Housing Opportunities Report

HOUSING OPPORTUNITIES REPORT

Strategic Planning Unit City Development Darebin City Council

DISCLAIMER

Any representation, statement, opinion or advice expressed or implied in this public is made in good faith but on the basis that the City of Darebin, its agents and employees are not liable (whether by reason of negligence, lack of care or otherwise) to any person for any damages or loss whatsoever which has occurred or may occur in relation to that person taking action in respect to representation, statement, or advice referred to above. The information contained in this document is to be solely used for the purposes of the Darebin Housing Strategy. Any use of the data contained in this document will require a prior written approval from the Strategic Planning Unit of Darebin City Council.

Housing Opportunities Report

This report has been peer reviewed by the RMIT AHURI Research Centre

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Table of Contents ACRONYMS ...... 5 EXECUTIVE SUMMARY ...... 6 1 INTRODUCTION ...... 12 2 RESIDENTIAL DEVELOPMENT IN DAREBIN...... 14 2.1 Dwelling Stock and Growth in Darebin ...... 14 2.2 Vacant Land in Darebin ...... 15 3 NORTHCOTE ...... 17 3.1 Suburb profile ...... 17 3.2 Development Overview...... 18 3.3 Development Opportunities in Northcote...... 19 3.4 Considerations for Northcote ...... 22 4 FAIRFIELD AND ALPHINGTON...... 24 4.1 Suburb profile ...... 24 4.2 Development Overview...... 25 4.3 Development Opportunities in Fairfield and Alphington...... 26 4.4 Considerations for Fairfield and Alphington...... 28 5 THORNBURY ...... 30 5.1 Suburb Profile...... 30 5.2 Development Overview...... 31 5.3 Development Opportunities in Thornbury ...... 31 5.4 Considerations for Thornbury ...... 33 6 PRESTON ...... 35 6.1 Suburb Profile...... 35 6.2 Development Overview...... 36 6.3 Development Opportunities in Preston ...... 37 6.4 Considerations for Preston ...... 41 7 RESERVOIR WEST ...... 43 7.1 Suburb Profile...... 43 7.2 Development Overview...... 44 7.3 Development Opportunities in Reservoir West ...... 44 7.4 Considerations for Reservoir West ...... 46 8 RESERVOIR EAST ...... 48 8.1 Suburb Profile...... 48 8.2 Development Overview...... 49 8.3 Development Opportunities for Reservoir East...... 49 8.4 Considerations for Reservoir East ...... 52 9 MACLEOD, KINGSBURY AND BUNDOORA...... 55 9.1 Suburb Profile...... 55 9.2 Development Overview...... 55 9.3 Development Opportunities in Macleod, Kingsbury and Bundoora..56 9.4 Considerations for Macleod, Kingsbury and Bundoora...... 58 10 DISCUSSION OF FINDINGS...... 60

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11 CONCLUSION ...... 64

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ACRONYMS

CBD Central Business District DCC Darebin City Council DHS Darebin Housing Strategy DPCD Department of Planning and Community Development DRACS Darebin Retail Activity Centre Strategy ESD Ecologically Sustainable Design GIS Geographic Information System HDD Housing Development Data INZ Industrial Zone M@5 Million Melbourne at 5 Million M2030 Melbourne 2030 MAA Major Activities Area MUZ Mixed Use Zone NAC Neighbourhood Activity Centre OOH Office of Housing PAA Principal Activities Area PPP Public Private Partnerships PPTN Principal Public Transport Network RZ Residential Zone SPPF State Planning Policy Framework UDF Urban Design Framework UDP Urban Development Program URS Urban Renewal Strategy TOD Transit Orientated Development VPP Victorian Planning Provisions

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EXECUTIVE SUMMARY

INTRODUCTION The report was prepared to inform the development of the Darebin Housing Strategy. The core objective of the report is to identify opportunities within Darebin to accommodate additional housing growth projected over the next 20 years. As the municipality is characterised by well established suburbs, there are minimal greenfield sites available for housing redevelopment. The opportunities to absorb increases in housing growth will generally be delivered in the form of infill redevelopment, particularly in serviced and accessible areas; in and around activity areas, in and around employment areas, major arterial roads and public transport infrastructure.

This growth in the population is expected to generate a demand for over 13,600 additional dwellings over the next 20 years. Based on market assessments of the propensity for certain households to occupy certain types of dwellings, a breakdown of the projected dwellings is provided below:

 27% will be 1 bedroom dwellings  28% will be 1bed + 1 study dwellings  12% will be 2 bedroom dwellings  27% will be 3 bedrooms dwellings, and  6% will be for larger dwellings comprising 4 or more bedrooms

RESIDENTIAL DEVELOPMENT IN DAREBIN Analysis of residential development data was provided to Council by Spatial Economics in conjunction with the Department of Planning and Community Development. The data provides an overview of residential development activity from 2004 to 2008 and considered, among other issues, dwellings growth, development projects and the stock of vacant land in Darebin. The key findings of this reported included:

Dwelling stock and growth  Residential dwellings in the City of Darebin have grown at a slower rate (1.1% per annum) over the period of 2004 - 2008 compared to metropolitan Melbourne (1.7% per annum);

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 Over the same period, around 800 new dwellings were constructed per annum while around 200 dwellings were demolished every year. This resulted in around 600 new dwellings being built per annum over the period 2004 – 2008; and  The median land area consumed per dwelling differed across the City of Darebin as a whole in 2008 (487 sqm), Northcote (378 sqm), Thornbury (407 sqm), Preston (486 sqm), Reservoir (578 sqm) and Alphington (594 sqm).

Development Projects  The vast majority (73% or 1,271 projects) of residential development projects (45% of all projects) yielded only 1 to 2 new dwellings from 2004 - 2008. This compares with projects that yielded over 20 dwellings per project which contributed 13% (418 dwellings) of all new dwellings constructed from 2004- to 2008 (but comprised only 0.5% of all construction projects);  The median land consumption for new dwellings was 286 sqm. Was significantly below that of the original land consumed prior to development (591 sqm).

Vacant land  Vacant residential land in Darebin has decreased substantially over the period 2004-2008 (from 1,087 to 558). The decline is land stock is mainly due to major infill re/developments in Bundoora and Macleod; and  The majority of the vacant lots (49% or 275 lots) were between 500 – 800 sqm with around 150 lots (27%) being less than 500sqm.

An analysis of the 2008 Housing Development Data (HDD) reveals that on average, Darebin was achieving a net addition of approximately 600 dwellings on a per annum basis. The net additions are a result of the average 800 dwellings being built on a per annum basis minus the approximate 200 demolitions. A minimum requirement of 680 dwellings is estimated to be required every year to meet the projected rate of population growth in the municipality. The HDD reveals that, based on current development trends and patterns we are at an annual shortfall of 80 dwellings per year.

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NORTHCOTE Northcote is located approximately five kilometres from the Central Business District (CBD) and is serviced by a network of public transport infrastructure and services; including shops, facilities and parks. Relative to the other suburbs, Northcote had a significantly higher percentage of households identifying to be living in higher density housing (41%) compared to the 59% of households that identify as living in a detached home as of 2006.

Development Opportunities  Opportunities to increase housing development along High Street and St Georges Road particularly in areas that have access to rear laneways and on sites that are over 1,000sqm.  Opportunities to investigate the change of land uses for underperforming industrial sites and areas.  Adopted Northcote Structure Plan identifies areas appropriate for residential intensification  Network of local centres present opportunities for more residential development  There are opportunities to facilitate transit orientated developments in and around public transport infrastructure

FAIRFIELD AND ALPHINGTON Fairfield and Alphington are located approximately six kilometres northwest of CBD. Services and infrastructure include Fairfield Neighbourhood Activity Area which has a mix of retail, office and public uses while primary public transport infrastructure include; Dennis, Fairfield and Alphington Stations. As of 2006, the two suburbs had a relatively lower proportion of separate houses (64%) and a relatively higher proportion of medium density housing (36%). Fairfield Core Industrial Area, generally bound by Darebin Road, Grange Road and Darebin Creek is a major employment and economic hub for Darebin and the surrounding municipalities.

Development Opportunities  Opportunities to increase housing development near existing public transport infrastructure such as Fairfield, Alphington and Dennis Station.  Fairfield Village Neighbourhood Centre presents opportunities for increased housing development, such as shop-top style housing.

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 There are opportunities to investigate rezoning industrial land located along Heidelberg Road for a mixed uses, including residential.

THORNBURY Thornbury is located approximately seven kilometres northwest of the CBD and is serviced by a network of local shops and public transport infrastructure including tram and train. While there are no major or principal activity areas within the suburb, Thornbury is bound by Northcote (Northcote Major Activity Area) to the south and Preston (Preston Central and Northland Principal Activities Area) to the north.

Development Opportunities  Opportunities to increase housing development along High Street and St Georges Road particularly in areas that have access to rear laneways and on sites that are over 1,000sqm.  Opportunities to investigate the change of land uses for underperforming industrial sites and areas for mix uses to also include residential.  Network of local centres present opportunities for more residential development  There are opportunities to facilitate transit orientated developments in and around public transport infrastructure

PRESTON Preston is located approximately 10 kilometres northwest of the CBD and is serviced by a network of local shops, two Principal Activities Areas (PAA), public transport infrastructure including tram and train, government and educational facilities and a network of parks. As of 2006, 70% of people identified as living in a detached house while the remaining 30% identified as living in higher density housing.

Development Opportunities  Opportunities to increase housing development along High Street and St Georges Road particularly in areas that have access to rear laneways and on sites that are over 1,000sqm.  Opportunities to investigate the reuse of redundant industrial land to more appropriate commercial and residential uses.  Network of local centres present opportunities for more residential development

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 There are opportunities to facilitate transit orientated developments in and around public transport infrastructure  Council is in the process of preparing a structure plan for Northland PAA that will identify areas appropriate for residential intensification.  Preston Central Structure Plan identifies suitable areas for residential intensification.  Network of neighbourhood and local centres to accommodate additional residential development.

RESERVOIR EAST AND WEST Reservoir is located approximately 11 kilometres northwest of CBD and is serviced by a network of local shops, a Major Activities Area (MAA), public transport including tram and train and high quality parks. As of 2006, 68% of households identified as living in a detached house and the remaining 31% identified as living in higher density housing.

