ntial to locate a greatand community servic

of additional dwelling

better use of two exi

s small lots along Gale

s with the Heritage Oe of the Study Area

ting narrow streetsn access.

owing and overlookin

recinct

are identified below:

ong Albert and Cross

realm including footp

car parking and tr

er number of people ces

s and office space in

isting public open sp

e Street restrict redev

Overlay (HO) applied

, footpaths and lan

g issues from the dev

Streets provide oppo

paths, streets and acc

raffic movement out

in close proximity to

a high demand area

aces adjacent to the

velopment options

are directly adjacent

neways limit vehicle

velopment of taller bu

ortunity

cess to

tcomes

public

e Study

and in

e and

uildings


40

0

© 2010 Planisphere

6.0 OppoThe aim of ExistinStudy Area to prov(UDF). As a resubeen identified wsuccessful implem

6.1 OpportuThe opportunitiesredevelopment of uses, to a residenuses to better refThe Study Area isareas and retail, a

As part of the potimprove the public

Key opportunities

♦ NumerousArea as otime, poteemployme

♦ Make bettorder uses

♦ Facilitationcommunity

♦ There is s

e

ortunities anng Conditions analysvide a background to

ult of this analysis, awhich, will need to mentation.

unities contained within the

f the area from a prential area with some flect the changing des located close to cenas well as being servic

tential change of landc realm such as footp

include:

s strategic planning sone that has the poteentially accommodatent opportunities than

ter use of existing wes such as office and r

n of development thy.

trong demand for hig

nd Constraiis is to identify the ex the preparation of th

a number of opportunbe addressed withi

e Study Area are badominantly industrial higher order employmmographics and landntral Melbourne, is clced by public transpo

d uses in the Study Aaths and public open

studies and documentntial to change to a ming residential deve currently exist.

ell located and highly residential.

hat meets the aims

h density residential h

ints xisting conditions withe Urban Design Framnities and constraintsin the UDF to ensu

sed around options area with some resi

ment options such asd use demand for thelose to existing open rt.

Area, further opportunspace are also availa

ts have identified themore ‘mixed use’ arelopment and higher

sought after land for

of Council and the

housing in Brunswick

hin the mework s have ure its

for the dential

s office e area. space

ities to able.

e Study ea over r order

higher

wider

East.

♦

♦

♦

♦

♦

♦

♦

♦

♦

♦

♦

♦

♦ Opportunities to apartments suited

♦ There is the potenStudy Area and th

♦ The existing largefor development.

♦ Options to improvparks and Lygon

♦ Options to provithroughout the St

♦ The potential to lotransport and com

♦ To make better uArea.

♦ To ensure that nethrough providingand designs that i

♦ To widen specififacilitate vehicle mStreet.

♦ Incorporate moresoften the streeresidences. Thesethe eastern side o

♦ Further street treehighlight these im

♦ The opportunity foPark to address

provide a mix of wd to young professiona

ntial to contain some hus improve job conta

e lot sizes along Albe

ve the public realm inStreet.

de improved car paudy Area.

ocate a greater numbmmunity services.

use of two existing pu

ew buildings make ag active frontages, sinvolve a reduction in

c laneways as part movements, particula

e street trees in the etscape appearance,e locations could inclof Sedgman Street.

e planting along Victmportant east-west link

or new buildings fronthe open space th


well appointed one als and students as a

office space in new dainment in the City of

ert and Cross Streets

ncluding footpaths, st

arking and traffic m

ber of people in close

ublic open spaces ad

positive contributionspace for vegetation, the number of vehicl

of any further deverly to those developm

roadway in some lo, particularly in streude the western side

oria and Albert Streeks.

nting Cross Street andhrough the placeme


41

and two bedroom a secondary market.

developments in the Moreland.

s provide opportunity

treets and access to

movement outcomes

e proximity to public

djacent to the Study

n to the public realm weather protection e crossovers.

elopments to better ments fronting Lygon

ocations, in order to eets dominated by

e of Gale Street, and

ets to recognise and

d adjoining Methven nt of windows and

1

© 2010 Planisphere

balconies ground lev

The Brunswick SStudy Area abuttpotential ‘activity The activity node could be achieveintended for locals

There are a numbinclude:

♦ Refurbishmincorporatdemograp

♦ Incorporatdevelopme

♦ Incorporatin Cross S

♦ A combina

6.2 ConstraThe existing urbconstraints to the potential contaminperiod to the newbusinesses.

e

to encourage passivel should be avoided

Structure Plan (2008)ting Fleming Park. Tnode’ within a pedeis intended to strengtd either through a cs.

ber of opportunities th

ment, reallocation or te a multi-use buphics of the Study Are

tion of small café, meent of sites along Cro

tion of a public commStreet

ation of the above opt

aints an conditions withinredevelopment of th

nation issues arising w land uses doesn’t

ive surveillance of thd.

specifically addressThis area along Crosestrian priority envirothen the character andcommunity facility or

hat present themselve

redevelopment of thuilding reflecting t

ea

edical centre or convoss Street

munity facility within a

tions.

n the Study Area de area. These range from industrial uses

t disadvantage curre

he space. Blank w

ses the eastern part ss Street is identifiednment along Cross d local sense of placea small commercial

es to achieve this aim

e Senior Citizens Cethe anticipated ch

venience store within

new development of

do however present addressing issues s

s, to ensuring the traent and future reside

walls at

of the d as a Street.

e. This facility

m. They

entre to anging

a new

f a site

some uch as

ansition ents or

Key

♦

♦

♦

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constraints include:

♦ Encouraging landcurrent land usesvarying opinions economic, social a

♦ Ensuring that pasto new land uses.

♦ Ensuring that dev

♦ Lack of fresh fosupermarket for th

♦ Numerous small l

♦ Properties with ththe middle of the

♦ The existing napedestrian access

♦ Overshadowing buildings.

d use change in an es being incompatible w

of current land useand environmental co

st industrial land uses

velopment is appropria

ood offering in the he potential future po

ots along Gale Street

he Heritage Overlay (Study Area.

arrow streets, footpas.

and overlooking iss


existing location presewith new uses, accomers, and addressing onditions.

s do not present an e

ate within the local co

area, including accpulation.

t restrict redevelopme

(HO) applied are dire

aths and laneways

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42

ents issues such as mmodating the often

current and future

environmental threat

ontext.

cess to a full line

ent options.

ectly adjacent and in

limit vehicle and

velopment of taller

2

© 2010 Planisphere

6.3 DivergenThis Urban Desigclosely and geneHowever, it has bthat a diversion elements: the hepedestrian link froStreet.

This section discu

Victoria Street H

The Brunswick Stachieved througholimit of 5 storeys is

Upon review, a 5 for this residential

Victoria Street is single storey homscattered througharea lots are gene

A couple of indushowever they rem

Growth along Victheight limit of 4 sto

e

nce from the Sgn Framework has cerally uses it has aeen agreed through tshould be made froight requirements aloom the Maternal and

usses the justification

Heights

tructure Plan sets theout the study area. s recommended.

storey maximum heigstreet in the future.

currently characterimes in relatively goout on the northern s

erally quite narrow res

strial buildings are pmain relatively low in h

toria Street is still anoreys has been provid

Structure Planconsidered the Bruna basis for more dthe project process aom the Structure Plaong Victoria Street ad Child Health Centr

for allowing this diver

e maximum heights thIn relation to Victoria

ght has been decided

sed by low density ood condition. Somside of Victoria Streetstricting their developm

present that have a seight (no more than t

ticipated in the futureded in this UDF.

swick Structure Plandetailed design respnd stakeholder consuan in relation to twoand the inclusion of re on Lygon Street to

rgence.

hat are recommendeda Street, a maximum

d to be an unlikely ou

residential uses, incme unit development, however, within thement potential.

slightly higher front fwo storeys).

e and therefore a ma

n quite ponses. ultation o main a new o Gale

d to be height

utcome

cluding nts are e study

facade,

aximum

Mat

CouGaleidenhavethereStructhe U

♦

♦

♦

♦

♦

Nonelane

ernal and Child He

ncil Officers have reve Street via the Mattified in the Brunswice concluded that theefore intended to recture Plan currently bUDF for the Gale / Cro♦ Council has a lon

site is ideally locpublic transport abuilding are to ma

♦ Longer term plaexpansion is likelonly part of the slocation for a ped

♦ There is no opporbecause a secuaccessible from tthrough or to this

♦ There is some csecluded and uns

♦ The purpose of crto improve accesfuture tram ‘supeGale Street. Howevia Albert and Vstreet in either dstreets is a higher

e of the above excludin future.

ealth Centre Pedes

viewed the need for ternal and Child Heak Structure Plan, Oct

e link is not necessaemove the link frombeing developed andoss Street Precinct. ng term commitment cated in a central poaccess. The buildingaintain it as it is. ans for the building ly to occur to the sousite with sufficient spestrian link. rtunity for a pedestriaure children’s playgthe MCHC rooms. It playground.

concern that a pedessafe. reating a link as indicss to the Maternal aer stop’ in Lygon Strever, on close reviewictoria Streets is gooirection) and that impr priority. des the potential to c


strian Link

the pedestrian link fralth Centre (MCHC) ober 2008 (adopted iry, for the reasons o the revised version

d it is not necessary t

to the MCHC site onosition with easy accg is spacious. Imme

include intentions futh of the existing bupace. This would lim

an link to the north of round exists in thiis not desirable to

strian link around th

ated in the Brunswicknd Child Health Cen

reet, from the east aw it is considered that od (approximately 10proving the pedestria

create access to the M


43

rom Lygon Street to site. This link was

n principle). Officers outlined below. It is n of the Brunswick to pursue the link in

n Lygon Street. The cess, including good ediate plans for the

for expansion. Any uilding as this is the

mit the space in this

the existing building s location, directly allow public access

he MCHC would be

k Structure Plan was ntre, and a possible and particularly from access to the centre 00m from the cross an amenity of these

MCHC from the rear

3

© 2010 Planisphere

e

PAART B: C


CONSULT


44

TATION

4

Brunswick Precinct Industrial Rezoning Model [ Study Report ]


7.0 Previous Consultation Undertaken In 2001 consultation with business and property owners was undertaken to inform the development of the Moreland Industrial Land Use Strategy. This included a detailed survey of all owners/occupiers of land in Moreland used for industrial purposes.

The survey provides insight into the thoughts and future outlook of business owners/occupiers throughout Moreland. Whilst this information is valuable at a broader level and assists in informing the history of the precinct, it was undertaken approximately 8 years ago and was not only directed at the precinct which is the subject of this study.

Therefore, this survey was altered to be redistributed to landowners, industry occupiers and residents within the Study Area at Stage 1 of consultation for this study. The survey is not required to be completed by those who wished to participate in face-to-face consultation.

8.0 Communication for this Project 8.1 Communication and Consultation Strategy A detailed Communication and Consultation Strategy was developed at the commencement of the study. For the purposes of communicating with landowners and occupiers, the Study Area has been named the Gale/Cross Streets Industrial Precinct.

As outlined in the Strategy the communication and consultation objectives for the project are to:

♦ Develop a strong foundation for the Urban Design Framework and Planning Scheme Amendment through landowner and business owner engagement.

♦ Generate interest and understanding for the project.

♦ Gather ideas, background and understanding about the sites, including desired future direction for the sites from the landowners and business owners within the Study Area.

♦ Engage the broader stakeholders in State and local Government in identifying the issues and potential land uses and future of the Study Area.

These objectives will be achieved by:

♦ Obtaining input from directly affected landowners/business owners and as many relevant key stakeholders as possible in the development of the Urban Design Framework and implementation options.

♦ Involving key stakeholders from local and State Government to ensure that all issues and opportunities are covered and explored.

♦ Providing opportunities for landowners and stakeholder involvement at key milestones throughout the project.

♦ Fostering ownership of the outcomes of the study by key stakeholders, including Councillors, Council officers, traders, land owners and business operators.

Communication of the study will include two stages of consultation with landowners and occupiers, project steering group meetings and Council and State government stakeholders. In addition to these formal stages of communication, consultation with infrastructure providers will also be had via telephone meetings to assess the current and future capacity of infrastructure services in and around the precinct.

8.2 Stage 1 Consultation Stage 1 of consultation with the landowners and occupiers involved:

♦ Invitation letters to landowners, industry occupiers and residents, inviting representatives to attend one of four consultation meetings (different letters and meeting times for each).



♦ A survey to landowners/occupiers and residents for those unable to be present at the consultation meeting, but would still like to contribute.

♦ 2 group meetings with landowners.

♦ 1 group meeting with industry occupiers.

♦ 1 group meeting with residents.

♦ one-on-one meetings with larger or prominent business owners and/or landowners.

The aim of this stage of consultation was to inform those directly within the Study Area of the study, the work that has been undertaken to date and future preferred uses, built form and improvements. The meetings allowed owners and occupiers to discuss their thoughts and ideas for the precinct and their individual sites/businesses. Detailed notes from the consultation meetings are contained in Appendix D.

A summary of the outcomes of these meetings is provided below.

Commercial/industrial property owners meetings ♦ Businesses included metal fabrication and products, several clothing

manufacture businesses, and storage.

♦ Most have been in the current location for 5-10 years, but the largest land owner has been in this location since before WWII.

♦ Hours of operation vary between 5am and 5pm (some not noted)

♦ Future plans for the businesses included remaining on site and expanding, with most having a 5-10 year planning horizon. One site was identified as having advanced plans for a residential development, while others stated that relocation could occur, and may be encouraged should the land be rezoned to enable residential development.

♦ Issues identified for business operation included truck access, parking for workers and customers, and drainage issues in Cross Street.

Residents’ meetings A total of ten residents of Gale and Victoria Street attended a meeting held on the evening of Thursday 29th October. An additional two residents of Victoria Street were met separately as they were unable to attend that meeting. The main issues raised at the meeting were:

♦ Building height is a major issue and height restrictions are favoured. Existing heights up to 3 storeys are preferred.

♦ Mixed commercial and residential use and character is preferred for the future of the area.

♦ Industry does not worry the residents in terms of use or design detail and height.

♦ Traffic and car parking are big issues especially with access from Gale Street to buildings fronting Lygon Street.

♦ Parking is a problem and 1 hour parking restrictions are often not observed.

♦ Overlooking / overshadowing from any new buildings (residential or office) is an issue.

♦ The ability of cars to move through the streets is sometimes restricted by large delivery trucks

♦ Transition periods during construction need to respect dwellings.

♦ Residents need off-street parking.

♦ Dedicated bike paths off Lygon Street would be welcomed.

♦ Retain factory fronts on Gale Street with residents behind but only 2 storeys in height.

♦ Retain existing building setbacks.

♦ Improve the laneways but keep blue stone character.

♦ Better sports facilities are needed at the park.



♦ Pedestrian link from Gale / Sedgman to Methven Park would be good.

Survey

A total of 9 survey responses, representing 10 different sites, were received from land owners, residents and business operators. Of the 10 sites, 6 are used for residential purposes and 4 for business.

Business Respondents

The range of respondent businesses include manufacturing, office, and storage. Most had been at the location for between 5-25 years, and most indicted an intention to stay for the medium term (16-20 years) with only one exception. Most employ a number of people (8-16), and expected the business to grow or remain stable in the next 2 years.

All of the businesses that responded to the survey are located near to or adjacent to residential uses. No conflict with these areas appears to have occurred.

Issues and comments that were noted by businesses were:

• Parking permits would be good for residents and businesses. Currently facing substantial parking issues due to building developments in Lygon Street.

• Through traffic shortcutting to the lights at Albert Street needs to be stopped.

Only one business owner indicated that he was considering redeveloping the site for residential use (5 Cross St also included in the Meeting respondents), while another advocated rezoning the sites for Mixed Use to enable greater flexibility in future use.

Resident Respondents

Most of the resident survey respondents were resident owner/occupiers; one was a business operator from the same site and another owned a business on an adjoining site. Most land owners of residential properties indicated that they planned to retain the residential use and were considering redeveloping or extending the residence on the site.

Conclusions

The main conclusions that can be drawn from the consultation are that:

♦ Many existing businesses are viable and intend to remain for some time

♦ Some businesses are considering relocation

♦ Some business land owners are considering residential redevelopment in the near future-medium term

♦ Existing residents value the mixed use character of the area

♦ Most residents prefer the low scale nature of the area, and are concerned about overlooking and overshadowing impacts of large scale development



8.3 Project Steering Group Meetings Project Steering Group meetings have been undertaken at various milestone points throughout the project, including:

♦ Completion of the Existing Conditions Review and to discuss stage 1 consultation.

♦ Post stage 1 consultation to discuss the Draft Urban Design Framework.

♦ Post stage 2 consultation to discuss the Final Urban Design Framework and Draft Planning Scheme Amendment.

♦ During the review of the process and methodology for the pilot study. (3 meetings)

PSG meetings were aimed at providing a forum to discuss the project and its outputs, as well as allow time to sign off on tasks before proceeding to the next stage.

8.4 Stakeholder Workshop A stakeholder workshop was held with both the State Government and with Moreland City Council to provide an opportunity for other officers input into the study and to draw on expert knowledge.

State Government Stakeholder Workshop This workshop was attended by representatives of the following State Government organisations:

♦ Department of Innovation, Industry and Regional Development

♦ Environmental Protection Authority

♦ Department of Transport

♦ Development of Planning and Community Development (including Statutory Systems)



The Department of Sustainability and Environment were the only to be unavailable for this workshop.

The workshop was based around discussion and presentation of the initial constraints and opportunities and the Draft Urban Design Framework. We then asked the group:

♦ What have we got right?

♦ What’s missing?

♦ How can the UDF be achieved?

No issues were identified with the work undertaken to date in this workshop and much of the discussion was based around confirming priorities and methodologies.

It was determined that a workshop such as this may not be necessary for other similar projects, however both the Department of Transport and Department of Innovation, Industry and Regional Development would like to engaged as early as possible in future projects to provide greater input into the information gathering stage.

Moreland City Council Stakeholder Workshop This workshop was attended by a number of Councillor Officers from different departments, such as:

♦ Statutory and Strategic Planning

♦ Economic Development

♦ Sustainable Development

♦ Transport and Engineering

♦ Urban Design

♦ Social Planning

♦ Property Services

♦ Environmental Sustainable Design

This workshop followed a similar structure as the State Government workshop. It was based around discussion and presentation of the initial constraints and opportunities and the Draft Urban Design Framework. We then asked the group:

♦ What have we got right?

♦ What’s missing?

♦ How can the UDF be achieved?

The participants then split into two separate groups and discussed the detail relating to the UDF through the sub-precinct plans and public realm map.

This workshop was found to be very informative, with a lot of further information gathered relating to design detail, existing and future infrastructure, open space improvements, landscape treatments, pedestrian links and other opportunities for the study area.

It was determined that a workshop such as this was quite useful, however most Council departments would like to be brought into the project earlier in the information gathering stage and again at the UDF stage.

8.5 Stage 2 Consultation Stage 2 consultations with the landowners and occupiers were to include revisiting the landowners, industry occupiers and residents to obtain comment and feedback on the draft project recommendations. The original Communication and Consultation Plan also included a wider consultation at this Stage with land owners/occupiers in the Secondary Study Area consulted about the recommendations.

The Draft Urban Design Framework, outlining preferred built form and design responses, preferred land uses, recommendations for improvements to the public environment, including access and streetscapes and a review of the infrastructure provision is to form the basis of the consultation.

Due to the timeframes involved in the Project, and the need for a planning scheme amendment process, it was determined that the consultation phase will be undertaken with the exhibition of the Amendment. This is for further Council consideration.

PART C: URBAN DESIGN FRAMEWORK

© 2010 Planisphere

2 Preci2.1 PrecincThe Precinct Obje

♦ Proactivelmixed use

♦ Encourage

♦ Provide fo

♦ Encourage

♦ Allow for g

♦ Have regaspace, com

♦ Ensure a h

♦ Maintain thigh stand

♦ Create a p

♦ Improve cfacilities.

2.2 StructuThe remainder of Precinct A’, ‘Sub-P

The Public Realmpublic spaces throinfrastructure, ope

e

nct-wide Prct Objectives

ectives are:

y manage the transe area with increased

e higher density, mixe

or a mix of uses that w

e ecologically sustain

growth, development

ard to potential impammunity, residential a

high quality of new ar

the amenity of surroudard of amenity for ne

pedestrian friendly en

connections to local s

ure of the Incothe Incorporated Plan

Precinct B’ and ‘Sub-P

m section details the oughout the precinct, en space interfaces an

rovisions

ition from a predomresidential and office

ed and adaptable use

will create an ‘activity

able development of

and change in approp

acts on surrounding and industrial uses.

rchitecture and public

unding residential neigew residents and work

vironment.

hops, services, open

rporated Plann has been divided inPrecinct C’.

design objectives anincluding streets, pe

nd street interfaces.

inantly industrial are uses.

e buildings

node’ along Cross St

buildings and spaces

priate locations.

land uses including

space design.

ghbourhoods and prokers.

space and public tra

nto ‘Public Realm’ and

nd guidelines relating destrian links, parks,

ea to a

reet.

s.

g open

ovide a

ansport

d ‘Sub-

to the traffic,

Threbeenconsoppo

Thes

♦

♦

♦

ee Sub-Precincts haven identified on the sultation to date, ortunities identified in

se Sub-Precincts are:

♦ A is along Gale industrial, and sdevelopment.

♦ B comprises of currently residenResidential propelikely to restrict la

♦ C is the remaindeSedgman and Crarea contains a dwellings. The opportunities for r

B

e then been identifiedbasis of existing u

development constrthe Existing Conditio

:

Street and includes smaller lot sizes tha

the properties with ntial buildings, usederties are opposite in rge scale developmen

er of the Precinct, comoss Streets and all thmix of industrial, stolot sizes and land

redevelopment.

Brunswick Precinct Industrial Rezon

d in the Precinct. The uses, community anraints and likely fns Analysis.

a mix of uses includat are likely to co

frontage to Victoria almost exclusivelyVictoria Street. Once

nt.

mprising of the dual frhe lots to the south oorage and office useownership holding

ning Model [ Study Report ]

51

Sub-Precincts have nd business owner future development

ding residential and nstrain large scale

a Street which are y for that purpose. e again lot sizes are

ontage lots between f Albert Street. The

es, with one or two are large providing

1

© 2010 Planisphere

e

2.3♦

Precinct Wid♦ Design all new fa

promote visual int

− Utilising a varincrease visua

− Providing clea

− Composing wpromote visua

− Incorporating

B

de Design Guiacades, including sidterest, including:

riation of surfaces andal and tactual interest

ar entry points that are

windows, balconies anal surveillance of the s

any business signage


delines de and rear elevation

d textures through thet.

e accessed from the s

nd other openings thatstreet, laneways and

e into the design of fa


52

ns (where visible) to

e materials palette to

street level.

t are attractive and adjacent parks.

acades.

2

© 2010 Planisphere

♦ Roof top benclosed feature.

♦ Use graffit

♦ Incorporatdesign of capture an

♦ Provide aattenuatio

♦ Provide realready exaccess to

e

building services, inceither within the bu

ti resistant finishes fo

te innovative environnew development or

nd re-use, water harve

a noise assessmentn measures if necess

ear access to lanewayxists) to encourage tresidential properties

luding air conditioninuilding or masked b

r wall surfaces.

nmentally sustainabler alterations to existinesting and on-site ele

t that recommends sary.

ys from all new devethe use of the lanews.

g and other vents, mby an architectural

e design techniques ng buildings such as

ectricity generation..

measures for appro

lopments (where a laways as the primary v

must be design

in the s water

opriate

aneway vehicle

♦

♦

♦

♦

♦

♦

♦

♦ Address problemrestrictions.

♦ Remove vehicle cfootpath and kerb

♦ New buildings sholaneways along thpoints.

♦ Pedestrian accesusing the car parpedestrian entran

♦ Incorporate low mopen spaces whe

♦ Innovative architefavoured.

♦ Promote the manypedestrian links, u

B

s of overspill parking

crossovers when theyb and channel.

ould be oriented to thhe sides of buildings

s to buildings via car rk. This should be acnces from the street.

maintenance and drouere available.

ectural responses to

y sustainable transpoupgraded footpaths a


g in residential areas

y are no longer requ

he street and avoid thwhich are the primar

parks is discouraged chieved by providing

ught resistant vegetat

the existing site and

ort options in Brunswicnd shady street trees


53

s by enforcement of

ired and restore the

e creation of access ry pedestrian access

other than for those clear and desirable

ion into ground level

d its context will be

ck through improved s.

3

© 2010 Planisphere

3 Publi3.1 Street s

Design Objectiv♦ Ensure tha

♦ Create a pencouragevehicles.

♦ Enhance t

♦ Increase tland uses

♦ Increase particularly

♦ Incorporatin particula

Design Guidelin

Footpaths ♦ Provide an

of new foo

− East s

− West s♦ Replace t

surface sumaintain, appearanc

e

c Realm spaces

ves at buildings make a p

pedestrian and bicyclee activity on the stree

the pedestrian priority

the usage of rear lanand buildings.

the number and quy in residential domin

te Water Sensitive Urar for treatment of roa

nes

nd upgrade all footpaotpaths at:

side of Cross Street

side of French Avenuhe current range of uch as asphalt. Thisallow easy access

ce and remove potent

positive contribution to

e friendly environmenets and improve acces

y of Cross, Victoria an

neways for vehicle ac

uality of street treesated streetscapes.

rban Design treatmenad, car park and servi

ths throughout the Pr

e. paving treatments ws material should be

to underground sertial trip hazards.

o the public realm.

nt throughout the Precss for those not using

nd Albert Streets.

ccess to existing and

s throughout the Pr

nts throughout the Prce area runoff.

recinct, including insta

ith a simple and cone easy and inexpensrvices, be of a con

cinct to g motor

future

recinct,

recinct,

allation

nsistent sive to

nsistent

♦

♦

♦

♦

Lane♦

♦

♦

♦

♦

♦

♦ Ensure that footrequirements.

♦ Upgrade and instaintersections throu

♦ Investigate optiontrees that are curr

♦ Liaise with propeblocked by parked

eways ♦ Require that vehi

wherever practica

♦ Retain and maintbe undertaken wretaining the blue

♦ Maintain lanewayand pedestrian ac

♦ Improve the pede

− Requiring newsurveillance obalconies.

− Providing ligh

− Ensuring regu♦ Investigate the wi

Street between VLygon Street prop

♦ Improve vehiculaintersections of la

B

tpaths are complian

all appropriately desigughout the Precinct.

ns to remove, consolrently located within th

erty and business owd vehicles.

icle access to new bable.

tain bluestone surfacwhere adjoining landstone.

ys to a standard wherccess.

estrian amenity of lane

w buildings to addressopportunities through

ting at corners and m

ular maintenance andidening of the lanewaVictoria and Albert Sperties.

ar access in all lanewaneways. (Refer to dia


nt with all accessib

gned pram ramps to D

idate or relocate polehe footpath.

wners to ensure tha

uildings be obtained

ce. Resurfacing in thed owners request c

re they can be readil

eways by:

s the lane and provideplacement of window

mid way points.

rubbish clearance. ay at the rear of propeStreets to improve ac

ways by providing tuagram below).


54

bility standards and

DDA standards at all

es, signs and street

at footpaths are not

from rear laneways

e future should only changes, while still

y used for vehicular

e passive ws, doors or

erties fronting Lygon ccess to the rear of

urning splays at the

4

© 2010 Planisphere

Right of

Street trees ♦ Incorporat

footpaths)

− Along

− Along

− Along

− Along ♦ Incorporat

improve st

♦ Incorporatbuilt form

e

Way Turing Splay

te street tree and where possible to ‘gr

the eastern side of G

the western side of S

the eastern side of F

Victoria and Albert Ste WSUD measures intormwater quality and

te clusters of plantingprecludes any other p

low level plantings reen’ the streetscape

Gale Street

Sedgman Street

rench Avenue, south

treets n conjunction with strd reduce runoff.

gs in areas where cplanting arrangements

in roadways (adjac. In particular:

of Albert Street.

eet trees in the roadw

current or anticipated s

cent to

ways to

future

♦

Buil♦

♦

♦

Pede♦

♦

♦

♦

♦ Choose street tree

− Drought tolera

− Plants with low

− Indigenous ve

ding Design ♦ Where possible e

− Providing opp

− Incorporating streetscapes;

− Articulation of♦ Where fences are

♦ Reduce the numaccess drivewaysdriveways.

estrian Amenity ♦ Provide appropri

lighting in all new

♦ Provide street trepedestrians alonStreets.

♦ Avoid plantings, walkability of the p

♦ Provide appropriaand/or parks.

B

e plant species for en

ant and low water usa

w fertiliser requiremen

egetation to enhance

nsure that new buildin

portunities for visual s

materials and colours

f facades with entriese required ensure that

mber of vehicle crosss is via the rear la

ate pedestrian infra‘off-road’ pedestrian

ee planting with the ng major pedestrian

signage and infraspedestrian network.

ate directional signa


nvironmental benefit b

age species;

nts; and

the biodiversity value

ngs have active fronta

urveillance of the stre

s that provide interest

, windows, balconies t a visually permeable

sovers from streets baneways where poss

structure such as slinks.

aim of increasing shroutes, including V

structure that may

age for community fa


55

by means of:

es of Moreland

ages by:

eets and laneways;

t to the

etc. e material is used

by ensuring vehicle sible, or by shared

seating, shade and

hade and shelter for Victoria and Albert

interrupt or reduce

acilities, tram stops

5

© 2010 Planisphere

3.2 Cross

Design Objectiv♦ Establish

attractive Victoria St

♦ Create anintersectiocafe/conve

Design Guidelin

Cross Street

Access ♦ Construct

Victoria to

♦ Widen thereservatio

♦ Widen fooVictoria anarea.

♦ Provide nealong east

Intersection of C♦ Provide c

safety.

♦ Extend theof Cross opportunit

e

Street Pedestr

ves Cross Street as a Ppedestrian and cycl

treet, Albert Street, Fl

n ‘activity node' in ton or nearby, throuenience store or med

nes

a 1.5 metre footpato Albert Street within t

e footpath along then by approximately 1

otpaths and construct nd Albert Streets to a

ew DDA compliant patern side of Cross Str

ross and Albert Strerossing points at eith

e raised roadway platStreet to slow traff

ties

rian Link

Pedestrian Priority role link between residleming Park and Meth

he area around the ugh increased comical clinic.

th along the eastern the existing road rese

e western side of Cmetre (retaining a 6.5

raised plateau in Croallow only one vehicle

ath access into Flemreet

eets her end of Cross St

teau from just west offic and provide imp

oute, providing a safdential areas to the hven Park.

Albert and Cross Smunity facilities and

side of Cross Streerve.

Cross Street into the5 metre roadway)

oss Street at intersecte at a time to negotia

ing Park from new fo

treet to improve ped

f French Avenue to juproved pedestrian cr

fe and north,

Streets d/or a

et from

e road

tions of ate this

ootpath

estrian

st east rossing

♦

Fren♦

♦

♦

Acti♦

♦ Install signage on

− Location and

− Facilities avai

nch Avenue ♦ Widen the footpa

road reserve andcrossing

♦ Plant street trees

♦ Install a sign at tand access way to

vity Node ♦ Encourage the es

medical centre, oconjunction with apart of a private d

B

n the north-western co

distance to Fleming a

lable at Fleming and

ath along the westernd reinstate a 1.7 me

along the western sid

he north-eastern corno Methven Park.

stablishment of a smor café outlet within aa consolidated commdevelopment).


orner of the intersectio

and Methven Parks

Methven Parks

n side of the street byetre footpath to repla

de of the street

ner of French Avenue

mall convenience retaa development on Crounity facility (either in


56

on indicating:

y 0.5 metre into the ace existing vehicle

e indicating location

ail (max. 240 sq.m.), oss Street, and/or in n Fleming Park or as

6

© 2010 Planisphere

e

BBrunswick Precinct Industrial Rezonning Model [ Study Report ]

57

7

© 2010 Planisphere

3.3 Infrastru

Design Objectiv♦ Ensure th

adequatethroughou

♦ Ensure thinfrastruct

♦ Ensure W

Design Guidelin

Electricity ♦ Ensure tha

current vis

♦ Require trequired foas to the r

♦ Negotiate attachmenimprove p

Drainage ♦ Ensure all

through de

♦ Providing rooftops a

♦ Incorporat

♦ Retain the

e

ucture

ves hat infrastructure for to cater for the increa

ut the Precinct for curr

hat new developmeure, without investiga

SUD is incorporated

nes

at the design of new sual clutter created by

that any additional or new developmentsrear, or within develop

with developers tnt of existing powerlinedestrian amenity an

l new buildings incorpevelopment, such as:

for onsite stormwateand hard surface area

te water reuse for was

e bluestone gutters (ke

electricity, drainage ased growths that arerent and anticipated fu

ents do not place ating upgrades if nece

into building design to

developments does ny power poles and wir

electricity infrastrucs are located in visuapments.

to achieve the undnes to the new buildind allow for larger stre

porate Water Sensitiv

er and grey water cs into underground w

shing machines, toilet

erb and channel) thro

and sewerage dispoe discussed within thiuture uses.

a strain on the eessary.

o allow for water reus

not unnecessarily addres throughout the Pre

cture such as subsally discreet locations

dergrounding, bundlg to decrease visual

eet trees.

ve Urban Design tech

capture, via collectionwater tanks.

ts and irrigation purpo

oughout the Precinct.

osal is is UDF

existing

e.

d to the ecinct.

stations s, such

ing or clutter,

niques

n from

oses.

