Managing Residential Development Taskforce Western Subregion Residential Zones State of Play
29 January 2016 © The State of Victoria Department of Environment, Land, Water and Planning 2015
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Accessibility
If you would like to receive this publication in an alternative format, please telephone DELWP Customer Service Centre 136 186, email [email protected], via the National Relay Service on 133 677 www.relayservice.com.au. This document is also available on the internet at www.delwp.vic.gov.au RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION CONTENTS
Introduction 1
Western Subregion 6
Brimbank 14
Hobsons Bay 20
Melton 25
Moonee Valley 30
Wyndham 35
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
ABBREVIATIONS
ABS Australian Bureau of Statistics ACZ Activity Centre Zone CA Commonwealth Land not controlled by Planning Scheme CBD Central Business District CCZ Capital City Zone C1Z Commercial 1 Zone C2Z Commercial 2 Zone CDZ Comprehensive Development Zone DELWP Department of Environment, Land, Water and Planning DZ Docklands Zone GRZ General Residential Zone LDRZ Low Density Residential Zone MRDAC Managing Residential Development Advisory Committee MSS Municipal Strategic Statement MUZ Mixed Use Zone NRZ Neighborhood Residential Zone PDZ Priority Development Zone PSP Precinct Structure Plan PUZ Public Use Zone RAAF Royal Australian Air Force RAZ Rural Activity Zone RGZ Residential Growth Zone RLZ Rural Living Zone RZSAC Residential Zones Standing Advisory Committee SUZ Special Use Zone TZ Township Zone UGZ Urban Growth Zone VPP Victoria Planning Provisions
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
GLOSSARY OF TERMS
1 for 1 replacement Demolition of a single dwelling followed by construction project of a new replacement single dwelling. 20(4) Amendment A planning scheme amendment that is prepared, adopted and approved without notice pursuant to section 20(4) of the Planning and Environment Act 1987. ABS Building Approvals This dataset from the Australian Bureau of Statistics records the number of dwelling units and the value of construction of development that has been given a building permit each month. This dataset has a catalogue number of 8731.0. Amendment C## A ‘C’ amendment makes changes to an individual planning scheme only. A ‘C’ amendment can change a planning scheme in a number of ways, including amending or deleting an existing local provision, inserting a new local provision, inserting or deleting a zone or overlay or amending a planning scheme map. A ‘C’ amendment cannot change a State standard provision selected from the VPP. ‘C’ amendments are prepared by the Council. Amendment GC## A ‘GC’ amendment makes changes to more than one planning scheme. A ‘GC’ amendment can be used to make changes to more than one planning scheme for a particular matter, such as a regional initiative. A ‘GC’ amendment cannot change a State standard provision selected from the VPP. ‘GC’ amendments are prepared by the Minister for Planning.
Amendment V## A ‘V’ amendment makes changes to the Victoria Planning Provisions only. ‘V’ amendments are prepared by the Minister for Planning. Amendment VC## A ‘VC’ amendment makes changes to the VPP and one or more planning schemes. ‘VC’ amendments are prepared by the Minister for Planning.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Broadhectare Broadhectare development (sometimes known as development greenfield development) involves the development of large areas of land that were previously nonurban (usually agricultural land on the edge of the city) for new suburban development. The term ‘remnant broadhectare development’ refers to development of relatively small housing estates in the outer suburbs that may be within the established urban area, but are remaining pieces of broadhectare land that have not previously been developed for urban use. Draft Housing Lotbylot data on housing stock and dwellings Development Data 2014 demolished or constructed for each year from 2004 to 2014. This data is commissioned by DELWP and is publicly available. Data from 2013 and 2014 is still in draft form at the time of publication and will be subject to revision. Dual occupancy A residential development project that involves the construction of two dwellings on a lot, and usually involves subdividing that lot into two new lots. Estimated resident This refers to the official Australian Bureau of Statistics population population estimate produced for each year respectively as at 30 June. Green Wedge Green Wedge land is defined under Part 3AA of the Planning and Environment Act 1987 as “land that is described in in a metropolitan fringe planning scheme as being outside an Urban Growth Boundary”. There are 12 defined Green Wedges spanning parts of 17 municipalities. Growth areas Locations on the fringe of metropolitan Melbourne designated in planning schemes for largescale transformation, over many years, from rural to urban use. High density (Housing) Housing with a density of greater than 75 dwellings per hectare. This is using a ‘sitedensity’ measure (i.e. roads and other residential prohibitive areas are excluded from the area calculation). This definition is based on analysis showing this level of density is usually associated with apartments. Low density (Housing) Housing with a density of less than 25 dwellings per hectare. This is using a ‘sitedensity’ measure (i.e. roads and other residential prohibitive areas are excluded from the area calculation). This definition is based on analysis showing this level of density is usually associated with detached houses.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Medium density (Housing) Housing with a density of 25 to 75 dwellings per hectare. This is using a ‘sitedensity’ measure (i.e. roads and other uses are excluded from the area calculation). This definition is based on analysis showing this level of density is usually associated with units, townhouses, and semidetached dwellings. Metropolitan Melbourne The area within the outer limits of the 31 municipalities that make up metropolitan Melbourne, plus part of Mitchell Shire within the Urban Growth Boundary. New residential zones The three residential zones (Neighborhood Residential Zone, General Residential Zone and Residential Growth Zone) introduced into the Victoria Planning Provisions through Amendment V8 on 1 July 2013. Other (where referring to Where the report refers to ‘other’ zones in the context of zones) residential development, it refers to zones other than NRZ, RGZ, and GRZ that allow for residential development. Where the term ‘other’ is used in a table or chart that also includes some of the zones from the list above, it refers to zones on this list other than those zones specifically mentioned. Periurban Comprises the hinterland beyond the proposed metropolitan urban boundary. Plan Melbourne The Victoria Government’s metropolitan planning strategy, approved in 2014. Population density Population density, where discussed in this report, is measured in persons per hectare. The measure used is ‘populationweighted density’, which reflects the density at which the average person lives. The calculations use 2011 Census data at statistical area level 1. Precinct Structure Plans Detailed plans for future growth corridor developments, informed by growth corridor plans. Before development begins, the Metropolitan Planning Authority and the relevant local government will develop these plans to identify alignments of transport routes, town centres, open space networks, densities of residential areas for industry and employment. They also produce other plans for state and local government infrastructure needs, development contributions and native vegetation protection. ResCode Commonly known as 'ResCode', the residential development provisions are not a separate document, they are incorporated into all Victorian planning schemes and the Victorian Building Regulations. There are 13 residential development standards in Clause 54 and 55 in all planning schemes in Victoria. Taskforce The Managing Residential Development Taskforce
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Urban Development Data produced annually by DELWP that captures Program 2015 proposed residential development projects of 10 or more dwellings, broadhectare residential land supply, and industrial land supply and consumption. Data from the 2015 release is used in this report. Urban Growth Boundary The current geographical limit for the future urban area of Melbourne. Victoria in Future Victoria in Future 2015 is the latest official state government projection of population and housing. Victoria Planning The comprehensive set of planning provisions for Provisions Victoria. It is not a planning scheme and does not apply to any land. It is a statewide reference, used as required, to construct planning schemes. Zones that allow for Zones where ‘dwelling’ is a Section 1 or Section 2 Use in residential development the Victoria Planning Provisions. These are the Neighbourhood Residential Zone, General Residential Zone, Residential Growth Zone. Low Density Residential Zone, Mixed Use Zone, Township Zone, Commercial 1 Zone, Rural Living Zone, Rural Activity Zone, Comprehensive Development Zone, Capital City Zone, Docklands Zone, Priority Development Zone, Urban Growth Zone and Activity Centre Zone. Public land Metropolitan maps use the ‘Public Land Victorian Environment Assessment Council, 2012' layer. Regional city maps use the Crown Land layer.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Introduction
Background In July 2013 new residential zones were introduced into the Victoria Planning Provisions. This concluded a six year period of consultation and discussion in which the Bracks, Brumby and Napthine governments sought the views of the community and industry on the preferred structure and content of the new residential zones. The new residential zones comprise the Residential Growth Zone (RGZ), the General Residential Zone (GRZ) and the Neighbourhood Residential Zone (NRZ). In combination, these zones enable councils and their communities to better direct the location and scale of residential change. Councils were given 12 months from July 2013 to implement the new residential zones into their planning schemes. The way in which councils implemented the new residential zones can be generally grouped into four categories: Councils with existing housing policies prepared an amendment and requested the Minister for Planning use his powers under section 20(4) of the Planning and Environment Act, 1987 (a 20(4) Amendment) Councils with draft housing policies prepared a standard Planning Scheme Amendment which included formal exhibition of the amendment and were referred to an independent panel Councils with no relevant policy work opted for a translation of the former zones to the GRZ Councils that optedin to the Residential Zones Standing Advisory Committee (RZSAC) process (Stage One or Two) which included notice in accordance with the RZSAC Terms of Reference and a public hearing process. By January 2016 the majority of metropolitan municipalities and regional cities had completed a strategic implementation of the zones. With the new residential zones now in place, the Victorian Government has decided to seek the views and experiences of industry and the community on the application of the zones, and to receive advice on the implications of this for residential policy.