Development Opportunities  Opportunities to increase housing development along High Street Plenty Road particularly in areas that have access to rear laneways and on sites that are over 1,000sqm.  Opportunities to investigate the reuse of redundant industrial land to more appropriate commercial and residential uses.  Network of local centres present opportunities for more residential development  Council is in the process of preparing a structure plan for Reservoir MAA that will identify areas appropriate for residential intensification.  Network of neighbourhood and local centres to accommodate additional residential development.  Opportunities to encourage higher density housing developments around regional parks.

KINGSBURY AND BUNDOORA Kingsbury and Bundoora are located approximately 14 kilometres northwest of the CBD. Key public transport infrastructure includes Tram Route 86 and a network of buses. The suburbs generally consist of newer housing stock, relative to Darebin as the suburbs were home to several large hospitals that were decommissioned during

Housing Opportunities Report the 1990s and redeveloped as new residential estates. Bundoora Park and La Trobe University are two significant land holdings which straddle Plenty Road on the eastern and western sides. As of 2006, 83% of households identified as living in a detached house and the remaining 17% identified as living in higher density housing.

Development Opportunities  Opportunities to increase residential development in and around the Plenty Road corridor.  Further opportunities to increase housing in and around the proposed neighbourhood activity centre (Lancaster Gate).  There are opportunities for shop-top style housing in and around the network of local centres.  Opportunities to encourage higher density housing developments around regional parks.

CONCLUSION Darebin is characterised as a built up middle ring municipality with very minimal greenfield sites suitable for residential redevelopment. There is a demand for more housing in Darebin as the municipality is projected to grow over the next 20 years. Because Darebin is characterised as a middle ring municipality with little greenfield sites and areas, additional housing development will primarily be driven by infill redevelopment. The existing services and infrastructure that can be found within Darebin particularly in and around activity areas, in and around employment areas, around regional parks, major arterial roads and public transport infrastructure provides opportunities for further infill redevelopment. Sites that are over 1,000sqm, have a dual street frontage and access to rear laneways located in the accessible areas of Darebin present the significant opportunities for larger scale housing redevelopment. These sites will be important to accommodating a significant number of larger residential development to cater for Darebin’s projected housing growth and demand.

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1 INTRODUCTION

Characterised as a built up middle ring municipality, there is a lack of greenfield sites within Darebin, however there are opportunities for the municipality to support additional housing growth in the form of infill redevelopment. The existing services and infrastructure that can be found within Darebin particularly in and around activity areas, in and around employment areas, major arterial roads and public transport infrastructure provides opportunities to meet the projected demands for additional housing.

The core objective of this report is to identify housing opportunities within Darebin to determine the capacity of the municipality to accommodate additional housing growth. This report in conjunction with the ‘Housing Initiatives Analysis’, ‘Urban Renewal Investigation Areas’, ‘Market Analysis for Different Types of Housing in Darebin’ and ‘Housing Constraints and Issues Paper’ will inform the development of the Darebin Housing Strategy (DHS) and future housing policy in Darebin. The report will provide an overview of:

 Suburb profiles  the development activity in each suburb  the development opportunities in each suburb, and  the future considerations for each suburb.

A desktop assessment was the primary method used to undertake this report using the following sources:

 Mapinfo  Data from the 2009 and 2010 Urban Development Data  GIS  Darebin 2010 rates database  Studies and strategies which have either expired or have not yet been adopted.  Planning Pathways  Site visits

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Opportunity sites were identified by applying a 500 metre buffer around train stations, 400 metres around tram stops, properties located along key transport corridors (Bell Street, High Street, Plenty Road and St Georges Road) and properties located in and around activity areas. The sites must exhibit the following characteristics:

 Over 1,000sqm in size.  Located in a zone that allows the site to be used for residential purposes (either as Section 1 or Section 2).  Not affected by the Heritage Overlay1.  Developed between the 1950s and the 1990s2.

1 The Heritage Overlay does not prevent redevelopment and the exclusion of properties affected by the overlay as part of the investigation does not suggest otherwise. To be consistent with the Housing Strategy’s direction of generally concentrating growth in serviced areas and protecting parts of Darebin that have significant heritage value, this approach was also undertaken for the identification of strategic redevelopment sites. The background research suggest that even if heritage listed properties were included in the identification of strategic redevelopment sites it would result in minimal increase for the total number of sites identified. This is mainly due to the many existing heritage listed properties that meet the characteristics to be classified as ‘strategic’ that are already in the process of being redeveloped

2 While the Market Analysis for Different Housing Types 2011 suggest that housing from 1970’s onward have limited redevelopment potential, the Darebin Housing Strategy is a 20 year plan and properties built up until the 1990’s were selected in anticipation that they will eventually age over the next two decades. Council will need to have the relevant policies and plans in place to facilitate the redevelopment of these properties when it is considered financially feasible.

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2 RESIDENTIAL DEVELOPMENT IN DAREBIN

This section of the report provides an overview of residential development trends and patterns within the City of Darebin from 2004 to 2008. The analysis will be based on the Housing Development Data: 2004 to 2008 Statistical Summary Report undertaken by Spatial Economics for the Department of Planning and Community Development. The report was prepared for the years 2004 – 2008 to identify:

 A current and highly accurate count of existing dwelling stock;  The incidence of new dwelling construction; and  The supply of vacant residential allotments across in the municipality

The report was prepared mainly using digital analysis of aerial photography and property boundaries (cadastre) to identify changes in the development and use of land for housing on a lot by lot basis. The analysis has further been supplement by other key government databases including planning schemes, planning permit approvals business registers and site visits.

The report identifies the main characteristics of existing dwelling stock, vacant residential land and recent developments (up to 2008) within Darebin.

2.1 Dwelling Stock and Growth in Darebin The following key findings have been identified for Darebin:  As of December 2008, there were approximately 56,900 residential dwellings  There was a 1.1% average per annum increase in housing stock in Darebin whilst the metropolitan average was 1.7%.  An average of 800 dwellings was constructed each year from 2004 to 2008. During the same period an average of 201 dwellings were demolished, resulting in an average annual increase of 599 dwellings per year.  73% yielded between 1 to 2 new dwellings (generally townhouses and units 2 – 3 bedrooms).  13% yielded over 20 dwellings per project (generally apartment projects, 1 – 2 bedrooms).  13% 1:1 replacement (New detached dwelling, 3 or more bedrooms).  Where new dwellings were constructed in Darebin from 2004 to 2008, the median original land consumed per dwelling prior to development was 591 sqm. After construction, median land consumed per dwelling was 286 sqm.

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 91% of all new dwelling construction occurred on land zoned Residential 1. The remainder occurred on land zoned Business 1, Business 2 and Mixed Use Zones.  Reservoir has experienced the highest rate of dwelling growth for the year 2004 – 2008, followed by Macleod and Preston.

2.2 Vacant Land in Darebin  The amount of vacant residential land in Darebin has steadily decreased each year from 1,087 lots in 2004 to 558 lots in 2008.  Increases in vacant residential lot within Darebin occurred as a result of dwelling demolition.  The decline in the vacant lot stock within Darebin is mainly attributed to the build out of the major infill re/developments in the suburbs of Bundoora and Macleod.  The majority of the vacant lots (49% or 275 lots) were between 500 to 800sqm in size.  There were 150 lots (27% of stock) that were less than 500sqm.

The above key findings suggest that infill redevelopment is occurring within Darebin, albeit at a slow rate and in an ad-hoc manner. Over the next 20 years, Darebin will be expected to accommodate an additional 13,602 dwellings3 to satisfy the projected population increase. A breakdown of the dwelling requirements reveals that there will be a projected demand for the following types of dwellings:

 27% for 1 bedroom dwellings  28% for 1 bedroom dwellings + 1 study dwellings  11% for 2 bedroom dwellings  27% for 3 bedrooms, and  6% for 4 or more bedrooms

This will trigger an estimated requirement for a minimum of 680 dwellings to be constructed on a per annum basis to meet the projected demand of 13,602 dwellings by 2031. If Darebin was to continue with the trend of housing development as

3 A more detailed view of dwelling projections can be viewed in the Population and housing projections for the Darebin Integrated Housing Strategy 2011.

Housing Opportunities Report revealed in the HDD, there will be an estimated shortfall of approximately 1,622 dwellings by 2031 or 81 dwellings on a per annum basis.

The report reveals that suburbs located north of Bell Street (Reservoir, Preston and Kingsbury/Bundoora) accounted for the greatest number of dwelling constructions from 2004 – 2008. Of these suburbs, Reservoir accounted for the greatest number of dwelling projects. This was generally driven by a range of factors including the redevelopment opportunity in Darebin’s north, the strong demand for medium (relative to high density) dwellings and the lack of stock in the south of Darebin. In terms of access to existing services and infrastructure, suburbs south of Bell Street which include; Alphington, Fairfield, Thornbury and Northcote are considered more accessible than suburbs to the north. There are opportunities to further increase dwelling construction activity in these suburbs.

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3 NORTHCOTE

3.1 Suburb profile Northcote was first developed during the late 19th century and early 20th century around the two train lines and High Street. Development gradually converged towards the north-eastern corner of the suburb, furthest from the two train lines, prior to World War II and was completed with in-fill development after the War. Consequently much of the suburb is characterised by Victorian and Edwardian housing, together with California Bungalows in the west and northeast of the suburb.

Northcote is located approximately five kilometres from the Melbourne Central Business District (CBD) and is well serviced by public transport (bus, tram and train). There are a total of 6 train stations in Northcote, they are:

 Croxton  Northcote  Merri  Westgarth  Dennis  Rushall

The suburb is also serviced by two tram networks, tram route 112 (West Preston – St. Kilda) which travels along St. Georges Road and tram route 86 (Bundoora, RMIT – Waterfront City).

Northcote Plaza, Northcote Central together with the High Street Retail Spine (HSRP) provides the suburb a sub-regional level shopping hierarchy. The southern end of the suburb is serviced by the Westgarth Secondary Neighbourhood Centre (NAC)4, whilst the eastern fringe has access to the Fairfield (NAC). Several local centres are evenly distributed throughout the suburb5, primarily along major roads providing the suburb with a high level of access to retail areas.

4 Darebin consists of a Principle Activities Area, Major Activities Area, Specialised Activities Area, Primary Neighbourhood Centre and a Secondary Neighbourhood Centre.