Wate♦

♦

Sew♦

Tele♦

er Sensitive Urban D♦ Investigate the p

measures in Flemongoing wateringand hard surfacethe park area.

♦ Investigate as andevelopments on re-use.

werage ♦ All new developm

direction with Yarundertaken as pa

ecommunications ♦ All new developm

to accommodate Fibre optic main c

B

Design for Public Bepotential to incorpor

ming Park through the of the park. Includes of the senior citize

n alternative to the abCross Street and sen

ment must consider srra Valley Water. If uprt of the development

ments must have statmodern business req

cables are located alo


enefit rate WSUD and sto provision of undergro

es collection of all wans centre and any ne

bove, collection of stnding this water to Fle

sewer and water requpgrades works are ret.

te of the art telecommquirements, including ong Victoria and Alber


58

ormwater catchment ound water tanks for ater from the rooftop ew developments in

tormwater from new eming Park for water

uirements by liaising equired they must be

munications facilities high speed internet.

rt Streets.

8

© 2010 Planisphere

3.4 Public

Design Objectiv♦ Improve p

♦ Improve thin surroun

♦ Ensure the

♦ Investigatedevelopme

Design Guidelin♦ Ensure ne

providing t

♦ Ensure anproviding t

e

Open Spaces

ves physical and visual acc

he safety of the parksding developments.

e amenity of the parks

e opportunities to uent contributions.

nes ew buildings along Cthe opportunity for pa

ny new buildings frontthe opportunity for pa

cess to Fleming Park

s by providing passiv

s is retained and enh

upgrade the existing

Cross Street are orienassive surveillance of

ting Methven Park areassive surveillance fro

k and Methven Park.

ve surveillance opport

anced.

g adjacent parks th

nted towards Flemingthe Park from upper l

e oriented towards theom all levels.

tunities

hrough

g Park, levels

e Park,

♦

♦

♦

♦

♦

♦ Ensure that overslevel building setb

♦ Ensure that overs

− Appropriate g

− Ensuring that

− Ensuring that ♦ Improve visual li

street tree plantiFrench Avenue.

♦ Investigate the remulti-purpose facCitizens and othe

♦ Should the exisensure a frontagethe new access p

B

shadowing of Flemingback.

shadowing of the Meth

round and upper leve

the playground is not

the Park in total by mnkages between parng along the key pe

edevelopment of the Scility for neighbourhor uses required for th

sting Senior Citizense with passive surveiath into the Park.


g Park is minimised b

hven Park is minimise

el building setbacks

t overshadowed by m

more than 25% at 2pmrks and surroundingedestrian linkages o

Senior Citizens buildiood house, commune new resident popula

s building be refurillance opportunities t


59

by appropriate upper

ed by:

more than 50%, and

m on 22 June. streets by avenue

of Cross Street and

ng to provide a new nity meeting, Senior ation.

bished/redeveloped, to Cross Street and

9

© 2010 Planisphere

e


60

0

© 2010 Planisphere

4 Sub-PFuture Vision

The area will retamanufacturing, cresidential and opermitted in the ucompact urban forto Lygon Street.

The design and fSiting will be conssetback. Consistetheme. The adjoovershadowing abuilding forms. Tproviding a more movements will possible, and park

Design Objectiv

Use ♦ Retain an

industry alevels.

♦ Encourage

Built Form ♦ Encourage

impacts on

e

Precinct A

ain its mixed use chcommercial, service office development oupper floors of mixed rm and reflect its indu

form of buildings will sistent and provide a

ent maximum heightsoining residential areand overlooking by lThe increased street

pleasant streetscapebe managed by imking and traffic manag

ves

d encourage the mixand manufacturing,

e ground floor office o

e higher built form n adjoining residentia

aracter, including a business and offi

over time. New resuse buildings. The

ustrial and commercia

vary and contribute a unifying feature, ofts of up to 6 storeys ea to the east will belower building heightree planting and imp

e that encourages wamproving and utilising

gement measures.

xed use character of warehousing, office,

or showroom/display a

along Gale Street sal properties.

variety of residential,ice uses, with incrsidential uses will ostreet will retain its e

al background and pro

to the eclectic streetten with a small or nwill also provide a u

e protected from exchts, setbacks and stproved footpaths willalking. Increased veg rear laneways wh

the Precinct, includin and residential at

areas fronting the stre

stepping down to mi

, small reased nly be

existing oximity

tscape. no front unifying cessive tepped l aid in

ehicular herever

ng light upper

eet.

inimise

♦

♦

♦

♦

♦

♦ Maintain the comp

♦ Ensure new devcommercial/businclear entry points.

♦ Ensure new devresidential proper

♦ Ensure any new generated by nea

♦ Respect the on-gdesign and constr

B

pact nature of existing

elopment activates tness uses, no setba.

velopment does not rties fronting Sedgman

residential uses are arby industry, commer

going operations of eruction of new building


g built form.

the street by providiacks, articulated faca

unreasonably overlon, Victoria and Albert

attenuated against trcial activity or traffic.

existing businesses ags.


61

ng for ground floor ades, windows and

ook or overshadow Streets.

he impacts of noise

and dwellings in the

1

© 2010 Planisphere

Design Guidelin♦ Design bu

as per the

♦ Design buas per the

♦ Design buthe Brunsw

♦ New buildadjoining Street.

e

nes uildings to the west ofe Brunswick Structure

uildings to the east ofe Brunswick Structure

uildings fronting Sedgwick Structure Plan.

dings must provide a(or across a right-o

f Gale Street to a maPlan.

f Gale Street to a maPlan.

gman Street to a max

a transitional height dof-way) residential pr

aximum height of 6 s

aximum height of 5 s

ximum of 4 storeys,

down to two storeys roperties fronting Sed

toreys,

toreys,

as per

where dgman

♦

♦

♦

♦ New buildings froorder to retain thpromote activation

♦ New buildings froof 2 metres consis

♦ Setbacks should articulation of the

B

onting Gale Street arehe existing compact n of the pedestrian lev

nting Sedgman Streestent with the adjoinin

be varied slightly withstreetscape.


e not required to provcharacter of the neivel.

et must provide a minng dwellings.

hin a building design t


62

ide front setbacks in ighbourhood and to

imum street setback

to provide an overall

2

© 2010 Planisphere

e


63

3

© 2010 Planisphere

5 Sub-PFuture Vision The area will rembusiness and combuildings will usuaof existing buildinhousings styles anappearance of thpedestrian activity

Improved pedestrStreet as a key ePlan. Pedestrian access is encoura

Design Objectiv

Use ♦ Encourage

♦ Encourageresidents.

♦ Encourageresidentia

Built Form ♦ Provide a

anticipatedcharacter

♦ Encourageor medica

e

Precinct B

main primarily residmpatible community oally remain, but wherengs while increasing nd choices. Setbacks

he streetscape and py.

rian amenity is a prioeast-west link and ‘caaccess to developme

aged at the rear of pro

ve

e the provision of affo

e a mix of housing typ

e home business, l uses nearby.

moderate increase ind growth of the precinof Victoria Street.

e new development fol use.

dential in character aor medical use occure new development ocdensity and height t

s are small and contaprovide an environme

iority to demonstrate atalyst streetscape’, aents is clear and facinoperties where there i

ordable housing within

pes and sizes to prov

community or med

n height and developmnct, while respecting t

orms that provide for

and use with some rring on some sites. ccurs it will respect thto provide a greater in landscaping to softent conducive to incr

the importance of Vas outlined in the Str

ng the street, while veis a laneway.

n any large developm

vide for a variety of po

dical use compatible

ment density that reflthe lower scale, ‘stree

home business, com

home Older

he form mix of

ften the reased

Victoria ructure

ehicular

ent.

otential

e with

ect the et level’

munity

♦

Des♦

♦

♦

♦

♦ Promote ‘green’ lapedestrian activity

sign Guidelines ♦ Design buildings f

♦ New buildings muVictoria Street.

♦ New buildings mudwellings through

♦ Incorporate rear la

B

andscaped setbacks y.

fronting Victoria Stree

ust provide a minimu

ust respect the geneh upper level setbacks

aneway access for ve


to soften the streetsc

et to a maximum heig

um landscaped setba

ral siting and height s and privacy screens

ehicles where availab


64

cape and encourage

ht of 4 storeys.

ck of 2 metres from

of nearby low scale s where necessary.

le.

4

© 2010 Planisphere

e


65

5

© 2010 Planisphere

6 Sub-PFuture Vision The area has largground floor usesStreet and Fleminappropriate (eitheStreet provides thfacility on Fleming

Development inclua strong presenceoffer greater visusetback to step dFrench Avenue.

Streetscapes areconsistent and inAccess to Fleminconstruction of pacycle link is propedestrian movemimprovements entransport, such as

Design Objectiv

Use ♦ Provide fo

nature thro

♦ Provide foa ground f

♦ Encouragemedical ce

e

Precinct C

gely been redevelopes including office and ng Park as a Commuer in the park of privahe community with a

g Park provides a vari

udes well-designed, ee on Cross Street andual surveillance over down towards lower s

e enhanced with then good repair, makinng Park is improvedathways from Cross Sovided from Leinsterment and improved ncourage residents as walking, cycling and

ves

or land use changes oughout the precinct.

or the development offloor level with residen

e active uses such entre, at ground level

ed for the purposes home businesses. I

unity Node, providingate development). A a focal point, and aiety of community use

environmentally sustad Albert Street that eFleming and Methvescale residential area

e planting of shady ng walking around thd, with the removal Street and Victoria Str Avenue to Gale S

access to Methvenand employees to u

d the Lygon Street tram

and development of

f office uses throughontial above.

as office, showroomfronting Cross Street

of residential, with aIt supports the role og community facilitiessmall milk bar/café in

a redeveloped multi-pes.

ainable buildings that nhance street activaten Parks. Developas along Victoria Stre

trees, whilst footpahe area easy and plof the Council nursetreet. A new pedestrStreet, encouraging n Park and beyond.utilise alternative mom.

a predominantly mix

out the precinct, espe

m/display, community t and Albert Street.

a mix of of Cross s where n Cross purpose

provide tion and ment is

reet and

aths are leasant. ery and rian and greater These odes of

xed use

ecially at

use or

Bui

Des

♦ Encourage command Fleming Par

ilt Form ♦ Encourage en

approaches to de

♦ Ensure new deresidential develcharacter of neaLeinster Grove.

♦ Ensure new devethe park and pro

♦ Provide a new Street that promo

♦ Ensure new devepriority link.

♦ Encourage the p

♦ Improve access permeability throAlbert Street.

sign Guidelines ♦ New buildings sh

Structure Plan.

♦ New buildings fdown to two strespect the scale

♦ New buildings sotwo storeys to al

munity or small retail/rk to create a commun

vironmentally sustaesign.

evelopment respectslopment, the existingarby residential areas

elopment opposite orvides an appropriate

pedestrian and cycleotes walkability in the

elopment assists in th

provision of weather p

to Methven Park anough the creation of a

hould be a maximum

fronting Sedgman Storeys where they fre and character of this

outh of Albert Street sl boundaries, except t

Brunswick Precinct Industrial Re

/café use to establishnity node.

ainable developme

s the interface witg pattern of front sets in Sedgman Street

r adjoining Fleming orinterface.

e link between Leinse Precinct and access

he creation of Cross S

rotection along Cross

d encourage greaternew pedestrian link f

of 5 storeys in height

treet should provideront the heritage ress precinct.

should provide transithose lots fronting Lyg


66

h fronting Cross Stree

nt with innovativ

h nearby low scaltbacks and residentiat, French Avenue an

r Methven Parks front

ster Grove and Albe to Methven Park.

Street as a pedestria

s Street frontages.

r pedestrian and cyclfrom Leinster Grove t

, as per the Brunswic

a transitional heighsidential properties t

tional heights down tgon Street.

6

et

e

e al d

ts

rt

n

e to

ck

ht o

o

© 2010 Planisphere

♦ New buildSedgman

♦ New buildaccess. Ethrough th

♦ New deveentry poin

♦ Establish French Av

♦ Car parkidevelopme

− Car paStreetcrossi

− For theshouldminim

♦ Encouragethe new ballow for la

e

ings should provide aStreets, French Aven

dings should address Entrances should be dhe placement of awnin

elopment should addts and windows, so a

‘vertical gardens’ alvenue and Sedgman S

ing is to be providents:

ark access to buildingt, with vehicular crossng width per site.

e properties south of d be provided via Frenising vehicle entry poe the undergroundingbuilding to decrease arger street trees.

a ‘landscaped’ setbacnue, Leinster Grove a

Cross and Albert Stdesigned so that they ngs and other design

dress Sedgman Stres to avoid a ‘back-doo

ong the facades of Street.

ded on site, prefer

gs fronting Cross Streeings to be limited to a

Albert Street, accessnch Avenue or Leinste

oints on Albert Street. g, bundling or attachm

visual clutter, impro

ck of 2 metres on Alband Methven Park.

treets for primary pedare able to be easily features.

eet through the provor’ appearance.

new developments

ably underground in

et is to occur from Sea maximum of one sta

to on site car parkinger Grove where availa

ment of existing powerove pedestrian amen

bert and

destrian located

ision of

fronting

n large

edgman andard

g able,

rlines to nity and

−



67

7

© 2010 Planisphere

e


68

8

© 2010 Planisphere

Developments fr

♦ New buildStreet, witother weaprovided fadjacent p

♦ New buildfrom the incorporatvisual bulk

♦ The Sedgavoid the residencesminimum o

♦ New buildcreate a s

e

ronting Cross and Se

dings should provide th development beingather protection alongfor levels above 3 spublic open space.

ings along the Sedgmfront boundary. Th

ting vertical gardens k of any new buildings

gman Street facade creation of a large

s on the western sof 2 metres for each s

dings should be consttreet wall on both the

edgman Streets

no front setback fog built to the boundarg the frontage. A s

storeys to ensure min

man Street frontage shis area should be

if possible, that wills and adding some ‘g

should incorporate s sheer wall opposite

side of the street. storey above the seco

tructed with no side Cross and Sedgman

r the lower levels onry, and provide veransetback of 1 metre mnimal overshadowing

should be set back 2e appropriately lands

contribute to softenreen’ to the streetsca

significant stepping de the existing singleUpper level setback

ond level are to be pro

setbacks (at lower len Street frontages.

n Cross dahs or

must be g of the

metres scaped, ning the ape.

down to e storey ks of a ovided.

evels) to

Dev

♦ Side setbacks abof any new build

♦ Vehicular accessmust be from Sedriveways and ga

velopments South o♦ New buildings to

down to two storto surrounding re

♦ Upper level setbabove 2 storeys.

♦ New buildings frsetback to introexisting resident

♦ New buildings froincorporating lanimproving pedesand reflect the se

♦ New buildings sh

♦ Side setbacks abof any new build

bove the ground floorings if necessary to p

s to developments fredgman Street. Accesarages, with a maxim

of Albert Street o the south of Albert Sreys to the Albert Stresidential scale.

backs should be prov

ronting French Avenuduce some ‘green’ iial properties on the e

onting Albert Street sndscaping. This will strian access. In additetback pattern on the

hould be constructed

bove the ground floorings if necessary to p


r level could be incorpprovide daylight acces

ronting both Cross ass points must be con

mum of one access po

Street should provideeet and French Aven

vided at a rate of 1

ue should incorporatento the street and r

eastern side.

should provide a 2 meassist in ‘greening’

tion to this it will visuanorthern side of the s

with no side setbacks

r level could be incorpprovide daylight acces


69

porated into the desigss to habitable rooms.

and Sedgman Streetsnsolidated to minimis

oint per site.

e progressive setbacknue frontages to relat

metre for every leve

e a 2 metre vegetatereduce overlooking o

etre front setback anthe streetscape an

ally open up the streestreet.

s.

porated into the desigss to habitable rooms.

9

n .

s, e

ks e

el

d of

d d et

n .

© 2010 Planisphere

Leinster Grove P

e

Pedestrian Link

♦ Provide a fully pthe existing crosconsistent street

♦ Any proposed vebe subject to dmovement.

♦ Pedestrian and cbe clear, unimpe

♦ Ensure new buillink through thepedestrian entraproviding for pas

♦ Ensure the link abetween Leinste

♦ Provide adequatnight.

♦ Extend the footpalong the properpath.

♦ New buildings arstreet address an

ublicly accessible pes section of Leinster

t tree planting.

ehicular access to/frodetailed traffic analy

cycle access betweeeded and sign posted.

ldings provide active e placement of windances and other suchssive surveillance.

avoids areas of concr Grove and Albert St

te public lighting, as fo

path adjacent to the Frty boundary, linking t

re encouraged to usend for vehicle access


destrian and cycle linGrove (with a total w

om Albert Street or Lysis and prioritise p

en Leinster Grove and.

frontages on both sidows, balconies, uph design details to th

cealment and providetreet.

or Leinster Grove, for

French Ave developmthe two streets by a

e the pedestrian link (to on-site parking.


70

nk, generally reflectinidth of 12 metres) an

Leinster Grove shouledestrian and cyclis

d Albert Street shoul

ides of the pedestriapper level courtyardshe street / link, clearl

es a clear line of sigh

r safe use of the link a

ment to Leinster Grovcontinuous pedestria

(street extension) as

0

g d

d st

d

n s, y

ht

at

e n

a

© 2010 Planisphere

Methven Park Int♦ Provide sm

the existin

♦ Upper levsufficient overshado2pm on 22

e

terface mall ground level setbng residential develop

vels of new buildingsdistances to ens

owed by more than 52 June.

backs incorporating pment fronting the Par

s are to be setback fsure that the child50% and the Park in

private open space, sirk.

from the interface bodren’s playground n total by more than

imilar to

oundary is not 25% at


71

1

© 2010 Planisphere

7 Built

e

Form Map


72

2

© 2010 Planisphere

8 Land

e

Use Map


73

3

© 2010 Planisphere

e

PARTT D: IMP


PLEMENT


74

TATION

4

© 2010 Planisphere

15 Imple

This section outlineStatutory planning public infrastructurPlanning Provision

13.1 Zoning The following tableprecincts, by consi

Zone

Residential 1 (R1Z)

mentation O

es options for implemtools examined inclu

re and social housingns.

options e provides a detaileddering the purpose an

Purpose

Residential developmdensities with a variet

Residential developmthe neighbourhood ch

Allows educational, rereligious, community range of other non-reserve local communitappropriate.

Options

menting the UDF throude the Design and g objectives through

d evaluation of the rend section 1 and 3 us

SePe

ment at a range of ty of dwellings.

ment that respects haracter.

ecreational, and a limited

esidential uses to ty needs as

ough the Moreland PlaDevelopment Overlaythe planning scheme

elative advantages anses of each zone.

ection 1 Uses – Not Reermit

Animal keeping

Apiculture

Bed and Breakfast

Circus/ Carnival

Dependent Persons U

Dwelling

Home Occupation

Informal Outdoor Rec

Mineral exploration/ M

Minor Utility Installatio

Place of Worship

Residential Aged care

Telecommunications

Railway/Road/Tramw

anning Scheme. It cy, Environmental Aude is also examined;

nd disadvantages of

equiring a Uses

Unit

creation

Mining

on

e Facility

facility

way

▪ A

▪ A

▪ B

▪ C

▪ Ex

▪ H

▪ In

▪ In

▪ M

▪ O

▪ R

▪ S

▪ Tr

considers various zondit Overlay and Deveas are a number of

utilising the available

Prohibited

musement parlour

nimal boarding/training

rothel

inema/ Nightclub

xtractive industry

orse stables

ndustry/ Warehouse

ntensive animal husband

Motor racing track

Office

Retail premises

aleyard

ransport terminal

Brun

nes and overlays thateloper Contributions Oimplementation mec

e residential, industri

Discussion and

dry

Currently appliedof Brunswick.

Appropriate for sresidential, homewhich are locatedinterface.

swick Precinct Industrial Rezoning

t could be applied to Overlay. The feasibihanisms that sit outs

al and business zone

Recommendation

d extensively across the

ites that will be used prie business or communityd with a substantially res

Model [ Study Report ]

75

the Study Area. lity of achieving

side the Victoria

es for particular

residential areas

imarily for y purposes, and sidential

© 2010 Planisphere

Zone

Residential 2 (R2Z)

Purpose

Residential developmhigher densities to maof the facilities and se


Educational, recreatiocommunity and a limiother non-residential local community needlocations.

SePe

ment at medium or ake optimum use ervices available.


onal, religious, ited range of uses to serve

ds in appropriate


Animal keeping

Apiculture

Bed and Breakfast

Circus/ Carnival

Dependent Persons U

Dwelling

Home Occupation




Place of Worship

Residential Aged Car

Search for stone

Telecommunications

Railway/Road/Tramw

equiring a Uses

Unit

creation

Mining

on

re Facility

facility

way

▪ A

▪ A

▪ B

▪ C

▪ Ex

▪ H

▪ In

▪ In

▪ M

▪ O

▪ R

▪ S

T

Prohibited

musement parlour

nimal boarding/training

rothel

inema/ Nightclub

xtractive industry

orse stables

ndustry/ Warehouse


Motor racing track

Office

Retail premises

aleyard

ransport terminal

Brun

Discussion and

dry

Appropriate for sresidential, homewhere redevelop

The UDF (and Ststorey developmewould be achievedemolition of exisoccur in the shor

Removal of third by which higher dthis zone.


Recommendation

ites that will be used prie business or communityment for higher densitie

tructure Plan) recommeent on the Victoria Streeed through site consolidsting stock, and is consirt-medium term.

party appeal rights is thdensity development is


76

imarily for y purposes, and

es is encouraged.

ends up to 5 et sites. This ation and idered unlikely to

he primary means encouraged in

© 2010 Planisphere

Zone

Mixed Use (MUZ)

Activity Centre (ACZ)

Purpose

A range of residentialindustrial and other ucomplement the mixethe locality.


A mixture of uses anddevelopment of an acfocus for business, shhousing, leisure, transcommunity facilities; asustainable urban outmaximises the use ofand public transport.

A diversity of housingdensities to make optfacilities and services

Through good urban attractive, pleasant, wstimulating environme

SePe

l, commercial, ses which

ed-use function of


d intensive ctivity centre: as a hopping, working, sport and and to support tcomes that f infrastructure

g at higher timum use of s.

design, an walkable, safe and ent.


Animal keeping

Apiculture

Bed and Breakfast

Circus/ Carnival

Dependent Persons U

Dwelling

Home Occupation




Place of Worship

Residential Aged care

Telecommunications

Railway/Road/Tramw

Based on a tailored Sthe Zone

equiring a Uses

Unit

creation

Mining

on

e Facility

facility

way

A

B

Ex

Schedule to BS

Prohibited

dult sex bookshop

rothel

xtractive industry

ased on a tailored chedule to the Zone

Brun

Discussion and

Appropriate for sincluding residenindustrial/warehodensity residentia

In order to facilitabe amended to inand Trade suppli

Appropriate for sPlan (MAC or PAfor all areas in th

Allows for a diverdevelopment out


Recommendation

ites that will incorporatential, office, small light ouse and/or retail; but wal is to be a dominant la

ate a mix of uses the zonclude floor space limitses.

ites within an Activity CeAC) area, and as part of e Structure Plan.

rse mix of land uses, hetcomes.


77

e a range of uses,

here higher and use.

ne schedule can s for Office, Shop

entre Structure a wider rezoning

eights and

© 2010 Planisphere

Zone

Industrial 1 (IN1Z)

Purpose

Provide for manufactustorage and distributioassociated uses in a does not affect the saof local communities

SePe

uring industry, the on of goods and manner which

afety and amenity


Apiculture

Circus/ Carnival

Crop raising

Extensive animal hus

Home Occupation

Industry


Mail centre



Search for Stone

Service Station

Shipping container st

Telecommunications

Railway/Road/Tramw

Warehouse

equiring a Uses

sbandry

creation

Mining

on

torage

facility

way

A

Cfa

H

In

S

Prohibited

ccommodation

inema entertainment acility

ospital


hop

Brun

Discussion and

dry

Appropriate for sscale industry or for areas where renvisaged in futu

Buffers are requiIndustrial 1 Zone


Recommendation

ites that will continue towarehouse purposes.

residential use is encouure.

red between many usese and adjacent residentia


78

o be used for large Not appropriate raged or

s within the al zones.

© 2010 Planisphere

Zone

Industrial 3 (IN3Z)

Purpose

Provide for industriesuses in specific areasconsideration of the nimpacts of industrial uor to avoid inter-indus

Provide a buffer betw1 Zone or Industrial 2communities, which aindustries and associcompatible with the ncommunity.

SePe

s and associated s where special nature and uses is required stry conflict.

ween the Industrial 2 Zone and local allows for ated uses

nearby


Apiculture

Circus/ Carnival

Crop raising

Extensive animal hus

Home Occupation


Mail centre



Search for Stone

Service Station

Shipping container st

Telecommunications

Railway/Road/Tramw

equiring a Uses

sbandry

creation

Mining

on

torage

facility

way

A

Cfa

Ex

H

In

Mfa

M

S

Prohibited

ccommodation

inema entertainment acility

xtractive industry

ospital


Major sports and recreatiacility

Motor racing track

hop

Brun

Discussion and

dry

on

Appropriate for ssmaller scale indfor areas where rfuture.


Recommendation

ites that will continue toustry or warehouses. Nresidential is encourage


79

o be used for Not appropriate ed or envisaged in

© 2010 Planisphere

Zone

Business 1 (B1Z)

Purpose

Intensive developmencentres for retail, comcommercial, entertaincommunity uses.

SePe

nt of business mplementary nment and


Shop

Restaurant

Food and drink premi

Office

Dwelling

Trade supplies

Informal outdoor recr

Child care

Home Occupation

Apiculture

Betting agency

Caretakers house

Carnival/ Circus

Cinema

Education Centre

Electoral office

Mineral Exploration/ M


Postal agency

Railway/ Road/ Tram

Search for Stone

Telecommunications

equiring a Uses

ises

reation

Mining

on

way

facility

C

Ex

In

Mfa

M

Prohibited

orrective institution

xtractive industry



Motor racing track

Brun

Discussion and

dry

on

Appropriate for spurposes that incuses at the grounuses above.

Dwellings and offof the frontage.


Recommendation

ites that will be primarilyclude mixed retail/commnd level with residential

fices at ground level mu


80

y used for mercial/business

and/or office

ust not exceed 2m

© 2010 Planisphere

Zone

Business 2 (B2Z)

Business 3 (B3Z)

(existing zone)

Purpose

Offices and associateuses.

Offices, Manufacturinassociated CommercUses.

SePe

ed commercial

ng Industries and cial and Industrial


Office


Home Occupation

Apiculture

Caretakers house

Carnival/ Circus



Railway/ Road/ Tram

Search for Stone

Telecommunications

Office


Home Occupation

Apiculture

Caretakers house

Carnival/ Circus

Industry

Mail Centre



Postal Agency

Railway/ Road/ Tram

Search for Stone

Telecommunications

Warehouse

equiring a Uses

reation

Mining

on

way

facility

C

Ex

In

Mfa

M

Ti

reation

Mining

on

way

facility

A

Ex

H

In

Mfa

M

S

Prohibited


xtractive industry



Motor racing track

imber yard

ccommodation

xtractive industry

ospital



Motor racing track

hop

Brun

Discussion and

dry

on

Appropriate for sand commercial aindustry can co-e

dry

on

This is the primaStreets Precinct.

Appropriate for spurposes of office

The zone would accommodate ofthe exception of cprohibited.


Recommendation

ites that will be primarilyactivity, and where residexist, subject to approva

ry current zoning for the

ites that will be primarilyes, industry and/or ware

be applied to areas thatffice/industry/warehousecaretaker’s houses, acc


81

y used for offices dential and al.

e Gale/Cross

y used for the ehouse.

t are intended to e type uses. With commodation is

© 2010 Planisphere

Zone

Business 4 (B4Z)

Purpose

Bulky Goods Retail aIndustry, and associaServices.

SePe

nd Manufacturing ated Business


Apiculture

Carnival/ Circus

Electoral office

Equestrian supplies

Industry


Lighting shop

Mail centre



Party supplies

Restricted retail prem

Railway/ Road/ Tram

Search for Stone

Service station

Telecommunications

Trade supplies

Warehouse

equiring a Uses

reation

Mining

on

mises

way

facility

A

Ex

H

In

Mfa

M

S

Prohibited

ccommodation

xtractive industry

ospital



Motor racing track

hop

Brun

Discussion and

dry

on

Very similar to thsites that will be good retailing an

Does not provideneed for a permitTherefore would have a strictly bu


Recommendation

e B3Z, however more aprimarily used for the pud manufacturing.

e the flexibility of office ut and accommodation isbe applied to areas tha

ulky goods/manufacturin


82

appropriate for urposes of bulky

uses without the s prohibited. t are intended to

ng focus.

© 2010 Planisphere

Zone

Business 5 (B5Z)

Comprehensive Development Zone (CDZ)

Proposed Zones

Urban DevelopmeThe State GovernDevelopment Zoneindustrial land for m

To date no specificthat the proposed

Purpose

Offices or Multi-Dwellcommon access from

To provide for a rangdevelopment of land with a comprehensiveplan incorporated in t

s

ent Zone nment in March 2010e. The zone is intenmixed use and residen

c information has beezone is intended for

SePe

ling Units with m the street.

e of uses and the in accordance e development the scheme.

0 announced the intnded to facilitate thential purposes.

en released about thelocations such as the


Apiculture

Caretaker’s house

Carnival/ Circus

Dwelling

Home occupation




Office

Railway/ Road/ Tram

Search for stone

Telecommunications

The zone schedule cacustomised to suit thethe comprehensive dplan that forms the bazone provisions.

troduction of a new e redevelopment of f

e proposed zone. It ape Brunswick East ind

equiring a Uses

reation

Mining

on

way

facility

A

A

B

C

Ex

H

In

an be e objectives of evelopment asis of the

Thcuobcodefopr

Urban former

ppears dustrial

area future

As thconsarea

New The three

Prohibited

nimal keeping

nimal training

rothel


xtractive industry

orse stables

ndustry

he zone schedule can bustomised to suit the bjectives of the omprehensive evelopment plan that orms the basis of the zonrovisions.

and will likely represe.

he process of prepasiderable period of tim

continue to proceed

Residential ZonesState Government pr

e new residential zone

Brun

Discussion and

Appropriate for spurposes of office

Does not provideoffice uses within

be

ne

Used to facilitateproposals. Involvdevelopment plamay be replacedprovisions once d

sent an appropriate im

aring and seeking come it is recommendedutilising existing VPP

roposes to replace thees.


Recommendation

ites that will be primarilyes or dwellings.

e the flexibility of allowinn the same building.

large and/or complex dves the incorporation of n into the planning sche by standard zone and odevelopment has been c

mplementation option

omment on the zoned that the process oftools.

e existing Residential


83

y used for the

g residential and

development a comprehensive

eme. The zone overlay completed.

at some time in the

e is likely to take a f rezoning the study

l 1 and 2 zones with

© 2010 Planisphere

One of the draft Neighbourhood Acpromoting higher d

It would also allowpopulation densitybuilt form to reflect

The draft zone prov

It is therefore expethe proposed newdensity and built fo

13.2 Local PlThe Brunswick Stris currently not impStructure Plan theprovide a strategic

zones is intended ctivity Centres and adjdensity housing.

w a limited range of a. There would be tht the preferred new ch

visions suggest that t

ected that R1Z land sw zones are implemeorm objectives of the U

lanning Policyructure Plan (Oct 200plemented into the Moe MSS should be afoundation for the UD

to apply to areas jacent to the Principa

additional uses to serve ability to apply mul

haracter.

taller buildings will be

surrounding the precinented. This will compUDF.

y Framework 00) provides the guidaoreland Planning Schamended to referencDF.

near Principal, Majoal Public Transport Ne

ve an expected increltiple schedules to va

acceptable in this zo

nct would be rezonedplement the land use

ance for this UDF, hoeme. Upon adoption

ce the Structure Pla

or and etwork,

ease in ary the

ne.

d once e mix,

owever of the

an and

The StratEmp

13.3A vaThe mutu

The recomissue

Immepurpo

MSS does, however, tegy 2004 (see Clauloyment Local Policy

3 Overlay optiriety of planning scheobjectives of the ov

ually exclusive.

table below summmendations are maes that are discussed

ediately following theose overlays that are

already include refereuse 21.05-2), which (Clause 22.03).

ions eme Overlay options hverlays vary marked

mmarises the optionade in this table as in more detail in subs

e Built Form Overlayrelevant to the study


ence to the Morelandforms the basis fo

have been consideredly and, unlike zones

ns available for bthe choice of overlasequent sections of th

ys table is a discussarea.