Managing Residential Development Advisory Committee The Managing Residential Development Advisory Committee (MRDAC) was appointed on 29 November 2015 by the Minister for Planning, the Hon Richard Wynne, under section 151 of the Planning and Environment Act 1987 to report on the application of zones that provide for residential development in metropolitan Melbourne and the four regional cities of Bendigo, Ballarat, Geelong and Latrobe. The MRDAC comprises Kathy Mitchell (Chair), Michael Kirsch (Deputy Chair), Debra Butcher, Sarah Carlisle, Peter Gaschk, Sarah McDonald, Rachael O'Neill and John Riley. The Terms of Reference for the MRDAC state that it will be supported by the Managing Residential Development Taskforce (the Taskforce) comprising staff from the Department of Environment, Land Water and Planning (DELWP).
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 1 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Residential Zones State of Play reports In accordance with the MRDAC Terms of Reference, the Taskforce has prepared Residential Zones State of Play reports for each Plan Melbourne subregion and a combined report for the regional cities of Ballarat, Bendigo, Geelong and Latrobe. Including the Overarching Report, there are seven Residential Zones State of Play reports: 1. Overarching Report 2. Central Subregion (Melbourne, Stonnington, Maribyrnong, Port Phillip, Yarra) 3. Northern Subregion (Banyule, Darebin, Hume, Mitchell (part), Moreland, Nillumbik, (Whittlesea) 4. Eastern Subregion (Boroondara, Knox, Manningham, Maroondah, Monash, Whitehorse, Yarra Ranges) 5. Southern Subregion (Bayside, Cardinia, Casey, Frankston, Glen Eira, Greater Dandenong, Kingston, Mornington Peninsula) 6. Western Subregion (Brimbank, Hobsons Bay, Melton, Moonee Valley, Wyndham) 7. Regional Cities (Ballarat, Greater Bendigo, Greater Geelong and Latrobe). The Overarching Report establishes the demographic and housing supply context for reviewing the application of the new residential zones. It covers Victoria's current and projected demographic changes and how these may ultimately influence housing demand, as well as detailed information on housing supply trends. The five Residential Zones State of Play reports for metropolitan Melbourne (Central, Northern, Eastern, Southern and Western subregions) provide an overview at the subregional level including information on demographics, population growth, residential zoned land, dwelling supply and anticipated residential growth. This is followed by a chapter on each municipality which provides a short history of the residential zones including how the new residential zones were introduced, and by what method. Information is also provided on residential zoned land, dwelling supply and anticipated residential growth by municipality. The combined Residential State of Play Report for Ballarat, Greater Bendigo, Greater Geelong and Latrobe provides a chapter on each municipality in the same way as the metropolitan Melbourne reports. However, this report does not include an overview at the subregional level as these municipalities are not located in the same area. The Overarching Report and subregional reports are intended to assist the community, the development industry and ultimately the MRDAC to review the implementation of the new residential zones. Each of the subregional reports is accompanied by an A3 Book of Plans.
About this report This report relates to the Western Subregion of metropolitan Melbourne which includes the municipalities of Brimbank, Hobsons Bay, Melton, Moonee Valley and Wyndham.
Explanation of tables and figures Where necessary, an explanation of the tables and figures found in the municipal chapters of this report is provided in this section. These explanations provide clarification on the Taskforce’s methodology and assumptions.
2 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Some tables and figures are relatively straightforward representations of data such as Australian Bureau of Statistics (ABS) Census data or Victoria in Future 2015 population projections, and these are not explained further. Others tables and figures include certain assumptions, use customised categorisations of ABS data, or have caveats. These tables and charts require further explanation. Table type: Zones that allow for residential development This type of table shows the number of lots and area of lots (in hectares) by zone. The area is not the total area of zoned land but the combined area of all lots within that zone. Roads and other undevelopable areas have been excluded from the total area calculation. The category ‘other’ refers to zones besides NRZ, RGZ, and GRZ that allow for residential development (refer to the definition in the glossary of terms). In most cases, this type of table includes the three new residential zones and the ‘other’ category. This approach is modified when it is more appropriate to use a different selection of residential zones (such as those municipalities that do not have all three residential zones). Table type: Other zones that allow for residential development This type of table shows the area and number of lots for selected zones within the ‘other’ category. It generally does not include zones where there is only a very small area of that zone or where it is anticipated there will be limited dwelling construction activity in that zone. Chart type: Proportion of land in each zone This type of chart is generated from the data in the table ‘Zones that allow for residential development’. Table type: Recent housing construction This type of table shows the net dwelling increase in each of the zones over the 2010 2014 period. The net dwelling increase is the total number of dwellings constructed minus the total number of dwellings demolished. Table type: Planned major residential redevelopment projects This type of table shows planned major residential redevelopment projects in each zone, based on DELWP’s 2015 data. The Urban Development Program 2015 tracks proposed projects of 10 or more dwellings within the established area of Melbourne in the redevelopment dataset. Note that broadhectare subdivisions on the edge of the city are also captured in the broadhectare dataset in the Urban Development Program 2015 , which is also referred to in these reports. These projects range from those that are currently under construction to those with planning approval that are not yet under construction. The Urban Development Program 2015 also tracks projects that are still in the early planning phase and those for which a planning permit may not have been applied for, where information is available. In some cases, this table may show proposed developments in zones where residential development is prohibited. In most cases a rezoning of land to a zone that allows for residential development is proposed or under consideration.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 3 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
This table does not appear for municipalities with limited planned residential redevelopment, such as the growth area municipalities, where almost all residential construction is in broadhectare projects. Chart type: Number of residential redevelopment projects by project size, 20102014 This type of table represents Draft Housing Development Data 2014 and shows the number of residential projects in the years 20102014 by project type in each zone. Projects are categorised according to the number of dwellings constructed. A distinction has been made between 1 for 1 replacement projects and projects in which 1 dwelling is constructed on a vacant lot. This distinction is made because the 1 for 1 replacement projects tend to be in older established suburbs and change the character of areas without a net increase in dwelling stock, while 1 dwelling projects tend to occur in newly developed areas and add to the overall dwelling stock. This table does not appear for some municipalities, where there is no useful comparison to be made. For example it usually does not appear for municipalities in which only the GRZ has been applied and it does not appear for growth area municipalities. This is because majority of residential development projects in growth areas involve the construction of a single detached house. Table type: Dwellings approved by built form category, 20012015 This type of table shows the number of dwellings approved in a municipality categorised into different built forms. For the purpose of this report, the ABS dwelling categories are collapsed into three broad categories: Houses : the ABS building structure category of houses Attached 12 storeys : the ABS categories of semidetached, row or terrace house, townhouse or duplex etc. with one storey; semidetached, row or terrace house, townhouse or duplex etc. with two or more storeys; and flat, unit, or apartment in a building of one or two storeys Attached 3+ storeys : the ABS categories of flats units or apartments (in a three storey block) and flats units or apartments (in a four or more storey block). This type of table has been prepared using the ABS Building Approvals data (Catalogue number 8731.0). Due to the lack of consistent and available data for conversions, alterations and additions, only data for new constructions is used in this report. Reference to building approvals data for 2015 includes data up to September 2015, as that is what was available at the time of publication. Table type: Broadhectare residential development This type of table is only prepared for growth area municipalities. It shows: The number of Precinct Structure Plan areas The estimated total number of broadhectare lots anticipated to be constructed in those Precinct Structure Plans (i.e. this does not include already constructed lots in those Precinct Structure Plans) The total area in hectares of the Precinct Structure Plans including areas that are already developed.
