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Housing Opportunities Report HOUSING OPPORTUNITIES REPORT Strategic Planning Unit City Development Darebin City Council Housing Opportunities Report 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. 1 Housing Opportunities Report This report has been peer reviewed by the RMIT AHURI Research Centre 2 Housing Opportunities Report 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 3 Housing Opportunities Report 11 CONCLUSION ....................................................................................64 4 Housing Opportunities Report 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 5 Housing Opportunities Report 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); 6 Housing Opportunities Report 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
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