84

d Industrial Land Use or the Industry and

d for the study area. s, overlays are not

built overlays. No ay will depend upon he report.

sion about specific-

© 2010 Planisphere

Built Form Over

Overlay Pu

Incorporated Plan Overlay (IPO)

To

To andacc

ThIncPla

Thschchato bmareausethircomowexicatsur

rlay Options

urpose

identify areas which req

The form and conditiouse and developmentshown on an incorporbefore a permit can buse or develop the lan

A planning scheme abefore the incorporatebe changed.

exempt an application fd review if it is generallycordance with an incorp

e VPP Practice Note Apcorporate Plan and Devean Overlays (2003) state

e IPO requirement for aheme amendment to incange the plan enables thbe involved in the proceaking or changing the plason, the IPO should noed for sites that are likelrd-party interests and simprising multiple lots in

wnership. Most redevelopisting urban land will falltegory, particularly wherrrounding land use is re

Advan

quire:

ons of future t to be rated plan

be granted to nd.

mendment ed plan can

from notice y in porated plan.

pplying the elopment es:

a planning corporate or third parties ess of lan. For this ormally be ly to affect ites different

pment of l into this re the

esidential.

Fadedeow

Thobplaan

Aldeacde

Scto

Faexapin beinvan

tages

acilitates the implementaetailed, holistic plan that evelopment of land undewnership.

he combined land use abjectives and controls arace, and interrelated witnother.

lows permits to be issueevelopment/use not ‘genccordance with the plan’ecision guidelines.

chedules to the IPO canintroduce new decision

acilitates implementationxempting third party notippeal processes. This iscircumstances where th

een appropriate third pavolvement in the strategnd amended processes.

Disadv

ation of a coordinates

er multiple

nd built form re in one th one

ed for nerally in subject to

n be drafted guidelines.

n by fication and

s appropriate here has rty

gic planning

Caad

Cascam

Leaspapu

Exbepadu

Ream

vantages

an be more complex to dminister than standard

an be inflexible as a placheme amendment is remend the Incorporate Pl

ess transparent than stas the Incorporated Plan,art of the planning schemublished separately.

xclusion of third party pre inappropriate if insufficarty engagement has ocuring strategic planning.

equires a planning schemendment to change th

Conclu

interpret and zones.

anning equired to lan.

andard zones , although me, is

rocesses will cient third ccurred .

eme e plan.

Design

Can incbenefit

Requireamend dependproposaIP and a trans


usion

ed for locations with mu

clude specific details of infrastructure objectives

es an amendment procethe plan and therefore

ding on the framing of thals must be generally indo not involve a third paparent process.


85

ultiple landowners.

built form and public s.

ess to introduce and can be inflexible,

he Plan. Development n accordance with the arty process. Thus is

© 2010 Planisphere

Overlay Pu

Development Plan Overlay (DPO)

To fordevdevbe

To andacc

ThIncPla

Beappnorprosigselis lsiteresadj

urpose

identify areas which reqm and conditions of futuvelopment to be shown velopment plan before agranted to use or devel

exempt an application fd review if it is generallycordance with a develop

e VPP Practice Note Apcorporate Plan and Devean Overlays (2003) state

ecause the DPO has no proval process for the prmally be applied to devoposals that are not likelgnificantly affect third-palf-contained sites wherelimited to one or two pares that contain no existinsidential population and join established residen

Advan

quire the ure use and on a

a permit can lop the land.

from notice y in pment plan.

pplying the elopment es:

public plan, it should velopment ly to

arty interests, e ownership rties and ing do not

ntial areas.

Thobplaan

FaexapgeDein beinvan

Chnoam

tages

he combined land use abjectives and controls arace and interrelated withnother.

acilitates implementationxempting third party notippeal processes if a proenerally in accordance wevelopment Plan. This iscircumstances where th

een appropriate third pavolvement in the strategnd amendment processe

hanges to the Developmot require a planning schmendment.

Disadv

nd built form re in one h one

n by fication and posal is

with the s appropriate here has rty

gic planning es.

ment Plan do heme

Hacoamtra

Exbepadu

Inprthim

Nediar

vantages

as no public notificationonsultation process in apmending the plan, therefansparency.

xclusion of third party pre inappropriate if insufficarty engagement has ocuring strategic planning.

dividual developers mayressure for incremental e plan which compromi

mplementation.

egotiation of a single plafficult where several lanre involved.

Conclu

or pproving or fore can lack

rocesses will cient third ccurred .

y exert changes to se its

an may be nd owners

Designalthougowners

RequireDPO. Tof the cprepareDevelotime aswith the

The apwith theparty pPlan caThis is leaves


usion

ed primarily for sites in sgh can be used where thship.

es an amendment proceThe DPO is designed tocontents of a Developmeed later by land owners.pment Plan can be put

s the Amendment to introe IPO.

proval of a proposal gene Development Plan doerocess. Amendment to an also be made withoutnot as transparent a prothe Plan open to appea


86

single ownership, here is multiple

ess to introduce the o introduce an outline ent Plan that is . However a in place at the same oduce the Overlay as

nerally in accordance es not involve a third the Development t a third party process. ocess as the IPO, and al by land owners.

© 2010 Planisphere

Overlay Pu

Design and Development Overlay (DDO)

To spedesdev

urpose

identify areas which areecific requirements relatsign and built form of nevelopment.

Advan

e affected by ting to the ew

Threanthe

He

Se

Pe

La

De

Ot

De

Scto

tages

he DDO can apply specquirements for the follo

nd development elemene precinct:

eights

etbacks

edestrian links

aneway splays

esign guidelines

ther permit requirements

ecision Guidelines

chedules to the DDO caintroduce new decision

Disadv

ific owing design ts relating to

s

an be drafted guidelines.

▪ ThththdeladocoReinfo

▪ Careusof

vantages

he DDO identifies and ae specific requirementse design and built form evelopment. It does notnd use objectives and thoes not outline the full raontrols applicable to the eference must be made relation to land use and

orm controls.

annot be used to adequeinforce the implementatse or public infrastructurf the UDF.

Conclu

applies only relating to of new t combine herefore ange of land.

e to the zone d some built

uately tion of land re objectives

Design

Can incpublic bpropose

RequireIndividupermit aconstru

Needs use direfor pub


usion

ed for locations with mu

clude specific details of benefit infrastructure objed new roads.

es an amendment proceual proposals may be suapplications depending

ucted.

to be used in conjunctioections, and negotiationlic infrastructure improv


87

ultiple landowners.

built form and limited jectives, such as

ess to introduce. ubject to planning on how the DDO is

on with policy for land n with land developers vements.

© 2010 Planisphere

Public AcquisitiThe Public Acquisacquired by an autto the use or develto be acquired.

Landowners affectauthority, which in be responsible for which it was acquir

Construction of negotiation, whichconstruction beinmechanisms are d

Environmental A

The Environmentafor industrial purpoensure that they contamination.

The overlay requirprior to developmeuses, child care ce

Clause 45.03-1 sta

♦ A certifaccord

♦ An env1970 mthe env

The map below ideon the possibility osites that are unctherefore do not re

on Overlay (PAO) ition Overlay (PAO) ithority or to reserve lalopment of the land d

ted by a PAO would this case would be the works and assoc

red.

streets and lanewah includes designing carried out by iscussed in section tit

Audit Overlay (EAO

l Audit Overlay is reqoses in the past, or a

are suitable for u

res that a landownerent or approval of a sentres, pre-school cen

ates that:

ficate of environmentadance with Part IXD of

vironmental auditor apmust make a statemenvironmental conditions

entifies properties thaof contamination due coloured have only equire the overlay. F

is used to identify lanand for a public purpoo not prejudice the pu

d be compensated fthe Moreland City Cociated costs to devel

ays is usually achng the access link

the developer. Atled ‘Public Benefit Inf

O)

quired to be applied toare suspected of poteuses which could b

r undertake an Envirensitive use. Sensitiv

ntres or primary schoo

al audit must be issuef the Environmental P

ppointed under the Ennt in accordance with s of the land are suita

at require an EAO to bto past uses. Reseaever been used for

Further detail about th

nd which is proposedose, to ensure that churpose for which the l

for the land by the ouncil. Council wouldop this land for the u

ieved through landks into developmenAlternative implemenfrastructure’.

o sites that have beenential soil contaminatbe adversely affecte

ronmental Audit of thve uses include: residols.

ed for the land in Protection Act 1970, o

nvironment ProtectionPart IXD of that Act t

able for the sensitive u

be placed over them, arch has confirmed thr residential purposehe approach that has

d to be hanges land is

public d then use for

downer t and ntation

n used ion, to ed by

he soil dential

or

n Act that use.

based hat the es and s been

appliCoffeexclu

13.4The ident

AffoThe estabaffordState

Recehouswhich

ed to identify these sey Environments to usion of the uncoloure

4 Public Benepotential public bene

tified for consideration

♦ Cross Street an

♦ Leinster Grove

♦ Widening of the

♦ Widening of theturning space

♦ Rainwater harvFleming Park

♦ Inclusion of com

♦ Relocation of o

♦ Footpath widen

♦ Traffic manage

♦ Street tree plan

♦ Footpath throulink.

ordable Housing Planning and Environblish a link between tdable housing. Until e and Federal Govern

ent initiatives have ssing provision. Althouh address affordable

sites is provided at sereview the findings oed sites below from th

efit Infrastructuefit initiatives and strn in the Study Area ar

nd French Avenue str

to Albert Street pede

e laneway between Ly

e laneway splays at th

vesting from Cross S

mmunity housing as p

overhead power lines

ning in Cross St and w

ement measures in Cr

nting

gh Methven Park to

nment Act 1987 and the planning powers recently public hous

nment and provided b

seen the community ugh Councils have dhousing, there is no


ection 3.0 of this repof this report. The rehe EAO.

ure Initiativesreetscape improvemere:

reet improvements

estrian link

ygon and Gale Street

he corner of two lane

Street developments

part of the future resid

underground

western part of French

ross and Albert Street

Leinster Grove from

the Victorian Planninof local government sing in Victoria has y the State.

sector become invodeveloped housing s

o statutory planning m


88

port. DPCD engaged eport supported the

ents that have been

ts

es to improve vehicle

for water reuse on

dential tenancy mix

h Avenue

ts

the French Avenue

ng Provisions do not and the provision of been co-funded by

olved in community strategies, many of

mechanism by which

© 2010 Planisphere

to require private approach known ov

The Moreland Affogovernment in facCouncil involvemen

The fundamenMunicipal Strasocial justice ato take a primawould enable it

Therefore Couhousing provis

• using its pow

• continuing to

• providing comand advocaprovided;

• looking for accessibility development

• facilitating pinvestment a

Thus, the parsummarised as

• regulation an

• information p

• advocacy (sprovisions);

• project facilit

• Council leade

• research. (pa

development to incverseas as ‘inclusiona

ordable Housing Stracilitating affordable hnt:

ntal policy positions tegic Statement requ

and community well-bary role in delivering t to compel the marke

uncil’s role will necession by:

wers and influence in r

o influence the State G

mmunity leadership ates (mainly in-kind)

creative means to in the private d

t sites; and

projects which delivand commitment.

rameters of Council s:

nd planning (subject to

provision (to housing s

so that the Victorian

ation, funding, resour

ership; and

age 65).

clude a component ary zoning’).

ategy 2006 advocatehousing, but also rec

in the Moreland Couire Council to addrebeing issue. But clearhousing stock, nor haet to perform in particu

sarily be more subtle

relation to planning in

Government;

and assistance in reand ensuring that

encourage affordabdevelopment sector,

ver housing and a

involvement with a

o Victorian Planning P

suppliers, residents a

n Planning Provision

rce contribution and p

of affordable housin

es for a great role focognises the limitatio

ouncil Plan 2005-200ss affordable housingrly Council is not resoas it regulatory poweular directions.

and facilitative, to infl

n the private market;

sourcing housing agenecessary informat

bility, appropriatenessespecially on str

assist in catalysing

affordable housing c

Provisions);

nd interest groups);

ns include more amb

partnership;

ng (an

r local ons to

09 and g as a ourced rs that

fluence

encies tion is

s and rategic

other

an be

bitious

In reby agsmalafforddeve

PossPublipublito adpublinew

Equitthey the inthat propogenethe e

A nuimple

A reainitiadevecann

lation to the study aregreement with individl size of many of thedable housing is like

elopments.

sible Funding Mecic benefit initiatives ac infrastructure either

ddress existing issuesc open space, which development, or to ad

ty issues arise in relainvolve the expendit

nitiative is to be implethe initiative is needosed initiative, and t

erally accepted principentire cost of addressi

umber of important ementation of public b

♦ The initiative m

♦ There must be

♦ There must becontribution anbenefit from thdirectly as a res

♦ The contributioto pay more tha

♦ Collection andtransparent ma

al issue that arises fotive that does not so

eloped localities. Thisnot be expected to fu

ea, the imposition of adual developers is likee properties in the stuely to have an impac

chanisms re aimed at achievingr to mitigate the impas within the locality. A

can serve to both caddress an existing sh

ation to the implementture of public or privaemented by a private ded, that there is a hat the contribution eple, for example, thating existing problems

principles need tobenefit initiatives:

must be legally justified

a strategic justificatio

e a link, or nexus, bnd the proposed inithe initiative; or the isult of a development

on must be equitable an their fair share of t

d expenditure of canner.

or local government ismehow benefit an ex means that an indiv

und public benefit init


an affordable housingely to be problematic.udy area any mandact on the economic v

g improvements to cocts of change createdcommon example is

ater for the additional ortfall.

tation of public benefate funds, usually ondeveloper it is neceslink between the de

expected of the devet developers cannot b such as lack of car p

o be considered w

d and enforceable;

on for the initiative;

between the entity wiative (i.e. the entitynitiative addresses at undertaken by the e

(i.e. no single entity he cost of implementa

contributions must b

s that it is rare to idenxisting community, pavidual developer, or gtiatives in their entire


89

g element other than Given the relatively tory requirement for viability of proposed

mmunity services or d by development or the provision of new demand created by

fit initiatives because public land. Where

ssary to demonstrate evelopment and the eloper is fair. It is a be expected to bear

parking.

hen assessing the

which is making the y must derive some an issue that arises ntity);

should be expected ation);

be managed in a

ntify a public benefit articularly in densely group of developers, ety. In such cases it

© 2010 Planisphere

usually falls to locand the full cost of

The following discprinciples in mind.does not address part of a planning aand widening of lan

The funding meccontribution made be inequitable, to infrastructure provimprovements alsoengagement, quali

Developer ContribA Developer Contrcontributions to plalevies through an Scheme.

The calculation oRecurrent costs suadministration of tcontributions levy.

DCPs are advantadelivery, integratindevelopers. Howethe Planning Scheof only a portion of

A number of munidrainage works inc

Advantages:

♦ Will nogenera

♦ Can lev

♦ A DCPcontrib

cal government to fill the initiative.

cussion assesses a ra The discussion focuinitiatives proposed t

application, for exampneway splays.

chanisms described by developers to infrexpect that Council

ision. Aside from theo require Council leaty control, and design

bution Plans ribution Plan (DCP) eanned infrastructure n

approved DCP, wh

f the levy is baseduch as maintenance athe DCP cannot be

ageous in respect ofng strategic planninever, disadvantages ome making them timef total funding.

cipalities in metropolcluding Glen Eira, Mar

t levy existing residenal ratepayers’ perspec

vy most infrastructure

P enables infrastructurutors.

the gap between the

ange of implementatuses entirely on publito occur on private laple, the introduction o

below identify oprastructure provision. would be absolved question of funding,adership in terms ofn consistency.

enables a Council toneeded by a future coich is included as a

d on the estimated and operating costs o

included in the calc

f sharing costs among and infrastructureof DCPs include the e consuming and cos

litan Melbourne haveribyrnong and Darebi

nts and therefore morctive.

e items identified.

re costs to be shared

e development contri

ion options with the c realm improvemenand that are negotiat

of new laneway conne

tions for maximisinIt is unrealistic, and from contributing to public realm infrastrf coordination, stake

levy new developmeommunity. Council can overlay in the Pla

cost of the infrastruor costs associated wculation of a develo

ngst multiple users, e programs, certainneed for an amendmtly, and the ability to

e existing DCPs for fun.

re acceptable from the

fairly amongst multip

ibution

above ts and ted as

ections

g the would public

ructure holder

ent for ollects anning

ucture. with the

pment

faster nty for ment to

collect

unding

e

le

Disad

♦ A DCP can endependent updelivery of infrmust satisfy a

♦ A DCP providecontribute will was collected

dvantages:

♦ Need to demodevelopment abroader commdevelopment w

♦ A DCP relies oprojects can obe establisheddoes not havecharged in accdemonstrate n

♦ The DCP musadministration

♦ Infrastructure usage’. For thprojects are shexisting and fucharged for thand costs are new infrastrucportion of the user-pays sys

♦ A DCP is a binCouncil) to prospecification obest suited to is attributed to

♦ DCPs must hashould not excdevelopment i

nable the earlier deliveon general taxes or rarastructure for the comccountability and tran

es developers with cebe accounted for septo provide.

onstrate a direct relatioand the proposed levy

munity so need and newill be difficult to argu

on the justification of only be included in a Dd with a reasonable lee to trigger the need focordance with its projneed.

st be managed over thn resources for Counc

costs must be apporthe purpose of calculathared across all usersuture development. Te whole cost of an infdistributed on a fair a

cture can be charged tcost of providing the item including existing

nding obligation on thovide the infrastructuroutlined in the DCP. Tareas where a high p

o developers.

ave a reasonable timeceed 20-25 years. If tin the early years will


ery of infrastructure thates. It also providesmmunity and developensparency principles.

ertainty that the moneparately and spent on

onship (need and nexy. Many of the items exus which links to prue.

infrastructure projectsDCP if use by the futuevel of certainty. A neor new infrastructure, ected share of usage

he period of the plan; cil.

tioned on the basis of ting levies, the costs os. The likely users wi

Therefore, new develofrastructure project thand equitable basis. Hthe levy, a DCP will oinfrastructure as it is dg users.

e infrastructure providre by the date, at the This is a long and cosproportion of infrastruc

e horizon. The time hthe time horizon is nobe paying for infrastr


90

han if its provision is s certainty about the ers, because a DCP

ey that they the infrastructure it

xus) between the will benefit the oposed

s. Infrastructure ure community can ew development it can only be

e. This is required to

this requires

f projected ‘share of of infrastructure ill include both opment will not be at others will use However, as only only cover a small determined on a

der (usually cost and to the stly process, usually cture to be delivered

horizon of a DCP ot reasonable, new ructure that will not

© 2010 Planisphere

be delivprecinc

♦ Levies specifiemainte

♦ Long tidifficultTime frunderlia servic

♦ There i($900 c

Section 173 AgreeSection 173 Agreeapplicants for a plaSections 173-184 o

Flexibility is the mlack transparency,

Advantages:

♦ Sectionfocused

♦ AccounDCPs,

Disadvantages:

♦ The necompro

♦ Section

♦ The AgdependCounci

♦ If matteneeded

vered until many yearct is an estimate at be

collected are only to ed in the DCP. This rnance of proper finan

meframes of 20 yearsties when projecting frames beyond this maes DCPs as it may bece that will not be dev

is a maximum levy thacap).

ements ements are voluntaryanning and developmof the Planning and E

main advantage of Seaccountability and m

n 173 Agreements had on particular develo

ntability requirementsmeaning administrati

egotiated nature of a Somises that can lead t

n 173 Agreements, by

greements are enteredds on the goodwill of eil officers/representati

ers are not resolved bd with both time and c

rs later. The time horest.

be used for the provisresponsibility highlighncial accounts.

s or more have the diuture growth rates reqay also diminish the pe considered unreasoveloped for many yea

at can be charged for

y agreements enteredent permit) and Coun

Environment Act 1987

ection 173 Agreemenonitoring can be com

ave the benefit of a wiopments;

are less stringent thaive costs are reduced

Section 173 Agreemeto sub-optimal or rela

y their nature, can als

d into voluntarily and each side and/or on tives

by negotiation, VCAT cost implications.

rizon for the Brunswic

sion of the infrastructuts the importance of t

sadvantage of creatinquired tocalculate lev

principle of equity, whionable to charge a usears to come.

r Community Infrastru

d into by the developncil under Part 9, Divis.

nts, however they caplex.

de and flexible ambit,

an those required for d.

ent can result in atively arbitrary outcom

so lack transparency.

their successful conche negotiation skills o

intervention may be

ck

ure the

ng vies. ich er for

ucture

per (or sion 2,

n also

, albeit

mes.

clusion of

Rate

Gene

The ratep

Geneacceand fundi

Adva

Disad

Spec

The propeproviservirecurincluarran

♦ Council may loparticularly whextended perio

es

eral Rates

majority of a Counpayers according to th

eral Rates systems eptance is not assured

rates are used to fing source.

antages:

♦ Simple admini

♦ Well understoo

♦ Flexibility at C

dvantages:

♦ Public accepta

♦ Rates are viewtherefore putti

♦ Rates are usecapital funding

♦ Existing comminitiators of ch

cial Rates

Local Government Aerties in question wided. Special Rates Sces and facilities withrrent programs and cde schemes for consngements for prov

ose track of works anhere there a large numod of time.

cil’s expenditure, inche relative value of the

are simple, well und as they are often vund Council operatio

istration;

od;

Council’s discretion.

ance is not assured;

wed as a tax rather thng a limit on what Co

ed to fund Council opeg source;

munities contribute to ange.

Act permits Councils twill receive a particuSchemes have typicahin defined areas Cocapital works. Commstructing footpaths, roiding services like


d requirements undermber of Agreements i

cluding capital inveseir properties.

nderstood and flexibviewed as an additionons, limiting their po

han a user charge for ouncil can raise throug

erations, limiting their

capital works on an e

to levy additional or ‘slar benefit from the

ally been used for theuncils can use specia

mon examples of specoads, kerbs and chan

promotion, marke


91

r Agreements, n force, over an

stment, is borne by

ble, however public al tax by ratepayers

otential as a capital

a direct benefit gh this means;

potential as a

equal basis with the

special’ rates where e works or services e provision of shared al rates to fund both cial rates or charges nnels or drains; and eting or economic

© 2010 Planisphere

development (e.g. Charge Scheme fo

A Special Rates smunicipality. Couhowever, as reside

While a council maCouncil undertakescharges to be levspecial rate or chaworks or services benefit’ is a benefito other people.

For example, befoscheme it will calcfor the adjoining compared with gencouncil will limit ththeir combined sha

In the case of the will be used by the

To implement a spthe infrastructure itexternal landownespecified by the Lo

♦ the wacharge

♦ a desc

♦ the totapower;

♦ the tota

♦ the lan

♦ the maand lev

♦ details force.

for commercial businor levying traders for m

scheme for drainage uncil has had difficuent acceptance is gen

ay set a special rate os, it is limited by prov

vied in proportion to arge, it must estimatethat will be of benefitit that is additional to

ore a council propoculate what share of t

properties (improvedneral benefits to otherhe total proportion of are of the benefits.

Brunswick precinct th whole neighbourhoo

pecial charge schemetems and the level ofers. The study shoocal Government Act:

rds, groups, uses or ae is declared;

ription of the function

al cost of the performa

al amount of the spec

d in relation to which

anner in which the spevied;

of the period for whic

nesses). Port Phillip Cmarketing and econom

infrastructure provisulty implementing th

nerally very low.

or charge for almost visions of the Act whic

special benefits. Bee the proportion of tht to the people who a, or greater than, the

ses a special chargthe benefits of the road drainage, reduced r people (e.g. other dcosts to be paid by

here are a number ood not just the owners

e a study needs to bef demand driven by t

ould include conside

areas for which the sp

to be performed or th

ance of the function o

cial rates and special c

the special rate or sp

ecial rate or special ch

ch the special rate or s

City Council uses a Smic development.

ion exists in the Brimhe Special Rates sy

any type of activity thch require special rateefore a council propohe benefits of the proare liable to pay. A ‘s

e benefit generally ava

ge for a road constrad construction will p

dust, better accessrivers using the road)all the property own

f infrastructure items subject to rezoning.

e undertaken which rehe subject landowne

eration of the followi

pecial rate or special

he power to be exerci

or the exercise of the

charges to be levied;

pecial charge is declar

harge will be assesse

special charge remain

Special

mbank ystem,

hat the es and oses a oposed special ailable

ruction provide s, etc) ). The ners to

which

eviews rs and ng as

sed;

red;

ed

ns in

Adva

Disad

Diffe

DiffeGovelevel systecan bdiffer

The f

In allto lanbaseposs

antages:

♦ Benefits to be improved ameany benefits idin estimating t

♦ A Special Ratebeneficiaries ocosts is requir

dvantages:

♦ The major disaacceptance frobeing that Cou

♦ There are alsoresidents is reelsewhere in t

rential Rates

rential rates refer ternment Act to apply

of equity or efficiencem and vary for eachbe levied, but the highrential rate.

following Local Gover

♦ Knox City Cou

♦ Hepburn Shire

♦ Benalla Counc

♦ Melbourne Cit

♦ City of Greate

l cases identified diffend use. The study te

ed on geographic locsible.

taken into account inenity, safety, environmdentified in the definetotal special benefits a

es Scheme is a targeof the scheme pay forred to be fair and equi

advantage of such scom residents to pay founcil rate revenue sho

o questions of equity tequired to pay for certthe municipality, or in

to the opportunity higher rates to differe

cy. Different categori Council. There is nohest differential rate c

rnments have been id

uncil

e

cil

ty Council

r Dandenong.

erential rates are chaeam is not aware of acation, however unde


n a works scheme arement or usage value. Ad purpose should be and total community b

ted funding mechanisr the works and the apitable.

chemes is the politicalor the works, with a could be used for this p

that arise particularly ain types of works thaa different period of t

available to Councent categories of landies of land are basedo limit to the number can be no more than f

dentified as applying d

arged across each muany differential rates ier the Local Governm


92

e usually related to As with all schemes, taken into account benefit.

sm in that the pportionment of

l difficulty in gaining ommon argument purpose.

where one group of at other residents in time, do not.

il under the Local d to create a greater d on Council’s rating or type of rates that

four times the lowest

differential rates:

unicipality and relate in existence that are

ment Act this seems

© 2010 Planisphere

Differential rates cathis provides some

Advantages:

♦ Easy to

♦ Adds toprojectmeet th

⎯

⎯

⎯

♦ Provideon cap

Disadvantages:

♦ Does nidentifie

♦ Levies means Area, bratepay

♦ Not usefunding

♦ Links tothat infmay beBrunsw

Open Space ContOpen Space Continfrastructure. Ope

an be altered from yee flexibility.

o implement and linke

o Council’s revenue ps, providing that therehe following equity pri

the benefit or user pto, make more use oservices;

the capacity to pay ppay rates than do ot

the incentive or encbe doing more towasuch as environmen

es the same level of eital improved value.

not usually collect reveed;

all ratepayers equallythat in a precinct with

business, residential eyer has been individu

ed to fund specific infg for specific projects,

o Council’s budget prfrastructure will delivee a long lead time for wick if Council has a 5

tributions tributions allow for ten space contribution

ear to year in line with

ed to council budget p

pool without needing te is justification for itsinciples:

pays principle – someof and benefit more fr

principle – some ratethers with similarly va

ouragement principleards achieving councilntal or heritage protec

equity as a general ra

enue for the specific n

y based on their land h mixed use such as etc will be levied the sally categorised corre

frastructure and May l, if the aim is to fund s

rocess not the developered within the capital

the delivery of infrast5 year capital works p

the collection of leviens can be collected as

h council’s budget pro

process;

to be linked to specific general use: i.e. mus

groups have more acrom specific council

payers have more abalued properties;

– some ratepayers ml goals than others in ction.

ate, in that the rate is b

needs of a small area

use description. ThisEast Brunswick Indus

same, unless each ectly.

lead to a shortfall in specific infrastructure

pment process, this mworks program. The

tructure specific to Eaprogram already ident

es to support open s cash in lieu, which m

ocess,

c st

ccess

bility to

may areas

based

a

s strial

.

means ere ast ified.

space means

that Meth

Unlikitems

Adva

Disad

FunThe availthe ccombpropoCoun

The againprecihighlon aConvappliDeve

a cash contribution hven Park.

ke rating schemes ans of infrastructure from

antages

♦ Developer (as

♦ Minimal stratedevelopment ,open space w

♦ Council can st

dvantages:

♦ Contribution c

♦ For new buildibefore 1989, m

♦ Contributions spaces,

♦ Payment is lin

♦ Contribution m

ding Mechanisms following table providable in Victoria. The circumstances of thbination of tools) inosed, the scale of thencil’s finance and cap

table names each tonst other options. Twinct, the second in rights that while some

a large scale they versely, the adminiscation at a small sca

eloper Contribution Pl

can be collected to

n open space contribm developers, not exis

s initiator of change) p

egic work is required t, however Council sho

will be more intensively

tipulate a cash contrib

can only be collected o

ings only, subdivisionmay be exempt from t

should have some lin

nked to percentage of

must not exceed 5% o

Overview des an overview levysuitability of each tooe case. Factors thaclude the nature ane area to be rezoned

pital works strategies.

ool, provides a brief owo rankings are prorelation to the applice levy options may bbecome too compl

trative costs and coale, while they can beans).


support infrastructu

bution collects leviessting residents.

pays, not the general r

o link infrastructure pould generally demony used after than befo

bution of up to 5% of t

once, at subdivision;

of an existing buildinthe contribution;

nk to creating or impro

site value, not to cos

of the site value.

ying development cool, or combination of tat will influence the nd cost of public bd, the number of prop

overview of its meritsovided – the first in cation of the tool to be used effectively ovicated (eg. Section omplexity of some te effectively applied a


93

re improvements to

s to support the key

ratepayer base;

rojects with the nstrate that existing ore the subdivision;

total site value.

ng, constructed

oving public open

st of infrastructure.

ontributions currently tools, will depend on

choice of tool (or benefit infrastructure perties affected, and

s, and then ranks it relation to a small a larger area. This

ver a small precinct, 173 Agreements).

tools preclude their at a larger scale (eg.

© 2010 Planisphere

The commentary oequity; transparenc

The rankings conappraisal of the mranked from 1 to 5the sum of the mer(‘=’).