4 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Precinct Structure Plan areas referred to as ‘PSP required’ are areas that are identified to have a Precinct Structure Plan applied where work may have begun on a Precinct Structure Plan, although no Precinct Structure Plan currently applies. A lot that is constructed is one that has had services connected, including road access, and works have been completed to prepare for the construction of a dwelling.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 5 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Western Subregion
The Western Subregion consists of the municipalities of Brimbank, Hobsons Bay, Melton, Moonee Valley and Wyndham. The subregion is a diverse area that stretches from inner city suburbs less than 4 kilometres from Melbourne’s CBD, such as Flemington, to the primary growth areas of Melton and Wyndham. The Western Subregion encompasses major industrial areas of critical significance to Victoria, large areas of coastline of significant environmental value and large areas of broadhectare land that supports new housing. The Western Subregion is an attractive location for new households and its growth areas are a major location for Victoria's population growth. Residential growth in the subregion is predominantly single detached dwellings, although this is steadily changing with the recent addition of townhouses and apartments, particularly within more established suburbs. The Western Subregion consists of the municipalities of Brimbank, Hobsons Bay, Melton, Moonee Valley and Wyndham.
Areas of state and local significance
National employment Sunshine (emerging), East Werribee (emerging) cluster
Metropolitan activity Sunshine, Toolern (future) centres
Statesignificant Western, and identified future industrial precinct industrial precincts
Transport gateways Essendon Airport
Health and/or education Sunshine Hospital and Victoria University (St Albans), Werribee precincts Mercy, Melton Health, Victoria University (Sunshine)
Activity centres Airport West, Altona, Altona North, Ascot ValeUnion Road, Brimbank, Caroline Springs, Deer Park, FlemingtonRacecourse Road, Hopkins Road, Hoppers Crossing, Manor Lakes, Melton, MeltonWoodgrove and Coburns Road, Moonee Ponds, Niddrie Keilor Road, North Essendon, Plumpton, Point Cook, Riverdale, Rockbank North, Rockbank South, St Albans, Sydenham, Tarneit, Werribee, Werribee Plaza, Williams Landing, Williamstown
6 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Western Subregion: Zones that allow for residential development
Population growth In 2014 the Western Subregion’s population was 733,000, which is equivalent to 16.7% of metropolitan Melbourne’s population. By 2031, the Western Subregion’s population is expected to reach 1,095,000, increasing its share of Melbourne’s population to 18.5%. The Western Subregion’s projected population growth between 2011 and 2031 is the highest of Melbourne’s five subregions. For the purpose of this report, municipalities are grouped together based on their demographic characteristics and distance from Melbourne’s CBD. For the Western Subregion these groupings are as follows: Middle includes the municipalities of Brimbank, Hobsons Bay and Moonee Valley Growth area includes the municipalities of Melton and Wyndham.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 7 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Western Subregion: Municipality groupings
The high rate of existing and projected growth in the Western Subregion’s growth areas is due to the large areas of broadhectare land zoned for residential growth. Households will migrate to the Western Subregion’s growth areas from within the Western Subregion and from across Melbourne, interstate and overseas. The subregion’s middle areas include more mature suburbs that currently experience growth rates similar to other established middle areas across Melbourne. Western Subregion: Average annual change by grouping 8%
7%
6%
5%
4%
3%
2%
1%
0% Middle Growth 19912001 20012011 20112021 20212031
Source: Victoria in Future, 2015 and ABS Regional Population Growth, 20132014 (cat. no. 3218.0)
8 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
The highest share of population growth in the Western Subregion will be in Melton and Wyndham. By 2031, the subregion’s growth areas are likely to have a population that is 30% larger than its middle areas. Western Subregion: Share of subregional growth by grouping 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Middle Growth
19912001 20012011 20112021 20212031
Source: Victoria in Future, 2015 and ABS Regional Population Growth, 20132014 (cat. no. 3218.0) Between 2011 and 2031, Melton and Wyndham are projected to add 339,000 residents between them, as their broadhectare areas continue to develop. The middle municipalities of Moonee Valley and Brimbank are each projected to accommodate more than 30,000 residents. Western Subregion: Population change by municipality 120,000
100,000
80,000
60,000
40,000
20,000
0 Brimbank Hobsons Bay Moonee Valley Melton Wyndham Middle Growth
19912001 20012011 20112021 20212031
Source: Victoria in Future, 2015 and ABS Regional Population Growth 20132014 (cat. no. 3218.0) Moonee Valley has the highest population density in the subregion, which reflects the influence of relatively dense suburbs such as Flemington and Moonee Ponds. Melton and Wyndham have the lowest population density, although this may change as these municipalities develop over time.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 9 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Western Subregion: Population density by municipality 40
35
30
25
20
15
10
5
0 Moonee Valley Hobsons Bay Brimbank Wyndham Melton Source: ABS Census, 2011 Age The Western Subregion is the youngest of Melbourne’s subregions. This is largely the product of having a substantial share of its total population living in growth areas, which tend to attract younger households. The Western Subregion is projected to age over the period to 2031, with the share of the population aged 65+ increasing from 10.3% to 14.9%, and a proportionate decline in the share of the population in other age groups. However, proportions tell only part of the story, as the number of people aged 024, while declining as an overall proportion of the population, is projected to increase significantly. Western Subregion: Subregion by age cohort Age 1991 2011 2021 2031 cohort No. % No. % No. % No. % 014 97,000 22.8% 136,000 20.3% 188,000 21.6% 221,000 20.2% 1524 74,000 17.2% 93,000 13.9% 103,000 11.8% 146,000 13.3% 2564 220,000 51.4% 372,000 55.5% 740,000 53.9% 564,000 51.6% 6584 34,000 8.1% 61,000 9.1% 98,000 11.2% 142,000 13.0% 85+ 2,000 0.5% 8,000 1.2% 13,000 1.4% 21,000 1.9% Source: Victoria in Future, 2015 and ABS Regional Population Growth 20132014 (cat. no. 3218.0) Growth in the number of residents aged 024 in the Western Subregion will be largely concentrated in its growth areas. At the same time, the population aged 65+ within the subregion’s growth areas will also grow significantly from 6.6% of the population in 2011 to 11.6% by 2031.