5 The Darebin Retail Centres Strategy (2005).

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Northcote has access to several high quality open space networks which includes parklands, sporting reserves, conservation parkland and heritage parks6. Major open space provisions include the two formal Oldis Gardens and Johnson Park and three significant sporting reserves which include Merri Park, McDonell Reserve and Bill Lawry Oval. Additional open space provisions are addressed by Merri Creek corridor, Northcote’s close proximity to Yarra Bend Park and Fairfield Park.

Category Area % of total OS in % of total in Darebin (ha) suburb Parkland 20.61 26.9 2.5 Formal Parkland 6.37 8.3 0.8 Conservation Parkland 15.99 20.9 2 Conservation Bushland 4.01 5.2 0.5 Sporting 28.6 36.8 3.5 Landscape 1.21 1.6 0.2 Amenity/Streetscape Urban Space 0.13 0.2 0 TOTAL 76.48 100% 9.5 Figure 5: Open Space in Northcote (Source: Open Space Strategy 2007).

3.2 Development Overview The following development trends are observed for the suburb based on the Housing Development Data (HDD):  There was an average 0.5% growth in overall dwelling stock in Northcote on a per annum basis.  The median land consumed per dwelling is 378 sqm  From 2004 to 2008 there were a total of 132 construction projects resulting in 309 additional dwellings. Over the same period there were 131 demolitions resulting in a net increase of 178 new dwellings over 4 years.  Where new dwellings were constructed from 2004 to 2008, the median original land consumed per dwelling prior to development was 459 sqm. After construction, median land consumed per dwelling was 178 sqm.

6 Darebin Open Space Strategy (2008)

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3.3 Development Opportunities in Northcote The suburb’s close proximity to the CBD, access to existing services and infrastructure provides redevelopment opportunities for medium and high density development. The public transport networks within the suburb provide opportunities for Transit Orientated Development (TOD). The shopping strips located along High Street provide redevelopment opportunities for medium to high density mixed use development in the form of shop-top housing. There are vacant lots located along High Street which remain undeveloped and underdeveloped sites which consist of a single storey building. There are also opportunities to further increase housing growth and densities around the network of parks in Northcote such as All Nations Park, McDonnell Reserve, Rubie Thomas Reserve and the Northcote Public Golf Course.

The following housing opportunities have been identified for Northcote:  A total of 7,615 properties within Northcote are located within appropriate zones that allow residential uses, with an average lot size of 459sqm. Table 6 shown below provides the zone breakdown and average lot sizes of these properties in Northcote.

Zone Number of Properties Average Size of Lots (sqm) R1Z 7,289 464 MUZ 2 256 B1Z 274 332 B2Z 25 734 TOTAL 7,615 459 Table 6: Properties that can accommodate residential development (Source: Darebin City Council)

 There are 83 sites that are located in close proximity to existing services and infrastructure and are over 1,000sqm providing redevelopment opportunities for higher density housing. The list of sites is attached as an appendix to this report.  According to the Urban Development Program (UDP) there are 14 projects anticipated to be completed over the next two years. The projects are expected to generate approximately 594 new dwellings.  Amendment C115 to the Darebin Planning Scheme proposes to rezone the former Windsor Smith Site located at 195 – 209 St Georges Road, Northcote to the Business 2 Zone. A Design and Development Overlay is proposed for

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the site that will guide apartment style developments up to five storeys. The site measures at approximately 2,370sqm.

 The Neighbourhood Character Study 2007 identifies the following strategic redevelopment areas in Northcote: o 2-66 St Georges Road (eastern side only), 2 Charles Street, 38 and 40 Merri Parade, Northcote. These properties are still located in the Industrial 3 Zone. o 338-346 Separation Street (south side only), Northcote. The

 The following Industrially zoned properties should be supported for rezoning to more appropriate commercial and/or residential uses: o 217 Separation Street, Northcote (17,900sqm) o 239 Separation Street, Northcote (9,000sqm) o The cluster of Industrial 3 Properties bound by Heidelberg Road to the south, Holmes Street to the west, Albert Street to the north and Jeffery Street to the east: . 22 French Avenue; 19, 21, 23, 25, 27, 29, 31 Albert Street; 145, 149, 157, 157, 159, 161, 163, 165, 167, 181, 183, 187, 191, 195, 199, 213 Heidelberg Road, 7, 9, 11 Westfield Street. o 35, 37, 39 and 46 Cunningham Street, Northcote) o 22 and 24 High Street Northcote. o 195 – 209 St Georges Road, Northcote.

 The following strategic redevelopment sites have been rezoned. Planning applications to use and develop the sites for higher density residential developments have been received. The application details are as follows:

o Australian Horizon Site which includes; 4, 8, 9-13 and 16-18 Arthurton Road and 17 Elm Street, Northcote. An application to develop the site for approximately 550 dwellings is currently being assessed (November 2011). The 550 dwellings will be delivered over four separate stages. o Former Joshua Pitt Tannery which includes; 52 – 60 on the northern side and numbers 71–79 on the southern side of Gadd Street. The development is expected to generate approximately 176 one, two and three bedroom dwellings.

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 There are 13 precinct identified under the Northcote Structure Plan with recommendations for low, medium and higher density residential development. They are as follows:

o Arthurton Road precinct (P15) – three storeys o Arthurton Road precinct (P16) – eight Storeys o Arthurton Road precinct (P17) – four Storeys o Arthurton Road precinct (Area A) – five storeys o Arthurton Road precinct (Area B) – five storeys o Arthurton Road precinct (P13) – three storeys o Arthurton Road precinct (P14) – five storeys o Arthurton Road precinct (18 & 19) – two storeys o High Street – three to five storeys o High Street South – four storeys o Creative Communities – one and two storeys o Central Northcote – four storeys o Railway Station – no height limit identified, substantial change envisaged o Medium Change Residential Area – three to four storeys o Low Change Residential Area – one and two storey o Central Northcote – four storeys

 The Darebin Retail Activity Centre Strategy 2005 (DRACS) identifies the following three NAC within Northcote for redevelopment. They are: o Simpson Street NAC (10 properties) o St. Georges Road/Emmaline Street/Beavers Road NAC (27 properties) o Victoria Road/Clifton Hill NAC (4 properties) The strategy identifies that these centres are poorly performing and is recommended for the consolidation and redevelopment of the sites for mixed use developments, such as shop top style housing.

 High Street is considered a strategic corridor. There are 433 properties located on High Street that permit the use of the land for residential purposes.

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Of the 433 properties, 37 properties are located in the Residential 1 Zone (B1Z), 260 in the Business 1 Zone (B1Z) and 136 in the B2Z.

 St Georges Road is also considered a strategic corridor. There are 155 properties located on St Georges Road that permit the use of the land for residential purposes. Of the 155 properties, 120 are located in the R1Z, 25 in the B1Z and 10 under the B2Z.

 The current zonings of 155 properties on St Georges Road (of which 120 properties are zoned R1Z, 25 properties are zoned B1Z and 10 properties are zoned B2Z) also allow residential uses.

3.4 Considerations for Northcote  Facilitate the redevelopment of key strategic sites through the use of the Victorian Planning Provision tools. This could be achieved through rezoning of land and applying an overlay control where appropriate.

 Support the rezoning of redundant and pocket industrial land to more appropriate commercial and residential uses.

 Encourage Ecologically Sustainable Design (ESD) in all new developments.

 Encourage the development of affordable and social housing developments particularly in accessible areas.

 Provide incentive for affordable and social housing developments by providing a relaxation in planning controls (such as height, setback and car- parking requirements).

 Encourage and support housing redevelopment on Council and State Government owned land.

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 Review the applicability of the Neighbourhood Character Policy in accessible and strategic areas.

 New developments should be integrated with the existing public open space and where possible new developments should front parklands to enhance passive surveillance.

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4 FAIRFIELD AND ALPHINGTON

4.1 Suburb profile Fairfield and Alphington was subdivided during the 1880’s land boom, although it was not fully developed until after World War II and so consequently, it is a mix of housing styles. The precinct is situated in the southeast of the municipality and is geographically the smallest of Darebin's suburbs. Fairfield - Alphington has good access to the northern inner suburbs and city, as well as surrounding suburbs, due to its siting along major road arterials. Public transport in the suburb is provided by way of two railway stations, while Station Street provides a local retail and café centre in the west of the suburb.

The suburbs are located approximately six kilometres northwest from the CBD7. The suburbs are strategically positioned and are in close proximity to other inner metropolitan suburbs which have access to existing services and infrastructure. Fairfield and Alphington railway stations are located within the two suburbs servicing the local community. Whilst Darebin and Ivanhoe railway stations are not located within the Darebin municipal boundary, they are still accessible to the local community.

The suburbs are serviced by a network of local centres providing a mixture of shops and services. The two suburbs lack major activity areas that can otherwise be found in suburbs like Preston, Northcote and Reservoir however Fairfield and Alphington’s proximity to other inner metropolitan suburbs and the CBD make up for this deficiency.

There is approximately 25.43 hectares of recreational open space in Fairfield and Alphington8 as shown in table 7. The abovementioned figure is further expressed in the table 7.

7 Measurement taken from the central point of Fairfield Village to the edge of the CBD 8 Darebin Open Space Strategy (2008)

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Category Area (ha) % of total OS in suburb % of total in Darebin Parkland 1.29 5.1 0.2 Conservation 1.09 4.3 0.1 Parkland Conservation 19.95 78.4 2.5 Bushland Linkage 0.18 0.7 0 Sporting 2.78 10.9 0.3 Landscape 0.14 0.6 0 Amenity/Streetscape TOTAL 25.43 100% 3.1

Table 7: Open Space in Fairfield/Alphington (Source: Open Space Strategy 2007)

All residential properties within the two suburbs have good access to open space which includes parklands, conservation parklands and sporting open spaces.