The analysis and rthe tools in the contool the Council wwell as its capital finance and capitaplan and implemenby the contribution

Key issues to be would include:

♦ Infrastrworks;

♦ Counci

♦ Counci

Historically Councdeveloper on a carelation to small improvements on adevelopment contimplement the prog

on merits that is contacy; and opportunities

tained in columns terits, for both a sma

5, with 1 representingrits discussed. Equall

rankings contained in ntext of the Brunswicill also need to consiworks strategy and

al works strategies annt a developer contribs.

addressed by Coun

ructure to be delivered

il’s capital works prog

il’s rating strategy.

cil has negotiated se-by-case basis. Whscale amendments,

a larger scale will reqtributions and to setgram.

ained in the table focufor external review.

hree and four are bll precinct or across the best option in ouly ranked options are

the table are based ok Industrial Strategy. ider its broader ratingprograms. The alignm

nd processes is necesbutions system and t

ncil in determining th

d and the nexus betw

gram and funding stra

development contrihile this approach ca, the effective achiequired further detailedt up the operationa

uses on fitness for pu

based on an ‘on baa larger area. Optiour opinion, having reg

denoted by an equa

on a general assessmIn selecting an appro

g and finance strategment of strategic plassary in order to effeto deliver the works f

e appropriate mix of

ween development and

tegy;

butions directly witn continue to be appevement of capital d analysis in order to al processes necess

rpose;

alance’ ns are

gard to ls sign

ment of opriate gies as anning, ectively funded

f tools

d

th the plied in

works justify

ary to


94

© 2010 Planisphere

Tool

Development ContrOverlay (DCPO)

Public Open Space

Section 173 Agreem

Mer

ributions Plan AppEquinfraTranConCerQuapropViabCou

Contributions AppstreEquTraConCerQuaViafull * W

ment AppEquTranegConleadCerchaQuabe kViab

rits

propriateness – specificauity – applies only when astructure. nsparency – incorporatensistency – applies accortainty – plan can be chaantum of contribution – dposed infrastructure. bility – unlikely to be viauncil or the the area covpropriateness – statutoryeetscape works. uity – applies only to devnsparency – planning snsistency – a consistentrtainty – contribution shoantum of contribution – bility – can be viably userange of public benefit i

Would need to be used in

propriateness – commonuity – applies only whennsparency – Council mu

gotiation process. nsistency – the amount d to inconsistent applicartainty – requires the agallenged at VCAT. antum of contribution – dknown from the outset thbility – can be viably use

ally designed for levyingdevelopment occurs. C

ed into the planning schording to a consistent foallenged at amendment dependent on establishi

ble at a precinct scale; vered by the Brunswick Sy tool specifically design

velopment at the time ofcheme amendment andt contribution should be ould be made in most caquantum may be challeed at precinct level to crinfrastructure proposed.n conjunction with anoth

nly used for developmen development occurs, hust keep a register of ag

and nature of contributioation. reement of the landown

dependent on the negothis may be reduced dured at precinct level, noti

g development contributContribution paid by eac

eme through a planningrmula determined whenstage but should be suping (among other things

may be viable if appliedStructure Plan.. ned for creating and imp

f subdivision. d/or planning permit appattainable provided theases, however percentanged at VCAT. reate and improve publi.

her tool for works un-rela

nt contributions where ahowever there is no certagreements, however the

on will depend on the ne

ner. Depending on the st

tiating skill and position ring the negotiation procng the issues raised ab

ions. ch development is propo

g scheme amendment pn the provision is preparepported at VCAT. s) a nexus between the d

d to the entire MILUS are

proving public open spa

plication processes ensure is sufficient strategic

age of land value may be

c open space, however

ated to public open spac

a DCPO does not apply.ainty that it is applied eqere is no transparent pub

egotiating position and s

tage when the agreeme

of Council. While the qcess. ove.

ortionate to the demand

process. ed.

development and the

ea, across the Moreland

ce. Cannot be used to f

ure transparency. justification. e subject to VCAT chall

cannot be used to fund

ce.

. quitably between develoblic component of the

skill of the Council; this

ent is reached, can be

uantum sought by Coun


Small PrecincRanking

on

d City

3

fund

enge.

d the

=1*

opers.

can

ncil will

=1


95

ct Large Area Ranking

1

2*

5

© 2010 Planisphere

Tool

Special Charge Sch

Differential Rate Sc

Mer

heme Appto fuEquTraConCerQuaproVia

cheme ApplandEquthatTralocaConrathCerQuadiscViapote

rits

propriateness – can be uund specific works. uity –applies to all ratepansparency – preparationsistency – applies accortainty – affected ratepaantum of contribution – posed infrastructure. bility – can be viably use

propriateness – can be ud use category to raise guity – applies to all land t those with greatest levnsparency – funds colleation. nsistency – levying of raher than a particular arertainty – affected ratepaantum of contribution – cretion. bility – unlikely to be viaentially viable if applied

used to levy specific rat

ayers in an area whethen of scheme requires a ording to a consistent foyers can appeal againstdependent on establish

ed at a precinct level, al

used to rate different cageneral revenue. in the category, whethe

vel of development potenected form part of gener

ate would be consistent a. yers can appeal againstapplication of funds to p

able at precinct level becto the entire MILUS are

epayers to provide for p

er they are developing thstudy of the area and a

ormula determined whent the implementation of ing (among other things

lthough ratepayer accep

ategories of land use, fun

er it is being developed ontial will pay more. ral rates revenue and ar

across the land use typ

t the implementation of public benefit works in s

cause insufficient revenea.

particular works or servic

heir land or not. public process.

n the scheme is preparethe scheme.

s) a nexus between the

ptance is likely to be an

nds form part of genera

or not. On a positive it re

re not necessarily linked

e, i.e. the rate applies to

the scheme. pecific locations would b

ue would be raised with

ces. Applied to a specifi

ed.

development and the

issue.

l revenue. Applied to a b

elates to the value of lan

d to capital works in a sp

o a particular type of lan

be subject to Council

hout a substantial rate ris


Small PrecincRanking

c area 2

broad

nd so

pecific

nd use

se;

4


96

ct Large Area Ranking

4

3

© 2010 Planisphere

13.10 Summ

The following table

Priorities

Land Use

Building Form/Designand setback)

Public links through p(streets / laneways)

Widened footpaths

Street tree planting

Undergrounding pow

New parks

Affordable / Commun

mary of Implem

e provides an overview

Tools

Plann

Polic

MSS

n (eg. height MSS

private land -

-

MSS

Local

wer lines MSS

Local

MSS

Local

nity housing MSS

Local

mentation Optio

w of the statutory and

s to achieve priorities

ning scheme tool Optio

cy Z

RMINBBB

-

-

-

Policy

-

Policy

-

Policy

P

Policy

-

ons

d funding implementat

ons

Zones

R1Z / R2Z / MUZ / ACZ / N1Z / IN3Z / B1Z / B2Z / B3Z / B4Z / B5Z

PPRZ

tion options available

Overlays

IPO / DPO

IPO / DPO / DDO

IPO / DPO / DDO

PAO / DCPO

IPO / DPO / DDO

IPO / DPO

IPO / DPO

IPO / DPO

-

and discussed in the

Other Provisions

Permit Conditions

Permit Conditions

Permit Conditions

Permit Conditions

Schedule to Clause52.01

Permit Conditions

Permit Conditions


Permit Conditions

Permit Conditions

preceding sections.

Funding Mecha

Standard Tools

-

-

DCPO

PAO

e Open Space Contribution

DCPO

DCPO


DCPO


anism Options

s Negotiatiolandowner

-

-

Section 173

Special Rat

Special Rat

Section 173

Separate Cproject

-

Section 173


97

n / r agreement

3

tes Scheme

tes Scheme

3

Council funded

3

© 2010 Planisphere

Priorities

Above average ESD

Water sensitive urba- In public realm- In private realm

Infrastructure Upgrad

Tools

Plann

Polic

features MSS

Local

n design

m

MSS

Local

des -

s to achieve priorities

ning scheme tool Optio

cy Z

Policy

-

Policy

-

-

ons

Zones Overlays

IPO / DPO

DDO

IPO / DPO

DDO

IPO / DPO

Other Provisions

Permit Conditions


Permit Conditions

Permit Conditions

Brun

Funding Mecha

Standard Tools


DCPO

DCPO


anism Options

s Negotiatiolandowner

Section 173

Section 173

Developer negotiates service pro


98

n / r agreement

3

3

pays and directly with vider

© 2010 Planisphere

Appe

Brun

endix A:


: Project


101

t Brief

Dept of Planning and Community Development Request for Quotation RQF No MILUS 0901 TURP

Confidential Page 1 2/07/2009

DEPARTMENT OF PLANNING ANDCOMMUNITY DEVELOPMENT

RFQ No: MILUS 0901

REQUEST FOR QUOTATION FOR

Brunswick Industrial Land – Preparation ofPlanning Studies and Other Documentation to

Rezone Land on a Precinct Basis (2009)



Brunswick Industrial Land – Rezoning on a Precinct Basis

1. Purpose

The Department of Planning and Community Development and Moreland City Council are seekingproposals from suitably qualified and experienced consultants to carry out planning and urbandesign studies, conduct stakeholder consultation, identify appropriate planning controls anddevelop statutory documentation required to achieve the re-zoning of land within one of theindustrial precincts identified in the Moreland Industrial Land Use Strategy.

The project is intended to help deliver high quality, well designed mixed use, residential, businessand retail development within the Brunswick Structure Plan area.

The purpose of this Request for Quotation is to outline the scope of work for the project and set outthe requirements and outputs to be delivered by the successful contractors (see Section 4).

2. Background

The Melbourne 2030 Audit and recent Melbourne @ 5 Million planning update have reinforced theneed to accommodate more of the expected household / population growth within the establishedareas of the city. Data from the 2006 Census and the Victoria In Future 2008 growth projectionsconfirm that the population of Melbourne is increasing faster than originally forecast, and indicatethe need for an additional 600,000 new dwellings in the next 20 years. About 53% or over 310,000new dwellings are planned to come from re-development in established suburbs. One source ofland for this new development is surplus industrial land.

The Moreland Industrial Land Use Strategy (MILUS) was adopted by Moreland City Council inAugust 2004, and introduced into the Moreland Planning Scheme in November 2006 (AmendmentC75). MILUS provides the framework for the long term planning and rezoning of Moreland’sindustrial land supply for the next 15 to 20 years. It identifies significant areas of well located landthat will become available for residential / mixed use development over time as the strategy isimplemented. The majority of this land is located within the Brunswick Structure Plan area.

DPCD and the Moreland City Council wish to implement MILUS strategically, by avoiding ad hocrezoning of individual parcels of land and ensuring that the interface between industrial and non-industrial land uses is adequately dealt with. For these reasons the implementation of the MILUSwill take place on a precinct basis, ie through development of “whole of precinct” plans and theapplication of appropriate planning controls for whole precincts. This process will allow a morecomprehensive planning approach to be used that will optimise outcomes and minimise land useconflicts.

DPCD and Moreland City Council are working together to develop a streamlined process forprecinct based rezoning of industrial land and the accompanying planning scheme amendmentprocesses. One case study precinct has been identified that will be used as a pilot project area todevelop and refine the process that will then be applied to the remaining precincts.

Substantial strategic work has been done to provide the policy framework within which rezoning ofindustrial land can take place. More detailed planning and urban design will to be done for the casestudy precinct by consultants engaged and managed through this project.



3. Project Objectives

The project has the following objectives:

To carry out the necessary investigation, consultation, design and planning work required toallow one priority MILUS precinct to be successfully re-zoned

To identify a streamlined model rezoning and amendment process that could be applied toother precincts in Moreland and in other municipalities

To prepare the necessary statutory documentation to facilitate the re-zoning of one surplusindustrial precinct, to allow well designed mixed use residential / business / retail developmentwithin the Brunswick Structure Plan area

4. Project Scope

The consultant team will be required to carry out all the tasks necessary to achieve the properplanning of land within one case study precinct and consequent amendment to the PlanningScheme. In broad terms these tasks include:

a) Establish the strategic policy context for rezoning industrial land on a precinct basisb) Carry out required background analysis and existing conditions for a nominated precinctc) Identify land use, urban design and built form considerations appropriate to the precinctd) Identify public benefits and infrastructure improvements to be achieved in

redevelopment of the precincte) Carry out consultation with stakeholdersf) Develop the required statutory amendment documentation to allow rezoning / scheme

amendmentg) Identify a streamlined rezoning / amendment process that can be applied to other

industrial precincts

The project consultants will be required to carry out the following tasks, which have been organisedunder a number of task headings:

a. Strategic context

It will be necessary to create an overview of strategic policy intent that can be used to support therezoning of industrial land on a precinct basis, both in relation to the case study precinct and inother locations throughout the municipality. This work will be informed by the existing policy contextand the Draft Brunswick Structure Plan. It is expected the project consultants will:

Review the State and Local level policy context for industrial land (including MinisterialDirections) and produce a narrative that outlines the strategic context for rezoning surplusindustrial land on a precinct basis

Outputs Succinct summary of key State and Local Government policy settings and intended

outcomes applying to the case study precinct

b. Existing conditions review

The case study precinct (see Figure 1 map below) has been used for industrial and businesspurposes for many decades. It will be necessary to review the existing conditions and activitywithin and around the case study precinct and identify specific factors that will have a bearing on



the future development to be allowed and the planning controls to be applied to the precinct. Theconsultants will be expected to:

Identify the key planning issues for the precinct, including existing and intended land use,current planning controls, site ownership, heritage and urban character considerations

Identify and assess key existing conditions that encourage or limit the re-development ofsites, including land ownership, nearby industrial and other land uses, sensitive uses, noisegenerating uses and any threshold buffer distances of nearby industrial or other activity

Develop a history of the precinct and the land holdings within it to identify if there ispotential for contamination, and recommend whether if an EAO may be required and inwhich specific parts of the precinct

Output A concise summary of existing conditions / constraints that will inform planning decisions

for the redevelopment of the precinct A concise site history for the precinct, and areas within it, that identifies the location and

extent of potential contamination and recommends where an EAO should be applied An analysis of the key planning issues relating to the precinct and justification and

recommendations for the planning controls that should be applied to facilitateredevelopment in the precinct

c. Identify land use, urban design, open space and built form considerations

Analysis will be required of the potential land uses and built form appropriate for the case studyprecinct, and any related planning or urban design issues requiring consideration. The consultantswill:

Identify the preferred land uses for the precinct Identify the key design issues for the precinct, including urban design outcomes, built form,

layout, interface issues, permeability, pedestrian circulation and safety, overshadowing andoverlooking, car parking, access to open space, public amenity and any other issuesrequiring consideration

Carry out a walking catchment analysis for the precinct to determine if there is a need foradditional local open space to be provided in conjunction with redevelopment

Outputs A concise summary of the key land use, urban design, open space and built form issues

relevant to the precinct Recommendations as to the preferred form and intensity of development for the precinct,

including building heights and setbacks and any new streets and/or public pedestrian links. An urban design framework for the precinct

d. Public benefits and necessary infrastructure improvements

As precincts shift from their traditional industrial base to a more residential and mixed useenvironment, there is a need to upgrade supporting infrastructure and ensure new developmentmeets contemporary community expectations for better environmental performance, housingaffordability and increased urban amenity. An important aspect of this project will be to identify thecontemporary standards and public benefits that will be gained through the process of rezoningand redevelopment and recommend the tools and levers that can be used to achieve them. Theconsultants will be expected to:



Provide a high level assessment of the extent, capacity and condition of existinginfrastructure (eg. drainage, sewerage, street network) and identify improvements requiredto support the change to residential / mixed use

Identify the amenity improvements and other public benefits (eg, open space, widenedfootpaths, public links, affordable housing) that can be gained through statutory and non-statutory planning processes and recommend on the appropriate mechanisms to achievethose improvements and benefits

Provide advice on the appropriate mechanisms to be used to secure public benefits andinfrastructure improvements (including discussion of the merits and drawbacks of using thefollowing: Development Contributions Plan, Public Acquisition Overlay, Incorporated PlanOverlay, Development Plan Overlay, Design and Development Overlay, Section 173Agreements, etc) and propose a methodology for how these mechanisms could be put inplace.

Output A concise summary of the infrastructure improvements, amenity improvements and other

public benefits that should be required in conjunction with redevelopment in the precinct Advice on the appropriate planning controls and other mechanisms, to achieve the

improvements and public benefits required

e. Consultation

A targeted consultation process is envisaged that is focused on those stakeholders most relevantto the preparation of a precinct based rezoning proposal. The project consultants will be expectedto carry out necessary consultation to enable the effective preparation of the amendmentdocumentation, including a number of meetings with the Project Steering Group. The MorelandCouncil will conduct the statutory public exhibition period for the Planning Scheme amendmentprocess, so those tasks are not part of the project brief.

Tasks required under this heading include:

Identify stakeholders relevant to the case study precinct , including landowners, businessowners, community, government and industry stakeholders, and develop a framework fortargeted stakeholder consultation appropriate to the process of rezoning an urban precinct

Meet at regular intervals with the joint Council / DPCD Project Steering Group Recommend improvements to proposals to rezone the precinct based on the input gained

through consultation Host a stakeholder workshop with key State Government bodies and agencies

Output Stakeholder consultation strategy for the precinct Consultation activities that implement the agreed consultation strategy Concise summary of the main issues raised in consultations and the initiatives proposed for

the case study precinct that respond to these inputs

f. Amendment documentation

The project will result in a fully developed proposal for a Planning Scheme amendment for the casestudy precinct. Before the amendment documents are drafted the Project Steering Group will bebriefed and discuss the detailed planning provisions to be applied to the precinct. Followingagreement by the Project Steering Group, the consultants will prepare the necessary statutoryamendment documentation.



The consultants will be expected to:

Recommend the appropriate zoning mix and other planning controls, using supportingjustification and analysis, that could be applied to the case study precinct

Obtain agreement of the Project Steering Group to specific planning provisions that will beapplied to the precinct

Prepare all amendment documentation, including explanatory reports, maps, diagrams,zone and overlay provisions, that will facilitate the rezoning of the case study precinct

Output A succinct planning scheme amendment proposal recommending and justifying the

appropriate planning provisions and statutory documentation agreed by the ProjectSteering Group

A pre-authorisation submission to support the planning scheme amendment, including alldocumentation required by DPCD

g. Streamlined amendment process

One objective of the project is to achieve an efficient and timely rezoning / amendment processthat can act as a model for the implementation of other MILUS industrial precincts within Morelandand potentially other municipalities. Based on the experience gained during this project theconsultants, in consultation with Council and DPCD staff, will be in a solid position to outline amodel process that can be used for implementing the rezoning / redevelopment of other industrialprecincts. The project consultants will be required to:

Review the Suggested Standard Methodology to Rezone Industrial Precincts in Morelandand recommend an optimum methodology

Identify the lessons learnt in preparing for the rezoning of case study precinct Outline a streamlined process for rezoning surplus industrial land on a precinct basis Outline the resources required to implement the optimum methodology and streamlined

amendment process, including required skills/expertise, costs associated with each stageand timeframes

Prepare concise text, diagrams and other material that could be used to produce, forexample, a Draft Planning Practice Note

Output A short report and presentation that outlines the documentation and resources required to

facilitate the optimum methodology and amendment process and makes recommendationson how amendments can be processed most expeditiously

Text and other material for use in a draft Planning Practice Note

4.1 – Precinct Location

The case study precinct lies within the proposed Brunswick Structure Plan area in the southernpart of the City of Moreland. For the purposes of this project a precinct is defined as an area ofland containing a group of adjoining or adjacent properties identified as industrial land in theMoreland Industrial Land Use Strategy (2004).

The map below shows the location of the precinct.



Figure 1 - Brunswick Industrial Precinct Targeted for Re-zoning

A more detailed map of the precinct is included in the attachments to this RFQ. Reference shouldalso be made to the maps contained within Appendix 1 of MILUS, and the draft BrunswickStructure Plan, both of which are available from the Moreland City Council web site(http://www.moreland.vic.gov.au/building-and-planning.html).

4.2 - Project Deliverables

The deliverables for this project are those outputs identified under each of the task headings inProject Scope (above). These include:

Background analysis and summaries, reports and recommendations Completed statutory amendment documentation and supporting reports Illustrative maps and diagrams Consultation plans and summary reports of the issues raised by stakeholders

Consultant’s quotations should indicate the specific documentation to be provided.

4.3 - Key Project Milestones

It is anticipated that the project will commence on 20 August 2009 and may take up to six monthsto complete. The milestones set out in the table below reflect the main tasks described in thisproject brief, however it is acknowledged that there are uncertainties that will make it difficult to bedefinitive about delivery dates.



Consultant’s quotations should indicate timeframes for all key stages of the project and proposearrangements that will ensure that delivery deadlines are met.

Suggested Milestone / Deliverable Due Date

1. Project Inception

2. Strategic / Policy context review

3. Background analysis and existing conditions review

4. Recommend precinct planning controls

5. Stakeholder consultation

6. Draft rezoning/amendment submissions completed

7. Recommend streamlined process

8. Project Completion

The deliverables will not be deemed to be complete until signed off by the Project Manager.

4.4 - Project Information Base

DPCD and Moreland Council will provide background information, however this information islimited. The consultants will be required to draw upon publicly available data and documentsrelating to the precinct area.

The consultants will need to carry out their own information scan to ensure that all relevant sourceshave been explored. The consultants may also propose additional research that will improve theanalysis of existing conditions and lead to improved outcomes for the project.

5. RFQ Assessment

The Request for Quotations process will be carried out to the following timeframe:

Request for Quotations distribution 3 July 2009

RFQ submissions closing date 21 July 2009

Short listing completed 31 July 2009

Interviews conducted (if required) 6 Aug 2009

All applicants advised of RFQ outcome 14 Aug 2009

Consultants appointed 17 Aug 2009

Project commencement 20 Aug 2009

6. Project Management

a) Kate Stapleton, Senior Project Manager, will have overall responsibility for direction andacceptance of project deliverables. The Project Manager, John Smout, will manage the projecton a day-to-day basis.



b) A Project Steering Group (PSG) made up of Council and DPCD representatives will beestablished to provide joint governance of the project. The project consultants will be requiredto meet at least four times with the PSG.

c) The Contractor will be required to sign a standard Department of Planning and CommunityDevelopment contract, a copy of which is provided at Attachment A.

d) The Contractor will be required to attend scheduled meetings with the Project Manager andreport regularly by email on the progress of the project.

7. Confidentiality

All aspects of this project are considered confidential by DPCD and consultants will need toexercise discretion in gathering information and discussing the project with others. In responding tothe RFQ consultants are required to outline the protocols and other measures to be used to ensurethe confidentiality of all aspects of the work, including security of data within their internal filing andcomputer systems. Please also see section 11.7 below in this regard.

8. Conflicts of Interest

Bidders must declare to the Department of Planning and Community Development any matter orissue which may be perceived to be or may lead to a conflict of interest regarding their proposal orparticipation in the supply of the goods or services described. Bidders must describe a strategy sothat any conflict of interest will be avoided.

9. Evaluation of Quotations

Experience relevant to the project and a demonstrated capacity to successfully undertake andcomplete projects within timelines and budgets is essential. The names of two referees are also tobe provided.

9.1. Evaluation Criteria

The following criteria will be used for the evaluation of quotations and determination of thesuccessful bidder:

Evaluation Criteria Weighting

1. Value for money 32. Knowledge & experience of the consultant’s nominated Project

Team in relation to the Project Scope2

3. Demonstrated capacity to carry out the work by the projectdelivery date

1.5

4. Demonstrated understanding of the project requirements 1.55. Practical and workable Project Methodology 2

6. Compliance with the Draft Contract Not weighted

9.2. Evaluation Process

Complying proposals will be assessed on a value for money basis. The Department may notaccept the lowest price quotation and may not accept any quotation.



An initial evaluation may be used to shortlist proposals. Following short listing, one or morebidders may be interviewed to provide clarification or further information. All bidders will beadvised of the final outcome of the selection process.

10. Pricing

Quotations inclusive of GST are sought on a fixed price basis. A budget of $70,000 (+ GST) hasbeen set for the project, to cover all tasks and deliverables.

As part of the quotation a breakdown of the proposed resource allocation should be includedindicating what resources are to be provided, time commitment, hourly rates and individualresource cost as well as total project cost.

All prices shall be fixed for at least 90 days from the date of submission of offers.

11. Terms and Conditions

The selection process will be managed in accordance with the terms and conditions set out below:

11.1. GeneralBidders should familiarise themselves with this document and ensure that their bidsconform with the requirements set out in it. Bidders are deemed to have examinedstatutory requirements and satisfied themselves that they are not participating in any anti-competitive, collusive, deceptive or misleading practices in structuring and submitting thebid.

11.2. FinancialThe Department reserves the right to engage a third party to carry out assessments ofbidders’ financial, technical, planning and other resource capability.

11.3. Additional Information RequiredIf additional information is required by the Department of Planning and CommunityDevelopment when bids are being considered, additional written information and/orinterviews may be requested to obtain such information at no cost to the Department.

11.4. Withdrawal from ProcessThe Department of Planning and Community Development reserves the right to withdrawfrom the request for quote process described in this document for whatever reason, prior tothe signing of any agreement/contract with any party for the delivery of goods or servicesdescribed in this document.

11.5. NegotiationThe Department of Planning and Community Development reserves the right to negotiatewith short-listed bidders after the request for quote closing time.

11.6. Part OffersThe Department of Planning and Community Development reserves the right to accept bidsin relation to some and not all of the scope of activity described, or appoint one, more thanone or no organisation on the basis of the bids received.

11.7. ConfidentialityAll bids and any accompanying documents become the property of the Department ofPlanning and Community Development. Ownership of all information, reports or dataprovided by the Department to bidders resides in the State of Victoria. The bidder shall not,without the written approval of the Secretary to the Department of Planning and Community



Development, use the information or reports other than in the development of the bid or thedelivery of the goods or services. Such information, in whatever form provided by theDepartment or converted by the bidder, must be destroyed in a secure fashion followingadvice of the outcome of the request for quote process or at completion of the provision ofthe goods or services.

11.8. Notification of Probity Breach RequiredShould any bidder consider that the request for quote process has failed to accord it fairright to be considered as a successful bidder or that it has been prejudiced by any breachof these Terms and Conditions or other relevant principle affecting the bids or theirevaluation, the bidder must provide immediate notice of the alleged failure or breach to theContact Person. Notification must set out the issues in dispute, the impact on the bidder’sinterests, any relevant background information and the outcome desired.

11.9. Disclosure of Bid and Contract DetailsSubject to this clause and the Conditions of Contract, all documents provided by the bidderwill be held in confidence so far as the law permits. Notwithstanding any copyright or otherintellectual property right that may subsist in the tender documents, the bidder, bysubmitting the bid, licenses the Department of Planning and Community Development toreproduce the whole or any portion of the bid documents for the purposes of bid evaluation.In submitting its bid, the bidder accepts that, in the event that the contract is varied in futureto a value exceeding $100,000, the Department will publish (on the internet or otherwise)the name of the contractor, the value of the contract and the provisions of the contractgenerally.

12. Lodgement

All bids must incorporate the attached response schedules duly completed and endorsed.Quotations can be lodged by email to [email protected] , by Australia Post or handdelivery to:

Kate StapletonSenior Project ManagerUrban DevelopmentDepartment of Planning and Community DevelopmentLevel 3, 55 Collins StreetMelbourne Vic 3000 (or GPO Box 2392, Melbourne VIC 3001)

Submissions must be received by 2pm on Tuesday 21 July 2009. Late or incomplete submissionswill not be considered.

Queries can be directed to:

Contact: John Smout, Senor Project Officer, Urban Development, DPCDEmail: [email protected] No: (03) 8644 8878

mailto:[email protected]

mailto:[email protected]



Response Schedule

Bidder Details

Full Legal Name

Trading Name

Entity Status(eg: Partnership,Company etc)

Australian CompaniesNumber (ACN)

Registration for GST Yes: No:

Australian BusinessNumber (ABN)

Postal Address

Street Address

Contact Person

Position/Title

Telephone No Facsimile No

E-mail address

Range of servicescurrently delivered

Years of operation inthis capacity

Qualifications and Experience of Key Project Staff [Delete if not Applicable]

Name

Title/Office Held

Qualifications

Previous Experience

Role/functions to beperformed

[Repeat Table as Required]

Referees (please provide at least two)

Company Name

Postal Address

Street Address

Contact Person

Position/Title

Telephone No

Facsimile No



Email Address

Nature of workperformed by bidder

Company Name

Postal Address

Street Address

Contact Person

Position/Title

Telephone No

Facsimile No

Email Address

Nature of workperformed by bidder

[Repeat Table as Required]

Proposal

Overview

Describe how you intend to meet the requirements of the project, including details of how theproject will be implemented, managed and monitored. The extent to which a practical and workableapproach is developed is a key consideration.

Please structure this information against each of the evaluation criteria for this project, as follows:

Evaluation Criteria1

1.2.3.4.5.6.

Response

Compliance with the Proposed Contract

Provide a statement showing clearly that you comply with the Proposed Contract. Where you donot comply list the relevant clauses and details of the non-compliance.

Response

1 To be the same as 7.1



Summary of Costs

Costs (GST Inclusive) ($)1. Pricing schedule

2. Provide details of other costs associated with this contract

Acceptance Of Terms & Conditions

IMPORTANT: An authorised officer of the bidding company must signify acceptance of the termsand conditions of this offer.

If the response is submitted by post, the authorised officer’s signature as indicated in this part, andsubmission of a bid in response to the request for quote, signifies acceptance of all terms andconditions.

If the bid is submitted by e-mail, you must type the words "I ACCEPT" in the signature space tosignify your acceptance of all terms and conditions, and provided the requested samples by post,by the closing date.

Acceptance of Conditions & Endorsement

Signature of AuthorisedOfficer

(sign here or type your acceptance)Name of Authorised Officer

Title/Office Held

Date

© 2010 Planisphere

Apppendix

Brun

B: Docu


ument R


102

Review

Brunswick Precinct Industrial Rezoning Model [ Existing Conditions Report - APPENDIX B]

© 2009 1

State

1. State Planning Policy Framework Relevance: The SPPF encourages the long-term viability of industrial land though encouraging clustering of like uses and providing new industrial land in designated growth areas. Clause 17.02 – Business and Clause 17.03 – Industry, provide objectives with regard to industrial land use.

Clause 12 - Metropolitan Development

Sets out the objectives and strategies for Metropolitan Melbourne in Melbourne 2030, and includes a range of strategies to address matters relating to urban consolidation, including activity centres. This clause aims to ensure that land use and transport planning and investment always contribute to economic, social and environmental goals.

Clause 12.01 – A more compact city

Seeks to facilitate sustainable development that takes full advantage of existing settlement patterns, and investment in transport and communication, water and sewerage and social facilities. Strategies include concentrating new development in activity centres near current infrastructure, with new development to respond to its landscape, valued built form and cultural context and achieve sustainable objectives.

The ‘Housing’ sub-heading sets out objectives relevant to this study, which aim to:

• Locate a substantial proportion of new housing in or close to activity centres and other strategic redevelopment sites that offer good access to services and transport by:

• Increasing the proportion of housing to be developed within the established urban area, particularly at activity centres and other strategic sites;

• Encourage higher density housing development on sites that are well located in relation to activity centres and public transport; and

• Ensuring an adequate supply of redevelopment opportunities with the established urban area to reduce pressure for fringe development.

Clause 12.04 – A more prosperous city:

This clause aims to create a strong and innovative economy.

Strategies held within this clause, specifically, ‘Resource Management’ provides broad direction for industrial land use and land provisions relevant to this study, in particular, objectives aim to:

Maintain access to productive natural resources and an adequate supply of well-located land for energy generation, infrastructure and industry by:

• providing an adequate supply of industrial land in appropriate locations including sufficient stocks of large sites for strategic investment.

• encouraging manufacturing and storage industries that generate significant volumes of freight to locate close to air, rail and road freight terminals.

• preventing the loss of industrial land to uses that are better located in Principal and Major Activity Centres to ensure there is an adequate supply of industrial land for all categories of industry.

Clause 17.02: Business

Objective: To encourage the concentration of major retail, commercial, administrative, entertainment and cultural developments into activity centres (including strip shopping centres) which provide a variety of land uses and are highly accessible to the community.

Clause 17.03: Industry

Objective: To ensure availability of land for industry and to facilitate the sustainable development and operation of industry and research and development activity.

General implementation: Industrial activity in industrial zones should be protected from the encroachment of unplanned commercial, residential and other sensitive uses which would adversely affect industry viability.


© 2009 2

2. Ministerial Direction No.1 - Potentially Contaminated Land Relevance: The direction ensures a planning authority is required to satisfy itself that environmental conditions of potentially contaminated land are or will be suitable for sensitive uses proposed under an amendment to allow that use.

Moreland and the Brunswick area has a history of industrial land use, and may therefore have potentially contaminated land issues in or within proximity to the subject study area, dependant on the history and nature of land use on the sites under review. As part of the rezoning process potentially contaminated land may require additional consideration.

The purpose is to ensure that potentially contaminated land is suitable for a use which is proposed to be allowed under an amendment to a planning scheme and which could be significantly adversely affected by any contamination.

This Direction applies to ‘potentially contaminated land’. Defined as: land used or know to have been used for:

• industry

• mining

• storage of chemicals, gas, wastes or liquid fuel (if not ancillary to another use of the land).

Requirement to be met:

In preparing an amendment which would have the effect of allowing (whether or not subject to the grant of a permit) potentially contaminated land to be used for a sensitive use, agriculture or public open space, a planning authority must satisfy itself that the environmental conditions of that land are or will be suitable for that use. ‘Sensitive use’ is defined as: a residential use, a child care centre, a pre-school centre or a primary school.

Explanatory Statement:

Despite our relatively short history, we have witnessed many changes in industrial activity, industrial practices and techniques and in the locations preferred for these

activities. In the same period, our environmental and occupational health standards have significantly improved.

It is therefore not surprising to learn that many sites are contaminated as a result of industrial activities and practices which by today’s standards would be unacceptable. Some of these sites may have been severely contaminated at a time when records of industrial activity were poorly kept or not kept at all. As industrial activity changes and locational requirements change, industrial sites become available for other uses and rezonings are proposed.

What does the direction do?

The Direction therefore requires a planning authority to satisfy itself that environmental conditions of potentially contaminated land are or will be suitable for any of the above uses proposed to be allowed under the amendment.

Because the likelihood of ingestion of contaminated soil by young children is higher, the critical rezonings are those amendments to planning schemes which propose residential use, or a child care centre, pre-school or a primary school. In the Direction, these uses are defined as ‘sensitive uses’.