10 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Western Subregion: Subregion by age cohort and grouping Age 2011 2031 Middle Growth Middle Growth 014 70,000 66,000 81,000 140,000 1524 55,000 38,000 55,000 91,000 2564 216,000 156,000 249,000 316,000 6584 45,000 17,000 78,000 65,000 85+ 6,000 2,000 14,000 7,000 Source: Victoria in Future, 2015
Zoned land The Western Subregion includes land zoned for limited residential change, medium density housing and high density housing. It also has substantial growth areas zoned for broadhectare development. The municipalities of Hobsons Bay, Brimbank and Moonee Valley have all applied the GRZ to significant areas of their established suburbs to allow ongoing redevelopment in accordance with the GRZ and ResCode. About 7% of residential land in the subregion is subject to zoning that seeks to limit further residential change. Brimbank has applied the NRZ to much of the residential areas that are not close to activity centres and major transport infrastructure. There is also land south of Tarneit on existing, large ‘lifestyle’ lots that is in the Low Density Residential Zone. Almost 50% of land available for further residential development in the Western Subregion is in the Urban Growth Zone. This land will ultimately support further broadhectare development, predominantly in the form of single detached dwellings in accordance with Precinct Structure Plans. Around 2,000 hectares of land is within zoning that allows for higher density development including land in the RGZ, the Mixed Use Zone and Commercial 1 Zone. These zones apply to land in and near the subregion’s shopping strips and activity centres, major transport corridors and railway stations. A significant amount of high density housing development is expected in these areas over the coming decade. Western Subregion: Zones that allow for residential development NRZ GRZ RGZ Other Number of lots 39,803 208,612 5,757 11,049 Area (hectares) 2,841 14,079 314 21,180 % of total residentially zoned land 7.4% 36.7% 0.8% 55.1%
Western Subregion: Selected other zones that allow for residential development C1Z ACZ MUZ LDRZ CDZ PDZ UGZ Number of lots 3,492 1,458 1,206 789 1,237 917 1,910 Area (hectares) 429 129 1,236 444 199 249 18,486 % of total residentially 1.1% 0.3% 3.2% 1.2% 0.5% 0.6% 48.1% zoned land
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 11 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Recent dwelling supply As at 2014, there were 270,600 dwellings in the Western Subregion. Since 2010 the region’s dwelling stock has been growing at approximately 6,600 dwellings per annum. A high proportion of the subregion’s new dwellings have been constructed in the growth area municipalities of Wyndham and Melton. In the 20102014 period the Western Subregion yielded 20% of Melbourne’s new dwelling supply, while it currently contains 16% of metropolitan Melbourne’s dwelling stock. Western Subregion: Net dwellings, 20102014 18,000
16,000
14,000
12,000
10,000
8,000
6,000
4,000
2,000
Moonee Valley Hobsons Bay Brimbank Wyndham Melton
Source: Draft Housing Development Data, 2014 During the 20102014 period, approximately 71% of new dwellings were constructed on land now zoned GRZ, mostly in broadhectare areas. Given the large areas of developable broadhectare land within the subregion, only a limited proportion of development has occurred in other zones that support residential development. Western Subregion: Recent housing construction NRZ GRZ RGZ PDZ UGZ Other Net dwelling increase 20102014 2,290 23,826 307 1,094 2,930 2,900 % of net dwellings 20102014 7% 71% 1% 3% 7% 11% Source: Draft Housing Development Data, 2014 The primary form of new housing within the Western Subregion is detached houses. This reflects the dominance of broadhectare development within the subregion. However, approvals data suggests a steady increase in the development of units and apartments. These dwellings are gradually providing greater housing choice in the Western Subregion. Moonee Valley has seen the largest share of the subregion’s apartment development.
12 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Western Subregion: Dwellings approved by built form category, 20012015
40,000 Houses 35,000 Attached 12 storeys Attached 3+ storeys 30,000
25,000
20,000
15,000
10,000
5,000
0 20012005 20062010 20112015 Source: ABS Building Approvals, September 2015 (cat. no. 8731.0) Anticipated dwellings in major redevelopment sites Over the next decade approximately 21,000 new dwellings are planned for major redevelopment sites in the Western Subregion. Considerable redevelopment activity is expected to occur in the subregion’s commercial areas and activity centres such as the Moonee Ponds Activity Centre and the Moonee Valley Racecourse redevelopment. Significant major redevelopment activity is also planned for former industrial areas, particularly in Hobsons Bay. However, this will depend on the successful rezoning of land for residential purposes, along with remediation of the land. Extensive redevelopment activity is also anticipated in the GRZ. This development comprises prospective infill projects that on average will yield 20 dwellings per development, mostly in the form of new townhouses. Western Subregion: Planned major residential development projects NRZ GRZ RGZ Other Dwellings in planned UDP projects 1,418 4,238 364 15,193 Source: Urban Development Program, 2015 Western Subregion: Planned major residential development projects in other zones C1Z ACZ MUZ SUZ INZ PUZ PDZ UGZ PPRZ Dwellings in planned UDP 1,297 2,909 1,018 2,577 3,791 964 1,875 55 157 projects Source: Urban Development Program, 2015
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 13 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Brimbank
At a glance The City of Brimbank is a middlering municipality located 9 and 26 kilometres north west of Melbourne’s CBD. The municipality is served by the Sunbury railway line and numerous bus routes and also has access to the Western Ring Road and the Calder Freeway. Brimbank is the second largest (most populous) municipality in Melbourne and the largest in the Western Subregion. Over recent years the municipality has transitioned from being a growth area on the edge of metropolitan Melbourne to a more established part of the city.
Residential zones history
2010 Brimbank City Council undertook community consultation on its Housing Strategy.
2013 Council released its Home and Housed, 2013 strategy in December 2013 .
2014 Council undertook consultation on its Home and Housed, 2014 strategy and its proposed residential zones Council prepared Amendment C158 (RGZ and NRZ) in April 2014 and requested the Minister for Planning approve it without notice (20(4) amendment). Amendment VC116 removed the Residential 1, 2 and 3 zones from the Victoria Planning Provisions and rezoned land previously in Residential 1, 2 or 3 zones to GRZ. It was gazetted on 1 July 2014. Amendment C158 was gazetted on 6 November 2014.
2015 Draft Amendment C166 (RGZ and NRZ schedules) was prepared by Council and it undertook notice in accordance with the RZSAC Terms of Reference. The RZSAC held a public hearing in April 2015.