4.2 Development Overview The following development trends are observed for the suburb based on the HDD:  There was an average 0.4% growth in overall dwelling stock in Fairfield on a per annum basis and 0.8% in Alphington.  The median land consumed per dwelling in Alphington is 594sqm and approximately 425sqm in Fairfield.  For Alphington, from 2004 to 2008 there were a total of 48 construction projects resulting in 66 additional dwellings. Over the same period there were 31 demolitions resulting in a net increase of 35 new dwellings over four years. For Fairfield, there were a total of 61 construction projects resulting in 85 additional dwellings. Over the same period there were 46 demolitions resulting in a net increase of 39 dwellings.  Where new dwellings were constructed from 2004 to 2008, the median original land consumed per dwelling prior to development was 600sqm in Alphington. After construction, median land consumed per dwelling was approximately 260sqm. For Fairfield, original land consumed per dwelling prior to development was 599sqm and post construction median land consumed per dwelling was 300sqm.

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4.3 Development Opportunities in Fairfield and Alphington Fairfield and Alphington’s close proximity to the CBD, links to the inner northern suburbs, access to existing services and infrastructure provides opportunities for medium and higher density housing developments. The two suburbs are served by several local centres and a NAC (Fairfield Village) providing opportunities for mixed use developments. Poorly performing local centres should be supported for redevelopment such as shop-top style housing or active offices to the ground floor with residential development to the upper additions.

Council and VicTrack could further investigate opportunities for housing redevelopment in and around the train stations. A feasibility assessment will be required and subsequently amendment to the Darebin Planning Scheme to facilitate a zone change.

There are a total of 2547 properties located within Fairfield/Alphington that are in a zone that permits residential development as shown in Table 8 and Table 9. The average lot size measures at 542sqm. The following table provides a breakdown of all the properties that can accommodate residential development.

Zone Number of Properties Average Size of Lots (sqm) R1Z 896 606 UFZ 3 636 B1Z 35 641 TOTAL 934 607 Table 8: Properties in Alphington that permit residential uses (Source: Darebin City Council)

Zone Number of Properties Average Size of Lots (sqm) R1Z 1461 513 B1Z 152 426 TOTAL 1613 505 Table 9: Properties in Fairfield that permit residential uses (Source: Darebin City Council)

Fairfield and Alphington benefit from larger lots which in comparison to most inner suburbs are smaller.  There are 11 sites that are located in close proximity to existing services and infrastructure and are over 1,000sqm providing redevelopment opportunities

Housing Opportunities Report

for higher density housing. The list of sites is attached as an appendix to this report.

 UDP has identified a project at 151 – 153 Station Street, Fairfield for 8 dwellings to commence in 1 – 2 years.

 VicTrack have identified the following sites for rezoning: o Lot 52 & 53 Railway Place, Fairfield (282sqm and 387sqm) o Lot 5 South Crescent, Fairfield (682sqm)

 The Fairfield Village Design Guidelines has identified all properties within the Primary NAC suitable for developments of up to 3 – 4 storeys. The height recommendations are further refined as follows:

o 42 properties identified for buildings of up to 4 storeys o 69 properties identified for buildings of up to 3 storeys

 The DRACS (2005) has identified the Grange Road/Darling Street Local Centre as being suitable for redevelopment, such as shop-top housing. There are 6 properties located within the centre.

 Whilst the DRACS (2005) has not identified the following centres for redevelopment, the existing retail centres could incorporate shop-top housing or could be redeveloped with retail uses in the ground floor and residential uses at upper levels. o Heidelberg Road/Station Street (seven properties zoned IN3Z and three properties zoned R1Z) o Alphington Village (19 properties) o 545 – 563 Heidelberg Road, Alphington (The property measures at 7,341sqm and is currently used as a hotel) o Station Street/Darebin Street (19 properties) o Wingrove Street/Martin Court (six properties) o Wingrove St / Kelvin Rd (nine properties)

 The following Industrially zoned properties should be supported for rezoning. Considering the properties benefit from exposure to a major road network,

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future rezoning of the sites should accommodate mixed use developments. The sites are: o 415, 429, 445, 455, 459, 469 Heidelberg Road, Fairfield (IN3Z)

 The following strategic sites are identified for Fairfield. These sites are over 1,000sqm in size and in close proximity to existing services and public transport infrastructure: o 361 Heidelberg Road, Fairfield o 59 Station Street, Fairfield o 12 – 14 Rushall Street, Fairfield

The following strategic sites are identified for Alphington.

 104 Yarralea Street  8 Arbor Street  1 Hamilton Street  16 Arbor Street  581 – 595 Heidelberg Road

4.4 Considerations for Fairfield and Alphington  Facilitate the redevelopment of key strategic sites through the use of the Victorian Planning Provision tools. This could be achieved through rezoning of land and applying an overlay control where appropriate.

 Support the rezoning of redundant and pocket industrial land to more appropriate commercial and residential uses.

 Encourage ESD in all new developments.

 Encourage the development of affordable and social housing developments particularly in accessible areas.

Housing Opportunities Report

 Provide incentive for affordable and social housing development by providing a relaxation in planning controls (such as height, setback and car-parking requirements).

 Encourage and support housing redevelopment on Council and State Government owned land.

 Review the applicability of the Neighbourhood Character Policy in accessible and strategic areas.

 New developments should be integrated with the existing public open space and where possible new developments should front parklands to enhance passive surveillance.

Housing Opportunities Report

5 THORNBURY

5.1 Suburb Profile Thornbury is located approximately seven kilometres north from the CBD9 and is well serviced by public transport, services and infrastructure. The public transport provisions within Thornbury include:

 Thornbury Station  Tram route 112  Tram route 86

Whilst there is no activity areas located within the suburb boundary of Thornbury, its central location in relation to Preston Central PAA, Northcote MAA and Northland PAA provides it with regional level retail. The HSRS in addition to Thornbury Village (a Primary NAC) provides additional retail and services to the local community.

Thornbury consists of open space networks ranging from sporting areas, neighbourhood parkland, linkages and conservation parklands to the west and east providing the suburb with a good level of relatively accessible open spaces as shown in Table 10. During the 2006 Commonwealth Games, the John Cain Memorial Park was redeveloped to include the Darebin International Sports Centre, further enhancing Thornbury’ existing open space networks.

Category Area (ha) % of total OS in suburb % of total in Darebin Parkland 5.10 8.2 0.6 Formal Parkland 1.91 3.1 0.2 Conservation 16.09 25.7 2 Parkland Linkage 1.36 2.2 0.2 Sporting 36.47 58.3 4.5 Landscape 1.6 2.5 0.2 Amenity/Streetscape TOTAL 62.53 100 7.7 Table 10: Open Space in Thornbury (Source: Open Space Strategy 2007).

9 Distance measured from Thornbury Station

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5.2 Development Overview The following development trends are observed for the suburb based on the HDD:  There was an average 0.4% growth in overall dwelling stock in Thornbury on a per annum basis.  The median land consumed per dwelling in Thornbury was 407sqm.  From 2004 to 2008 there were a total of 103 construction projects resulting in 202 additional dwellings. Over the same period there were 60 demolitions resulting in a net increase of 142 dwellings over four years.  Where new dwellings were constructed from 2004 to 2008, the median original land consumed per dwelling prior to development was approximately 515sqm, post development the median land consumed per dwelling was approximately 250sqm.

5.3 Development Opportunities in Thornbury Thornbury is centrally located in Darebin and benefits from access to public transport infrastructure. There are opportunities for redevelopment of existing housing stock for new development of increased densities to utilise the existing assets. Consolidation of lots should be considered to facilitate larger scale redevelopment projects that have the capacity to yield a greater number of dwellings particularly in areas that have a walkable catchment to services and infrastructure. Social and Affordable housing developments should also be encouraged in these accessible areas.

 There are 52 sites that are located in close proximity to existing services and infrastructure and are over 1,000sqm providing redevelopment opportunities for higher density housing. The list of sites is attached as an appendix to this report.

 There are four projects located within Thornbury identified by the UDP. The four projects are expected to generate approximately 85 additional dwellings.

 Council is currently investigating the rezoning of the West Thornbury Secondary Industrial Suburb for future mixed use developments. The secondary industrial suburb consists of properties that are generally bound by Merri Creek to the West, Anderson and Newman Street to the east and Normanby Avenue to the south. There are approximately 27 industrially zoned properties with a combined area of approximately 62,000sqm.

Housing Opportunities Report

 Amendment C100 to the Darebin Planning Scheme seeks to rezone 2,300sqm of VicTrack owned land at Ethel Street, Thornbury.

 There are 243 properties located along High Street in Thornbury which are located in zones that permit residential uses. Of these there are:

o 126 properties zoned B1Z with an average size of 323.4sqm o 116 properties zoned B2Z with an average size of 467.3sqm o One property zoned R1Z measuring at 36sqm

 There are 175 properties located along St Georges Road that are located in a zone that permit residential uses. Of this there are:

o 139 properties zoned R1Z with an average size of 482.6 sqm. o 36 properties zoned B1Z with an average size of 377 sqm.

 There are 14 properties that generally make up the Wales and Speight Street local centre. There are opportunities for the centre to accommodate shop-top style housing.

 There are 13 properties that generally make up the Darebin and Victoria Road local centre. There are opportunities for the centre to accommodate shop-top style housing.

 There are a total of 8,521 properties located within Thornbury located in a zone that permits residential development. The average lot size measures at 575sqm. The following table provides a breakdown of all the properties that can accommodate residential development.

Zone Number of Properties Average Size of Lots (sqm) R1Z 8,176 584sqm B1Z 227 310sqm B2Z 118 461 TOTAL 8,521 575sqm Table 11: Properties in Thornbury that permit residential uses (Source: Open Space Strategy 2007).

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5.4 Considerations for Thornbury  Facilitate the redevelopment of key strategic sites through the use of the Victorian Planning Provision tools. This could be achieved through rezoning of land and applying an overlay control where appropriate.

 Encourage and support housing redevelopment on Council and State Government owned land.

 Support the rezoning of redundant and pocket industrial land to more appropriate commercial and residential uses.

 Support the redevelopment of poorly performing local centres for future mixed use developments.

 Support the redevelopment of sites located in accessible and strategic areas (in and around activity areas, employment areas and public transport infrastructure) for increased densities consistent with Clause 16 of the State Planning Policy Framework. These areas include but are not limited to: o High Street o St Georges Road o In and around existing local centres

 Encourage ESD in all new developments.

 Encourage the development of affordable and social housing developments particularly in accessible areas.

 Provide incentive for affordable and social housing development by providing a relaxation in planning controls (such as height, setback and car-parking requirements).

 Encourage and support housing redevelopment on Council and State Government owned land.

 Review the applicability of the Neighbourhood Character Policy in accessible and strategic areas.