A planning authority must satisfy itself in tow ways if an amendment proposes to allow a sensitive use:

Option 1:

Before a notice or copy of the amendment is given a certificate of environmental audit must be issued for the land; or an auditor make a statement that the conditions of the land are suitable for the proposed sensitive use.

Option 2:

If testing of land before a copy of the amendment is given is difficult or inappropriate, a planning authority may alternatively require a certificate or an auditor’s statement at a later date. Under this option, the requirement for a certificate or statement to be issued before a sensitive use commences or buildings or works associated with a sensitive use commences must be included in the amendment.


© 2009 3

3. Industrial Land Use in Melbourne (DPCD) 2007. Relevance: Part of the subject study area is zoned Business 3. This document does not provide site specific information, or detailed information about Business 3 Zone.

There are 22,663 hectares of zoned industrial land across metropolitan Melbourne. That’s over 4,500 MCG’s 5,145 hectares of this industrial land are vacant. For comparison in Sydney there are approximately 14,800 ha of industrial land. Adelaide has 12,700 ha of which 1,300 ha is vacant.

Industrial land, particularly vacant land, is not evenly distributed across the metropolis. Vacant land is concentrated in specific areas that often transcend Municipal boundaries. The DPCD recognises this and so has developed 6 Industrial Nodes for analytical purposes. The subject study area does not fall within any of the identified Industrial Nodes.

Industry and industrial land at its most basic can be seen as manufacturing and warehousing. However, DPCD are more specific and take a cue from land use, more specifically the planning scheme, and look at what is on land that is zoned industrial. The planning scheme designates what uses are allowed, may be allowed or prohibited on land. This incorporates Industrial 1, 2, 3 and Business 3 Zone.

4. Trends in Industrial Land and Property in VIC (2008) Relevance: Growth trends show slow growth in manufacturing compared with transport, storage and wholesale activities, this reflects the changing demands of occupiers for larger, cheaper industrial land in the outer areas of Melbourne. This potentially provides further justification for rezoning redundant industrial land to match changing trends within Moreland.

Industrial land values in Melbourne have grown steadily over the last five years as institutional investors and developers increased their focus on the industrial sector.

Land value growth has been driven by a combination of factors:

• Competition for existing investment-grade assets limiting the availability of stock for investment.

• Land banking activity by major players and new entrants to Melbourne trying to diversify their portfolios

• Increased demand for industrial land in emerging markets as new transport infrastructure projects that will benefit access to them are first announced, begin construction, and are completed.

Competition from residential development as land becomes scarce inside the urban growth boundary.

The last three years have seen rental growth pick up due to a combination of the completion of several new road infrastructure projects, a relative scarcity of new industrial space in the southeast in a period of rising demand, and a greater focus on the outer suburbs by occupiers.

New sources of development land in the inner-city fringe market are scarce and less affordable, not to mention lot sizes that are too small to cater to the new styles of warehouse development that occupiers demand today.

A new wave of supply has been driven by active developers and investors seeking to capitalise on strong demand from occupiers in the transport and storage, wholesale trade and retail trade sectors. Steady growth in the Australian economy and population base, and Australians appetite for imported goods has increased the national freight task considerably. Many companies have outsourced these functions, which has also driven demand for new, efficient warehouse and distribution space.

5. LMW Research – Melbourne Industrial Land Report (2007) Relevance: Highlights the percentages of industrial developable land by region. Northern region 18.56% of Melbourne’s total. It also highlights that there is significant land still available to be developed for industrial use in the ‘northern industrial node’, situated further north of the subject study area.

This report provides an analysis of industrial land in Melbourne based on 2007 data.

Key points:

• Industrial land consumption levels grew in 2007 with strong demand in the South East and West;


© 2009 4

• Demand has since moderated in the face of changing economic conditions;

• The supply of zoned industrial land is most plentiful in the West and the North, with the lowest proportion relative to total stock being in the South East;

• Lot sizes falling, largest located in those areas of supply and affordability.

The level of available zoned developable land continues to decrease in the North, East and Inner regions. Despite this, the unzoned land particularly in the North Industrial Node is quite significant, with 965ha yet to be zoned. The report also notes that the average lot sizes across all regions continue to fall.

6. Colliers International Market Indicators – Melbourne Industrial (2009) Relevance: Most up-to-date document on industrial trends in Melbourne. However, no direct reference to subject study area. The downturn in manufacturing may have implications for industrial land use within and surrounding the subject study area.

The document provides an overview of industrial land market in Melbourne, touching on implications of broader economic issues.

Volatility in global economic conditions has contributed to a slowing of activity in Melbourne’s industrial market. Tightened credit conditions coupled with ailing business confidence have played a key role in the major slowdown of the construction cycle, also lending to the scarcity of significant land and investment transactions throughout 2008.

Outlook

Melbourne’s industrial market has not been spared from the effects of the global economic downturn. Overall, demand has softened, development and construction activity has slowed and major sales transactions have been limited. Despite this, the smaller end of the market has proven resilient in an otherwise inactive market and its performance is expected to remain firm into the first half of 2009.

7. Potentially Contaminated Land (DPCD) Relevance: This document provides a solid overview of contaminated land, relevant policies and obligations when dealing with potential contamination.

Potentially contaminated land has the potential to be a major consideration in a future re-zoning or redevelopment of the subject area based on its past industrial land use and current EAO controls covering part of the study area.

This document is a DSE and EPA practice note which is designed to provide guidance for planners and applicants about:

• How to identify if land is potentially contaminated

• The appropriate level of assessment of contamination for a planning scheme amendment or planning permit application

• Appropriate conditions on planning permits

• Circumstances where the Environmental Audit Overlay should be applied or removed

The Planning and Environment Act 1987 requires a planning authority when preparing a planning scheme or planning scheme amendment to take into account any significant effects which it considers the scheme or amendment might have on the environment or which it considers the environment might have on any use or development envisaged in the scheme or amendment (section 12)

Ministerial Direction No.1 – Potentially Contaminated Land – requires planning authorities when preparing planning scheme amendments, to satisfy themselves that the environmental conditions of land proposed to be used for a sensitive use (defined as residential, child-care centre, pre-school centre or primary school), agriculture or public open space are, or will be, suitable for that use.

If the land is potentially contaminated and a sensitive use is proposed, Direction No. 1 provides that a planning authority must satisfy itself that the land is suitable through an environmental audit.

Clause 15.06 of the State Planning Policy Framework contains State Planning Policy for soil contamination. This Clause refers to Direction No.1 and also states that in


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considering applications for use of land used or known to have been used for industry, mining or the storage of chemicals, gas, wastes or liquid fuel, responsible authorities should require applicants to provide adequate information on the potential for contamination to have adverse effects on the future land use.

The Environmental Audit Overlay (EAO) is a mechanism provided in the VPP’s and the planning schemes to ensure the requirement for an environmental audit under Direction No.1 is met before the commencement of the sensitive use or any buildings and works associated with that use.

The application of an EAO ensures the requirement will be met in the future but does not prevent the assessment and approval of a planning scheme amendment.

How is potentially contaminated land identified?

Contamination of land is often a result of current or historical activities that have taken place at a site, or adjacent to it. To identify the potential for contamination a number of steps can assist (outlined in document): inspect the site, consideration of historical activities, EAO present, current and previous zoning, activities carried out on site, any previous investigations or site assessments, EPA records / database.

When is an environmental audit necessary for a planning scheme amendment?

For land that has been identified as potentially contaminated land and where a planning scheme amendment would have the effect of allowing the land to be used for a sensitive use, Direction No.1 requires a planning authority to satisfy itself that the land is suitable for the use by gaining a Certificate of Environmental Audit; or a Statement of Environmental Audit, stating that the environmental conditions of the site are suitable for the sensitive use.

Direction No.1 requires that this be done before notice of a planning scheme amendment is given. It may however, be appropriate to delay this requirement if testing of the land before a notice is of the amendment is given is difficult or inappropriate. Direction No.1 provides for the requirement for an environmental audit to be included in the amendment. This can be done by applying the EAO.

When should an Environment Audit Overlay be applied?

The EAO is a mechanism provided in the VPPs and planning scheme to defer the requirements of Direction No.1 for an environmental audit until the site is to be developed for a sensitive use.

By applying the overlay, the planning authority has made an assessment that the land is potentially contaminated land, and is unlikely to be suitable for a sensitive use without more detailed assessment and remediation works or management.

This document also covers relevant sections:

• What is an environmental audit?

• What information is needed?

• What land uses or activities might indicate potential contamination?

• What level of assessment is required?

• When is an environmental audit necessary for a planning permit application?

8. CKC Hypothetical Contaminated Soil Case Study Relevance: identifies considerable risk and cost in potentially contaminated land sites. This should be a key consideration for this site due to the industrial land use history of the study area.

Factors such as site contamination only serve to increase the project risk and thereby overall cost which adds a deterrent to development.

The key objectives of this report from the DPCD brief are to provide independent advice to:

• Understand the impact of site contamination on the viability of redevelopment projects in the older parts of Melbourne.

• Document information on the real costs of environmental audit and site remediation of former industrial land at varying levels of contamination.


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• Identify the most significant costs arising from decontamination / site remediation.

Key Recommendations:

• It may be worthwhile for the DPCD to explore the concept of allowing greater development yield on a site, where the developer can demonstrate the site is contaminated to the extent that it results in an unfeasible development and where a greater development yield will then alter the development to become feasible within a relatively minor relaxation of selected town planning constraints.

• Too often costly decontamination solutions are imposed by Auditors to manage risks that are insignificant. Basic risk management principles should be applied that allow the developer to question the real risk and agree a management plan with the Auditor that realistically determines the risk of contact with any contaminated material.

• Further research could be commissioned to determine the value of a central register to record the quantum of Prescribed Industrial Waste in the form of excavated material removed from development sites. This register would need to detail the site address, know historic use of the site an preferably record a copy of the Auditors Report. Such a register would in time greatly improve the level of accuracy in quantification of decontamination cost risk for development sites.

9. DIIRD Industry Structure and Trends (2008) Relevance: provides broad context of growing and declining industries, employment growth and trends/outlook, may consider in justification for rezoning older industrial land to accommodate changes in industry structure and subsequent land use.

Provides evidence of employment numbers in Victoria per industry, may identify opportunities for change based on trends in employment / this could relate to potential rethink of land use within the study area to accommodate changing industry demands for land.

Identifies Victoria’s primary employment industries, and major industry trends and outlook for selected industries.

Victoria recognised as the fastest growing of the non-mining states.

The five largest Employment Growth industries (2001 – 2006) are:

1. construction

2. health

3. public admin

4. retail

5. education

6. transport, postal and warehousing

About 70% of new employment to 2013 is expected to come from four industries:

1. Health and community services

2. Property and business services

3. Retail trade; and

4. Construction

10. DIIRD Industry Performance Vic (2007) Relevance: Trends in industry and employment. Broad paper, offers no specific reference to the subject study area. Highlights the decline of some manufacturing sectors. Moreland has been subject to this decline in manufacturing demand.

This document provides consolidated analysis of performance of Victorian industries against important economic measures (employment, exports and business R & D) as part of context for priority setting at DIIRD.

This document presents 50 industries that cover 93% of employment and exports within the Victorian economy, noting the biggest and fastest industries. Overview for Employment, Exports, R&D, and overviews of each industry are presented.


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Average employment in Vic grew by 16% between 1999-2007, or a very healthy 2.2% p.a. This reflects the strong growth in the Victorian economy over the same period – over the past eight years Victoria’s Gross State Product has grown at an average annual rate of 2.9%, the highest of the non-resource states.

The ten largest industries were all services industries and accounted for 54.3% of 2006-07 average employment. In part this reflects how the 50 industries were chosen but also reflects that the long-term trend is for employment growth to be concentrated in the services industries rather than in more traditional industries such as manufacturing, agriculture and utilities.

However, the ten industries with the highest shares of the national industry were all manufacturing, reflecting Victoria’s strengths in this area.

Only 14 industries (out of the 50) recorded negative growth. Of these 12 were manufacturing industries, which have been dealing with heightened competitive pressures from imports arising from the stronger Australian dollar over the period and the growing role of China. Employment also fell in the Agriculture, Forestry & Fishing industry, most likely a reflection of the impact of the on-going drought.

Conclusions:

DIIRD does not have a single list of priority industries. Rather the focus is on developing opportunities within the Victorian economy (investment, export etc) and overcoming impediments which may be relevant at the industry level.

11. DIIRD Manufacturing Policy (2003) Relevance: highlights the importance of manufacturing in the economy, employment and community. However, also recognises changes in new manufacturing being knowledge-based and export-focused. There was no reference to industrial land use issues

This policy recognises Victorian manufacturing sector as the largest in Australia. In 2003 manufacturing employed 15% of all Victorian jobs and 19% of full-time jobs. The policy notes:

‘Manufacturing is the lifeblood of an innovative economy. It drives advances in technology and design, establishes new markets globally and delivers highly paid value-added employment opportunities’.

‘New manufacturing is knowledge-based and export focused. New manufacturers build networks and value chains and care about the effect they have on the environment and the community’.

12. DIIRD Manufacturing Employment (2008) Relevance: Identifies changes in manufacturing employment numbers between 2001-2006 based on ABS Census data. Moreland, in particular, Brunswick is mentioned as being impacted with significant job losses in the TLCF manufacturing sectors, but some new jobs in the Food Production Manufacturing sector. This may have implications for land use in Moreland and the study area due to changing demand for land for manufacturing purposes if that land is used for a declining sector, or demanded for growing sectors. Provides evidence of decreasing demand for land for the purpose of TLCF manufacturing in Moreland.

Data is derived from the 2001 2006 ABS Census. In 2006,

• Manufacturing was the largest employing industry, accounting for 13%, or 285,681 people in the Victorian work force.

• Food Production Manufacturing was the largest employing sector.

• Employment declined between 2001-2006 in an number of sectors, in particular those exposed to strong competition from imports.

• The subdivisions that recorded the smallest employment declines were those associated with the construction industry such as Fabricated Metal Product Manufacturing, primary metal and metal product manufacturing.

The area’s most affected by manufacturing job losses between 2001 and 2006 were:

• The inner north and western suburbs where most TLCF Manufacturing employment was located, particularly in the Cities of Maribyrnong, Yarra and Moreland.


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• Moreland – Brunswick: change in TLCF manufacturing employment numbers-656 jobs (Between 2001-2006)

13. DIIRD Design Industry Fact Sheet Relevance: Presents data identifying the locations of design industries within Melbourne. Opportunities exist to develop emerging sectors such as design and creative industries within Moreland and potentially the subject study area.

Provides an overview of the Design Industry 2001-2006. Presents data form the 2006 ABS Census related to Design Industry.

The largest employing design sector subgroup is Graphic and Web Designers, and Illustrators, followed by engineering Professionals and Industrial, Mechanical and Production Engineers.

Victoria has the greatest number of industrial, mechanical and production engineers and fashion, industrial and jewellery designers out of all the states. This can be explained by Victoria’s manufacturing industry, and the car manufacturers Ford and Toyota in particular.

Regional

16. Inner City North Report (Spade consultants; 2009) Relevance: This report provides a relevant up-to-date assessment of residential intensification trends within the inner northern suburbs. Residential intensification could be part of a rezoning and redevelopment plan for the study area of other identified redundant and transitional sites in Moreland. The report recommends that strategic redevelopment should be proactively promoted by particular sites and having facilitative controls in place.

This project is intended to investigate the market feasibility of residential intensification within the inner northern suburbs of Melbourne (specifically the southern parts of Darebin and Moreland, and make recommendations that might be considered at State and Local Govt. levels to support and encourage private sector investment in residential development.

Executive summary

• The Inner North comprises the southern area of Darebin and Moreland Municipalities. The southern part of the study area includes a number of historic Melbourne suburbs built on a traditional grid with terrace housing being the predominant built form. Further north lost sizes tend to increase. Within the study area are several pockets of industrial land, the Inner North is largely defined by the presence of strong-south arterial roads supported by public transport infrastructure and retail and commercial strip development.

• Comparative socio-economic data reflects an area in transition with rising household incomes, a growing percentage of the population with tertiary education qualifications, a decreasing % of the workforce involved in manufacturing and other indicators all supporting the perception the Inner North is steadily undergoing a process of ‘gentrification’.

• Those stakeholders who contributed to this work all felt that the planning system and processes ought to be improved… … It was common ground that there could be initiatives that better identify locations suited for higher density development and the manner of dealing with proposals including the nature of the developments

Background, Purpose and Direction

The recent Melbourne 2030 Audit and the Victorian Government’s response, “Planning for all of Melbourne”, placed a high priority on encouraging new residential development in the established suburbs of Melbourne.

In response, the DPCD is seeking to identify ‘market ready’ areas within the established parts of Melbourne that have the capacity to accommodate increased housing growth, and to better understand the dynamics of the residential market in those areas.

An Area in Transition

In reviewing the available information there is little doubt that the Inner North Study Area is undergoing a substantial and sustained period of change. The nature of this change bares all the hall marks of change often associated with the term “gentrification”. This view was similarly noted by Essential Economics in the Economic


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Profile of the area where it was noted that: “the industry and employment analyses indicate that the Study Area is becoming increasingly gentrified, and that the labour force is becoming increasingly represented in higher order industries compared with the traditional industry structure of a decade ago”

Is the Inner North Development Ready?

Beyond the basic arithmetic, developers inevitably point to protracted delays and the inherent politics of the planning process as well as the difficulties in aggregating suitable sites plus the compounding nature of taxes and levies.

Many developers continue to approach medium and higher density development from a “reverse engineering” position. That is to say, when a land parcel is identified as a potential opportunity the first question asked is “what will the market bear in the particular location?” Given the relatively fixed nature of construction costs, financing or holding costs the land price effectively becomes the primary substantive variable cost in the project. (thus why potentially contaminated land a significant issue).

17. Melbourne’s Inner North, Economic Profile (Essential Economics consultants; 2008) Relevance: Provides up-to-date economic profile of the inner northern suburbs, including Moreland. Identifies a slight increase in population to 2030, changing employment profile, more gentrified, increased employment in higher order industries, increasing residential property prices, and rezoning would be expected to increase residential land availability. These findings should be considered in future rezoning / redevelopment of the subject study area.

The Department of Planning and Community Development (DPCD) is undertaking research into new modes of urban regeneration, including consideration of a range of housing�related scenarios, as part of the Department’s Transit Cities program.

In order to understand the potential economic impact of increasing population densities in the Study Area, DPCD has commissioned the preparation of this economic profile. The profile provides an overview of key economic indicators for the municipalities of Moreland and Darebin which comprise the Inner North region.

Key findings identified from the Economic Profile for the Inner North Study Area include the following:

• Population growth has been modest over the past 10 years, with slightly increased projected growth to 2030

• There is a workforce of around 87,000 persons many who work in the region or central Melbourne. Unemployment is similar to the rest of Melbourne, and double the percentage of workers take public transport or walk/cycle to work compared with the Melbourne average.

• The study area (Moreland and Darebin) is becoming more gentrified and the labour force is becoming employed in higher order industries compared with the industry structure of previous generations.

• The City of Moreland receives one of the highest number of planning applications for subdivision and multi-dwelling unit developments in Victoria.

• Residential property prices have been increasing at almost double the rate of industrial property prices.

• There appears to be the opportunity to reduce the land provision for low density job use, such as manufacturing and provide higher order jobs more in keeping with the new labour force demographics.

• The average value of residential land in the Study Area is 290% above that of the average value of industrial land, indicating that, if the density of the job provision in the study area were increased, and industrial land was able to be rezoned to residential, the value of the land would be expected to increase.

• Other impacts of rezoning would be expected to increased population growth as a result of increased residential land availability.

18. Inner North Profile (id consultants; 2008) Relevance: Provides up-to-date community profile, that may be relevant in considering the rezoning of the study area.

This report provides community profile for the Inner North sub-region based on the 2006 Census of Population and Housing ABS. The report provides detailed


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commentary covering basic questions of how many people? who are they? what do they do? and how do they live?.

Local Council presently has a strong policy framework that responds to what it sees as the key issues affecting the municipality. Relevant policies are contained in the following clauses of Council’s Planning Scheme:

Clause: 21.05 – includes municipal wide policies for industry and commerce in Council’s Municipal Strategic Statement

Clause: 22.3 – is a local policy that relates to industrial development within the municipality. It includes as a reference the documents:

• Moreland Industrial Land Use Strategy (2004); and

• Moreland Industrial Development Guidelines (1996)

The policy direction contained in this framework relates to the:

• Significant restructuring of industry that has occurred and the substantial job loses that have resulted, particularly in the traditional manufacturing sector and especially in core activities such as textile, clothing and footwear – Council’s existing policies seek to maintain industry in the municipality as a basis for maintaining employment opportunities for the traditionally blue collar workforce that has resided in Moreland.

• Loss of population that has occurred due to the ageing population and a reduction in household size – Council policies support increased residential densities to stabilise population loss. They introduce concepts such as ‘urban villages’ to promote a greater mix and intensity of land uses in key locations along transport corridors and around local business centres.

The above issues result in a policy framework that on one hand seeks to protect industrial areas from residential encroachment, and on the other seeks to encourage greater densities in and around key transport corridors and business centres. The contradiction that arises in terms of this study, is that many areas in which higher density residential redevelopment is promoted, are the areas in the

southern parts of the municipality that contain the industrial areas Council’s policies seek to retain

Relevant Planning Scheme Amendments:

C055

Update the Municipal Strategic Statement (Clause 21) in response to the statutory 'Review of the Moreland Municipal Strategic Statement' (February 2004) and the 'Moreland Urban Villages Review' (February 2004).

Finished : 21/09/2006

C075

Includes the objectives and strategies of the Moreland Industrial Land Use Strategy, 2004, within the Municipal Strategic Statement and the Local Planning Policy Framework of the Moreland Planning Scheme. Rezones land on the northern edge of the Brunswick Core Industry and Employment Area, between Victoria Street and Hope Street from the Industrial 1 Zone to the Industrial 3 Zone.

19. Moreland City Council Municipal Strategic Statement (MSS) Clause 21 Relevance: Provides broad Council wide policy, including triple-bottom line objectives. Clause 21.05-2 refers to the Industry and Employment Framework Plan setting the framework for industrial land redevelopment and ongoing use.

Clause 21.05 – Key Strategic Statements

Strategic statements for 10 issues of land use and development have been prepared to achieve Moreland’s vision for the municipality. Each issue is considered from its environmental, social and economic perspective, reflecting Council’s quadruple bottom line approach to decision making. The 10 issues include: housing, industry and commerce relevant to this study.

Clause 21.05-2: Industry and Commerce.


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This clause forms part of the Municipal Strategic Statement, identifying the key factors of industry and commerce in Moreland with regard to the three pillars of sustainability – environmental, economic and social.

Environmental perspective:

• Council is committed to creating an environment which fosters economic growth and attracts employees and investment from new and existing business. Council believes that this can be partially achieved by enhancing the sustainability, function and amenity of Moreland’s key employment areas. A sustainable economy providing localised employment and services contributes to a reduction in the environmental impacts associated with car-based journeys to work including increased emissions traffic congestion, providing benefit for the whole of metropolitan Melbourne.

Economic perspective:

• Moreland is committed to viable and sustainable industries and other businesses that provide the associated benefit of local employment diversity to match the changing skills of the residential workforce. Council will facilitate a diverse industrial and business sector as old industrial sites are considered for renewal and support the conversion of former industrial land to viable employment generating uses. The industrial sector has long been a key component of Moreland’s economy. However, national and global economic forces, changes in the access and supply of metropolitan industrial land and pressure on industrial activities from residential neighbourhoods have all contributed to a decline in traditional industrial including manufacturing. Industries that have responded positively to these pressures are a very important part of the Moreland economy and Council will assist them to remain viable and competitive.

• Council will also facilitate the use of industrial land for new diverse employment activities to harness positive changes in the industrial sector, the growth of the service sector and the changing characteristics of the local population, providing that they do not undermine the function and sustainability of Moreland’s designated activity centres… ….Some former industrial sites have been identified for redevelopment for residential uses. These sites will provide for residential developments at increased densities.

The associated increase in the residential population is a key factor in improving the economic viability of activity centres by generating an increased demand for local services and retail facilities.

Social perspective:

• industry has long provided a significant part of Moreland’s employment base and has provided the opportunity for people to work locally. However, Moreland’s residents are becoming increasingly less dependant on the industrial / manufacturing sector for employment.

• A broader economic base would generate a greater range of employment opportunities more suited to the changing skills base of the local population. A broader economic base will also increase the range of services available to the local community.

• The opportunity for new housing development on former industrial sites will assist in increasing the diversity of housing types available to Moreland residents in proximity to activity centres and public transport.

Clause 21.05-2 includes an Industry and Employment Framework Plan:

• The Moreland Industrial Land Use Strategy 2004 provides a strategic framework to guide use and development of industrial land in the City. As part of the Strategy, all land in Moreland in the Industrial 1 and 3, Business 3 and 4 and Mixed Use Zones, shown on the Industry and Employment Framework Plan, were assessed and given a strategic category to guide future use and development

The subject study area is identified as strategic category ‘D’ = Multi Use – Residential.

• Multi Use – Residential – To identify areas where the opportunity exists for the mix of uses to change over time to include offices (or other employment uses) as well as residential uses. Each new development must be of a ‘mixed use’ nature. Wholly residential developments are not supported unless in accordance with an approved structure plan. The opportunity remains for industrial and employment generating uses to continue or establish. New employment generating uses must be of a type compatible with residential uses.


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This Clause includes 5 key Objectives:

1. To support and encourage employment-generating businesses in Moreland in suitable locations in accordance with the Industry and Employment Framework Plan.

2. To facilitate the opportunity for people to be employed locally to reduce the environmental impacts of car journeys to work.

3. To ensure best practise environmental management in the development and operation of industry and commerce.

4. To reduce and manage conflict at the interface between industrial and commercial uses and other more sensitive uses.

5. To improve the overall appearance and function of Industry and Employment, Multi Use – Employment, Multi Use – Residential and Transitional-Residential Areas to assist in retaining and attracting new business.

Implementation:

Applying zones and overlays appropriate based on the strategic category identified in the Industry and Employment Framework Plan

Relevance: provides objectives and implementation direction for stakeholders when dealing with industrial land and the potential redevelopment of industrial land. Reference is made to another key document the MILUS (see number 30 for further detail). Proposed redevelopment must give regard to the objectives of this clause.

20. Moreland Local Planning Policy (Clause 22) Relevance: builds upon Councils MSS policies providing further direction and detail for developers and stakeholders in considering redeveloping industrial land identified in the Industry and Employment Framework Plan through: setting clear objectives, policy, performance measures and decision guidelines.

Clause 22.03: Industry and Employment

Another key document relevant to this study, this Local Planning Policy builds upon clause 21.05-2, this policy applies to all land identified on the Industry and Employment Framework Plan.

Amendment C75 was gazetted in November 2006, and included a replacement policy at clause 22.03 for Industrial developments. This new Industry and Employment policy applies to all land identified on the Industry and Employment Framework Plan, which includes relatively large areas of industrially zoned land. The policy applies the objectives and strategies of the Moreland Industrial Land Use Strategy (MILUS) 2004 and the Moreland Industrial Development Guidelines 1996.

Policy objectives include providing for a diversity of industrial and commercial land uses, supporting the continuation of industrial and other employment generating commercial uses, retaining and consolidating designated Industry and employment areas at strategic locations, providing opportunities for a wider range of employment related uses close to existing commercial areas, encouraging high quality new industrial developments ensuring industrial development does not adversely affect residential amenity; ensuring efficient and functional site layouts; and improving the visual character of industrial areas.

The policy also provides a range of performance measure to be used in considering rezoning requests and planning permit applications, including measures for subdivision, caretakers houses, land use interface, residential and mixed use development and noise sensitive uses.

Policy Basis:

• Applies the economic and industrial State Planning Policy Framework objectives in clause 17.02 – Business and 17.03 – Industry to local circumstances;

• Builds on the MSS objectives in clause 21.05-2 – Industry and Employment

• Applies the design guidelines of the Moreland Industrial Development Guidelines 1996; and


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• Applies the objectives and strategies of the Moreland Industrial Land Use Strategy (MILUS) 2004. The Strategy provides clear direction for the long term planning, zoning and development of industrial zoned land in Moreland.

This clause sets out a number of Objectives, Policy, Performance Measures, and Decision Guidelines.

It is policy that the responsible authority consider as appropriate:

• The purpose and application of the strategic categories identified in the Moreland Industrial Land Use Strategy, 2004;

• The decision guidelines for determining the future use of industrial land identified in the Moreland Industrial Land Use Strategy, 2004; and

• The decision guidelines set out in the Moreland Industrial Development Guidelines 1996.

Exercising discretion:

The assessment of requests for rezoning will take account of the need to consider more than one site, structure plans for the locality and the creation of problematic interfaces.

The assessment of rezoning requests and planning permit applications in the Multi Use – Employment and Multi Use – Residential Areas will consider the implications for office and retail proposals on Moreland’s activity centres

Where a permit is required for use and/or development it is policy to:

• Ensure the proposal is consistent with the designated category policy objectives, as outlined in 21.05-2 – Industry and Employment.

• Ensure that the use and development satisfies the relevant Performance Measures.

• Ensure development responds to the design guidelines set out in the Moreland Industrial Development Guidelines 1996.

21. Moreland Trends Report (2006) Relevance: identifies decline in manufacturing employment sector, but growth in other sectors – potential implications for considering rezoning the subject study area with regard to trends and land use.

This report provides an analysis of trends across 20 indicators. The 20 indicators were selected in order to provide a reasonably comprehensive scan of the environment, and also for their relevance in understanding the strategic position of Council. Moreland Trends utilises both forecasting and scenario analysis wherever possible.

A rationale and commentary is provided for each of the indicators, as well as a list of possible supplementary indicators and suggested further reading.

Indicator 11. Industry of employment:

• There has been a decline in manufacturing employment sector in Moreland/Northern Region over several decades – contrary to metropolitan trends.

• Moreland has high concentration of industries that have been most affected by restructuring – but manufacturing remains the biggest employer.

• Moreland has experienced growth in some sectors, however property and business services employment is relatively low.

22. Moreland Open Space Strategy (2004) Relevance: The strategy considers a range of factors related to open space. Highlights what the community wants in open space – adequate, quality, access, views etc. This strategy could be relevant to this study due to the sites proximity to two parks areas – Fleming Park and Methven Park. These two parks are identified as ‘small/large local parks. A key consideration could be how the current site provides for access and views to the park land and consideration to improve and maintain as part of future redevelopment.

Revised and updated version based on the 1996 MOSS. It identifies priority actions for the next 5 years. The types of open space considered in the strategy include


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recognised ‘public open space’ – parks, reserves, playgrounds, sports playing fields, as well as the creek corridors and civic/urban spaces.

Main actions:

- Improving access to informal open space

- Building the right mix of open space types.

- Improving the quality

- Improving community participation with open spaces

- Making places for nature

- Management and maintenance

An open space strategy is a study and analysis of the open lands throughout an area, to produce recommendations for action towards specified goals and objectives.

23. Moreland Integrated Transport Strategy (1998) Relevance: The sites proximity and interaction with transportation networks – public transport, bike routes, roads etc. Implications of any future redevelopment of industrial land on current transport networks.

Council recognises the need to facilitate access to economic and social life in Moreland and acknowledges the impacts of current transport systems on energy-use, greenhouse pollution and the local environment.

“Transport is the means by which people gain access to the social and economic life of wider Melbourne. The transport systems available to us have a great impact on our quality of life”.

“Since around 90% of all travel in Melbourne happens in motor vehicles, attempts to reduce the costs of our transport system will require careful examination of our use of the car. Motor vehicles are a necessary part of our urban transport system”

“An individual or family with access to a car makes many trips for which alternatives do not currently exist. In other cases, the alternatives either do not, at present, offer the

same convenience or time-saving, or established community attitudes and household routines entrenched the use of the car. But Melbourne pays a high financial, human and environmental price for its over-reliance on the car. Moreland City Council is strongly committed to environmental sustainability, to social justice and to improve quality of life. Meeting these commitments means tackling complex problems in relation to the way we move around Moreland and Melbourne.”

The purpose of the Moreland Integrated Transport Strategy (MITS) is to define key practical actions that Moreland City Council can undertake over the next ten to fifteen years to maximise access to social and economic life in Moreland and across Melbourne, while minimising the financial, human and environmental costs of providing that access.

The MITS is based on two equally important objectives:

- Improving access to satisfy social, educational and recreational needs;

- Improving access to work, shops, and for other commercials reasons.

These objectives are threaded through the Strategy and shape its recommended actions.