New residential zones implementation The new residential zones were introduced into the Brimbank Planning Scheme through Amendment VC116 and the Planning Scheme was further amended through Amendment C158. Amendment VC116 applied to a number of Planning Schemes where councils were not in a position to facilitate the conversion to the new residential zones by 1 July 2014. The amendment translated land in the former Residential 1, 2 and 3 zones to GRZ. Brimbank: New residential zones implementation Amendment number VC116 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 1 July 2014 Supporting strategic work Amendment V8 and Brimbank Planning Scheme
14 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Brimbank: Zones that allow for residential development
Amendment C158 rezoned land in the former residential zones to one of the three new residential zones. The basis of this amendment was Council’s housing strategy, Home and Housed, 2014. This housing strategy categorised the municipality into ‘limited change’, ‘incremental change’ and ‘substantial change’ housing policy areas. The amendment applied the NRZ to ‘limited change’ areas, the GRZ to ‘incremental change’ areas, and the RGZ to ‘substantial change’ areas.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 15 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Brimbank: New residential zones implementation Amendment number C158 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 6 November 2014 Supporting strategic work Home and Housed, 2014
Population and households As at 2011, the population of Brimbank was approximately 191,000 residents. Brimbank has an average population density of 29 people per hectare of residentially zoned land. By 2031 the municipality’s population is expected to grow by 32,000 residents. Over this time population growth, combined with changes to the composition of existing households, is expected to result in an increase of approximately 17,000 households. Brimbank's projected annual average population increase of 0.8% compares to 1.8% for metropolitan Melbourne. Brimbank: Victoria in Future population projections 2011 2031 Average annual increase Estimated residential population 191,495 223,046 0.8% Households 65,196 82,083 1.2% Average household size 2.92 2.69 0.4% Source: Victoria in Future, 2015
Zoned land Over half of Brimbank’s residentially zoned land is within the NRZ. This land is comparatively more remote from the municipality’s activity centres and major transport infrastructure. The GRZ makes up the majority of the remaining land in the municipality. Land zoned GRZ is generally spread along the Sunbury/Melton railway corridor and around the municipality’s activity centres of Sunshine, Deer Park Village, Brimbank Central, St Albans and Sydenham (Watergardens). The RGZ has been applied to land in and around activity centres and to an area east of the Keilor Plains railway station. Brimbank: Zones that allow for residential development NRZ GRZ RGZ Other Number of lots 38,357 27,767 2,238 1,510 Area (hectares) 2,420 1,842 124 267 % of total residentially zoned land 52.0% 39.6% 2.7% 5.7% Other zones in Brimbank where further residential development is permitted are Commercial 1 Zone, Activity Centre Zone and Comprehensive Development Zone. The Commercial 1 Zone has been applied to most of the municipality’s smaller activity centres such as Deer Park Village, Brimbank Central and St Albans. The Activity Centre Zone has recently been applied to the Sunshine Activity Centre, which includes areas of
16 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
industrial land transitioning to mixed uses to allow for denser development. Future development of the Watergardens Shopping Centre in Sydenham will be developed under the Comprehensive Development Zone. Brimbank: Other zones that allow for residential development C1Z ACZ CDZ Number of lots 693 375 436 Area (hectares) 92 64 95 % of total residentially zoned land 2.0% 1.4% 2.1%
Brimbank: Proportion of land in each zone
RGZ Other 2.7% 5.7%
NRZ GRZ 52.0% 39.6%
As at 2014, there were 68,500 dwellings in Brimbank. From 2010 the municipality’s dwelling stock has been growing at approximately 740 dwellings per annum. Over the 20102014 period, nearly 60% of new dwelling development occurred on land now zoned NRZ and one third on land now zoned GRZ. Development of land now zoned NRZ and GRZ has tended to result in low density housing. Development of land now zoned RGZ and Commercial 1 has resulted in medium density housing while development of land now in the Activity Centre Zone and Comprehensive Development Zone has resulted in high density dwellings. Brimbank: Recent housing construction NRZ GRZ RGZ C1Z ACZ CDZ Net dwelling increase 20102014 2,196 1,191 78 5 155 72 Total projects (with net increase) 2010 1,387 791 62 5 11 1 2014 Source: Draft Housing Development Data, 2014 The Urban Development Program 2015 shows that major redevelopment activity is planned in the Activity Centre Zone in Sunshine including the Albion Triangle and Foundry Towers developments. Future development in the Sunshine Activity Centre also includes the possible redevelopment of the St Georges Cross Soccer Club, which is in the Special Use Zone. Sunshine has been designated as a National Employment Cluster. Over time high density development is expected for employment and residential use.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 17 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
The Cairnlea area of Brimbank is yet to be redeveloped but is likely to include medium density, and some high density, residential development. Major redevelopment is also expected to occur in: the Mixed Use Zone (the former City West Water site in Sunshine North); the RGZ (the Kruger Site); the Comprehensive Development Zone (Sydenham Activity Centre); and the Public Use Zone (redevelopment of the former Calder Rise and Sunvale primary schools). There is also significant residential development activity expected in the NRZ and GRZ including the River Valley Estate in Sunshine North – a 120 townhouse development in Albanvale – and the Callaway Park development in Sunshine West. These developments are all expected to be low density residential developments. There are 13 projects planned for land within the NRZ of Brimbank. These projects are likely to be a legacy of transitional provisions where projects lodged prior to the implementation of the new residential zones are considered against the previous zones. The influence of transitional arrangements will diminish over the next few years. Brimbank: Planned major residential development projects NRZ GRZ RGZ C1Z ACZ MUZ CDZ SUZ PUZ Dwellings in planned 1,418 530 296 77 1,159 487 217 150 160 UDP projects Number of planned 13 114 38 2 2 2 2 UDP projects Source: Urban Development Program, 2015 Projects resulting in single detached dwellings have been the main form of development activity on land currently zoned NRZ, most of which occurred in remnant broadhectare locations. Under the provisions of the NRZ, only single dwellings and dual occupancy projects are permitted in the future. For the 20102014 period, there were a number of developments in areas now zoned NRZ and GRZ that resulted in more than three new dwellings. These projects will no longer be permitted in the NRZ but will continue, and potentially increase, in the GRZ. There were also a significant number of projects on land now zoned RGZ. Projects on land now zoned RGZ are expected to increase in number and scale in the future.
18 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Brimbank: Number of residential development projects by project size, 20102014
1,200
1,000
800
600
400
200
0
NRZ GRZ RGZ Other Zone and project size
Source: Draft Housing Development Data, 2014 There has been a steady decline in approvals for single detached dwellings within Brimbank between 2001 and 2015. This is likely to reflect a decline in the availability of land for further broadhectare development. Since 2001 there has been a small increase in unit/townhouse (one to two storey) and apartment approvals (over three storeys). This may represent the beginning of a shift towards medium and higher density development. Urban Development Program 2015 data indicates that apartment and townhouse development in and around activity centres is likely to represent a more significant share of the municipality’s housing development over the next five years. Brimbank: Dwellings approved by built form category, 20012015
Houses Attached 12 storeys 6,000 Attached 3+ storeys
5,000
4,000
3,000
2,000
1,000
0 20012005 20062010 20112015
Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 19 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Hobsons Bay
At a glance The City of Hobsons Bay is a middlering municipality located 5 and 20 kilometres south west of Melbourne’s CBD. The municipality is served by the Werribee and Williamstown railway line, numerous bus routes and access to the West Gate Freeway and Western Ring Road. Hobsons Bay is predominantly industrial with some residential areas. It features over 20 kilometres of bay frontage and large expanses of environmentally significant open space such as wetlands, creek systems, remnant native grasslands and important flora and fauna habitat areas.
Residential zones history
2001 Hobsons Bay City Council undertook consultation on its Neighbourhood Character Study .
2002 Council adopted its Neighbourhood Character Study in December 2002.
2003 Council prepared Amendment C31 (Neighbourhood Character Study ) and Amendment C34 (Heritage Study) and placed both on public exhibition between March and April 2003.
2004 Council undertook consultation on its Industrial Land Management Strategy in March and April 2004.
2005 Amendment C31 (Part 1) was gazetted on 20 January 2005.
2006 Council prepared Amendment C33 (Industrial Land Management Strategy ) and placed it on public exhibition between February and April 2006. Council adopted its Activity Centre Strategy in March 2006 .