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 New developments should be integrated with the existing public open space and where possible new developments should front parklands to enhance passive surveillance.

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6 PRESTON

6.1 Suburb Profile Preston is located approximately 10 kilometres northwest of the CBD10 and is considered to be an accessible suburb with a catchment of public transport, shops, community facilities and services. The public transport provisions within Preston include:

 Tram route 86  Tram route 112  Bell Station  Preston station

The Preston MAA, Northland MAA and Homemakers Centre, HSRS, Junction Area and Miller on Gilbert Secondary NAC provide the suburb with many services. Key attractors which make the suburb highly accessible and serviceable include11:

 Preston Market  The Northern Melbourne Institute of TAFE (NMIT)  3 supermarkets: Safeway, Bi-Lo and ALDI  A number of major community facilities, including the Darebin Arts and Entertainment Centre (DAEC), Preston Library, Darebin Council’s main service centre, the Northern Region Migrant Resource Centre and Centrelink; and  Preston ‘Auto Alley’, which includes dealers of the four major car makers.  Preston Mosque  Preston Oval  NMIT  Offices, convention centre, serviced apartments, and medical facility at the Bell Centre development (former ‘P.A.N.C.H’ site);

Bundoora Park and La Trobe and RMIT universities are not located within the suburb boundary however the sites are located three kilometres northwest from Preston Central.

10 Distance measured from Preston Station. 11 Preston Central Structure Plan (2006)

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The Open Space Strategy 2007 has assessed Preston’s open space into two sections; Preston West and Preston East. Whilst the open space inventory for both suburbs are different as highlighted in Table 12 and 13, both suburbs share similar issues with access and quality of open space.

Category Area (ha) % of total OS in suburb % of total in Darebin Parkland 9.84 34.7% 1.2% Conservation 1.81 6.4% 0.3% Parkland Conservation 0.07% 0.2% 0.0% Bushland Linkage 0.72 2.5% 0.0% Sporting 14.75 52.1% 1.9% Landscape 1.10 3.9% 0.1% Other (railway land) 0.06 0.2 0.0 TOTAL 28.35 100% 3.5% Table 12: Open Space in Preston West (Source: Open Space Strategy 2007)

Category Area (ha) % of total OS in suburb % of total in Darebin Parkland 4.92 17.8% 0.6% Conservation 6.00 21.7% 0.7% Sporting 16.61 60.0% 2.1% Urban Space 0.13 0.5% 0.0% TOTAL 27.66 100% 3.4% Table 13: Open Space in Preston East (Source: Open Space Strategy 2007)

6.2 Development Overview The following development trends are observed for the suburb based on the HDD:  There was an average 0.9% growth in overall dwelling stock in Thornbury on a per annum basis.  The median land consumed per dwelling in Preston was 486 sqm.  From 2004 to 2008 there were a total of 258 construction projects resulting in 583 additional dwellings. Over the same period there were 144 demolitions resulting in a net increase of 439 dwellings over four years.  Where new dwellings were constructed from 2004 to 2008, the median original land consumed per dwelling prior to development was approximately 545sqm; post development the median land consumed per dwelling was approximately 198sqm.

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6.3 Development Opportunities in Preston There are opportunities for additional housing redevelopment in Preston particularly in and around areas with existing services and infrastructure as identified under Section 6.1. These areas are considered accessible and are also appropriate locations for affordable and social housing development.

There are opportunities to develop land in and around Preston and Bell Stations for increased densities particularly for T.O.D. St Georges Road, Plenty Road and High Street are also appropriate locations for further redevelopment considering the public transport infrastructure present along these corridors. These corridors are also further served by network of centres that service the local community.

The Junction Area12 is located in Preston and presents significant opportunities for further redevelopment. The Junction Area has been observed to accommodate the highest level of apartment developments, generally a result of the generous lot sizes and the favourable planning frameworks in place to guide developments. Whilst the properties located in the Junction Area benefit from larger lot sizes, the overall suburb is considered accessible and has the capacity to accommodate larger redevelopment projects. The Junction Area is still characterised by some existing warehouses and factories that have the capacity to be redeveloped for higher density housing developments, particularly social, affordable and student housing.

Miller on Gilbert is a neighbourhood centre characterised by a mixture of shops providing services and retail amenity to the surrounding area. The centre benefits from public transport access via Tram Route 112 which travels directly through the centre. The centre is considered an accessible area and there are opportunities to further strengthen the mixture of uses, particularly for more shop-top housing and low rise apartment style developments.

New developments should also incorporate ESD into developments to mitigate environmental impacts and address long term affordability issues.

The high concentration of Office of Housing (OoH) owned estates clustered within the eastern parts of Preston provide redevelopment opportunities in the form of Public Private Partnerships (PPP). The PPP could disperse the clustering of public

12 Properties located in and around the area bound by Bell Street to the north, High Street to the west and Plenty Road to the east.

Housing Opportunities Report housing tenants and introduce a ‘mix’ to the area, reducing the concentration of social disadvantage. All redevelopment projects should not result in any net loss of public housing.

 There are 95 sites that are located in close proximity to existing services and infrastructure and are over 1,000sqm providing redevelopment opportunities for higher density housing. The list of sites is attached as an appendix to this report.

 There are 25 projects located within Thornbury identified by the UDP. The 25 projects are expected to generate an additional 1249 dwellings.

 Support the rezoning of the strip of industrially zoned land located on Plenty Road, generally bounded by Bell Street to the south, David Street to the North, South Street to the east and Plenty Road to the west to more appropriate commercial and residential uses. This area includes: o 252, 254, 256, 264, 268 – 280, 284 – 286, 290, 296, 298 and 322 Plenty Road, Preston.

 Support the rezoning of the strip of industrially zoned land located on Plenty Road, generally bounded by Townhall Avenue to the south, Plenty Road to the east and Murray Road to the North to more appropriate commercial and residential uses. This area includes: o 367 – 379, 395, 405, 407 – 413 and 415 – 417 Plenty Road, Preston.

 Support the rezoning of the industrial properties for located at; 107 Malpas Street, Preston and 573, 575 – 577, 579, 581, 583, 585 – 587, 591, 593, 608 – 610, 612 – 614 and 616 – 622 Plenty Road, Preston to more appropriate commercial and residential uses.

 The Urban Renewal Investigation Areas Report identifies three investigation areas for potential urban renewal. 30 sub suburbs (942 residential properties) make up these two investigation areas. These investigation areas have been identified for potential urban renewal.

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 There are 348 properties fronting St Georges Road located in a zone that permit residential uses. Of this figure there are: o three properties zoned R1Z measuring at 4,681sqm, 3,043sqm and 329 sqm respectively. o 10 properties located in the MUZ with an average size of 297.29sqm o 61 properties located in the B1Z with an average size of 402sqm o 274 properties located in the B2Z with an average size of 464sqm.

 There are 335 properties fronting High Street that are located in a zone that permit residential uses. Of this figure there are: o two properties measuring at 3,042 sqm and 329 sqm respectively o 145 properties located in the B1Z with an average size of 400 sqm o 170 properties located in the B2Z with an average size of 556 sqm o 18 properties located in the MUZ with an average size of 376 sqm

 There are approximately 13,631 properties in Preston that are located in a zone that permits residential uses as shown in Table 14. Of this figure, there are:

Zone Number of Properties Average Size of Lots (sqm) R1Z 12,256 549 B1Z 539 885 *average high due to Northland Shopping Centre* B2Z 162 590 PDZ 627 443 MUZ 47 1754 TOTAL 13,631 562sqm Table 14: Properties in Preston that permit residential uses (Source: Darebin City Council)

 There are 279 properties fronting Plenty Road within the Preston Suburb that are located in a zone that permits residential uses. Of this figure there are: o 107 B1Z properties fronting Plenty Road with an average lot size of 319.4307sqm o 112 R1Z properties fronting Plenty Road with an average lot size of 509.45sqm

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o 60 B2Z properties fronting Plenty Road with an average lot size of 323.14sqm.

 The Plenty Road Integrated Land Use and Transport Study 2009 identifies two precincts within Preston known as ‘Preston PAA’ and ‘Tyler Street NAC’. There are approximately 525 properties identified for potential redevelopment within the Preston PAA and approximately 477 properties within the Tyler Street Secondary NAC. Of the 477 properties located in the Tyler Street Suburb, there are; o 97 properties fronting Plenty Road identified for high density redevelopments of up to 5 storeys. o 112 properties located in close proximity to Plenty Road identified for medium density redevelopments of up to 3 storeys. o 135 properties located within a 400 metre radius of a tram stop located on Plenty Road identified for low density development of up to two storeys.

 Of the 525 properties located in the Preston PAA suburb, there are; o 146 properties fronting Plenty Road identified for high density redevelopment of up to 5 storeys. o 40 properties located in close proximity to Plenty Road identified for medium density redevelopment of up to 3 storeys. o 146 properties located within a 400 metre radius of a tram stop located on Plenty Road for low density development of up to 2 storeys.

 The DRACS (2005) encourages the redevelopment of the following local centres for mixed use development: o Bell Street/St Georges Road o Crevelli Street o Elizabeth/McNamara Street o Gilbert Road/Jacka Street o Miller/Gilbert Road o Tyler Street/Plenty Road o Plenty Road/Wood Street o St Georges Road/Smyth/Fyffe Street

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o Spring/Butter Street o Victoria Road/Raglan Street

 There are opportunities to investigate the development of the airspace over Council owned car parks for housing. The following car parks have been identified:

o 52 – 60 Town Hall Avenue, Preston. o Preston Council Staff Car Park

6.4 Considerations for Preston

 Facilitate the redevelopment of key strategic sites through the use of the Victorian Planning Provision tools. This could be achieved through rezoning of land and applying an overlay control where appropriate.

 Encourage and support housing redevelopment on Council and State Government owned land.

 Encourage student housing and accommodation in accessible areas, particularly along the St Georges Road and Plenty Road corridors.

 Support the rezoning of poorly performing industrial areas for future mixed use developments.

 Support the redevelopment of local centres for future mixed use developments. Poorly performing centres should be supported for completed residential redevelopment.