Aims (pp. 20): To allow for necessary private and commercial trips in and around the municipality in a way which does not undermine the competitive advantages of other transport modes offering greater environmental, social or economic benefits, and in a way which is compatible with other uses of public street space. AND. To protect Moreland residents and businesses from impacts of growing numbers of cars and trucks travelling through the municipality, while protecting the legitimate interests of residents and businesses.

24. Moreland Bike Plan (2000) Relevance: proximity and interaction with bike network.

The Moreland Bike Plan sets out a series of practical steps for implementing the cycling directions set by the Moreland Integrated Transport Strategy (MITS). It includes a full engineering works program for 1999-2004 and beyond, as well as suggestions for promoting cycling in the municipality.


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25. Moreland Health, Safety and Well-being in Moreland (2003) Relevance: no direct reference to industrial land, however broad aims and objectives may apply to future development.

The Moreland Municipal Public Health Plan (MPHP) 2003 enables Council, the community and other partners to understand the health, safety and well-being issues in Moreland, and to identify the policy and actions that should, and will be taken for improvement.

The MPHP deals with issues covering 14 elements, including: social and economic circumstances; employment; education; housing; built and natural environment; early years – birth to adolescence; personal well-being and safety; access and availability of services; social inclusion and social support; social participation; political participation; recreation; arts and leisure; transport and information.

Element 5: Built and Natural Environment

Goal - An environmentally sustainable, viable, safe and liveable city, where people can shop, work and socialise locally and that promotes physical activity and social connection.

26. Survey of Residents of Medium and Higher Density Developments (2004) Relevance: potential relevance in relation to higher density development in redevelopment sites. Identifies the demographics of the people living in medium to higher density in the Darebin and Moreland municipalities.

The aim of the survey was to examine who was choosing to live in these new dwelling types; what motivated their decision to live in this type of dwelling how long they planned on staying; what their demographic and socio-economic characteristics are; what are their recreational and retail behaviours, and what are the service requirements of Council.

27. Local business and local jobs. Economic Development Action Plan Relevance: no direct reference to the study area, however, the plan may have relevance in relation to potential economic implications based on future use of the study area.

Moreland is in an exciting phase in its economic development. No longer dependent on older style manufacturing businesses to provide employment. Moreland now has a broad based, integrated and diverse economy that offers a range of possibilities to business, employers and employees.

Recognises growth areas within the Moreland economy, including: arts and culture, café and restaurants, property and businesses services and food processing. Together with the traditional strengths in manufacturing, textile, clothing, footwear and wholesaling, Moreland’s economy is stronger now than ever before.

Moreland is well positioned geographically to take advantage of the economic growth to the north and in the CBD to the south. Both these areas provide employment opportunities for Moreland residents and business opportunities for Moreland companies

The profile of the Moreland workforce is also changing. Moreland residents are now better educated and are able to work in a number of positions across a range of industries.

Council will continue to work with a range of partners to further strengthen the Moreland economy. Council has a number of levers to assist in economic development in Moreland and the northern region. These include land use planning strategies, facilitating local infrastructure improvements, developing local economic development plan and advocating on behalf of local residents and businesses.

Strategic Directions:

• Enhancing Moreland’s retail and commercial centre development

• Business facilitation and support

• Regional economic development


© 2009 16

• Building the capacity of Moreland residents

• Sustainable land use planning

28. Moreland – Industrial Land Use Strategy 2004 (MILUS) Relevance: This strategy provides a framework of what existing industrial land could be rezoned for other land uses.

This strategy provides a framework to guide the future planning and development of industrial land in Moreland over the next 10 – 15 years and beyond. It is underpinned by objectives to retain and protect existing viable businesses, to provide the opportunity for a wider range of employment related uses to establish in the municipality and to provide the opportunity for Moreland residents to be employed locally.

The strategy identifies former industrial zoned areas located at the rear of commercial areas fronting main roads such as Lygon Street, Brunswick Road and Nicholson Street, as envisaged for a future mix of land uses supporting service industry, offices and housing. The subject study area is subsequently located at the rear of Lygon Street.

The Moreland Industrial Land Use Strategy (MILUS) was undertaken in August 2004. The purpose of the study was to provide clear direction about the long term planning and zoning of industrial land throughout Moreland.

The Strategy demonstrates:

• an understanding of the pressures affecting industrial zoned land in the City of Moreland

• insight into the future outlook for existing industries in Moreland as well as for possible new employment related issues, and

• clear direction to Council and the community about the long term planning, zoning and redevelopment of land that is presently included in Industrial 1 and 3, Business 3 and 4, and Mixed Use Zones throughout Moreland.

Council adopted the Moreland Industrial Land Use Strategy (MILUS) in August 2004. Amendment C75 was gazetted in November 2006 to translate the MILUS into the Moreland Planning Scheme.

The MILUS provides a framework to guide the long term planning and zoning of Moreland’s industrial land supply for the next 15 to 20 years. The Strategy focussed on all land within the Industrial 1 and 3, Business 3 and 4, and Mixed Use Zones within the municipality.

The MILUS is underpinned by objectives to retain and protect existing viable businesses, to provide the opportunity for a wider range of employment related uses to establish the municipality and to provide the opportunity for Moreland residents to be employed locally.

The need for the MILUS came about for the following reasons:

• A general decline in manufacturing and TCFL industries with businesses closing, moving operations offshore or relocating to new modern premises with improved transport access (regional road network and port)

• An increased number of vacant and underutilised industrial sites

• Changing population characteristics with an increasing diversity in the types of businesses Moreland residents are employed in.

The MILUS establishes a strategic framework – the Industry and Employment Framework – against which to consider redevelopment proposals for industrial sites. The Framework consists of 5 strategic categories that have been applied to all industrial land in the municipality according to the site/precinct specific characteristics of the land and its suitability for industry and/or employment uses.

The Framework protects concentrations of industry with relatively little constraints on operations but provides more flexibility for the redevelopment of industrial land identified as marginal for continued industrial use due to problems such as poor access for industrial related traffic, land use conflicts with nearby residential uses and old redundant building stock.

The Framework recognises that land not well suited to industry may still have the potential to contribute to the employment base of the city, particularly given the changing demographic characteristics of the local workforce. Therefore, consistent with Melbourne 2030 Activity Centre Policy, the Framework identifies that alternative employment generating uses on former industrial land (i.e. office commercial type uses) are best located within or adjacent to Activity Centres.


© 2009 17

The purpose of this strategy is to provide:

• an understanding of the pressures affecting industrial zoned land in the City of Moreland

• insight into the future outlook for existing industries in Moreland as well as for possible new employment related uses; and

• clear direction to Council and the community about the long-term planning, zoning and redevelopment of land that is presently included in Industrial 1 and 3, Business 3 and 4, and Mixed Uses Zones throughout the municipality.

The policy direction contained in this framework relates to the:

• Significant restructuring of industry that has occurred and the substantial job losses that have resulted, particularly in the traditional manufacturing sector and especially in core activities such as textile, clothing and footwear – Council’s existing policies seek to maintain industry in the municipality as a basis for maintaining employment opportunities for the traditionally blue collar workforce that has resided in Moreland.

• Loss of population that has occurred due to the ageing population and a reduction in household size – Council policies support increased residential densities to stabilise population loss. They introduce concepts such as ‘urban villages’ to promote a greater mix and intensity of land uses in key locations along transport corridors and around local business centres.

The above issues result in a policy framework that on one hand seeks to protect industrial areas from residential encroachment, and on the other seeks to encourage greater densities in and around key transport corridors and business centres. The contradiction that arises in terms of this study, is that many areas in which higher density residential redevelopment is promoted, are the areas in the southern parts of the municipality that contain the industrial areas Council’s policies seek to retain.

This situation leads to land use conflicts and an increase in pressure between industrial enterprises and residents.

The basis behind the industrial policy also needs to be reviewed as part of this study.

Potential land use conflicts:

• The intensity of land use throughout the municipality (in the southern parts in particular), the proximity to residential areas, access to industrial sites through residential streets, and the high level of residential redevelopment presently occurring, pose the potential for significant constraints on the operation of industry compared to fringe suburban industrial estates.

Implications (pg 15):

• Although Moreland has a heavy reliance on manufacturing, the economy is considerably more diverse than many municipalities in metropolitan Melbourne. Despite the lack of a major retail centre within the municipality’s boundaries, the proportion of the economy associated with retailing is higher than nearly all of the other major industrial regions.

• Overall the picture of the Moreland region is of a large number of loosely connected enterprises. Whilst adequate clustering of industries in clothing manufacturing and motor vehicle related activities appear, remaining industries are satisfying demand from a broader range of metropolitan interests. This scale disadvantage could tend to force businesses to move to other regions.

• This disjointed structure presents issues when considering the future demand for industrial land in Moreland and the appropriateness or otherwise for rezonings. Businesses that meet this profile will tend to be footloose and be relatively free to move to other locations outside Moreland.

• In terms of the profile of the population of the municipality it is apparent that Moreland’s residents are become increasingly less dependant on the industrial / manufacturing sector for employment.

• Council’s industrial planning policies are based on retaining local employment suited to the needs of local residents. This policy remains relevant despite the workforce being mobile and travelling outside the municipality for work. Local employment provides the ‘opportunity’ to work locally, it does not guarantee that will occur. It remains appropriate to retain local industrial jobs wherever possible, given the contribution of industry to the local economy and the still large proportion of residents employed in industrial sectors of the economy. However Council’s industrial policy needs


© 2009 18

to change to also facilitate the use of underutilised industrial land for other new non-industrial employment activities that are suited to the emerging needs of its changing labour force. Similarly the policy needs the flexibility to acknowledge the appropriateness of some residential rezonings, where strategic justification exists for such.

Implications for the planning of industrial zoned land include the following:

• The demand for industrial zoned for industrial purposes will continue to decline in Moreland. Whilst demand will remain for industrial land in consolidated industrial areas throughout the municipality, this weakening of demand flexibility will exist to consider opportunities to change the zoning of some of the more peripheral areas of industrial land to enable other employment uses or residential activities etc.

• Structural change and trends for major manufacturers to downsize and / or relocate overtime will result in numerous industrial sites becoming vacant… …Sites that are not well suited to industry will provide an opportunity for land use change.

• The changing profile of the municipality’s population will provide opportunities for local employment to increasingly focus on higher skilled and knowledge based industries. This will require land use opportunities to be provided for office and the like.

• If land that is poorly located for industrial use in the long term and for which there is little or no demand for industrial use, is not rezoned, it is likely the land will become blighted. If existing buildings on the site cannot be leased for a sufficient amount to justify their ongoing maintenance and their eventual upgrading to a standard appropriate for contemporary industry, the buildings will be progressively “run down”, will eventually become unleasable and will remain vacant.

29. Moreland – Rezoning Industrial Land in Moreland (2009) Relevance: This information brochure provides a clear guide for developers and stakeholders, outlining a 10 step process when preparing a planning scheme amendment request. The brochure covers essential factors to consider and directs to

further information held in supporting documents, including the Moreland Planning Scheme, MILUS and Draft Brunswick Activity Centre Structure Plan.

This information brochure provides a summary of how Council will consider requests to rezone industrial land.

The brochure is intended to provide guidance on the info that should be submitted with an amendment request to rezone industrial land and the issues Council will take into account when considering any amendment request affecting industrial land.

Moreland Industrial Land Use Strategy (MILUS) was adopted by Council in August 2004. Amendment to the Planning Scheme, Amendment C75, was gazetted on 30 November 2006.

Clauses 21.05-2 and 22.03 of the Moreland Planning Scheme and the MILUS are the primary policy directions against which Council considers amendments affecting industrial land.

If seeking an amendment affecting industrial land, in addition to reading the brochure, applicants should familiarise themselves with Clauses 21.05-2 and 22.03 of the Scheme and the MILUS. Activity Centre Structure Plans which have been exhibited and adopted by Council may also be of relevance.

Council will only consider planning scheme amendments for precinct rather than site specific rezonings. This allows for a more strategic approach to rezoning of industrial land in the City of Moreland rather than piecemeal redevelopment.

A precinct approach can be done in two ways:

• Contacting you neighbours and requesting a planning scheme amendment as a consortium.

• Applying as an individual property owner / developer but including the neighbouring properties within your precinct in the application.

Pre-application meetings are recommended to assist in providing direction on the most suitable zone for your property and the precinct, and determine specific issues that may apply.


© 2009 19

It is recommended that applicants follow the 10 steps in the brochure to ensure that sufficient consideration is given to the objectives and requirements of the MILUS and Clauses 21.05-2 and 22.03 of the Moreland Planning Scheme, as they apply to the precinct amendment request.

10 STEPS:

1. Confirm the strategic category the precinct is designated by referring to the Industry and Employment Framework Plan (Map 5 in Clause 21.05-2 – Industry and Commerce)

2. Prepare a site and neighbourhood context description

3. Respond to broader strategic issues and site context issues

4. Consider the requirements of Clause 22.03 as appropriate

5. Environmental Audit Overlay and sensitive uses – Ref: Clause 45.03 & Ministerial Direction No.1

6. Due consideration must be given to ESD principles

7. Affordable housing opportunities consideration

8. Consideration of greater controls above proposed rezoning. (DDO, DPO, IPO etc) to define acceptable uses or design/development outcomes.

9. Submit amendment request together with required strategic justification, completed amendment docs and fees.

The study area for this project is identified as Strategic Category D Multi Use Residential, as identified in the Moreland Industry and Employment Framework Plan. It states:

• Strategic Category - Areas where the opportunity exists for the mix of uses to change over time to include offices (or other employment uses) as well as residential uses. Each new development should be of a real ‘mixed use’ nature; wholly residential developments should not be supported. The opportunity should remain for industrial uses to continue or establish, provided they are compatible with residential uses.

• Suitable Locations - Smaller pockets of industrial land located at the rear of commercial properties fronting main roads, locations within or adjacent to existing commercial activity or on the ‘fringes’ of Activity Centres, usually located between commercial and residential uses and have access via local residential streets.

• Recommended Zones - Rezoning to B2Z is generally supported. Rezoning to MUZ will be considered if the site is located outside the ‘core’ of Activity Centres. Where necessary, the schedule to the B2Z or the MUZ should be used to specify the maximum combined leasable floor area for office and/or shop to discourage out-of-centre development.

30. Draft Brunswick Structure Plan & Supporting Documents The Brunswick Structure Plan was adopted in principle by Council on 8 October 2008. A number of changes have been made to the draft plan and the need for some further work identified following the community consultation period.

The Structure Plan is still in Draft version. The Draft Brunswick Structure Plan is accompanied by a raft of supporting issues papers and technical papers etc.

VOLUME 1 – Introduction, Background, Vision and Policies

The Structure Plan addresses:

• Retail, commercial and industrial activities;

• Housing;

• Access for all;

• Open space network;

• Transport and movement;

• Public realm;

• Built form;

• Provisions of social services;


© 2009 20

• Land configuration and ownership, and

• Municipal and service infrastructure

Part of the study area for this project is recognised within the draft Brunswick Structure Plan as ‘Lygon Street Central’ (pg.12)

Pg 18. Strategic Framework refers to the Moreland Industrial Land Use Strategy (2004) or MILUS, noting – The MILUS established a new approach to industrial land use in Moreland by providing a framework to guide the long-term planning and zoning of Moreland’s industrial land for the next 15 to 20 years.

Its underpinning objectives include:

• the retention and protection of viable businesses;

• the provision of opportunities for a wider range of employment uses; and

• to ensure local employment opportunities for Moreland

The MILUS reviewed all industrial land in Moreland and identified areas to remain in industrial zones, and areas with rezoning and redevelopment potential. The MILUS provided an important understanding of the pressures affecting industrial-zoned land in the Moreland municipality. It also provided insight into the outlook for existing industries and possible new employment uses.

Part of the study area – eastern side abuts Fleming Park. This area is identified as a potential ‘activity node’ – described in pg 25. as a:

• pedestrian priority environment along Cross Street will be the focus for a community hub at Fleming Park and urban renewal addressing the park.

On pg. 44-45 the study area is identified as a potential community hub / activity node

VOLUME 2: Park 2 – Lygon Street

Part of the study area for this project is recognised within the draft Brunswick Structure Plan as ‘Precinct B Lygon Street Central’ (pg.11-2) It provides direction for the following functions:

• Role - containing a mix of retail, wholesale, manufacturing and housing activity. It is defined mainly be large industrial buildings, although many of the industrial sites on the Lygon Street frontage have been redeveloped for housing. The remaining industrial activities include wholesale food, clothing and related enterprises, and automotive repair firms.

• Issues – include there being a number of Council owned community facilities in the area, the potential for land use changes around Fleming Park and resultant recreation impacts, pressures on existing industrial businesses to manage amenity and interface issues, employment land uses are gradually being replace by residential uses, loss of employment uses may affect the retailing mix in the area, there is no central or focused retailing area in the precinct.

• Strategies – include developing a community services hub, a rationalisation of the community facilities in Fleming Park, protection of the ‘as of right uses’ in the precinct, ensuring office uses are in the range of options for uses, and removal of any requirement for active frontages in the precinct.

Background and Issues Report – Planning and Landuse:

Rezoning Industrial Land

• The MILUS developed the Industry and Employment Framework to guide the ongoing consideration of rezoning requests. The MILUS recommended against ‘wholesale rezoning’ initiated by Council because of the overarching objectives to retain employment and to protect the ongoing operations of existing viable industrial businesses…

• Rezoning requests are… … considered on a case by case basis in the context of the overall strategic framework established by MILUS. Part of this consideration includes an assessment of the potential to prejudice the ongoing operation of existing viable industries that desire to remain in the area in the long term and a detailed site analysis to determine the specific public realm outcomes appropriate to each site.

• The approach taken by the strategy has proven successful in a number of cases to date. Specific examples in Brunswick are mentioned (pg 23).


© 2009 21

• However, the case by case approach has proven resource intensive. Essentially, the MILUS could be viewed as a ‘land release’ and the number of rezoning requests received by Council has rapidly increased as a result. The Strategic Planning Unit has experienced difficulties managing the increased number of rezoning requests.

• The majority of industrial amendments have been in Brunswick.

Implications for Brunswick Major Activity Centre Structure Planning

• A ‘land supply’ within the Brunswick Activity Centre available for significant change and urban renewal. These sites have the potential to achieve a range of activity centre objectives for mixed uses, increased population and activity densities, increased commercial floorspace, diversity of employment opportunities and significant improvements to the public realm.

Managing the ongoing implementation of MILUS

• The site by site consideration of amendments has proved effective in negotiating public realm benefits and managing interface issues but is resource intensive and is causing resourcing problems for Council.

• Alternative approaches to implementing the MILUS Industry and Employment Framework are currently under discussion with particular consideration being given to the opportunity for Council to initiate some rezoning if industrial land. Such an approach requires further work to be undertaken to ensure Council continues to achieve the MILUS objectives to protect existing businesses and to achieve improved public realm outcomes.

• Further work would include detailed site analysis to ensure interface issues are adequately managed, identify urban design/public realm outcomes and overlay MOSS priority areas for open space and Pedestrian Strategy priority areas for pedestrian links.

31. Moreland Affordable Housing Strategy (2006) Relevance: Rezoning of redundant industrial land for residential and mixed use land could provide opportunities to create affordable housing options within rezoned areas.

The subject study area could be considered for the development of affordable housing in line with Council’s Affordable Housing Strategy.

A key aspect of Council’s involvement in residential development relates to its role as the responsible planning authority for the municipality. Council’s role encompasses both strategic and statutory responsibilities through its land use planning policy settings, planning application assessment and permit process under the Victorian Planning Provisions. Council’s land use planning policy approach is underpinned by the priority of sustainable development.

The Moreland Municipal Strategic Statement (MSS) is the principal strategic document for Council’s land use planning directions and decisions. Within the document, the challenges and opportunities associated with housing are identified as a key issue if Council is to achieve its MSS vision as ‘an environmentally sustainable and livable city’.

Seven key housing objectives are included in the MSS, each one providing strategies to implement the objectives within the municipality. All of the strategies relate to the land use vision for the city, including some specific references to higher density housing and mixed-use developments on some former industrial sites. Such strategies originate from the Moreland Industrial Land Use Strategy 2004 (MILUS).

The MILUS reviewed all industrial land in Moreland and identified those areas with the potential to be re-zoned and redeveloped for alternative uses such as housing. As the housing market is failing to supply dwellings that are affordable for households with below median incomes, Council promotes affordable housing options as part of larger redevelopments e.g. the former Kodak site.

32. Industrial Development Policy (1996) & Industrial Development Guidelines (1996) Relevance: provides little relevance for redeveloping industrial land to other uses such as residential, unless redevelopment of the site was to provide for industrial land then the guidelines with be required.

This policy provides a framework for the planning and design of industrial development within the municipality of Moreland City Council. The Guide sets out performance criteria and planning standards to ensure the amenity, safety and character of an area


© 2009 22

is enhanced. The guide is aimed to give guidance to developers/applicants in the submission of their applications for industrial development and subdivision, especially in relation to the Moreland Planning Scheme.

33. Economic Development Strategy Policy (1999) – Under Review Relevance: Rezoning and/or developing the study area could support Council’s fundamental economic development strategies through providing the opportunity for new business and redevelopment of older industrial buildings.

In 1998 Moreland Council commissioned a review of its focus for economic development. The purpose of this review was to provide clear direction in accordance with the Council Plan and to assist in guiding the economic development of the City.

The policy presents 7 strategies to support economic development in Moreland.

Strategy 1 – Enhancing Industrial Capacity:

Council will support the maintenance and development of land use and infrastructure, both public and private, which will enhance the capacity of business to operate in the city.

Programs to achieve the above strategy:

• analysis of the city’s industry infrastructure

• identification and defense of the city’s key industrial assets

• redevelopment of the city’s older industrial estates

• redevelopment and re-use of older industrial buildings

Strategy 2 – Supporting New Business

Council will support the development and attraction of new businesses and other economic entities within the city.

Programs include:

• Business incubator development

• Development of shared service premises

• Attraction of businesses

34. Moreland Employment Strategy Policy (2004) – Under Review Relevance: rezoning industrial land may support Council’s role in supporting emerging strengths of the Moreland economy to provide employment to the wide range of Moreland jobseekers.

The purpose of this strategy is to provide a clear strategic framework for Council’s role in regard to employment issues and to identify actions that Council can undertake to address problems associated with employment and unemployment in Moreland.

Underlying the need for an employment strategy is the fact that historically Moreland has had a higher unemployment rate than the metropolitan average.

Conclusion: the consultation and research undertaken for this strategy have revealed both positive and negative aspects of the employment situation in Moreland.

The negative aspects are that the unemployment rate is higher than the Melbourne average, that sections of the community such as migrants, mature-aged people and some young people are experiencing considerable difficulty in obtaining employment, that geographic and demographic pockets of unemployment are persistent and difficult to change and the some components of the traditional employment based in Moreland – such as textiles, clothing and footwear manufacture – are declining.

The positive aspects are that exciting new employment opportunities are developing in and around Moreland, that the employment rate in Moreland is trending towards the Melbourne average, that job vacancies exist for people with skills and that many groups and agencies are interested in contributing to actions that address unemployment in Moreland.

35. Council Plan 2009-2013 Relevance: provides a target to shift away from car-use to increased public transport use – supports redevelopment of redundant industrial land close to public transport networks. Further provides target for effective use of land, encouraging higher density residential and mixed use development in Activity Centres and along transport corridors, again relevant due to the subject study area’s proximity to public transport.


© 2009 23

The Council Plan sets out the Council purpose, vision, strategic statement and strategic focus areas for 2009-2013. The following objectives are relevant to this study:

Key Strategic Objective 3 – Improve transport and mobility

• Measure – proportion of commuters using public transport / non—motor vehicle modes of transport to work

• Target – modal shift away from ‘car as driver’ by 2011 to 49%

Key Strategic Objective 5 – Effective use of our land use an development policies for outcomes appropriate to the long term needs of communities.

• Measure – percentage of higher density residential and mixed use development located in identified Activity Centres and along transport corridors.

• Target – dwelling approvals in Principal and Major Activity Centres and major redevelopment sites to represent 60% of total dwelling approvals by 2012.

389 St Georges Road NORTH FITZROY VIC 3068

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www.urbanenterprise.com.au

Brunswick Precinct Industrial Rezoning Model Property and Economic Existing Conditions Analysis

DPCD JULY 2010

Authors

Mike Ruzzene, Paul Shipp, Kate Bailey

Reviewed by

Matt Ainsaar

© Copyright, Urban Enterprise Pty Ltd, August 2008.

This work is copyright. Apart from any use as permitted under Copyright Act 1963, no part may be reproduced without written permission of Urban Enterprise Pty Ltd.

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Disclaimer

Neither Urban Enterprise Pty. Ltd. nor any member or employee of Urban Enterprise Pty. Ltd. takes responsibility in any way whatsoever to any person or organisation (other than that for which this report has been prepared) in respect of the information set out in this report, including any errors or omissions therein. In the course of our preparation of this report, projections have been prepared on the basis of assumptions and methodology which have been described in the report. It is possible that some of the assumptions underlying the projections may change. Nevertheless, the professional judgement of the members and employees of Urban Enterprise Pty. Ltd. have been applied in making these assumptions, such that they constitute an understandable basis for estimates and projections. Beyond this, to the extent that the assumptions do not materialise, the estimates and projections of achievable results may vary.

BRUNSWICK PRECINCT INDUSTRIAL REZONING MODEL DPCD

Urban Enterprise Pty LtdJULY 2010

CONTENTS

KEY FINDINGS I

STRATEGIC AND POLICY DOCUMENTS I DEMOGRAPHIC ANALYSIS I RESIDENTIAL II COMMERCIAL II OFFICE III

1. INTRODUCTION 5

1.1. BACKGROUND 5 1.2. DEFINITIONS 5

2. LITERATURE REVIEW 7

2.1. INTRODUCTION 7 2.2. BRUNSWICK STRUCTURE PLAN 7 2.3. ECONOMIC PROFILE FOR MELBOURNE’S INNER NORTH STUDY AREA 7 2.4. MELBOURNE @ 5 MILLION 7 2.5. SURVEY OF RESIDENTS 8 2.6. MORELAND TRENDS 8 2.7. TRENDS IN INDUSTRIAL LAND AND PROPERTY IN VICTORIA 8 2.8. THE MORELAND INDUSTRIAL LAND USE STRATEGY 9 2.9. KEY FINDINGS 9

3. DEMOGRAPHIC ANALYSIS 11

3.1. INTRODUCTION 11 3.2. POPULATION CHANGE 11 3.3. POPULATION PROJECTIONS 11 3.4. AGE 11 3.5. INDUSTRY OF EMPLOYMENT 12 3.6. OCCUPATION 13 3.7. SOCIO-ECONOMIC INDEXES FOR AREAS (SEIFA INDEX) 14 3.8. CONCLUSIONS 15

4. RESIDENTIAL PROPERTY ANALYSIS 16

4.1. INTRODUCTION 16 4.2. SUPPLY ANALYSIS 16 4.3. DEMAND ANALYSIS 21 4.4. CONCLUSIONS 23

5. COMMERCIAL LAND ANALYSIS 25

5.1. INTRODUCTION 25 5.2. SUPPLY OF FOOD RETAIL 25 5.3. RESIDENTIAL CAPACITY OF THE STUDY AREA 27


Urban Enterprise Pty LtdJULY 2010

5.4. RETAIL DEMAND 32 5.5. DEMAND FOR OFFICES 33 5.6. OFFICE JOB CONTAINMENT FOR PROJECTED PRECINCT POPULATION 34 5.7. CONCLUSIONS 36

FIGURES FIGURE 1 AGE PROFILE IN MORELAND, METROPILTAIN MELBOURNE AND THE BRUNSWICK LOCAL AREA 12 FIGURE 2 SEIFA INDEX, MORELAND LOCAL GOVERNMENT AREA 15 FIGURE 3 LOCATION OF HIGH DENSITY DEVELOPMENT, BRUNSWICK AND BRUNSWICK EAST 20 FIGURE 4 MEDIAN RESIDENTIAL DWELLING VALUES- BRUNSWICK EAST 1996-2008 22 FIGURE 5 KEY RETAIL SUPPLY, BRUNSWICK AND BRUNSWICK EAST 26 FIGURE 6 KEY REDEVELOPMENT SITES - STUDY AREA 29

TABLES TABLE 1 POPULATION CHANGE 11 TABLE 2 PROJECTION OF ESTIMATED RESIDENT POPULATION, MORELAND AND BRUNSWICK LOCAL AREA 11 TABLE 3 INDUSTRY OF EMPLOYMENT 13 TABLE 4 OCCUPATION BRUNSWICK CATCHMENT AREA, MORELAND AND METROPOLITAN MELBOURNE 14 TABLE 5 SEIFA INDEX RANKINGS 14 TABLE 6 DWELLING CHARACTERISTICS- BRUNSWICK EAST 16 TABLE 7 DEVELOPMENT APPLICATION AND BUILDING PERMITS APPROVED- STUDY AREA 17 TABLE 8 DEVELOPMENT APPLICATION AND BUILDING PERMITS APPROVED- STUDY AREA 18 TABLE 9 MEDIAN SALES PRICES- BRUNSWICK EAST SUBURB 1996-2008 21 TABLE 10 BUILDING APPROVALS & VALUE OF NEW HOUSES- MORELAND BRUNSWICK SLA 22 TABLE 11 ULTIMATE CAPACITY FOR RESIDENTIAL POPULATION INCREASE - STUDY AREA 28 TABLE 12 ASSUMPTIONS UNDERPINNING CAPACITY ANALYSIS 28 TABLE 13 HIGH GROWTH SCENARIO 30 TABLE 14 MODERATE GROWTH SCENARIO 31 TABLE 15 RETAIL EXPENDITURE POOL AND FLOORSPACE REQUIRED 32 TABLE 16 PLACE OF WORK (LGA) OF BRUNSWICK LOCAL AREA AND MORELAND LGA RESIDENTS EMPLOYED IN ‘OFFICE’ INDUSTRIES 33 TABLE 17 JOB CONTAINMENT FOR RESIDENTS OF MIDDLE LGAS EMPLOYED IN ‘OFFICE’ INDUSTRIES 34 TABLE 18 ESTIMATED LABOUR FORCE CREATED BY PRECINCT DEVELOPMENT 35 TABLE 19 ESTIMATED OFFICE SPACE DEMANDED BY PRECINCT DEVELOPMENT 35 TABLE 20 PROJECTED OFFICE FLOORSPACE REQUIRED BY OFFICE WORKERS LIVING IN REDEVELOPED STUDY AREA 36


i URBAN ENTERPRISE PTY LTDJULY 2010

KEY FINDINGS

STRATEGIC AND POLICY DOCUMENTS Strategic documents and policy provide the following directions relating to former industrial precincts in

Brunswick:

• There is opportunity to accommodate significant population growth in Brunswick through renewal of

former industrial precincts;

• There is a requirement for new employment opportunities that reflect the gentrifying population. This

can be achieved through changing industrial and wholesale uses to office uses;

• There is opportunity to increase housing along tram transport corridors;

• Improving public space may stimulate private sector investment.

DEMOGRAPHIC ANALYSIS Key findings from the demographic analysis include:

• It is expected that over the next 20 years, the Brunswick Local Area (Brunswick East and Brunswick

State Suburbs) will need to accommodate at least an additional 5,000 residents;

• The Brunswick Local Area has a significantly higher proportion of the population aged between 20 and

35 years (39%) when compared to Moreland (26%) and Metropolitan Melbourne (22%);

• The most common industries of employment in the Brunswick Local Area are Education and Training

(12.6%) Professional, Scientific and Technical Services (12.2%) and Health and Social Services

(11.1%). This coincides with major employers to the North of Melbourne (Carlton and Parkville)

including major hospitals, education facilities, and scientific laboratories;

• The Brunswick Local Area has a significantly greater proportion of the population who are

professionals (37%) compared to Moreland (26%) and Metropolitan Melbourne (23%);

• The Moreland LGA has a relatively high SEIFA index score, with particularly high rankings in the south

of the Municipality including the Brunswick Local Area and the study area.

DIRECTIONS Future development in the subject precinct needs to consider:

• Needs of professional single and dual person households. This includes the provision of appropriate

retail, local work opportunities and social and community services targeted to these groups.

• Needs of young family and student households, which would constitute a secondary market for any

residential development in the area. In particular the provision of community services catering to these

groups such as childcare and other health care services.


ii URBAN ENTERPRISE PTY LTDJULY 2010

RESIDENTIAL Research indicates that there is strong demand for high density residential housing in Brunswick East. Its

proximity to the city, universities, public transport options and variety of shops and services are reasons for

its popularity with residents and developers alike.