2007 Amendment C34 was gazetted on 1 February 2007. Amendment C31 (Part 2) was gazetted on 1 November 2007.
2008 Amendment C33 was gazetted on 23 December 2008.
2014 Amendment GC9 translated land in the R1Z and R2Z to the GRZ. It was gazetted on 13 June 2014.
2015 Council undertook consultation on its Activity Centre Strategy and Housing Strategy.
20 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Hobsons Bay: Zones that allow for residential development
New residential zones implementation The new residential zones were introduced into the Hobsons Bay Planning Scheme through Amendment GC9. Amendment GC9 applied to five metropolitan Melbourne Planning Schemes where councils were not in a position to facilitate the conversion to the new residential zones by 1 July 2014. The amendment translated land in the former Residential 1 and 2 zones to GRZ.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 21 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Hobsons Bay: New residential zones implementation Amendment number GC9 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 13 June 2014 Supporting strategic work Amendment V8 and Hobsons Bay Planning Scheme
Population and households As at 2011, the population of Hobsons Bay was approximately 87,000 residents. Hobsons Bay has an average population density of 30 people per hectare of residentially zoned land. By 2031 the municipality’s population is expected to grow by 20,000 residents. Over this time population growth, combined with changes to the composition of existing households, is expected to result in an increase of approximately 9,000 households. Hobsons Bay's projected annual average population increase of 1% compares to 1.8% for metropolitan Melbourne. Hobsons Bay: Victoria in Future population projections 2011 2031 Average annual increase Estimated residential population 87,396 107,674 1.0% Households 34,417 43,740 1.2% Average household size 2.52 2.43 0.2% Source: Victoria in Future, 2015
Zoned land The GRZ has been applied, to approximately 97% of land on which further residential development is permitted. The Commercial 1 Zone, which also supports further residential development, has been applied to core areas of the municipality’s activity centres in Altona, Williamstown, Altona North and Newport. There are also small pockets of Mixed Use Zone. The Comprehensive Development Zone has been applied in the municipality’s southeast to facilitate the Quest and Stonehenge developments in Williamstown North. Hobsons Bay: Zones that allow for residential development GRZ C1Z MUZ CDZ Number of lots 34,764 836 38 17 Area (hectares) 1,752 44 5 4 % of total residentially zoned land 97.0% 2.4% 0.3% 0.2%
22 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Hobsons Bay: Proportion of land in each zone
MUZ CDZ C1Z 0.3% 0.2% 2.4%
GRZ 97.0%
As at 2014, there were approximately 36,800 dwellings in Hobsons Bay. Since 2010 the municipality’s dwelling stock has been growing at approximately 350 dwellings per annum. During this time nearly all dwellings have been constructed on land now zoned GRZ. Development in the GRZ has generally resulted in medium density dwellings with large numbers of dual occupancy projects in Altona and Altona Meadows. Development in the Mixed Use and Commercial 1 zones has, on average, resulted in high density dwellings. Hobsons Bay: Recent housing construction GRZ C1Z MUZ CDZ Net dwelling increase 20102014 1,516 63 135 32 Total projects (with net increase) 20102014 933 6 3 5 Source: Draft Housing Development Data, 2014 A significant number of new dwellings are planned for the GRZ, and a high proportion of this development will be around the municipality’s activity centres, particularly Williamstown and Altona. Major redevelopment is also anticipated in the South Kingsville industrial area, much of which is currently zoned Industrial 1. Other developments include the Waterline Place development planned for the old Port Phillip Woollen Mills site in Williamstown, which is zoned Mixed Use, and for McLister Street in Spotswood, which is zoned Public Use. More than 3,700 dwellings are anticipated on land currently zoned Industrial 1 in Altona North and Williamstown. These redevelopment sites will require rezoning and possibly significant remediation before they can proceed.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 23 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Hobsons Bay: Planned major residential development projects GRZ C1Z MUZ CDZ INZ PUZ Dwellings in planned UDP projects 1,106 106 385 13 3,791 240 Number of planned UDP projects 20 6 7 1 3 1 Source: Urban Development Program, 2015 Since 2001, development of detached houses has declined in Hobsons Bay while development of attached one to two storey dwellings (units/townhouses) has increased. The biggest percentage increase in dwelling approvals since 2001 has been for apartments. Urban Development Program 2015 data indicates that apartment development is likely to increase significantly in the future, particularly if the redevelopment of former industrial sites proceeds. Hobsons Bay: Dwellings approved by built form category, 20012015
1,800 Houses Attached 12 storeys 1,600 Attached 3+ storeys 1,400
1,200
1,000
800
600
400
200
0 20012005 20062010 20112015 Source: ABS Building Approvals, September 2015
24 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Melton
At a glance The City of Melton is a growth area municipality located 19 and 46 kilometres west of Melbourne’s CBD. It is served by the Ballarat and Bendigo VLine railway services, numerous bus routes and access to the Calder Freeway, Western Freeway, and Melton Highway. Melton is a fast growing municipality with the majority of the existing population residing in its eastern corridor. Future development is planned for the western growth corridor. Melton is known as a key location for horse training and horse racing facilities and is home to Tabcorp Park, a harness racing and entertainment complex.
Residential zones history
2013 Melton City Council undertook consultation on its Melton Housing Diversity Strategy in December 2013.
2014 Council adopted the Melton Housing Diversity Strategy. Council prepared Amendment C157 (new residential zones) in May 2014 and requested the Minister for Planning approve it without notice (20(4) amendment). Amendment VC116 (which removed the Residential 1, 2 and 3 zones from the Victoria Planning Provisions and rezoned land previously in Residential 1, 2 or 3 zones to GRZ) was gazetted on 1 July 2014. Amendment C157 was gazetted 24 July 2014.
New residential zones implementation The new residential zones were introduced into the Melton Planning Scheme through Amendment VC116 and the Planning Scheme was further amended through Amendment C157. Amendment VC116 applied to a number of Planning Schemes where councils were not in a position to facilitate the conversion to the new residential zones by 1 July 2014. The amendment translated land in the former Residential 1, 2 and 3 zones to GRZ. Melton: New residential zones implementation Amendment number VC116 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 1 July 2014 Supporting strategic work Amendment V8 and Melton Planning Scheme Amendment C157 implemented the three new residential zones to varying degrees across established residential areas of Melton, based on the recommendations of the Melton Housing Diversity Strategy, 2014 . The strategy was subject to a community and stakeholder consultation process prior to its adoption. Melton City Council has committed to further stages of implementation including a detailed neighbourhood character study to inform urban design guidelines and, if necessary, variations to the schedules to the new residential zones.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 25 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Melton: New residential zones implementation Amendment number C157 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 24 July 2014 Supporting strategic work Melton Housing Diversity Strategy, 2014
Population and households As at 2011, the population of Melton was approximately 113,000 residents. Melton has an average population density of 24 people per hectare of residentially zoned land. By 2031 the municipality’s population is projected to increase by 146,000 residents. Over this time population growth, combined with changes to the composition of existing households, is expected to result in an increase of approximately 50,000 households. Melton's projected annual average population increase of 4.2% compared to 1.8% for metropolitan Melbourne. Melton: Victoria in Future population projections 2011 2031 Average annual increase Estimated residential population 112,643 258,903 4.2% Households 37,810 88,266 4.3% Average household size 2.94 2.89 0.1% Source: Victoria in Future, 2015
Zoned land The majority of residential land within Melton either allows for incremental medium density residential development in existing metropolitan areas (in the GRZ) or broadhectare development in growth area locations (in the Urban Growth Zone). The GRZ has been applied to land around Caroline Springs in the east of the municipality and the township of Melton. This land has largely been developed but will continue to support dwelling construction in the form of single, detached dwellings in accordance with relevant Precinct Structure Plans as well as some future redevelopment. The Urban Growth Zone has primarily been applied to the area between existing housing in Caroline Springs and the township of Melton, with a key pocket on the southern boundary of Wyndham at Truganina. This land will eventually be developed for residential use in accordance with Precinct Structure Plans. The NRZ has been applied to some parcels of land in the suburbs of Kurunjang, Brookfield and Hillside, and a small number of sites in Caroline Springs. The NRZ was applied to areas with a distinctive pattern of development or consistent character as well as areas that are isolated from services and infrastructure. The RGZ has been applied to land surrounding the Melton Activity Centre and Melton railway station, and to an area directly north of the Caroline Springs Activity Centre.
