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STRATEGIES – IMPLEMENTATION the Municipal Strategic Statement Sets the Direction for Land Use and Develop

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STRATEGIES – IMPLEMENTATION the Municipal Strategic Statement Sets the Direction for Land Use and Develop LOCAL PROVISION BANYULE PLANNING SCHEME 21.04 OBJECTIVES – STRATEGIES – IMPLEMENTATION The Municipal Strategic Statement sets the direction for land use and development in Banyule in relation to nine key elements and nominates objectives, strategies and methods of implementation in relation to each element. Nine plans have also been included – one for each element. Taken together, they form the strategic land-use and development framework plan for Banyule. The nine key elements are: 1. Residential 2. Commercial 3. Industrial 4. Cultural, health, educational and institutional facilities 5. Natural environment 6. Built environment 7. Heritage 8. Recreation and tourism 9. Transport and accessibility. The nine key elements are interdependent and in considering any one element regard must also be given to the relevant objectives and strategies of other elements. 21.04-1 Element 1: Residential Context Commonwealth and State policy on housing and residential development consistently supports: • urban consolidation • housing choice and affordability • integration of land development and transport systems • sustainable residential development. The majority of land in Banyule is used for residential purposes. Although Banyule offers some diversity of residential opportunities in terms of lot sizes, tenure and price, the majority of dwellings are separate houses on individual lots. There are few vacant or broadhectare sites available for residential development and few large non-residential sites suitable for residential redevelopment. The trend toward smaller households and changes in lifestyle mean that a greater diversity of quality housing is needed in appropriate locations. Shrinking household sizes will lead to population decline unless more dwellings are provided. Population numbers must be maintained to ensure that existing physical and social infrastructure is used efficiently and to support shopping centres and other business and community activities. Residential character and amenity are key contributors to the quality of life in Banyule. Some residential areas in the municipality are undergoing change and experiencing new development. Threats to residential character and amenity need to be restricted, and any new development should complement – if not improve – existing streetscape and neighbourhood conditions. In this regard Council has commissioned a Neighbourhood Character Strategy to ensure that future policies and resultant development respects and enhances the existing character of the municipality. Environmental and heritage factors are also important to the quality of residential areas and impose constraints on residential development and redevelopment. MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 1 OF 29 8 NOVERMBER 2001 LOCAL PROVISION BANYULE PLANNING SCHEME Objectives In relation to residential land use and development, Banyule wants to achieve: • A high quality living environment, including a high level of amenity and high quality residential character. • Additional dwellings to stabilise Banyule’s residential population. • A greater diversity of affordable housing opportunities in appropriate locations to address the needs of those seeking to reside in Banyule. Strategies These objectives will be achieved by: • Facilitating and encouraging higher-density housing close to public transport, commercial and community facilities, without impacting adversely on the amenity or character of the surrounding areas. • Investigating opportunities to develop urban villages. • Facilitating the use and development of surplus land suitable for residential purposes. • Minimising housing loss through change of use. • Encouraging the restoration and renovation of older dwellings to promote their retention. • Encouraging greater diversity of housing in terms of style, size, affordability and tenure, having regard to the Banyule Housing Statement. • Protecting and enhancing residential streetscapes and the character, amenity and safety of residential neighbourhoods. • Encouraging high quality architecture and urban design. • Planting, and encouraging residents to plant, street trees. • Minimising the impact of non-residential uses in residential areas. • Restricting non-residential traffic and parking intrusion into residential areas. • Encouraging residents to work from home where the amenity of the neighbourhood will not be adversely affected. Implementation These strategies will be implemented by: • Exercise of discretion under the Banyule Planning Scheme. • Appropriate local policies in the Banyule Planning Scheme, including: - Housing Policy - Outdoor Advertising Policy • Appropriate zones and overlays in the Banyule Planning Scheme, including: - Residential 1 Zone for all existing and proposed residential areas. - Incorporated Plan Overlay (Olympic Village Precinct) - Design and Development Overlay (Macleod Primary School Area) - Development Plan Overlay (Streeton Views Estate) § Strategic planning work (existing or proposed), including: - Banyule Housing Statement (1997) - Banyule City Council - Outdoor Advertising Policy (August 2001) - Banyule High School Master Plan (1997) - Macleod Primary School Land Development Guidelines (1997) - Neighbourhood Character Strategy (March 1999) - Street Tree Strategy (Draft 1998) - Local Area Traffic Management Strategy (February 2000) - Proposed policy for Home Businesses (Proposed 1999/2000) MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 2 OF 29 8 NOVERMBER 2001 LOCAL PROVISION BANYULE PLANNING SCHEME Reference documents Banyule City Council - Outdoor Advertising Policy (August 2001). Banyule City Council Street Tree Strategy (Draft May 1998) Banyule High School Master Plan (February 1997) Banyule Housing Statement (July 1997). Banyule Housing Statement: Background and Issues Paper (1997). City of Banyule Community and Housing Profile (August 1998). City of Banyule Neighbourhood Character Strategy. (March 1999) MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 3 OF 29 8 NOVERMBER 2001 LOCAL PROVISION BANYULE PLANNING SCHEME ELEMENT 1: RESIDENTIAL MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 4 OF 29 8 NOVERMBER 2001 LOCAL PROVISION BANYULE PLANNING SCHEME 21.04-2 Element 2: Commercial Context The commercial sector performs an important function in the everyday life and business of Banyule; it offers a range of services, provides employment and generates income. The municipality is well served by a hierarchy of more than 40 commercial centres. These are an important part of the local economy and provide a variety of retail, personal, professional and business services. The major commercial activity centre in Banyule is the Greensborough District Centre, which serves not only the city, but the wider region. Heidelberg Central and Ivanhoe are other important centres serving significant, community catchments. There are also several large neighbourhood centres located along the Hurstbridge railway line and major roads, most of which have developed as strip shopping centres. Numerous local centres are scattered through the municipality; these range from small groups of shops to corner stores. Activity centres are generally well distributed within the municipality and the pleasant shopping environments, convenient access to a range of retail and commercial services and community focus they offer is highly valued by the community. The retail sector is a major employer in Banyule. Given the favourable number and distribution of commercial centres in the municipality, there is no need for additional centres; however, existing centres will need continued support. Improving the viability and physical appearance of the larger strip shopping centres in the municipality has been a priority for the Council and its predecessors over a number of years. Business plans are currently being developed for several centres. These will address issues such as business mix, the appearance and function of the centre, promotion and marketing, and car parking. The lack of population growth in Banyule, the expansion of retailing at competing regional centres, 24-hour trading and home shopping are all influences which will have to be taken into account when planning for commercial centres. Centres will need to ensure that they are competitive and offer what the customer is seeking. The layout and appearance of activity centres – including buildings, works, signage and landscaping – are important to their functionality and viability. Urban design criteria can be used to protect and enhance these features. The future retail role of many local centres is limited, and the use of premises in those centres for office and service business purposes is common. Residential use or redevelopment may be appropriate in centres whose commercial viability cannot be readily influenced. The primary focus for office development in Banyule is the periphery of the commercial centres at Greensborough, Heidelberg and Ivanhoe. These locations offer good access to main roads and public transport, proximity to established shopping centres and good accessibility to other businesses and a suitable workforce. Future large- and small-scale office development in these centres will be encouraged to locate so that it doesn’t adversely affect the retail core. Ad hoc office development will be discouraged. Objectives In relation to commercial land use and development, Banyule wants to achieve: • A diversity of viable, high-quality commercial activity centres offering a range of retail, business, entertainment, community and tourist-related
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