Demand for land in Brunswick East is demonstrated by:

• Significant growth in dwelling values. In the period 1996 to 2008 residential house values have risen by

an average of 34.4% per year. In the same period unit/apartment values have risen by an average of

38.3% per year;

• Strong and rapidly increasing higher-density development activity. The number of unit, apartment and

‘other’ dwellings constructed has increased from 270 in 2007/08 to 443 in 2008/09;

• A steady number of residential planning and building permits in the Brunswick East Industrial land

area, indicating that developers have a strong and sustained interest in developing this area even with

the existing B3 Zoning;

• Strong demand for a variety of dwelling styles including studios, apartments, townhouses and

traditional detached housing, according to anecdotal evidence from Real Estate agents;

• A number of change of use permit approvals for the establishment of new medium and high density

residential dwellings in the subject precinct.

• Strong forecast population growth.

DIRECTIONS Residential development in the subject precinct should consider the following:

• A mix of well appointed one and two bedroom apartments suited to young professionals and students

as a secondary market;

• Apartments may also provide consideration for home-offices uses;

• Off street car parking spaces should be provided for most dwellings, given that the key market is young

professionals;

• High density residential dwellings need to be priced at a point where they do not compete with

detached residential houses.

COMMERCIAL Modelling for retail and office floorspace requirements is based on high and moderate population growth

scenarios for the subject precinct. These would need to be revised following consultation with landowners

and the completion of the urban design analysis.

RETAIL Key findings relating to the provision of retail space include:

• The Brunswick area has a good supply of retail floorspace, with the food retail providers generally

located in the west of Brunswick along Sydney Road. There are no supermarkets and limited fresh

food retail in East Brunswick.


iii URBAN ENTERPRISE PTY LTDJULY 2010

• The existing supply of supermarkets in the Brunswick Local Area are not within easy walking distance

of the precinct.

• The potential residential population yield of the study area is estimated at between 1,800 and 2,800

persons based on low and high growth population scenarios for the precinct. This increase would

generate demand for around 3,000 – 4,500m2 of retail floorspace – equivalent to a small neighbourhood

centre – considering the capacity of existing and future supply;

DIRECTIONS Future development of the subject precinct should consider the following in relation to retail floorspace

provision:

• A minimum of 3,000m2 of additional retail floorspace to service the future population of the precinct

based on a moderate growth scenario;

• A supermarket, possibly full scale depending on the rate and extent of development in Brunswick East.

At minimum a small IGA would be required.

• Fresh food retail, cafes, and Restaurants;

• Retail floorspace at ground level along Lygon Street;

• Explore the opportunity for new retail floorspace (shopfronts) along Cross Street to take advantage of

the park aspect and pedestrian amenity.

OFFICE Key findings in relation to office include:

• A large and increasing proportion of the Brunswick Local Area residents are employed in office based

industry sectors. Most of these workers, however, are employed in the Melbourne LGA.

• The proportion of residents employed in office based industry sectors is likely to increase with

continued gentrification of Brunswick.

• Moreland LGA has the lowest office job containment rate of any middle Melbourne municipality (12%).

This is well below the average office job containment rate for middle Melbourne municipalities of 18%.

• Considering the future population growth in the local area and the trend towards residents employed in

office jobs, the subject precinct presents a clear opportunity to contain some office space and thus

improve job containment in the municipality.

• If we assume that the subject precinct provides office job containment in line with the median across

the middle LGA’s of Melbourne at 18%, there would be a requirement for 1,523m2 of office space

within the precinct (this is based on the moderate residential growth scenario).

DIRECTIONS Future development of the subject precinct should consider the following in relation to office floorspace

• Provide a minimum of 1500m2 floorspace for offices. This is based on promoting job containment of

the future precinct population to 18%, in line with the average of middle Melbourne municipalities. This

could be higher depending on the extent of development in the local area.

• Office floorspace may be incorporated into the precinct in a number of formats including:


iv URBAN ENTERPRISE PTY LTDJULY 2010

• Office attached to a dwelling (with or without separate entrance);

• Stand along office complex;

• Mixed use development incorporating retail, office and residential;

• Large offices should be located along Lygon Street, with home office directed to other areas of the

precinct.

• Offices should have consideration to sustainable transport modes with provision of off street bike

parking and where possible promote walkability and access the Lygon Street Tram.


5 URBAN ENTERPRISE PTY LTDJULY 2010

1. INTRODUCTION

1.1. BACKGROUND

DPCD has appointed Planisphere and Urban Enterprise to undertake a study into the rezoning of

industrial land in Brunswick.

This report prepared by Urban Enterprise provides and economic and property analysis for

residential and commercial (retail/office) uses in the precinct.

The aim of the economic and property analysis study is to provide direction in terms of land use

for the precinct.

The components of the economic and property analysis include:

• Review of relevant policy and strategies for the precinct;

• Demographic analysis;

• Supply and demand analysis for residential property;

• Supply and demand analysis for commercial property (retail and office).

1.2. DEFINITIONS

THE STUDY AREA

As agreed at project inception the study predominantly constitutes an industrial precinct in East

Brunswick in close proximity to Lygon Street. Areas surrounding the precinct have also been

included in the study to ensure that where synergies exist with surrounding uses these can be

explored. The study area is highlighted below.

STATISTICAL BOUNDARIES

Fore the purpose of this study a number of geographies have been used. These have been

utilised in the demographic analysis and supply and demand analysis. These are described

below:



BRUNSWSICK LOCAL AREA

An area including Brunswick East State Suburb and Brunswick State Suburb. This has been

used for the demographic analysis. The supply analysis for residential and commercial land

generally relates to this area.

MORELAND LGA

The Moreland LGA has been used for comparison with the Local Area to identify differences in

demography. The Moreland LGA is highlighted below.

METROPOLITAN MELBOURNE

Metropolitan Melbourne constitutes all metropolitan LGAs as defined by the Melbourne Statistical

Division.



2. LITERATURE REVIEW

2.1. INTRODUCTION

There s a significant amount of policy and strategy relevant to study area, undertaken by

Moreland City Council and by DPCD. Economic related strategies which are relevant to this

study are reviewed below.

2.2. BRUNSWICK STRUCTURE PLAN

The Brunswick Structure plan for precinct 2B ‘Lygon Central’ asserts that the “precinct has the

capacity to accommodate significant population growth through redevelopment”. The plan

encourages existing use rights to be protected and also promotes offices development.

The area is described as mixed use and has some demand for convenience retail, office and

residential.

2.3. ECONOMIC PROFILE FOR MELBOURNE’S INNER NORTH STUDY AREA

Essential Economics undertook an Economic Profile for Melbourne’s Inner North Study Area

(2008). It found that the area has a strong service sector (retail, wholesale, education, health and

administration) but the manufacturing industry is being depleted and will continue to fall as

industrial sites experience in fill development and become residential areas. There are a large

number of planning applications for subdivision, most involving construction of multi-unit

developments, the majority of which are in Brunswick. The remaining industrial uses in the inner

north are of low intensity when compared with neighbouring municipalities.

The gentrification of local resident labour force has meant that there are now a greater proportion

of higher order industries rather than traditional industries of a generation ago.

The inner north has had an increasing rate of dwelling approvals while property prices rose

strongly between 2001 and 2007 (12% per annum).

The report identified the following opportunities for development in the inner north:

• Increased employment densities to reflect resident profile;

• Rezone surplus industrial land to residential development, thus increasing land values and

population density; and

• Change industrial uses from manufacturing and wholesale to office and mixed use.

2.4. MELBOURNE @ 5 MILLION

Melbourne @ 5 Million identifies the Inner North Sub-Region of Melbourne as the southern part of

the Cities of Moreland and Darebin. It highlights the area’s abundance of public transport and

local amenities and the vibrant activity centres within 10 kilometres of the city. House prices and

demand for new housing are increasing in the area and traditional manufacturing jobs are giving

way to more in the service sector.

The Department of Planning and Community Development is working in conjunction with

metropolitan Councils to help the sub-region reach its full potential. This includes:



• freeing up surplus industrial land which is located in and around activity centres;

• exploring whether more housing can be accommodated along transport corridors and where

there are opportunities for high quality medium to high density housing developments; and

• improving public spaces to help stimulate private investment as well as to show that the area

is changing for the better.”

2.5. SURVEY OF RESIDENTS

Moreland and Darebin City Councils and the Department of Sustainability and Environment

commissioned a Survey of Residents of Medium and High Density Developments in Moreland

and Darebin. The majority (65.7%) of respondents from Moreland were young adults which is

considerably higher than the underlying population of young adults in Moreland (28.4%).

The survey found that more households were group households than the underlying population

and they were often, but not exclusively, student households. However more than 10% of

residents were full time students with a further 11% working and studying. More than half of the

respondents were renting their dwelling.

The respondents of the survey were different in ethnicity than the underlying population with

almost no respondents born in Italy, Greece or Macedonia. There was a reasonable proportion of

the population born in China, Indonesia, India, Malaysia and Hong Kong, representing mainly

international students.

Residents of high and medium density developments were on significantly higher incomes than

the underlying population. They are also more likely to be employed in professional or managerial

‘white collar’ occupations and have university degrees than the underlying population.

Roughly a third of those who plan on moving in the next 5 years state they will move to a

separate house on a block rather than a medium / high density dwelling.

2.6. MORELAND TRENDS

The Moreland Trends 2005 report noted that there has been a decline in the manufacturing

employment sector in Moreland / Northern Region over the past few decades which contrasts

with metropolitan trends. This may be because Moreland has a high concentration of industries

that have been most affected by restructuring. However manufacturing remains the biggest

employer in the municipality.

Population decline in Moreland is being reversed which is mostly a product of in-fill development.

This development is mainly occurring in the southern parts of the municipality due to high levels

of urban renewal.

2.7. TRENDS IN INDUSTRIAL LAND AND PROPERTY IN VICTORIA

In 2008, the Trends in Industrial Land and Property in Victoria report was released. It found that

industrial land values had increased over the previous five years. This growth has been driven by

• Competition for existing investment grade assets;

• Land banking for firms to diversify their portfolios;

• Increased demand for industrial land; and



• Competition from residential development as land becomes scarce within the Urban Growth

Boundary.

The report also noted that the average net rentals in the north ($72/m2 p.a.) are higher than the

west ($68/ m2 p.a.) but lower than the south east ($83/ m2 p.a.).

2.8. THE MORELAND INDUSTRIAL LAND USE STRATEGY

The Moreland Industrial Land Use Strategy, released in 2004, asserted that Melbourne’s medium

density housing boom of the past few years has resulted in significant pressures to rezone

industrial land in the southern parts of Moreland. New transport infrastructure has made

Melbourne’s fringes more appealing for industrial development which has reduced the amount of

industrial land available resulting in a greater amount of business turnover in the southern part of

the municipality.

Moreland has the following quantities of zoned land:

• Industrial 1 and 3 – 308ha

• Business 3 and 4 – 26 ha

• Mixed use – 19 ha

Moreover, Brunswick contains 36ha of industrial land and is identified in the Municipal Strategic

Statement as one of three core industrial areas along with Coburg and Newlands

Industrial output in Moreland is dominated by the textile, clothing and footwear industry,

appliance and photographic manufacturing. Each of these industries are under financial pressure.

Industrial areas in the south of the municipality (east and west of Sydney rd, Brunswick)

experience relatively strong demand, especially for smaller service industries that place

significance on proximity to the CBD.

Moreland, especially the Brunswick area is well placed to accommodate industries and

businesses that service the central city and Docklands area. However, between 18% and 33% of

firms surveyed indicated that they may relocate in the short to medium term with 75% of these

firms indicated they were planning to relocate suggested that they would move out of Moreland.

Residential properties make up 17% of all properties in Industrial 1 Zones and 22% in Industrial 3

Zones. The valid right of industry to continue to operate in multi use areas must be respected.

However, it is appropriate that industries operating close to areas zoned for residential uses

adopt operating standards that respond to the residential amenity of the area.

Industrial Land Use in Melbourne asserted that between 2000 and 2007 industrial land across

Melbourne has been consumed at an average 300 hectares per year.

2.9. KEY FINDINGS

There has been extensive research and strategic planning studies undertaken for the South of

Moreland in recent years. Some of the key findings and directions relevant to this study include:

• There is opportunity to accommodate significant population growth in Brunswick through

renewal of former industrial precincts.

• There is a requirement for new employment opportunities that reflect the gentrifying

population. This can be achieved through changing industrial and wholesale uses to office

uses;



• Medium and high density dwellings predominantly house younger working professionals and

international students.

• There is opportunity to increase housing along tram transport corridors.



3. DEMOGRAPHIC ANALYSIS

3.1. INTRODUCTION

This section provides a demographic analysis of residents in the Moreland Local Government

Area and the Brunswick Local Area (including the State Suburbs of Brunswick and Brunswick

East). Data is sourced from the ABS from the 1996, 2001 and 2006 Census. Data for

Metropolitan Melbourne has also been used to provide a comparison for demographic trends.

3.2. POPULATION CHANGE

Population growth in the Brunswick Local Area was higher than growth in the Moreland LGA

overall. Population growth in Brunswick Inner is high considering it is an existing urban area, this

is predominantly due to newer medium and high density housing development over the 2001-

2006 period.

The rate of population growth increased between 1996 and 2006 in both the Brunswick Local

Area and Moreland LGA.

TABLE 1 POPULATION CHANGE

1996-2001 2001-2006

Moreland LGA 1.0% 2.9%

Brunswick Local Area 3.1% 3.7%

Source: ABS Census 2006 cat no. 2003.0 and DPCD Suburbs in Time 2006

3.3. POPULATION PROJECTIONS

Table 2 shows the estimated resident population of Moreland LGA and the Brunswick Local Area

for the period 2006 – 2026. It is expected that over the next 20 years, the Brunswick Local Area

will need to accommodate an additional 5,089 residents.

TABLE 2 PROJECTION OF ESTIMATED RESIDENT POPULATION, MORELAND AND BRUNSWICK LOCAL AREA

2006 2009 2011 2016 2021 2026

Moreland LGA 142,325 146,197 148,299 153,803 160,567 168,021

Brunswick Local Area 28,189 28,956 29,372 30,462 31,802 33,278

Source: Urban Enterprise 2009, utilising data from Victoria in Future 2008.

3.4. AGE

The Brunswick Local Area’s age profile is considerably different to that of Metropolitan Melbourne

and Moreland. There are a significantly higher proportion of residents aged between 25 and 35



years (27%) and 20 and 24 years (12%) when compared to Moreland (18% and 8% respectively)

and Metropolitan Melbourne (15% and 7% respectively). Conversely, the Brunswick Local Area

has a lower proportion of the population aged over 45 years of age and under 19 years of age

when compared to both Moreland and Metropolitan Melbourne.

FIGURE 1 AGE PROFILE IN MORELAND, METROPILTAIN MELBOURNE AND THE BRUNSWICK LOCAL AREA

Source: ABS Census Data 2006 cat no. 2001.0

3.5. INDUSTRY OF EMPLOYMENT

The most common industry of employment of residents in the Brunswick Local Area is Education

and Training (12.6%), other key industries of employment are Professional Scientific and

Technical Services and Health Care and Social Services. These professions coincide with large

employers in North Melbourne, Carlton and Parkville such as Biological and Scientific

Laboratories, Melbourne University, Royal Women’s Hospital, Royal Melbourne Hospital, Royal

Dental Hospital, Royal Children’s Hospital.

The proportion of residents employed in the Brunswick Local Area is much greater than in

Moreland (9.8%) and Metropolitan Melbourne (7.6%). Conversely, the most common industry of

employment in Metropolitan Melbourne is Manufacturing which employs 12.9% of the workforce.

This number is considerably higher than the Brunswick Local Area (6.9%) and Moreland LGA

(10%), despite the area’s heritage as a manufacturing centre.

0%

5%

10%

15%

20%

25%

30%

0-4 years 5-14years

15-19years

20-24years

25-34years

35-44years

45-54years

55-64years

65-74years

75-84years

85 yearsand over

Brunswick Catchment Area Moreland LGA Melbourne



TABLE 3 INDUSTRY OF EMPLOYMENT

Industry Brunswick Local Area Moreland LGA Metropolitan

Melbourne

Number Percentage Percentage Percentage

Education & training 1,911 12.6% 9.8% 7.6%

Professional, scientific & technical services

1,856 12.2% 8.5% 8.3%

Health care & social assistance 1,687 11.1% 10.2% 10.0%

Retail trade 1,322 8.7% 10.0% 11.4%

Accommodation & food services 1,192 7.9% 6.5% 5.6%

Public administration & safety 1,046 6.9% 6.4% 4.9%

Manufacturing 1,020 6.7% 10.0% 12.9%

Financial & insurance services 788 5.2% 5.1% 4.8%

Information media & telecommunications 613 4.0% 3.0% 2.5%

Administrative & support services 593 3.9% 3.9% 3.5%

Construction 554 3.7% 6.2% 7.3%

Wholesale trade 551 3.6% 4.5% 5.5%

Other services 472 3.1% 3.7% 3.6%

Arts & recreation services 459 3.0% 2.1% 1.7%

Transport, postal & warehousing 445 2.9% 5.2% 4.7%

Rental, hiring & real estate services 167 1.1% 1.2% 1.4%

Electricity, gas, water & waste services 75 0.5% 0.6% 0.7%

Agriculture, forestry & fishing 23 0.2% 0.1% 0.6%

Mining 27 0.2% 0.1% 0.2%

Inadequately described/Not stated 365 2.4% 2.8% 2.7%

Total 15,166 100.0% 100.0% 100.0%

Source: ABS Census 2006 Community Profiles cat no. 2001.0

3.6. OCCUPATION

Table 4 shows that the Brunswick Local Area has a significantly greater proportion of residents

whose occupation is ‘professional’ (37%) compared to Moreland (26%) and Metropolitan

Melbourne (23%), most likely reflecting the labour force status of new residents in the area.

Conversely, Metropolitan Melbourne has a greater proportion of the population who are

employed as ‘Technicians & trades workers’, ‘Machinery operators & drivers’ and ‘Labourers’

compared to the Brunswick Local Area.



TABLE 4 OCCUPATION BRUNSWICK CATCHMENT AREA, MORELAND AND METROPOLITAN MELBOURNE

Brunswick Local Area

Moreland Metropolitan Melbourne

Managers 11% 11% 12%

Professionals 37% 26% 23%

Technicians & trades workers 9% 13% 14%

Community & personal service workers 9% 9% 8%

Clerical & administrative workers 14% 17% 16%

Sales workers 8% 9% 10%

Machinery operators & drivers 3% 6% 6%

Labourers 6% 8% 9%

Inadequately described/Not stated 2% 2% 2%

Total 100% 100% 100%

Source: ABS Census 2006 Community Profiles cat no. 2001.0

3.7. SOCIO-ECONOMIC INDEXES FOR AREAS (SEIFA INDEX)

Brunswick and Brunswick East have relatively high SEIFA index rankings with each suburb

ranked in the 9 Decile. Brunswick and Brunswick East have SEIFA index scores of 1058 and

1065 respectively.

TABLE 5 SEIFA INDEX RANKINGS

Score

Ranking within Australia Ranking within Victoria

Rank Decile Percentile Rank Decile Percentile

Moreland (LGA) 997 534 8 80 56 7 70

Brunswick East (SS) 1065 2090 9 85 540 9 84

Brunswick (SS) 1058 2044 9 83 525 9 82

Source: ABS 2006, SEIFA Index cat no. 2033.0.55.001

Figure 2 maps the SEIFA trends in the Moreland Local Government Area. The areas to the north

of the municipality have the highest levels of social disadvantage. While the study area and

Brunswick Local Area have the lowest levels of disadvantage in Moreland.



FIGURE 2 SEIFA INDEX, MORELAND LOCAL GOVERNMENT AREA

Source: SEIFA, ABS, 2008 cat no. 2033.0.55.001

3.8. CONCLUSIONS

• It is expected that over the next 20 years, the Brunswick Local Area will need to

accommodate at least an additional 5,000 residents;

• The Brunswick Local Area has a significantly higher proportion of the population aged

between 20 and 35 years (39%) when compared to Moreland (26%) and Metropolitan

Melbourne (22%);

• The most common industry of employment in the Brunswick Local Area is Education and

Training (12.6%) Professional, Scientific and Technical Services (12.2%) and Health and

Social Services (11.1%).

• The Brunswick Local Area has a significantly greater proportion of the population who are

professionals (37%) compared to Moreland (26%) and Metropolitan Melbourne (23%).

• The Moreland LGA has a relatively high SEIFA index score, with particularly high rankings in

the south of the Municipality including the Brunswick Local Area and the study area.



4. RESIDENTIAL PROPERTY ANALYSIS

4.1. INTRODUCTION

This section identifies demand and supply indicators for land and dwellings in the Brunswick

area. Data in this section relates primarily to the Brunswick East State Suburb and the Moreland

Brunswick Statistical Local Area (SLA).

A range of indicators have been used in this analysis, including:

• Property Values;

• Dwelling growth;

• Building and Planning approvals; and

• Anecdotal evidence from real estate agents.

4.2. SUPPLY ANALYSIS

4.2.1. DWELLING CHARACTERISTICS Table 6 shows the characteristics of dwellings located in the suburb of Brunswick East. The

number of separate houses has decreased slightly over the period 2001 to 2006. The number of

flats, units and apartments increased significantly over this period, with an additional 297

developed between 2001 and 2006. Separate houses made up less than half of the dwelling

stock in Brunswick East in 2006 (46%), with the remaining 54% ‘other dwellings’. This indicates

strong higher-density and medium density residential development activity in Brunswick East.

TABLE 6 DWELLING CHARACTERISTICS- BRUNSWICK EAST

Dwelling Characteristics

2001 2006 Change 2001-2006

Separate House 1,549 1,518 -31

Semi-detached, row or terrace house, townhouse

784 826 42

Flat, unit or apartment 606 903 297

Other Dwellings/Not Stated 50 36 -14

Total: 2,989 3,283 294

Source: Census, Australian Bureau of Statistics 2001 and 2006.

4.2.2. PLANNING APPROVALS AND BUILDING APPROVALS- STUDY AREA Table 8 shows the number of development permits approved by year in the study area. The

number of development application permits approved each year has stayed relatively stable at

around 4 per year.



The data shows a number of planning permits having been granted for change of use. This as

well as anecdotal evidence from site visits highlights that apartment and unit development is

taking place within the study area despite the Business 3 Zoning.

TABLE 7 DEVELOPMENT APPLICATION AND BUILDING PERMITS APPROVED- STUDY AREA

Year Planning Approvals Building Approvals

1996 4 4

1997 4 4

1998 3 5

1999 3 3

2000 3 3

2001 6 9

2002 4 5

2003 1 2

2004 1 2

2005 3 4

2006 4 4

2007 2 3

2008 5 6

2009 (to September only) 1 1

Source: Moreland City Council, 2009

4.2.3. RECENT AND POTENTIAL DEVELOPMENTS There is significant residential building activity in the Brunswick area. Table 9 shows residential

developments in the vicinity of the study area that are recently completed, under construction or

in planning. Figure 3 shows the location of these residential developments in relation to the study

area.

In total these new developments will contribute at minimum approximately 1118 new dwellings to

the existing supply by 2011. Occupancy of these developments is expected to be close to 100%

by 2011.

The land area required to support these developments is 91,524m2, this equates to around 81m2

per apartment.



TABLE 8 DEVELOPMENT APPLICATION AND BUILDING PERMITS APPROVED- STUDY AREA

Address Development Name Status

Distance from Study Area

Apartments

Site Area (m2)

Townhouses

326 - 350 Lygon Street Elvira Development Early Construction 50 m 100

1994

374-378 Lygon Street Equus Development Complete 200 m 28 1043

380 Lygon Street Under Construction 250 m 30

546

191-193 / 195-197 Lygon Street Complete 300 m 181

3799

149 Glenlyon Street Complete 400 m 17 1058

410 Lygon Street Lygon Crest Development Complete 500 m 70 2190

168 Lygon Street, East Brunswick Construction 500 m 12

238

1-9 O'Connor Street, East Brunswick Complete 500 m 15

942

447 Lygon Street, East Brunswick Complete 600 m 20

529

Ryan Street, East Brunswick Complete 800 m 20 8976 27

21 - 31 Little Phillip Street Construction 800 m 40 910 6

12-20 Miller Street Eden Development Pre Construction 900 m 30

11060 30*

25-37 Nicholson Street Gateview Apartments Development Construction 1.1 km 55

1305

Lux Street, Brunswick Lux Apartments (Stage 1) Complete 1.3 km 39

15370

Lux Street, Brunswick Lux Apartments (Stage 2) Near Completion 1.3 km 50*

Hope Street, Brunswick Hope Street Apartments Complete 1.3 km 10 1598

Dawson Street, Brunswick Brunswick Brickworks Development Part Complete 1.8 km 150

30410 152

108 Union Street, Brunswick Early Construction 1.8 km 120

6124

507 Sydney Road, Brunswick Early Construction 105

695

195 Brunswick Road, Brunswick 195 Apartments Complete 1.3 km 20

1226

221 Brunswick Road, Brunswick Complete 6

1511

TOTAL 1118 91524 152

Potential Developments Site Size (m2)

149 Nicholson Street Nicholson Street Dwellings 9000 500 m

8684

170 Edward Street Tip Top Site 12,521 700 m 12522

15 Thomas Street Fitware Factory 8790 700 m 8791

201-207 Albert Street Fitware Factory 5019 700 m 5019

22-28 Nicholson Street 2678 800 m 2679



20 Hardy Street 5500 900 m 534

69-73 Brunswick Road 1085 1.0 km 1086

207 Sydney Road Currently Brunswick Club Hotel

1344

4 Saxon Street Currently 'Episode' Retailer

1263



FIGURE 3 LOCATION OF HIGH DENSITY DEVELOPMENT, BRUNSWICK AND BRUNSWICK EAST

Pearson & VictoriaPearson & VictoriaPearson & VictoriaPearson & VictoriaPearson & VictoriaPearson & VictoriaPearson & VictoriaPearson & VictoriaPearson & Victoria

Gateview ApartmentsGateview ApartmentsGateview ApartmentsGateview ApartmentsGateview ApartmentsGateview ApartmentsGateview ApartmentsGateview ApartmentsGateview Apartments

Brunswick Brickworks DevelopmentBrunswick Brickworks DevelopmentBrunswick Brickworks DevelopmentBrunswick Brickworks DevelopmentBrunswick Brickworks DevelopmentBrunswick Brickworks DevelopmentBrunswick Brickworks DevelopmentBrunswick Brickworks DevelopmentBrunswick Brickworks Development

Lygon Crest DevelopmentLygon Crest DevelopmentLygon Crest DevelopmentLygon Crest DevelopmentLygon Crest DevelopmentLygon Crest DevelopmentLygon Crest DevelopmentLygon Crest DevelopmentLygon Crest Development

Elvira DevelopmentElvira DevelopmentElvira DevelopmentElvira DevelopmentElvira DevelopmentElvira DevelopmentElvira DevelopmentElvira DevelopmentElvira Development

Equus DevelopmentEquus DevelopmentEquus DevelopmentEquus DevelopmentEquus DevelopmentEquus DevelopmentEquus DevelopmentEquus DevelopmentEquus Development

Eden DevelopmentEden DevelopmentEden DevelopmentEden DevelopmentEden DevelopmentEden DevelopmentEden DevelopmentEden DevelopmentEden Development

Lux ApartmentsLux ApartmentsLux ApartmentsLux ApartmentsLux ApartmentsLux ApartmentsLux ApartmentsLux ApartmentsLux Apartments

108 Union Street108 Union Street108 Union Street108 Union Street108 Union Street108 Union Street108 Union Street108 Union Street108 Union Street

507 Sydney Road507 Sydney Road507 Sydney Road507 Sydney Road507 Sydney Road507 Sydney Road507 Sydney Road507 Sydney Road507 Sydney Road

168 Lygon Street168 Lygon Street168 Lygon Street168 Lygon Street168 Lygon Street168 Lygon Street168 Lygon Street168 Lygon Street168 Lygon Street

Hope Street ApartmentsHope Street ApartmentsHope Street ApartmentsHope Street ApartmentsHope Street ApartmentsHope Street ApartmentsHope Street ApartmentsHope Street ApartmentsHope Street Apartments

195 Apartments195 Apartments195 Apartments195 Apartments195 Apartments195 Apartments195 Apartments195 Apartments195 Apartments

Potential Development Sites

High Density Developments

Subject Site

High Density Development



4.3. DEMAND ANALYSIS

4.3.1. RESIDENTIAL PROPERTY VALUES Table 10 and Figure 4 show median house and unit/apartment values for residential zoned land

in the suburb of Brunswick East from 1996 to 2008.

The median house value for 2008 in Brunswick East was $565,750. The median house value

increased by an average of 34.4% per annum from 1996 to 2008. This is significantly higher than

for Metropolitan Melbourne (24.7%).

The median unit/apartment value in 2008 in Brunswick East was $413,750. The median

unit/apartment value increased by an average of 38.3% per annum from 1996 to 2008. This is

significantly higher than for Metropolitan Melbourne (25%).

TABLE 9 MEDIAN SALES PRICES- BRUNSWICK EAST SUBURB 1996-2008

Year House Unit/Apartment

Median Sales Price

Annual Change (%)

Median Sales Price

Annual Change (%)

1996 $137,000 - $90,000 -

1997 $192,000 40.15% $137,700 53.00%

1998 $219,500 14.32% $129,000 -6.32%

1999 $225,500 2.73% $209,000 62.02%

2000 $255,750 13.41% $190,000 -9.09%

2001 $305,000 19.26% $259,000 36.32%

2002 $355,000 16.39% $273,750 5.69%

2003 $377,500 6.34% $349,000 27.49%

2004 $400,000 5.96% $330,000 -5.44%

2005 $374,000 -6.50% $300,450 -8.95%

2006 $420,000 12.30% $302,500 0.68%

2007 $510,000 21.43% $355,500 17.52%

2008 $565,750 10.93% $413,750 16.39%

Growth per annum 1996 to 2008

$35,729 34.4% $26,979 38.3%

Source: A Guide to Property Values 2009.

BRUNSWMODEL DPCD

4.3.2.

WICK PRECINCT

FIGURE 4

BUILDING

Table 7 id

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year;

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the hi

have

year.

Bruns

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TABLE 10

2002/03

2003/04

2004/05

2005/06

2006/07

2007/08

2008/09

Source: 8731.

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dentifies the

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umber of new

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4.3.3. CONSULTATION WITH REAL ESTATE AGENTS: Urban Enterprise conducted phone interviews with five Real Estate Agents that are active in

Brunswick and Brunswick East. They provided the following observations in relation to demand

for Brunswick and Brunswick East residential property:

• There is strong demand in Brunswick and Brunswick East for new one bedroom apartments

with a car park and study area. Demand for one bedroom apartments is in the $350,000 to

$400,000 price range.

• There is also strong demand in Brunswick and Brunswick East for new two bedroom

apartments with a car park and study area. Apartments with two bathrooms sell quickly.

Demand for two bedroom apartments is in the $450,000 to $500,000 price range.

• There is less demand for three bedroom apartments as buyers looking to spend more than

$500,000 on a property are interested in semi-detached or detached dwellings for use as a

family home. This is verified by the median residential house value in Brunswick of

$565,750.

• Existing apartments generally sell within one month of being advertised. All real estate

agents agreed that the first homebuyers grant as fuelling demand in recent months.

• Demand is stronger for properties which are close to public transport and shops.

• Most new apartments sell prior to construction so buyers can take advantage of stamp duty

savings. Many apartments also sell during construction. Few apartments sell after

completion.

• Whilst the majority of buyers are owner-occupiers, some buyers are investors, including

overseas investors. Investors may enquire about a property themselves or be introduced to

properties through an investment representative.

4.4. CONCLUSIONS

The supply of medium and high density residential housing in Brunswick has increased

significantly in recent years, with this trend likely to continue. New medium and high density

developments in Brunswick constructed between 2006-2011 constitute a housing supply of

approximately 650 dwellings.

The subject industrial precinct has experienced a number of change of use permits, resulting in

new residential developments in former industrial buildings. This has occurred without rezoning

of the land.

All data indicates that there is strong demand for land and dwellings in the Brunswick East

suburb. Its proximity to the city, universities, public transport options and variety of shops and

services are reasons for its popularity with residents and developers alike.

Demand for land in Brunswick East is demonstrated by:

• Significant growth in dwelling values. In the period 1996 to 2008 residential house values

have risen by an average of 12.54% per year. In the same period unit/apartment values

have risen by an average of 13.56% per year.

• Strong and rapidly increasing higher-density development activity. The number of unit,

apartment and ‘other’ dwellings constructed each financial year has increased from 270 in

2007/08 to 443 in 2008/09.



• A steady number of residential planning and building permits in the Brunswick East

Industrial land area, indicating that developers have a strong and sustained interest in

developing this area.