26 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Melton: Zones that allow for residential development
Zones that allow for residential development NRZ GRZ RGZ UGZ Other Number of lots 1,446 37,066 3,519 1,183 2,106 Area (Hectares) 420 3,095 189 10,549 1,128 % of total residentially zoned land 2.7% 20.0% 1.2% 68.3% 7.8%
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 27 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Melton’s Mixed Use and Commercial 1 zones define its core commercial and retail centres at Hillside, Taylors Hill Village and Burnside. These areas may ultimately be developed to include medium and high density dwellings. The Comprehensive Development Zone has been applied to the Caroline Springs Activity Centre to facilitate high density development. Low density residential land in Rockbank, and to the northeast of Melton, is in the Low Density Residential Zone. Melton: Other zones that allow for residential development C1Z MUZ LDRZ CDZ Number of lots 261 927 395 784 Area (hectares) 74 766 263 99 % of total residentially zoned land 0.5% 5.0% 1.7% 0.6%
Melton: Proportion of land in each zone NRZ 2.7% Other 7.8% GRZ 20.0%
RGZ 1.2%
UGZ 68.3%
As at 2014, there were 44,700 dwellings in Melton. Since 2010 the municipality’s dwelling stock has been growing at approximately 1,680 dwellings per annum. Melton is one of Melbourne’s leading municipalities for housing growth. Over the 20102014 period, 62% of the municipality’s housing growth occurred on land now zoned GRZ predominantly in broadhectare locations. The Urban Growth Zone and Comprehensive Development Zone also experienced significant development. Melton: Recent housing construction NRZ GRZ RGZ UGZ CDZ MUZ Net dwelling increase 20102014 94 5,228 229 1,476 654 684 Total projects (with net increase) 20102014 90 3,266 116 798 339 457 Source: Draft Housing Development Data, 2014 The majority of planned development in Melton is in broadhectare locations guided by Precinct Structure Plans. To date, limited major redevelopment activity is planned for Melton. However, several small apartment projects are planned for the Comprehensive Development Zone in Caroline Springs. In addition, there are a number of small unit/townhouse
28 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
developments planned in Taylors Hill and in the township of Melton on land zoned GRZ and RGZ. Melton: Planned major residential development projects GRZ RGZ CDZ C1Z UGZ Dwellings in planned UDP projects 161 68 320 30 15 Number of planned UDP projects 5 4 5 1 1 Source: Urban Development Program, 2015 Single dwelling development currently dominates dwelling construction in Melton. Since 2001 there has been a decline in construction of attached dwellings. Attached one to two storey (unit/townhouse) development has also declined, although Urban Development Program 2015 data suggests this form of development may increase along with apartment development in the future. With significant broadhectare land still available, development of detached houses is expected to remain the dominant form of housing yield in Melton over the next decade. Melton: Dwellings approved by built form category, 20012015
Houses Attached 12 storeys 12,000 Attached 3+ storeys
10,000
8,000
6,000
4,000
2,000
0 20012005 20062010 20112015
Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 29 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Moonee Valley
At a glance The City of Moonee Valley is a middlering municipality located 4 and 13 kilometres northwest of Melbourne’s CBD. It is served by the Craigieburn, Showgrounds and Sunbury railway lines, numerous bus routes and access to the Calder Freeway, the Tullamarine Freeway, CityLink, Essendon Airport. Moonee Valley is an established residential, commercial and industrial area. It features large retail centres at Moonee Ponds, Essendon and Airport West. In addition, it is home to the Moonee Valley Racecourse and Essendon Airport.
Residential zones history
2009 Moonee Valley City Council undertook consultation on its Housing Issues Paper between November and December 2009.
2010 Council adopted its Housing Strategy in May 2010.
2013 Council prepared Amendment C134 (MSS review and Housing Strategy 2010) and placed it on public exhibition during November and December 2013.
2014 An independent panel held a public hearing for Amendment C134 and delivered its report in May 2014. Council prepared draft Amendment C137 (new residential zones) in January 2014 and undertook notice in accordance with the RZSAC Terms of Reference. The RZSAC held a public hearing and delivered its report in June 2014. The RZSAC did not support the Amendment. Amendment VC116 (which removed the Residential 1, 2 and 3 zones from the Victoria Planning Provisions and rezoned land previously in Residential 1, 2 or 3 zones to GRZ) was gazetted on 1 July 2014.
2015 Amendment C134 was gazetted on 5 March 2015.
2015 Council adopted its Draft Housing Issues and Opportunities Paper in July 2015.
New residential zones implementation The new residential zones were introduced into the Moonee Valley Planning Scheme through Amendment VC116. Amendment VC116 applied to a number of Planning Schemes where councils were not in a position to facilitate the conversion to the new residential zones by 1 July 2014. The amendment translated land in the former Residential 1, 2 and 3 zones to GRZ. Moonee Valley: New residential zones implementation Amendment number VC116 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 1 July 2014 Supporting strategic work Amendment V8 and Moonee Valley Planning Scheme
30 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Moonee Valley: Zones that allow for residential development
Population and households As at 2011, the population of Moonee Valley was approximately 112,000 residents. Moonee Valley has an average population density of 38 people per hectare of residentially zoned land. By 2031 the municipality’s population is expected to grow by 33,000 residents. Over this time population growth, combined with changes to the composition of existing households, is expected to result in an increase of approximately 15,000 households. Moonee Valley’s projected annual average population increase of 1.3% compares to 1.8% for metropolitan Melbourne.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 31 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Moonee Valley: Victoria in Future population projections 2011 2031 Average annual increase Estimated residential population 112,194 145,688 1.3% Households 45,001 59,540 1.4% Average household size 2.47 2.41 0.1% Source: Victoria in Future, 2015
Zoned land Across Moonee Valley the GRZ has replaced the Residential 1 Zone, which comprises approximately 94% of land on which residential development is permitted. The Commercial 1 Zone applies to most land along shopping strips on Union Road in Ascot Vale, in Essendon and Essendon North, along Keilor Road in Essendon North, and in Niddrie. The Activity Centre Zone and Mixed Use Zone apply to the core commercial areas of the Moonee Ponds Activity Centre. Moonee Valley: Zones that allow for residential development GRZ C1Z ACZ MUZ Number of lots 40,293 1,471 434 169 Area (hectares) 2,214 99 26 13 % of total residentially zoned land 94.1% 4.2% 1.1% 0.5%
Moonee Valley: Proportion of land in each zone
ACZ MUZ 1.1% 0.5%
C1Z 4.2%
GRZ 94.1%
32 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
As at 2014, there were 49,300 dwellings in Moonee Valley. Since 2010 the municipality’s dwelling stock has been growing at approximately 630 dwellings per annum. Over this time the majority of new dwellings have been developed on land now zoned GRZ. New dwellings in the GRZ are, on average, at low site densities. There has also been significant housing development in the Commercial 1 and Activity Centre zones. This has resulted in high density dwellings. Moonee Valley: Recent housing construction GRZ C1Z ACZ MUZ Net dwelling increase 20102014 2,190 843 104 20 Total projects (with net increase) 20102014 1,300 30 6 5 Source: Draft Housing Development Data, 2014 A significant number of new dwellings are planned in the GRZ, particularly in Ascot Vale, Flemington and Keilor East, including the Valley Lakes Development. There is also significant residential redevelopment activity expected in the Commercial 1 Zone, with the majority of this redevelopment located in and around strip shopping centres in Essendon, Essendon North and along Keilor Road in Essendon North and Niddrie. The Moonee Ponds Activity Centre is expected to experience substantial redevelopment activity both within the Activity Centre Zone and as part of the Moonee Valley Racecourse redevelopment. The largest single redevelopment site in the municipality is the Moonee Valley Racecourse which is projected to yield 2,000 dwellings. Development in the Public Use Zone includes the redevelopment of the former Kangan site in Avondale Heights and the possible redevelopment of the Kangan Batman TAFE site in Essendon. Moonee Valley: Planned major residential development projects GRZ C1Z ACZ MUZ SUZ PUZ PPR Dwellings in planned UDP projects 2,127 1,063 1,649 146 2,000 564 157 Number of planned UDP projects 39 30 16 2 1 3 1 Source: Urban Development Program, 2015 Since 2001 Moonee Valley has experienced a steady increase in all forms of housing approvals. The last five years has seen a notable jump in attached one to two storey (unit/townhouse) approvals increasing from approximately 900 in the 20062010 period to 1,600 approvals in 20112015 period. Since 2001 the biggest increase has been in approvals for apartments, up from 600 in 20012005 to 1,700 over the last five years. Urban Development Program 2015 data indicates that a high level of apartment construction will continue over the next decade.