 Support the redevelopment of sites located in accessible and strategic areas (in and around activity areas, employment areas and public transport infrastructure) for increased densities consistent with Clause 16 of the State Planning Policy Framework. These areas include but are not limited to: o In and around Preston Central Structure Plan area o St Georges Road o High Street

Housing Opportunities Report

o Plenty Road o In and around existing local and neighbourhood centres o Properties located in the Junction Area.

 Encourage ESD in all new developments.

 Encourage the development of affordable and social housing developments particularly in accessible areas.

 Provide incentive for affordable and social housing development by providing a relaxation in planning controls (such as height, setback and car-parking requirements).

 Encourage and support housing redevelopment on Council and State Government owned land.

 Review the applicability of the Neighbourhood Character Policy in accessible and strategic areas.

 New developments should be integrated with the existing public open space and where possible new developments should front parklands to enhance passive surveillance

Housing Opportunities Report

7 RESERVOIR WEST

7.1 Suburb Profile Reservoir west is located in the north of the municipality and is physically the largest suburb within Darebin. The suburb is located approximately 11 kilometres13 northwest of the CBD and has access to existing services and infrastructure. Public transport provisions include:

 Keon Park Station  Ruthven Station  Reservoir Station  Regent Station

Retail services within Reservoir include the Edwardes Street and Broadway strip shopping centre which forms part of the major activities area. A core industrial area is also located in the suburb and provides services and employment opportunities not only to the local area but also to the entire municipality14.

Within the suburb, there are networks of open space as seen in table 15 including district parkland, creek corridors, linear undeveloped open space areas, sporting grounds and two district parks; ‘Moomba Park’ in Moreland and Edwardes Lake Park.

Category Area (ha) % of total OS in % of total in suburb Darebin Parkland 9.84 34.7% 1.2% Conservation 1.81 6.4% 0.3% Parkland Conservation 0.07 0.2% 0.0% Bushland Linkage 0.72 2.5% 0.0% Sporting 14.75 52.1% 1.9% Landscape 1.10 3.9% 0.1% Amenity/Streetscape Other (railway land) 0.06 0.2% 0.0%

13 Distance taken from Reservoir Train Station to Flinders Street Station 14 Industrial Land Use Strategy (2001)

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TOTAL 28.35 100% 3.5% Table 15: Open Space in Reservoir West (Source: Open Space Strategy 2007)

7.2 Development Overview The following development trends are observed for the suburb based on the HDD:

 There was an average 1% growth in overall dwelling stock in Reservoir on a per annum basis.  The median land consumed per dwelling in Reservoir was 578 sqm.  From 2004 to 2008 there were a total of 610 construction projects resulting in 1,106 additional dwellings. Over the same period there were 362 demolitions resulting in a net increase of 744 dwellings over four years. Reservoir accounted for the greatest number of new dwelling increases in Darebin.  Where new dwellings were constructed from 2004 to 2008, the median original land consumed per dwelling prior to development was approximately 666sqm, post development the median land consumed per dwelling was approximately 278sqm.

7.3 Development Opportunities in Reservoir West There are opportunities for the development of medium to high density housing within the accessible areas of Reservoir. These areas included properties located in and around the existing train stations, in and around the Reservoir Activity Area, and in and around the local and neighbourhood centres. These accessible areas are considered appropriate locations for affordable, social and student type housing considering they are generally located close to existing services and infrastructure.

There are also opportunities to further increase housing growth and densities around the network of parks in Reservoir West such as Edwardes Lake Park.

The redevelopment of poorly performing centres for a mix of uses should be considered. The centres could incorporate both retail and residential in the form of shop-top style housing. Centres that are within walking distance to services and infrastructure should be considered for increased housing densities.

Whilst the Industrial Land Use Strategy 2001 envisages that the area defined as the ‘Reservoir West Core Industrial Suburb’ have its industrial uses maintained and

Housing Opportunities Report retained in the long term, areas where the industrial uses on site are demonstrated to be no longer viable could be redeveloped for residential uses. Until a new Industrial Land Use Strategy is prepared, Council should follow the directions outlined by the strategy as the core industrial areas provide skilled and unskilled employment opportunities not only to Darebin residents but also to neighbouring municipalities.

Housing redevelopment within the structure plan boundary will need to consider the Reservoir Structure Plan to guide future development.

New developments should also incorporate ESD into developments to address environmental impacts and long term affordability issues.

 There are 116 sites that are located in close proximity to existing services and infrastructure and are over 1,000sqm providing redevelopment opportunities for higher density housing. The list of sites is attached as an appendix to this report.

 There are a total of eight projects within Reservoir identified by the UDP. The eight projects are expected to generate up to 417 additional dwellings over the next five years.

 Support the rezoning of the cluster of industrially zoned properties generally bound by Pine Street to the west, Edwardes Street to the North and Georges Street to the east. This area includes: o 92 and 94 Pine Street, 117 – 121, 123, 151 and 155 Edwardes Street, Reservoir.

 The DRACS has identified eight poorly performing local centres that may benefit for residential and/or mixed use redevelopment. They are: o Banff Street o Carson Street o Crevelli Street o Daleglen Street o Gertz Street o Market Court o St Vigeons

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o Strathmerton

Full residential redevelopment of mixed use development in the form of shop- top style housing could be considered at poorly performing centres, as recommended by the DRACS.

 There are 20,172 properties within Reservoir that permit the use of the land for residential purposes. Of this figure, there are approximately:

Zone Number of Properties Average Size of Lots (sqm) R1Z 19625 738sqm B1Z 501 890sqm *average high due to Summerhill* MUZ 46 507sqm TOTAL 20172 741sqm Table 16: Properties in Reservoir West that permit residential uses (Source: Darebin City Council)

7.4 Considerations for Reservoir West  Facilitate the redevelopment of key strategic sites through the use of the Victorian Planning Provision tools. This could be achieved through rezoning of land and applying an overlay control where appropriate.

 Encourage and support housing redevelopment on Council and State Government owned land.

 Encourage student housing and accommodation in accessible areas particularly in and around the Plenty Road corridor.

 Support the rezoning of redundant and pocket industrial land to more appropriate commercial and residential uses.

 Support the redevelopment of poorly performing local and neighbourhood centres for future mixed use developments.

 Support the redevelopment of sites located in accessible and strategic areas (in and around activity areas, employment areas and public transport

Housing Opportunities Report

infrastructure) for increased densities consistent with Clause 16 of the State Planning Policy Framework. These areas include but are not limited to: o In and around Reservoir Structure Plan area o In and around the existing railway stations o High Street o Spring Street o In and around existing local and neighbourhood centres o Properties located in the Junction Area.

 Encourage ESD in all new developments.

 Encourage the development of affordable and social housing developments particularly in accessible areas.

 Provide incentive for affordable and social housing development by providing a relaxation in planning controls (such as height, setback and car-parking requirements).

 Encourage and support housing redevelopment on Council and State Government owned land.

 Review the applicability of the Neighbourhood Character Policy in accessible and strategic areas.

 Review the single building covenants that are generally located around the Merrilands area.

 New developments should be integrated with the existing public open space and where possible new developments should front parklands to enhance passive surveillance

 Encourage higher density housing developments near regional parks such as Edwardes Lakes Park.

Housing Opportunities Report

8 RESERVOIR EAST

8.1 Suburb Profile Reservoir east is approximately 11 kilometres northwest of the CBD15. The suburb is serviced by existing services and infrastructure. Public transport provisions within Reservoir include:

 Keon Park Station  Ruthven Station  Reservoir Station  Regent Station  Plenty Road Transit Corridor – Tram route 86

Retail services within Reservoir include the Edwardes Street and Broadway strip shopping centre which forms the Reservoir MAA. Whilst not located within the suburbs boundary, the Link Street, Summerhill and Lancaster Gate Secondary NAC are located within close proximity to Reservoir East providing services to the local community.

The suburb also consist large concentrations of OoH owned properties which are primarily located to the east and south eastern sections of the suburb.

As discussed in the Darebin Open Space Strategy 2007, Reservoir East consist many good open space networks. The open space provision includes the major open space linkages which are located to the north of the suburb and the many small neighbourhood parks which are evenly distributed throughout the suburb. Residents of Reservoir East are within close proximity to Bundoora Park; a regional park however access to open space to the southern part of the suburb is inhibited due to physical barriers. Table 17 provides an overview of the total open space allocation within the suburb.

Category Area (ha) % of total OS in % of total in Darebin suburb Parkland 10.10 10 1.3 Conservation Parkland 26.18 25.9 3.3 Linkage 10.56 10.4 1.3 Sporting 54.25 53.6 6.7 Other (Railway land) 0.12 0.1 0

15 Distance taken from Reservoir Train Station to Flinders Street Station

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TOTAL 101.21 100 12.6 Table 17: Inventory of Open Space for Reservoir East (Source: Open Space Strategy 2007)

8.2 Development Overview The HDD for Reservoir East is the same for Reservoir West. The HDD report did not separate the two suburbs.

8.3 Development Opportunities for Reservoir East Future housing developments of increased densities should occur in the accessible parts of the suburb. These areas included properties located in and around the existing train stations, in and around the Reservoir Activities Area, in and around the local and neighbourhood centres and along the Plenty Road corridor. These accessible areas are considered appropriate locations for affordable and social housing considering they are generally located close to existing services and infrastructure.

There are also opportunities to further increase housing growth and densities around the network of parks in Reservoir East such as Bundoora Regional Park.

Infrastructure Australia’s June 2011 report, “Communicating the Imperative for Action: A report to the Council of Australian Governments” has identified Tram Route 86 as a number one priority project and it has proposed to provide an additional $30 million to undertake Stage 2 of the program. Stage 2 of the project will include (amongst others):

 Accessible stops to integrated with urban form, providing Disability Discrimination Act complaint level access;

 Traffic management measures and the introduction of a 40kph speed limit along High Street and limited parking on street at Activity Areas along the route;

 Tram priority measures including priority at signals, tram lanes, extended clearways, reduced number of stops and banned turns

 Streetscape improvements, including seating, lighting and landscaping.

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This priority project works in conjunction with Victoria’s Integrated Transit Corridor Development Program that involves initiatives to intensify residential development along tram lines as well as measures to improve reliability of tram service. A key priority of the project is to integrate transport with land use planning by facilitating additional housing development along the corridor.

Housing redevelopment within the structure plan boundary will need to consider the Reservoir Structure Plan to guide future development.

New developments should also incorporate ESD into developments to mitigate environmental impacts and address long term affordability issues.