• Strong demand for a variety of dwelling styles including studios, apartments, townhouses

and traditional detached housing, according to anecdotal evidence from Real Estate agents.

The key market for medium and high density residential dwellings is likely to continue to be

younger professionals and international students. The highest demand is for one bedroom

apartments with studio space and car park and two bedroom apartments with a car park. The

cost of three bedroom apartments means that this housing type is competing with unattached

housing which is generally the preferred option for young families.



5. COMMERCIAL LAND ANALYSIS

5.1. INTRODUCTION

The following section provides an analysis of the potential for commercial uses within the study

area and surrounding catchment area, in particular retail and office employment uses. To inform

this analysis, an assessment of the residential capacity of the study area is also provided.

5.2. SUPPLY OF FOOD RETAIL

There are a number of retail nodes in the Brunswick area, predominantly along the north-south

tram routes on Nicholson Street, Lygon Street and Sydney Road. The largest shopping centre in

the area is Barkly Square, which includes a Coles and Safeway Supermarkets, Kmart, a food

court and over 40 specialty shops. Other supermarkets in the area include a Safeway on Albert

Street, Aldi, the Mediterranean Supermarket and Brunswick Supa IGA on Sydney Road, and

Lygon IGA Supermarket on Lygon Street. Piedemontes Supermarket is located further to the

south of the study area in North Fitzroy. The existing supermarkets and food retail supply is

concentrated towards the west of Brunswick, particularly on and around Sydney Road, and there

are no supermarkets in Brunswick East.

The Brunswick area has a good supply of cafes and restaurants, along with clothes, furniture and

discount variety retailing. Lygon Street has a continuous Business 1 Zone corridor from

Brunswick Road in the south to Albion St in the north, including food and non-food retail, offices

and residential uses.



FIGURE 5 KEY RETAIL SUPPLY, BRUNSWICK AND BRUNSWICK EAST

WOOLWORTHS BRUNSWICKWOOLWORTHS BRUNSWICKWOOLWORTHS BRUNSWICKWOOLWORTHS BRUNSWICKWOOLWORTHS BRUNSWICKWOOLWORTHS BRUNSWICKWOOLWORTHS BRUNSWICKWOOLWORTHS BRUNSWICKWOOLWORTHS BRUNSWICK

THE RADICAL GROCERY STORETHE RADICAL GROCERY STORETHE RADICAL GROCERY STORETHE RADICAL GROCERY STORETHE RADICAL GROCERY STORETHE RADICAL GROCERY STORETHE RADICAL GROCERY STORETHE RADICAL GROCERY STORETHE RADICAL GROCERY STORE

PIEDEMONTES SUPERMARKETPIEDEMONTES SUPERMARKETPIEDEMONTES SUPERMARKETPIEDEMONTES SUPERMARKETPIEDEMONTES SUPERMARKETPIEDEMONTES SUPERMARKETPIEDEMONTES SUPERMARKETPIEDEMONTES SUPERMARKETPIEDEMONTES SUPERMARKET

NORTHCOTE PLAZANORTHCOTE PLAZANORTHCOTE PLAZANORTHCOTE PLAZANORTHCOTE PLAZANORTHCOTE PLAZANORTHCOTE PLAZANORTHCOTE PLAZANORTHCOTE PLAZA 1.2 km

BARKLEY SQAURE SHOPPING CENTREBARKLEY SQAURE SHOPPING CENTREBARKLEY SQAURE SHOPPING CENTREBARKLEY SQAURE SHOPPING CENTREBARKLEY SQAURE SHOPPING CENTREBARKLEY SQAURE SHOPPING CENTREBARKLEY SQAURE SHOPPING CENTREBARKLEY SQAURE SHOPPING CENTREBARKLEY SQAURE SHOPPING CENTRE

LYGON SUPERMARKET (IGA)LYGON SUPERMARKET (IGA)LYGON SUPERMARKET (IGA)LYGON SUPERMARKET (IGA)LYGON SUPERMARKET (IGA)LYGON SUPERMARKET (IGA)LYGON SUPERMARKET (IGA)LYGON SUPERMARKET (IGA)LYGON SUPERMARKET (IGA)BRUNSWICK SUPA IGA & LIQUORBRUNSWICK SUPA IGA & LIQUORBRUNSWICK SUPA IGA & LIQUORBRUNSWICK SUPA IGA & LIQUORBRUNSWICK SUPA IGA & LIQUORBRUNSWICK SUPA IGA & LIQUORBRUNSWICK SUPA IGA & LIQUORBRUNSWICK SUPA IGA & LIQUORBRUNSWICK SUPA IGA & LIQUOR

CALTEX SERVICE STATIONCALTEX SERVICE STATIONCALTEX SERVICE STATIONCALTEX SERVICE STATIONCALTEX SERVICE STATIONCALTEX SERVICE STATIONCALTEX SERVICE STATIONCALTEX SERVICE STATIONCALTEX SERVICE STATION

COLES EXPRESS / SHELLCOLES EXPRESS / SHELLCOLES EXPRESS / SHELLCOLES EXPRESS / SHELLCOLES EXPRESS / SHELLCOLES EXPRESS / SHELLCOLES EXPRESS / SHELLCOLES EXPRESS / SHELLCOLES EXPRESS / SHELL

7 ELEVEN7 ELEVEN7 ELEVEN7 ELEVEN7 ELEVEN7 ELEVEN7 ELEVEN7 ELEVEN7 ELEVEN

ALDI BRUNSWICKALDI BRUNSWICKALDI BRUNSWICKALDI BRUNSWICKALDI BRUNSWICKALDI BRUNSWICKALDI BRUNSWICKALDI BRUNSWICKALDI BRUNSWICK

MEDITERANIAN SUPERMARKETMEDITERANIAN SUPERMARKETMEDITERANIAN SUPERMARKETMEDITERANIAN SUPERMARKETMEDITERANIAN SUPERMARKETMEDITERANIAN SUPERMARKETMEDITERANIAN SUPERMARKETMEDITERANIAN SUPERMARKETMEDITERANIAN SUPERMARKET

400 m

Shopping Centres

Supermarkets

Serv ice Stations

Subject Site

Retail



5.3. RESIDENTIAL CAPACITY OF THE STUDY AREA

The study area currently contains a mix of residential and light industrial uses. This section

provides an analysis of the ultimate residential capacity of the study area if it were rezoned to

accommodate residential use. Two scenarios are used in this analysis:

1. High Growth Scenario (High Density Development) – this scenario assumes that:

• Each parcel currently zoned Business 3 is rezoned for residential use;

• A large proportion of these parcels are consolidated;

• Each resulting larger parcel is developed to its full potential (predominantly 3 to 6

storey apartment buildings) within the constraints of local and state planning policy

(including height limits, open space and parking requirements and residential amenity,

particularly for existing lower density dwellings).

2. Moderate Growth Scenario (Medium Density Development) – this scenario assumes that:

• Each parcel currently zoned Business 3 is rezoned for residential use;

• A small proportion of these parcels are consolidated; and

• Most parcels are developed for medium density residential use (townhouses and

units, not more than 2 storeys) within the constraints of local and state planning policy

(including open space and parking requirements and residential amenity).

The resulting estimated residential capacity for each scenario is shown in Table 11. This includes

the future populations of two abutting developments, one of which is under construction (Elvera),

the other of which is the subject of a current permit application.



TABLE 11 ULTIMATE CAPACITY FOR RESIDENTIAL POPULATION INCREASE - STUDY AREA

High Density Medium Density

Population

Study Area 2459 1545

330 Lygon (‘Elvera’) 174 174

240 Lygon 156 156

Total population increase 2789 1875

Sources: Urban Enterprise; Elvera website; Moreland City Council.

Table 12 shows the key assumptions used in calculating the residential capacity of the study

area. These are averages and industry benchmarks for the purposes of estimation.

TABLE 12 ASSUMPTIONS UNDERPINNING CAPACITY ANALYSIS

High Density Medium Density

Assumptions

Open Space 5% 10%

Landscaping, setbacks, access 8% 10%

Area per carspace 28m2 28m2

Internal circulation/ access 30% floorspace 30% floorspace

Average dwelling size 45m2 55m2

Average household size 1.86 persons 2.0 persons

Sources: Moreland City Council; recent development plans; ABS Census 2006



Figure 1 shows the key redevelopment sites within and adjacent to the study area. Existing

dwellings are excluded.

FIGURE 6 KEY REDEVELOPMENT SITES - STUDY AREA

Tables 13 and 14 show detailed calculations of residential capacity, based on the assumptions

and consolidated parcel areas shown in Table 12 and Figure 4.



TABLE 13 HIGH GROWTH SCENARIO

Map Ref.

GDA (m2)

Open Space (m2)

Landscaping, setbacks, site access (m2) NDA (m2) Levels Parking Format

Gross Floorspace (m2)

Car Spaces

Basement parking (m2)

Other parking (m2)

Net Floorspace (m2)

Circulation (m2)

Dwelling floorspace (m2) Dwellings Population

1 957 48 77 833 4 Basement + first 3330 48 666 666 2664 799 1865 41 77

2 3680 184 294 3202 4 Basement + first 12806 177 2561 2401 10405 3122 7284 162 300

3 640 32 51 557 3 Ground - internal 1670 15 0 418 1253 376 877 19 36

4 1330 67 106 1157 4 Basement + first 4628 64 926 868 3761 1128 2632 58 109

5 316 16 25 275 3 Ground - internal 825 7 0 206 619 186 433 10 18

6 960 48 77 835 3 Ground - internal 2506 22 0 626 1879 564 1315 29 54

7 495 25 40 431 3 Ground - internal 1292 12 0 323 969 291 678 15 28

8 6830 342 546 5942 4 Basement + first 23768 329 4754 4457 19312 5794 13518 300 558

9a 2744 137 220 2387 4 Basement + first 9549 132 1910 1790 7759 2328 5431 121 224

9b 4304 215 344 3744 5 Basement + first 18722 241 2996 3744 14978 4493 10485 233 432

9c 6200 310 496 5394 5 Basement + first 26970 347 4315 5394 21576 6473 15103 336 623

Total 28456 1423 2276 24757 106068 1394 18127 20894 85174 25552 59622 1325 2459



TABLE 14 MODERATE GROWTH SCENARIO

Map ref.

GDA (m2)

Open Space (m2)

Landscaping, setbacks, site access (m2) NDA (m2) Levels Parking Format

Gross Floorspace (m2)

Car Spaces

Basement parking (m2)

Other parking (m2)

Net Floorspace (m2)

Circulation (m2)

Dwelling floorspace (m2) Dwellings Population

1 957 96 96 766 2 External - on site 1531 27 0 766 766 77 689 13 25

2 3680 368 368 2944 2 External - on site 5888 105 0 2944 2944 294 5594 102 203

3 640 64 64 512 2 External - on site 1024 18 0 512 512 51 973 18 35

4 1330 133 133 1064 2 External - on site 2128 38 0 1064 1064 106 2022 37 74

5 316 32 32 253 2 External - on site 506 9 0 253 253 25 480 9 17

6 960 96 96 768 2 External - on site 1536 27 0 768 768 77 1459 27 53

7 495 50 50 396 2 External - on site 792 14 0 396 396 40 752 14 27

8 6830 683 683 5464 2 External - on site 10928 195 0 5464 5464 546 10382 189 378

9a 2744 274 274 2195 2 External - on site 4390 78 0 2195 2195 220 4171 76 152

9b 4304 430 430 3443 2 External - on site 6886 123 0 3443 3443 344 6542 119 238

9c 6200 620 620 4960 2 External - on site 9920 177 0 4960 4960 496 9424 171 343

Total 28456 2846 2846 22765 45530 813 0 22765 22765 2276 42488 773 1545



5.4. RETAIL DEMAND

The potential increase in population of between 1,800 and 2,800 residents in the study area and

surrounds would generate substantial new demand for local retail floorspace.

Urban Enterprise’s retail model estimates the floorspace required to service the retail needs of

residents in particular areas, based on the average annual retail expenditure per resident drawn

from the ABS Household Expenditure Survey.

Table 15 shows the total expenditure pools and floorspace required for the two population

scenarios. The potential ultimate population of the study area would generate demand for an

estimated 4,500m2 (medium density) to 6,700m2 (high density) of retail floorspace.

TABLE 15 RETAIL EXPENDITURE POOL AND FLOORSPACE REQUIRED

HIGH GROWTH MODERATE GROWTH

Expenditure Pool Floorspace Required

Expenditure Pool Floorspace Required

Food $ 19,335,142 2,762 m2 $ 12,998,706 1,857 m2

Non Food $ 15,822,349 3,956 m2 $ 10,637,112 2,659 m2

Total $ 35,147,491 6,718 m2 $ 23,635,818 4,516 m2

Existing retail floorspace could be expected to absorb a proportion of this demand, estimated at

around one third. The remaining 3000 – 4500m2 would be required within the local area. This is in

the order of a small neighbourhood centre.

The type of retail development most suited to this location over the development timeframe could

include:

• A small supermarket ;

• Café or restaurant or take away food;

• Specialty shops; and

• Retail services such as hairdressers, drycleaners, etc.

Retail uses should be concentrated at the ground floor of developments along the Albert street

frontage near Lygon Street, and along the Cross Street frontage opposite Fleming Park to reflect

the objectives of the Brunswick Structure Plan.

Redevelopment along the frontage to Cross Street could take advantage of the park aspect for

retail uses (eg. café with al fresco dining).



5.5. DEMAND FOR OFFICES

The study area may also present the opportunity to provide office space, considering the trend

towards residents in the local area who are employed in professional occupations and industries

requiring office space. A significantly higher than average proportion of Brunswick Local Area

residents are employed in the ‘Professional, Scientific and Technical Services’ sector (12%

compared to 6% across Metropolitan Melbourne). This industry is a significant demand driver for

office space. Other industries adding to this demand include ‘Information Media and

Telecommunications’, ‘Financial and Insurance Services’, ‘Rental, Hiring and Real Estate

Services’, ‘Administrative and Support Services’, and ‘Public Administration and Safety’. Table 16

shows that 56% of Brunswick Local Area residents employed in these sectors work in the

Melbourne LGA. Only 10% work in Moreland.

TABLE 16 PLACE OF WORK (LGA) OF BRUNSWICK LOCAL AREA AND MORELAND LGA RESIDENTS EMPLOYED IN ‘OFFICE’ INDUSTRIES

LGA Brunswick & Brunswick East% Moreland LGA %

Melbourne 56% 50%

Moreland 10% 12%

Port Phillip 8% 7%

Yarra 7% 5%

Boroondara 3% 2%

Moonee Valley 2% 4%

No Fixed Address 2% 3%

Darebin 2% 3%

Stonnington 1% 1%

Whitehorse 1% 1%

Other 8% 12%

Source: ABS, 2006 Census of Population and Housing.

When compared with other ‘middle’ municipalities in similar locations with respect to the CBD,

Moreland has the lowest containment rate for ‘office’ based industries (12%). Table 17 shows the

location of work for residents of each middle LGA employed in ‘office’ sectors. The average job

containment rate is 18%. The highest ‘office’ job containment rate is in Boroondara (24%),

followed by Bayside (23%) and Banyule (21%).



TABLE 17 JOB CONTAINMENT FOR RESIDENTS OF MIDDLE LGAS EMPLOYED IN ‘OFFICE’ INDUSTRIES

LGA Own LGA Other Middle LGAs Melbourne LGA Other LGAs

Booroondara 24% 7% 45% 25%

Bayside 23% 10% 39% 28%

Banyule 21% 14% 38% 27%

Stonnington 19% 8% 48% 25%

Glen Eira 18% 12% 40% 31%

Hobsons Bay 18% 11% 42% 29%

Moonee Valley 18% 11% 48% 24%

Darebin 15% 13% 45% 26%

Maribyrnong 13% 12% 49% 26%

Moreland 12% 13% 50% 25%

Middle LGA Average 18% 11% 44% 27%

Source: ABS, 2006 Census of Population and Housing.

There are many benefits associated with a high job containment rate. Being able to work close to

home allows residents to travel shorter distances, thus saving time and money and reducing the

impact on the environment by using less fuel and enhancing the attractiveness of non car-based

modes of travel.

Moreland has the lowest office job containment rate of all middle Melbourne municipalities, and

also has a large and growing proportion of its resident base employed in office based industries.

This presents the opportunity to increase the job containment rate of the municipality by providing

more office space in strategic locations close to public transport and open space. As such, office

space would be an appropriate and desirable land use within the study area.

The demand for, and opportunity to provide office space is furthered by the potential future

population of the study area and nearby residential developments that are planned or under

construction. The characteristics of the future residents of these higher density apartment

buildings are likely to reflect or accelerate the trend towards employment in office based

industries in Brunswick and Brunswick East.

5.6. OFFICE JOB CONTAINMENT FOR PROJECTED PRECINCT POPULATION

Table 18 shows the estimated labour force generated by residential redevelopment in the study

area using low and high population growth scenarios. It is estimated that residential

redevelopment in the study area will lead to an additional 900- 1,500 local residents which are in

the labour force.



TABLE 18 ESTIMATED LABOUR FORCE CREATED BY PRECINCT DEVELOPMENT


Population capacity of study area assuming redevelopment 2,459 1,545

Proportion of population aged over 15 years in Moreland (C)- Brunswick SLA 88.3% 88.3%

Projection of population aged over 15 years 2,171 1,364

Proportion of population aged over 15 years and employed 69.05% 69.05%

Projected labour force 1,500 942

Source: Census Data, Australian Bureau of Statistics, 2006.

Table 19 shows that residential redevelopment in the study area will lead to an increase of 300-

500 residents working in industries which require office space. This is based on the existing

proportion of residents employed in industry sectors that require office floorspace.

TABLE 19 ESTIMATED OFFICE SPACE DEMANDED BY PRECINCT DEVELOPMENT

Industry Division: HIGH GROWTH MODERATE GROWTH

% of employees in each industry division

No. of employees working in each industry division

% of total employment

Number of employees working in each industry division

Professional, scientific and technical services 12.2% 183 12.2% 115

Public administration and safety 6.9% 104 6.9% 65

Financial & insurance services 5.2% 78 5.2% 49

Information media & telecommunications 4.0% 60 4.0% 38

Administrative and support services 3.9% 59 3.9% 37

Rental, hiring and real estate services 1.1% 17 1.1% 10

Estimated increase in office workers living in study area 33.3% 500 33.3% 314

Source: Census Data, Australian Bureau of Statistics, 2006.

Table 20 shows the projected floorspace required by office workers living in the study area,

assuming redevelopment. This is based on applying industry standards for floorspace per job.

Approximately 8,500 square metres of office floorspace will be required assuming medium



density redevelopment. Approximately 13,500 square metres of floor space will be required

assuming high density redevelopment.

If we assume that 18% of office jobs should be contained locally – in line with the median for

middle Melbourne Municipalities, there would be a requirement for a minimum of 1,523 m2 of

office floorspace within the subject precinct based on the medium density development scenario.

TABLE 20 PROJECTED OFFICE FLOORSPACE REQUIRED BY OFFICE WORKERS LIVING IN REDEVELOPED STUDY AREA


Additional Jobs

Sqm of Floor Space

per job

Floor Space required

(sqm)

Additional Jobs

Sqm of Floor Space

per job

Floor Space required

(sqm)

Professional, scientific and technical services 183 22.1 4,044 115 22.1 2,542

Public administration and safety 104 40.2 4,181 65 40.2 2,613

Financial & insurance services 78 21.0 1,638 49 21.0 1,029

Information media & telecommunications 60 22.1 1,326 38 22.1 840

Administrative and support services 59 30.9 1,823 37 31.9 1,180

Rental, hiring and real estate services 17 25.7 437 10 25.7 257

Total 500 - 13,449 314 - 8,461

Source: Melbourne Census of Land Use

5.7. CONCLUSIONS

The following conclusions can be made based in relation to the supply and demand for

commercial uses in the study area:

• The Brunswick area has a good supply of retail floorspace, with the food retail providers

generally located in the west of Brunswick. There are no supermarkets in East Brunswick;

• The potential residential population yield of the study area is estimated at between 1800 and

2800 persons. This increase would generate demand for around 3,000 – 4,500m2 of retail

floorspace – equivalent to a small neighbourhood centre – considering the capacity of

existing and future supply;

• The recommended retail mix to support the increase in population in the local area would

include a small supermarket, a café, restaurant or takeaway food outlet, 2 to 4 specialty

shops and some retail services such as hairdresser or drycleaners;

• Retail development could be concentrated at the ground floor of developments along Albert

Street and potentially Cross Street to take advantage of the park aspect and pedestrian

amenity;



• A large and increasing proportion of the Brunswick Local Area residents are employed in

office based industry sectors. Most of these workers, however, are employed in the

Melbourne LGA.

• Moreland LGA has the lowest office job containment rate of any middle Melbourne

municipality (12%). This is well below the average office job containment rate for middle

municipalities of 18%.

• Considering the future population growth in the local area and the trend towards residents

employed in office jobs, the subject site presents a clear opportunity to contain office space

and thus improve job containment in the municipality.

• If we assume that the subject precinct provides office job containment in line with the

median across the middle LGA’s of Melbourne at 18%, there would be a requirement for

1523m2 of office space within the precinct (this is based on the lower residential growth

scenario).

Brunswick Industrial Rezoning Model [ Consultation Summary ]

© 2009 1

ROUND 1 CONSULTATION MEETING NOTES Land owners / Business operators meeting: 4pm, 28 October, 2009

John Ferella, Forbes Bramac, 55 Albert Street

Background

• Forbes Bramac are the occupier of 55 Albert Street. Forbes has been in business since 1984 and has been in the current location since 1995, prior to this Forbes was located in Clifton Hill.

• Light manufacturing, metal fabrication and products.

• Forbes has the option to continue its operation for the next 5-6 years in the current location. Forbes employs 8 people and operates during the hours of 5am to 4pm weekdays.

• The strategic advantage to the Brunswick location is that Brunswick is central to the customer base.

• Forbes has capacity to increase in size by another 20%, within its existing building.

• They have had no issues with residents since 1995 except for 1 complaint when resident wasn’t happy about an open roller door to let air in and this was resolved.

• Catering for the market in the inner suburbs would be problematic if they moved to the outer suburbs since they would be too far away.

• They use some car parking on Cross and Albert Streets.

Issues and Opportunities

The key issue is the limited availability of parking on the street for both workers and customers.

Future Use

Likely to continue existing use over the next 5-6 years. Any redevelopment therefore would be in the long term 5-10 years.

Anthony Mananov, LMB Knitware, 1 Cross Street

Background

• LMB Knitware is the owner/ occupier of 1 Cross Street. The business manufactures knitted products beanies and scarves for local and export markets.

• The company has been located at the site since 2004, and was previously location on Albert Street. LMB Knitware was established 40 years ago.

• LMB Knitware employs 12 people and operates from 7:30am-7:00pm. (with main operation 8am-5pm with some Saturday morning when very busy).

• One of their labels plays on the local Brunswick tag so they would not move from Brunswick. They do, however, support the rezoning and would be happy to move from this site.

• They produce a humming noise but have received no complaints about it.

• All their parking is located on site.

• 53, 1, 1A and 1B Cross Street used to be the one site, a packaging factory.


© 2009 2


Key issues identified are:

• Drainage problems on Albert/Cross Street: the area floods after heavy rain;

• Limited parking and narrow streets. The narrow streets cause some difficulty for truck and car movement, and provide limited scope for parking.

• There may opportunity to capture excess storm water during heavy rain and use it for watering the adjoining park.

Future Use

The owner is open to rezoning and possible future use of the site for residential. Any future development would need to offset the cost of re-establishing the business elsewhere.

Based on the above the timeframe for redevelopment would be medium term: 3-7 years.

Land owners Meeting: 6:30pm, 28 October, 2009

Owner/occupier, 122A Victoria Street

• Industry: PC repairs but no one accesses them directly on site.

• They have occupied the site for 7 years. They are considering installing a roof-top garden.

• 118-122A all require owner / occupancy permits to meet Council requirements.

• Commuters are more of a problem because of parking in the streets. People park and then get on the tram.

• Cars are located on each side of the street making it hard for trucks to pass through.

• Large developments have issues with visitor parking.

• Narrow streets are an issue with blind spots turning into Victoria Street and trying to pass on corners.

• Issues: − Cafés, small retail possible − Very protective of Fleming Park and off-leash area for dogs. − 5 storey maximum. − Bike paths needed. − Bikes speeding through Fleming Park is an issue. − Should the children’s playground be fenced off? − Methven Park – lots of activity/potential − Anything to improve pedestrian amenity would be supported. − Need more large canopy street trees. − Lots of prams

• Cited a park in Carlton example – collecting stormwater and sending it to parks.

Owner/occupier, 88 Albert Street

Industry: Building.

• They have occupied the site for 10 years.


© 2009 3

Land owners Meeting: 4pm, 29 October, 2009

Cougar Sportswear, owners 5 Cross Street

Background

Cougar Sportswear manufactures sports jumpers, singlets, polo’s and socks. The business has been in operation for over 10 years, and was originally located in Nicholson Street.

• Cougar Sportswear owns the site at 5 Cross Street. The business has grown to a point where it will need to relocate to a larger facility. They could move away but not too far as it would be a drawback for their employees.

• Operation hours: 8am-5pm (with some overtime).

• The main access is from Cross Street with daily freight pick up from the back.

• The site was previously used for clothing and the building built in 1983.

• Their floor area is 700m2


Parking would be an issue if all industrial sites were being used for business purposes. Cougar utilise next door spaces for overflow parking.

Future Use

The owners of the site would investigate residential use, if the site were to be rezoned. Initially the owners considered a three storey development would be appropriate however, the owners would consider redeveloping the site with a neighbour if the opportunity presented itself. This would allow them to increase the height.

The business would need to be relocated elsewhere, therefore the time frame for development would be short to medium term (2-5 years) if the site were rezoned residential.

Howard McCorkell, Contractors, 1B/1A Cross Street

Background

The site is owned by a contractor/developer and is used primarily for storage purposes. The owner purchased the site three years ago, due to the long term opportunity to develop for residential or mixed use purposes. There is a caretakers house on the site.

The owner also has two other locations to relocate his business to in Altona and Richmond.


• Contamination has been identified as a likely issue facing the site and the area, due to its previous industrial uses. The developer said that this wouldn’t be enough to deter the development.

• The area presents an opportunity for mixed use – residential and office development.

• More than 5 storeys would be envisaged.

• The owner admitted there may be a requirement for the development to step down in size to Segdman Street, however due to no issues of overlooking or amenity conflicts could be full height along Cross Street.

• Improvements they think should occur: − Better access to the park. − Improved footpaths / naturestrips with developments.


© 2009 4

Future Use

The owner is supportive of future residential and small office use in the precinct. The owner would consider a development of five or six stories for any development.

Individual Meeting

Paul Delidius, DeGroup 240 Lygon Street

Background

The Degroup has formally submitted a planning application for the front half of 240 Lygon Street which is zoned Business 1 Zone.

The plans include an 11 storey residential building with 4 level basement carpark and retail premises along Lygon Street.

The DeGroup initially would have redeveloped the entire site including the rear section of 240 Lygon Street (zoned Business 3) as one development. An initial Masterplan was prepared by Peddle Thorpe for the entire site. However the rear of 240 Lygon Street required a rezone to a more suitable zone to allow for this to occur. Due to the timely rezoning process, the developers proceeded with preparing plans only for the front half of the site under a Business 1 Zone.


• The owner acknowledged the opportunity for the site to provide pedestrian links through to Methven Park.

• The owner acknowledged that the rear of 240 Lygon Street would be suitable for up to a six storey residential development.

Future Use

The owner highlighted that DeGroup would develop the entire site (240 Lygon Street) as one, if the site were to be rezoned to a use which would accommodate residential.

The focus for the rear of the site is likely to be residential only. The height which the developer would investigate for the rear is up to 8 stories.

If the site were rezoned, the developer would move immediately on the preparation of plans, building on the initial masterplan for the site.


© 2009 5

Residents’ Meeting: 6:30pm, 29 October, 2009 • Height is a major issue and height restrictions are favoured. Existing heights (up to 3 storeys)

preferred

• Mixed use is preferred.

• Industry does not worry the residents in terms of use or design detail and height.

• Traffic and car parking are big issues especially with access from Gall Street to buildings fronting Lygon Street.

• Parking is a problem and 1 hour parking restrictions are often not observed.

• Overlooking / overshadowing etc. is an issue.

• Through-traffic is restricted by big trucks.

• Transition periods during construction need to respect dwellings.

• Residents need off-street parking.

• Dedicated bike paths.

• Retain factory fronts on Gale Street with residents behind but only 2 storeys in height.

• Retain existing setbacks.

• Improve laneways but keep blue stone character.

• Better sports facilities at the park.

• Pedestrian link from Gale / Sedgeman to Methven Park

Butcher’s paper notes (J. Smout notes)

General issues

Building heights in the future.

A change of zone to allow residential will allow multi-storey residential buildings.

Perhaps commercial height restrictions should be introduced.

There is already a mixture of business and residential. Zoning that allows both uses is preferred.

Gale Street is mainly small business.

The 2 storey development that is there now is ok.

Traffic, particularly truck traffic, is an existing problem.

The pub generates a lot of parking on back streets until 1:00am.

There are some resident parking permits. These can be made more restrictive. In making them more restrictive, care must be taken not to force business out.

There is the potential for overlooking from high residential buildings with possible overshadowing also.

Local issues

All new buildings should have off street parking.

Through-traffic


© 2009 6

Trucks in Victoria Street are an issue.

The usual traffic controls like speed bumps could be introduced.

Overlooking – regulation of this

Provide for bike paths off Lygon Street.

Amenity / liveability

• Gale Street: key existing factors, frontages with new building behind

• Keep existing setbacks

• 3 storey limits

• Improve quality of back lanes – drainage surfaces

Built form

Retain the character particular the use of blue stone in back lane.

Increase the amenity around the park.

Increase the facilities and amenity in the parks.

Pedestrian access to parks.

Step back to lower building height behind Lygon Street and then average across.

2 options: higher buildings on Lygon stepping down to park, or higher buildings on Lygon stepping down to low buildings then up again towards park. Second option favoured.

Requests

Show us a “no change” option at the 2nd consultation where the existing zoning is kept.

Consider a mixed use zone, which would gain the protection of residential zone.

A shared meeting with residents and business next time.

Survey A survey was distributed to all landowners, business tenants and residents within the study area. 9 surveys were received in response. 1 respondent was both a landowner and occupier. 6 of the 9 surveys completed were landowners only while 2 were occupants only.

10 different sites were represented in the survey responses. 4 were located on Gale Street, 3 on Albert Street, 2 on Victoria Street and one on Cross Street. 6 of the 10 sites are currently being used for residential and 4 are being used for business.

Business Respondents

Of the site surveys, the business sites are typically used for office or manufacturing and as a warehouse. One site is also used for storage and a showroom. Only 1 of the 4 business sites contains more than one business sharing the space. The years the sites have been used for the current businesses varies between 5 and 25 years. 3 of the sites intend remaining at the site for 16 to 20 more years. The other business may need to relocate after 3 to 4 years so they can grow, even though they do not currently intend to relocate. None of the other businesses currently intend to relocate either. Growth of the other businesses will not require relocation or extension. Half of the businesses expect to grow and half expect to remain stable.


© 2009 7

Two of the businesses employ 12 full-timers and 2 part-timers. One started off with the same number and intends to employ 2 more full-timers in the next 2 years. The other only started with 7 employees and in the next 2 years intends to drop back down from 14 to 10 employees. These businesses employ people with a range of skills. This includes unskilled labour and skills in sales, administration, management and sewing machinery as well as professional and technical skills.

All of the businesses that responded to the survey are located near to or adjacent to residential uses. No conflict with these areas appears to have occurred.

Issues and comments that were noted by businesses were:

• Parking permits would be good for residents and businesses. Currently facing huge issues with parking due to building developments in Lygon Street.

• Through traffic shortcutting to the lights at Albert Street needs to be stopped.

• Residential uses should be more present (according to the landowner and occupier of a site currently being used for manufacturing who wants to use it for residential).

Residential Respondents

4 of the 6 sites are currently being tenanted. Half of the sites are intended for redevelopment for investment purposes.

Site 1 has been occupied by the home owners who wish to make a small extension to the dwelling for an additional bedroom and a bathroom. The owners of this property commented that they strongly oppose any further large developments along Lygon Street.

Site 2 has been occupied by the home owners’ children for 6 years.

Site 4 and 5 are being leased month by month by the same landowner. One site has been occupied for one year and the other 2 years.

© 2010 Planisphere

Planisphere Urb

L1/160 Johnston SPh: (03) 9419 7226

ban Strategy PlanStreet : Fitzroy : Victor6 : www.planisphere.c

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