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 33 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Dwellings approved by built form category, 20012015
1,800 Houses Attached 12 storeys 1,600 Attached 3+ storeys
1,400
1,200
1,000
800
600
400
200
0 20012005 20062010 20112015
Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)
34 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Wyndham
At a glance The City of Wyndham is a growth area municipality located 12 and 46 kilometres west of Melbourne’s CBD. It is served by the Werribee railway line, Regional Rail Link, numerous bus routes and access to Princes Freeway and West Gate Freeway. Wyndham is a designated growth area that currently leading Melbourne’s housing growth. Wyndham has a mix of residential, rural, agricultural and industrial land uses. The main residential areas are located in the middle of the municipality, which are partially separated from neighbouring residential areas in metropolitan Melbourne.
Residential zones history
2014 Amendment GC9 translated land in the R1Z and R2Z to the GRZ. It was gazetted on 13 June 2014. Council undertook consultation on its Housing and Neighbourhood Character Strategy in November and December 2014.
2015 Council undertook additional consultation on its Housing and Neighbourhood Character Strategy in February 2015 and May and June 2015. Council adopted its Housing and Neighbourhood Character Strategy in August 2015.
New residential zones implementation The new residential zones were introduced into the Wyndham Planning Scheme through Amendment GC9. Amendment GC9 applied to five metropolitan Melbourne Planning Schemes where councils were not in a position to facilitate the conversion to the new residential zones by 1 July 2014. The amendment translated land in the former Residential 1 and 2 zones to GRZ. Wyndham: New residential zones implementation Amendment number GC9 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 13 June 2014 Supporting strategic work Amendment V8 and Wyndham Planning Scheme
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 35 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Wyndham: Zones that allow for residential development
Population and households As at 2011, the population of Wyndham was approximately 167,000 residents. Wyndham has an average population density of 24 people per hectare of residentially zoned land. By 2031 the municipality’s population is projected to grow by 193,000 residents. Over this time population growth, combined with changes to the composition of existing households, is expected to result in an increase of approximately 67,000 households. Wyndham's projected annual average population increase of 3.9% compares to 1.8% for metropolitan Melbourne.
36 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Wyndham: Victoria in Future population projections 2011 2031 Average annual increase Estimated residential population 166,698 359,542 3.9% Households 57,655 124,440 3.9% Average household size 2.86 2.85 0.0% Source: Victoria in Future, 2015
Zoned land The majority of residential land in Wyndham either allows for incremental medium density residential development in existing urban areas or broadhectare development in growth areas. Land zoned GRZ covers all major broadhectare areas of the municipality that are complete or under construction. This includes the existing and developing areas of Point Cook, Williams Landing, Hoppers Crossing, Wyndham Vale and Tarneit. There is also significant land in the GRZ within the established areas of Werribee. The Urban Growth Zone has been applied to undeveloped broadhectare land on the edge of established suburbs. This land will be developed in accordance with relevant Precinct Structure Plans. Key areas earmarked for growth include land located to the north, east and west of Tarneit, west of Wyndham Vale, and south of Hoppers Crossing. Each of these areas will provide significant numbers of single detached dwellings as Precinct Structure Planned areas undergo development. Around 1.8% of residential land in Wyndham is zoned Priority Development Zone. This land is located where the Williams Landing estate is being developed on the former RAAF Williams’ Point Cook Base. Wyndham: Zones that allow for residential development GRZ UGZ PDZ Other Number of lots 68,722 727 917 1,380 Area (hectares) 5,177 7,936 249 785 % of total residentially zoned land 36.6% 56.1% 1.8% 5.5% Of the other zones that permit residential development, the Mixed Use and Commercial 1 zones define the municipality’s retail and commercial areas including Werribee Plaza and Hoppers Crossing activity centres. The Activity Centre Zone has been applied in the existing Werribee township as well as in an area north of the Werribee railway line. Land in the Low Density Residential Zone is located south of Tarneit on existing large ‘lifestyle’ lots. Wyndham: Other zones that allow for residential development C1Z ACZ MUZ LDR TZ RLZ Number of lots 231 649 66 394 39 1 Area (hectares) 121 39 436 181 5 3 % of total residentially zoned land 0.9% 0.3% 3.1% 1.3% 0.0% 0.0%
MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 37 RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Wyndham: Proportion of land in each zone Other PDZ 5.5% 1.8%
GRZ 36.6%
UGZ 56.1%
As at 2014, there were 71,300 dwellings in Wyndham. Since 2010 the municipality’s dwelling stock has been growing at approximately 3,270 dwellings per annum. Over the 20102014 period, close to 85% of the municipality’s housing growth occurred on land now zoned GRZ. This growth was predominantly in broadhectare locations within Precinct Structure Planned developments. Wyndham: Recent housing construction GRZ UGZ PDZ Other Total net dwellings 20102014 13,701 1,454 1,094 118 Total projects (with net increase) 20102014 8,794 754 733 35 Source: Housing Development Data, 2014 Most future residential development in Wyndham will occur in broadhectare locations under the guidance of Precinct Structure Plans. The Urban Development Program 2015 identifies a number of redevelopment projects within the Priority Development Zone (e.g. Williams Landing estate on the former RAAF Williams’ Point Cook Base) and in the Special Use Zone (e.g. Wyndham Harbour development in Werribee south). There are also four medium density projects planned in the Activity Centre Zone within the Werribee Activity Centre. Wyndham: Planned major residential development projects GRZ C1Z UGZ PDZ ACZ SUZ Dwellings in planned UDP projects 314 21 40 1,875 101 427 Number of planned UDP projects 18 1 1 3 4 1 Source: Urban Development Program, 2015
38 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY WESTERN SUBREGION
Development of detached dwellings dominates dwelling construction in Wyndham. Changes in the yield of single detached dwellings in individual fiveyear periods reflects land supply staging through the Precinct Structure Planning process. There has also been some attached one to two storey (unit/townhouse) development, predominantly within established parts of the municipality. With significant broadhectare land still available in Wyndham, detached dwelling development is expected to remain the dominant form of housing yield in the municipality. Wyndham: Dwellings approved by built form category, 20012015
20,000 Houses Attached 12 storeys 18,000 Attached 3+ storeys 16,000
14,000
12,000
10,000
8,000
6,000
4,000
2,000
0 20012005 20062010 20112015
Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)
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