The redevelopment of poorly performing centres for a mix of uses should be considered. The centres could incorporate both retail and residential in the form of shop top style housing – two complementing uses. Centres that are within walking distance to services and infrastructure should be considered for redevelopment of increased densities.

The suburb also contains large concentrations of OoH owned assets located to the south and south eastern part of the suburb. The OoH properties provide opportunities for redevelopment in the form of a public private split with the opportunity for the development of affordable housing as the private component. Redevelopment of any OoH estates should result in zero net loss of any public housing.

The Council owned car parks located within the Reservoir MAA present opportunities to further affordable and social housing objectives. Whilst it is vital to maintain the current use of the site for ground level parking, it could be explored to develop the airspace of the car parks for residential development.

All new developments should be encouraged to strive for the highest green star rating. The inclusion of ESD principles into the design of a building can reduce the reliance on operating energy in maintaining thermal comfort and liveability within a

Housing Opportunities Report dwelling. ESD incorporated into developments can not only reduce carbon emissions but it can also cut the operating cost of a dwelling.

The following opportunities are identified for Reservoir:

 There are a total of eight projects within Reservoir identified by the UDP. The eight projects are expected to generate up to 417 additional dwellings over the next five years.

 The Urban Renewal Investigation Areas Report identifies four investigation areas for potential urban renewal. 43 sub suburbs (1079 residential properties) make up the four investigations areas. These investigation areas have been identified for potential urban renewal.

Poorly performing centres should be supported for redevelopment for mix of uses in particular, shop-top style housing.

 There are approximately 133 properties fronting Plenty Road that are located in a zone that permits the use of the land for residential purpose. Of this figure there are:

o Approximately 94 R1Z properties with an average lot size of 629.8 sqm. o Approximately 39 B1Z properties with an average lot size of 2169.06 sqm.

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 There are 20,172 properties within Reservoir that permits the use of the land for residential purposes. Of this figure, there are approximately:

Zone Number of Properties Average Size of Lots (sqm) R1Z 19,625 738sqm B1Z 501 890sqm *average high due to Summerhill* MUZ 46 507sqm TOTAL 20,172 741sqm Table 18: Properties in Reservoir East that permit residential uses (Source: Darebin City Council)

 The Plenty Road Integrated Land Use and Transport Study 2009 has identified:

o Approximately 172 properties suitable for incremental change (up to 2 storeys) within Reservoir East or within a 400 metre catchment of tram route 86. o Approximately 29 properties have been identified for medium density of up to 3 storeys. o That the Summerhill NAC can be potentially divided into 12 separate properties to cater for mixed use developments of up to 5 storeys.

8.4 Considerations for Reservoir East  Facilitate the redevelopment of key strategic sites through the use of the Victorian Planning Provision tools. This could be achieved through rezoning of land and applying an overlay control where appropriate.

 Encourage and support housing redevelopment on Council and State Government owned land.

 Support the urban renewal of areas identified in the Urban Renewal Investigation Areas Report.

 Encourage student housing and accommodation in accessible areas particularly in and around the Plenty Road corridor.

Housing Opportunities Report

 Support the rezoning of redundant and pocket industrial land to more appropriate commercial and residential uses.

 Support the redevelopment of poorly performing local and neighbourhood centres for future mixed use developments. Poorly performing centres identified in the DRACS (2005) include: o Banff Street o Carson Street o Crevelli Street o Daleglen Street o Gertz Street o Market Court o St Vigeons o Strathmerton

o In and around Reservoir Structure Plan area o In and around the existing railway stations o High Street o In and around existing local and neighbourhood centres o Along the Plenty Road corridor. o Properties located in the Junction Area.

 Encourage ESD in all new developments.

 Encourage the development of affordable and social housing developments particularly in accessible areas.

 Provide incentive for affordable and social housing development by providing a relaxation in planning controls (such as height, setback and car-parking requirements).

Housing Opportunities Report

 Review the applicability of the Neighbourhood Character Policy in accessible and strategic areas.

 New developments should be integrated with the existing public open space and where possible new developments should front parklands to enhance passive surveillance.

 Encourage higher density housing developments near regional parks such as Bundoora Park.

Housing Opportunities Report

9 MACLEOD, KINGSBURY AND BUNDOORA

9.1 Suburb Profile Macleod, Kingsbury and Bundoora is located approximately 14 kilometres northeast from the CBD16. The two suburbs and dominated by Bundoora Park and La Trobe University both measuring at 1,783,288sqm and 2,104,293sqm respectively. Whilst no railway stations are located within the Kingsbury/Bundoora suburb boundary, it is however served by the Plenty Road transport corridor an eight kilometre corridor which begins nine kilometres from the Melbourne CBD17.

Kingsbury is predominantly residential and was developed during the 1960’s and 1970’s whilst Bundoora has historically been the site for many large hospitals (Mont Park, Larundel and Bundoora Repatriation Hospitals). Both estates are now a mixture of low and medium density residential developments, communal and recreational facilities, network of open spaces, small shops and schools.

The suburb is serviced by three Secondary Neighbourhood Centres. They are; o Lancaster Gate (In the process of being constructed) o Summerhill, and; o Link Street The suburb consist an aged care facility located in the most north eastern section of the suburb which provides specialist aged care including specialist medical, nursing, allied health and psycho-social services to the northern region18.

9.2 Development Overview The HDD provides a breakdown of development activity for Kingsbury, Macleod and Bundoora. The following development trends are observed for the suburb based on the HDD:  There was an average 1.0% growth in overall dwelling stock in Kingsbury on a per annum basis, 5.1% for Bundoora and 31.4% for Macleod.

 The median land consumed per dwelling in Kingsbury 478sqm, 496sqm in Bundoora and approximately 542sqm in Macleod.

16 Distance measured from Lancaster Gate Secondary NAC to Flinders Street station. 17 Plenty Road Integrated Land Use and Transport Study (2009). 18 Northern Health: Bundoora Extended Care Centre. Website: http://www.nh.org.au/bundoora-extended-care-centre/w1/i1001208/

Housing Opportunities Report

 For Kingsbury, from 2004 to 2008 there were a total of 37 construction projects resulting in 69 additional dwellings. Over the same period there were 18 demolitions resulting in a net increase of 51 new dwellings over four years. For Bundoora, there were a total of 172 construction projects resulting in 211 additional dwellings. Over the same period there were 3 demolitions resulting in a net increase of 208 dwellings. For Macleod, there were a total of 316 construction projects resulting in 551 dwellings. From 2004 to 2008 there were six demolitions resulting in a net increase of 545 dwellings for the suburb.

 For Kingsbury, where new dwellings were constructed from 2004 to 2008, the median original land consumed per dwelling prior to development was approximately 750sqm. After construction, median land consumed per dwelling was approximately 240sqm. For Bundoora, original land consumed per dwelling prior to development was 500sqm and post construction median land consumed per dwelling was approximately 495sqm. For Macleod, original land consumed per dwelling prior to development was approximately 580 sqm per dwelling, after construction median land consumed per dwelling was approximately 605sqm.

The suburb of Macleod shows a significant number of dwelling increases from 2004 to 2008 particularly the average annual change in additional dwellings of 31.4% over the same period compared to the Darebin average of 1.1%. A significant amount of strategic work was undertaken in the late 1990’s and early 2000 which saw the redevelopment of former hospitals and institutions on government owned land in and around the suburb. Construction commenced early 2000 and in some areas is still ongoing, which has inflated the development data for Macleod.

9.3 Development Opportunities in Macleod, Kingsbury and Bundoora

The suburb of Kingsbury/Bundoora is characterised by the prevalence of larger lots presenting opportunities for the development of medium density dwellings. The development of townhouses could be explored as an alternative to the predominant detached style of housing development found throughout the suburb, particularly along the Plenty Road corridor.

Housing Opportunities Report

Several large strategic sites located along the Plenty Road transport corridor provide opportunities for increasing housing densities, particularly for student accommodation Similarly this corridor also present opportunities for social and affordable housing due to proximity to Tram Route 86 and the surrounding neighbourhood centres. Additionally, consideration and support should be given for the redevelopment of the three neighbourhood centres distributed throughout these suburbs to support mixed use developments.

There are also opportunities to further increase housing growth and densities around the network of parks such as Bundoora Regional Park.

With a total landholding of approximately 2,104,293sqm La Trobe University is the largest landholder within the suburb. Council should support the university in any future student and/or affordable housing projects located on campus. The following opportunities are identified for the two suburbs:

 There are two UDP projects in Bundoora and three UDP projects in Kingsbury. The five UDP projects if completed may result in the construction of an additional 252 dwellings over the next five years.

 There are 38 properties fronting Plenty Road which are located in a zone that permits the use of land for residential purposes. Of this figure, there are: o 14 properties fronting plenty road zoned MUZ, average size is 8908.21 o 18 properties fronting plenty road zoned R1Z, average size is 1051.38 o properties fronting plenty road zoned B1Z, average size is 368.5sqm

 The average size for the 38 properties fronting Plenty Road is 3442.7sqm. The average size is much higher in comparison to properties fronting Plenty Road in other parts of the municipality due to the inclusion of Lancaster Gate, which measures at 102406.99sqm.

 There are approximately 2548 properties located in the Kingsbury/Bundoora suburb which permits the use of land for residential purposes. There are a total of:

Housing Opportunities Report

o There are 2493 properties located in the R1Z with an average size of 567sqm19. o There are 34 properties located in the MUZ averaging 4919sqm20. o There are 21 properties located in the B1Z averaging 265.68sqm.

 The Plenty Road Integrated Land Use and Transport Study has identified approximately: o 578 properties fronting Plenty Road within the Kingsbury/Bundoora suburb or properties within a 400 metre catchment of tram route 86 for incremental change (up to 2 storeys). o 15 properties or lots fronting Plenty Road with access to rear lanes within the suburb for substantial change (up to 6 storeys). o The former SMORGY site at 1091 Plenty Road for developments to be built up to 3 storeys.

9.4 Considerations for Macleod, Kingsbury and Bundoora  Facilitate the redevelopment of key strategic sites through the use of the Victorian Planning Provision tools. This could be achieved through rezoning of land and applying an overlay control where appropriate.

 Encourage and support housing redevelopment on Council and State Government owned land.

 Encourage student housing and accommodation in and around La Trobe University and along the Plenty Road corridor.

 Support the rezoning of redundant and pocket industrial land to more appropriate commercial and residential uses.

 Encourage the redevelopment of poorly performing local and neighbourhood centres and support further housing development in and around existing centres.

19 Several large parks within the suburb are located in the R1Z. The parks were not included in the calculation. 20 The value of the average size is high due to the inclusion of Lancaster Gate which is located in the MUZ. Several large properties located along Plenty Road are also zoned MUZ further raising the average.

Housing Opportunities Report

 Support the redevelopment of sites located in accessible and strategic areas (in and around activity areas, employment areas and public transport infrastructure) for increased densities consistent with Clause 16 of the State Planning Policy Framework. These areas include but are not limited to: o In and around existing local and neighbourhood centres o Along the Plenty Road corridor. o In and around La Trobe University

 Encourage ESD in all new developments.

 Encourage the development of affordable and social housing developments particularly in accessible areas.

 Provide incentive for affordable and social housing development by providing a relaxation in planning controls (such as height, setback and car-parking requirements).

 Review the applicability of the Neighbourhood Character Policy in accessible and strategic areas.

 New developments should be integrated with the existing public open space and where possible new developments should front parklands to enhance passive surveillance.

 Encourage higher density housing around the regional park networks such as Bundoora Park.

Housing Opportunities Report

10 DISCUSSION OF FINDINGS There are opportunities to accommodate additional housing growth particularly in the serviced and accessible areas of Darebin in the absence of Greenfield areas. The existing services and infrastructure that can be found within Darebin particularly in and around activity areas, in and around employment areas, major arterial roads and public transport infrastructure provides opportunities for further infill redevelopment. Similarly, Darebin benefits from having two regional parks located within its municipal boundary; Bundoora Park and Edwardes Lake Park. These parks are significant assets and there are opportunities to build around them particularly for higher density housing. Sites that are over 1,000sqm, have a dual street frontage and access to rear laneways located in the accessible areas of Darebin present the significant opportunities for larger scale housing redevelopment. These sites are considered strategic and can be found throughout the municipality and the development of these sites should be encouraged where possible. Due to prevalence of larger lots in Reservoir (relative to the rest of Darebin) 116 sites were identified for the suburb, 95 for Preston, 83 for Northcote, 52 for Thornbury and 11 for Fairfield and Alphington. The building stock in Bundoora and Macleod are newer than most of the housing stock in Darebin as large parts of the suburbs were developed in the late 1990’s to mid 2000’s therefore limiting the redevelopment opportunities in these suburbs and this is reflected in the lack of opportunity sites.

The findings reveal that there are more opportunities for greater levels of infill development to occur within Preston and Northcote. The two suburbs share many similarities such as having access to higher order public transport such as train and tram services. Both suburbs are serviced by the High Street Retail Spine, having a Principal (Preston) and Major (Northcote) Activity Areas located within the suburb boundary, access to high quality open space networks and the prevalence of larger lots. The suburbs offer greater opportunities for housing of increased densities as reflected in the UDP data. Preston and Northcote also benefit from the prevalence of large redundant industrial sites such as old factories and warehouses that present opportunities for significant housing redevelopment projects. The Junction Area located in Preston is observed to account for a significant number of higher density housing projects however it is still characterised by vacant warehouses and former factories. These sites are mainly over 1,000sqm, located in an accessible area and generally benefit from two street frontages, offering redevelopment potential for larger redevelopment projects.

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Future directions for housing growth should consider increasing density along the existing tram routes and around train stations, particularly for the Tram Route 86 corridor given the current and proposed investments to upgrade the network and also along Tram Route 112. Similarly there are also opportunities for additional housing growth to occur in and around the railway stations found within the suburbs (Preston, Bell, Rushall, Croxton, Northcote, Merri, Dennis and Westgarth Station). The local and neighbourhood centres, whilst not guided by structure plans also provide opportunities for further housing development. Whilst both suburbs are guided by several policies and strategies (High Street Urban Design Framework 2004, Junction Area Development Plan 2001, Preston Central Structure Plan 2006, Northcote Structure Plan 2007 and the Darebin Retail Activity Centres Strategy 2006) the studies should be reviewed in light of changes to the structure and content of the SPPF introduced via Amendment VC71 which provide greater emphasis on housing location, direction and requirements.

Although Fairfield, Alphington and Thornbury are located within close proximity to the CBD and have walkable catchments to existing services and infrastructure (heavy rail, light rail, secondary and primary neighbourhood centres) the lack of large redevelopment sites and fragmented land ownership patterns can serve as an inhibitor for major redevelopment within these suburbs. Similarly these suburbs also lack suburb specific policy and strategy guidance for further infill redevelopment compared to the other suburbs. The lack of UDP projects within the suburbs is reflective of this. Opportunities for further infill redevelopment of increased densities for these suburbs should occur in accessible areas such as, but not limited to; in and around local and neighbourhood centres, along main roads and in and around existing public transport infrastructure. Fairfield and Alphington benefit from being located in close proximity to the CBD and other inner suburban areas making the suburbs attractive options for further infill redevelopment, particularly in and around Fairfield village which has been identified as a strongly performing and vibrant neighbourhood centre. Other opportunity areas include the pockets of industrially zoned properties located on Heidelberg Road found in both suburbs. These properties are significant in size and present opportunities for large scale redevelopment projects, in particular mixed use developments due to the high exposure generated from Heidelberg Road.

Located in the northern parts of the municipality, Reservoir is physically the largest suburb within Darebin. It appears that the current predominant land use within the

Housing Opportunities Report suburb is for residential purposes with roughly 20172 properties located in a zone that permits residential uses. The lack of existing suburb specific policy and strategy guidance within Reservoir for housing development is manifested through a lower reading of projects in the UDP register and higher rates of subdivision and lower density redevelopment projects. This is further supported in the HDD report which reveals the housing construction activity for units, townhouses and villas in Reservoir are generally higher than other suburbs in Darebin. Reservoir is characterised by larger lots compared to its southern counterparts with an average land measurement of approximately 741sqm for properties located in a zone that permits residential uses. The suburb benefits from a Major Activities Area and will subsequently benefit from a structure plan that will guide the future land use and built form. Housing development within the structure plan boundary will need to consider the structure plan upon its completion. Whilst the north western part of Reservoir West is mainly constrained by the single dwelling covenant (concentrated around the Merrilands Estate), there are opportunities for further infill redevelopment in the accessible parts of the suburb. These areas include in and around the four train stations (Regent, Reservoir, Ruthven and Keon Park), along the Plenty Road Corridor and the network of local and neighbourhood centres distributed throughout the suburb.

Kingsbury and Bundoora were formerly home to several large state and commonwealth owned assets, mainly medical institutions. The redevelopment of these areas particularly the Springthorpe and Mount Cooper Estates were triggered by the ‘Building Better Cities’ program which ran from 1991 to 1996. Council undertook further strategic work (mainly in the North East Corridor Plan 1997) to guide the development of the estates with construction activity commencing in early 2000. For this reason, the suburbs are now generally characterised by newer housing stock compared to the rest of the municipality which is also reflected in a significantly higher residential development activity reading as identified in the HDD report. The redevelopment potential of the new estates will be much lower than areas that are predominantly characterised by older housing stock (generally built between the 1950’s and the 1980’s). This can serve as a limitation to further redevelopment in these suburbs, however the housing opportunities are still present for the older areas in Kingsbury and Bundoora that are in close proximity to the Tram Route 86 corridor, in and around local and neighbourhood centres and in and around La Trobe University. The university is approximately 2,104,293sqm in size and has significant capacity to accommodate housing redevelopment. Any future plans to redevelop land

Housing Opportunities Report owned by La Trobe University should be supported, particularly for affordable, social and student housing.

Areas with a walkable catchment to existing services and infrastructure are generally suitable for affordable and social housing development in Darebin due to the higher levels of accessibility however the provision of these dwelling types also need to recognise the importance of incorporating ESD into the design. The inclusion of ESD principles into the design of a building can reduce the reliance on operating energy in maintaining thermal comfort and liveability within a dwelling. ESD within developments can not only reduce carbon emissions but it can also cut the operating cost of a dwelling. Whilst this is an important consideration for affordable housing construction it should be encouraged in all new developments.

Parts of Darebin have undergone a land-use transition from industry to mixed use and residential in the presence of strong council and policy guidance. Upon the completion of the Junction Area Development Plan 2001 and subsequent rezoning of industrial zoned properties, the area has witnessed a rise in housing redevelopment as reflected in the 2009 UDP data which shows seven projects proposed for the area, expecting to generate approximately 409 dwellings in the next three to five years. There has been a rise in rezoning requests for industrial land throughout Darebin particularly along Plenty Road; the rationale being that there is no longer any viability for the continuation of industrial uses. While it is imperative to retain the core industrial areas in Darebin (Reservoir West, Preston East and Fairfield/Alphington) it should be considered to rezone pockets of industrial sites for residential and/or mixed use developments.

Housing Opportunities Report

11 CONCLUSION Darebin is a well serviced municipality and its location in relation to the CBD make it ideal, in conjunction with many other inner and middle ring municipalities, to absorb the population growth and the housing requirements Melbourne is expected to experience in the coming years. There is capacity within Darebin for housing development and growth however the rate of growth will not be able to satisfy demand and shortage. Future housing policy should encourage and facilitate more housing growth, particularly for increased densities in and around the accessible areas of the municipality. These areas include the network of local and neighbourhood centres, the major and principal activity areas, the tram corridors, in and around the train stations, near significant high quality open spaces, in and around tertiary institutions major roads and employment areas. The redevelopment of strategic sites in and around these accessible areas should be designated areas for larger infill housing redevelopment projects. These strategic sites are generally over 1,000sqm, have two or more street frontages (corner sites) and have access to rear laneways.

Whilst there are opportunities for further infill to occur in Darebin, there are land-use and non land-use planning constraints that can make the process more difficult. Whilst the Victorian Planning Provisions in its current form may lack the appropriate tools to facilitate integrated housing development at the current rate of demand, it can still be effectively used to achieve the housing objectives contained in this report. The development of stronger, concise and more suburb specific policies and strategies are required to address housing issues

Housing Opportunities Report

APPENDIX A – LIST OF OPPORTUNITY SITES