Managing Residential Development Taskforce Eastern 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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ISBN 978­1­76047­023­4 (pdf/online)

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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 EASTERN SUBREGION CONTENTS

Introduction 1

Eastern Subregion 5

Boroondara 13

Knox 19

Manningham 24

Maroondah 30

Monash 36

Whitehorse 41

Yarra Ranges 47

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN 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 EASTERN 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 EASTERN 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 EASTERN 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 EASTERN 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 EASTERN 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 EASTERN 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 Eastern Subregion of metropolitan Melbourne which includes the municipalities of Boroondara, Knox, Manningham, Maroondah, Monash, Whitehorse, Yarra Ranges.

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 EASTERN 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. 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.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 3 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

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. 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.

4 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Eastern Subregion

The Eastern Subregion consists of the municipalities of Boroondara, Knox, Manningham, Maroondah, Monash, Whitehorse and Yarra Ranges. It is a diverse subregion that stretches from established, middle ring suburbs that are relatively close to Melbourne’s CBD, such as Hawthorn, to large, low­density suburbs and smaller towns in the Shire of Yarra Ranges. Each of these areas has a very different character and experiences different forms of residential development.

Areas of state and local significance

National employment Monash cluster

Metropolitan activity Box Hill, Ringwood centres

State­significant Monash industrial precinct

Health and/or education Box Hill Hospital, Monash Medical Centre (Clayton), Deakin precincts University (Burwood), Swinburne University (Hawthorn), Monash University (Clayton), Knox Private Hospital

Activity centres Bayswater, Boronia, Brandon Park, Burwood East­Tally Ho, Burwood Heights, Camberwell Junction, Chirnside Park, Clayton, Croydon, Doncaster East, The Pines, Doncaster Hill, Forest Hill Chase, Glen Waverley, Hawthorn­Glenferrie Road, Kew Junction, Lilydale, Mount Waverley, Mountain Gate, Nunawading, Oakleigh, Rowville­Stud Park, Wantirna South­Knox Central

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 5 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Eastern Subregion: Zones that allow for residential development

Population growth In 2014 the Eastern Subregion’s population was 1,057,000, equivalent to 24.0% of metropolitan Melbourne’s population. By 2031 the Eastern Subregion’s population is expected to increase to 1,215,000. At the same time, its share of metropolitan Melbourne’s total population will decrease to around 20.5% due to faster rates of population growth in other subregions. For the purpose of this report, municipalities are grouped together based on their demographic characteristics and distance from Melbourne’s CBD. For the Eastern Subregion, the municipal groupings are as follows:  Middle includes the municipalities Boroondara, Manningham, Whitehorse and Monash  Outer includes the municipalities Maroondah and Knox  Fringe includes the municipality of Yarra Ranges.

6 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Eastern Subregion: Municipality groupings

Prior to 2000, the outer municipalities of Knox and Maroondah were the main areas of population growth in the Eastern Subregion. Since 2000, growth has shifted to the middle municipalities of Boroondara, Manningham, Whitehorse and Monash where significant infill development has contributed to sustained population growth. By 2021 the Eastern Subregion’s middle municipalities are expected to accommodate the largest share of its population growth. This is a significant change from the 1991­2001 period when the middle municipalities experienced negative population change. This was due to population aging and households shrinking. The children of the first wave of households that moved to these suburbs were growing up and leaving home. Low population growth during the period exacerbated this effect. Since 2001, growth in middle and outer municipalities has increased as new households have moved in and some older housing stock has been redeveloped at higher density. Growth in the middle municipalities is expected to decline toward the end of the projected 2031 timeline. The subregion’s fringe and outer municipalities are also projected to grow with their share of subregional population growth increasing between 2021 and 2031.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 7 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Eastern Subregion: Population change by municipality 25,000 20,000 15,000 10,000 5,000 0 ­5,000 ­10,000

Middle Outer Fringe

1991­2001 2001­2011 2011­2021 2021­2031

Source: Victoria in Future, 2015 and ABS Regional Population Growth, 2013­2014 (cat. no. 3218.0) Boroondara has the Eastern Subregion’s highest population density which may reflect its proximity to inner Melbourne and the influence of denser suburbs such as Hawthorn. Yarra Ranges has the lowest population density, which is logical given its distance from Melbourne’s CBD and the undulating topography of the municipality. Eastern Subregion: Population density by municipality 35

30

25

20

15

10

5

0

Source: ABS Census, 2011

8 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Age The population of the Eastern Subregion is the oldest of the subregions, and is projected to have 21.3% of its population aged 65+ in 2031. Between 2011 and 2031 the number of residents aged 65+ will increase by 101,000. At the same time the number of people aged 15­24 is also projected to decline. Eastern Subregion: Population by age cohort Age 1991 2011 2021 2031 cohort No. % No. % No. % No. % 0­14 190,000 20.4 178,000 17.3 187,000 16.6 202,000 16.7 15­24 162,000 17.3 152,000 14.8 145,000 12.9 147,000 12.1 25­64 480,000 51.5 542,000 52.6 586,000 52.1 607,000 50.0 65­84 91,000 9.7 135,000 13.2 178,000 15.8 215,000 17.7 85+ 9,000 1.0 22,000 2.2 29,000 2.6 43,000 3.6 Source: Victoria in Future, 2015 and ABS Regional Population Growth, 2013­2014 (cat. no. 3218.0) Patterns of aging vary considerably across the municipalities in the Eastern Subregion. The middle municipalities, which had the highest proportion of older people in 2011, are projected to have the smallest share of people aged 65+ in 2031. This is due to these suburbs moving from a maturation phase to a regeneration phase as older residents are gradually replaced with younger residents. The outer and fringe municipalities are expected to age faster as they are not projected to start transitioning to a regeneration phase until after 2031. Eastern Subregion: Population by age cohort and grouping Age Cohort 2011 2031 Middle Outer Fringe Middle Outer Fringe 0­14 101,000 48,000 29,000 119,000 53,000 30,000 15­24 94,000 37,000 21,000 91,000 35,000 21,000 25­64 320,000 142,000 80,000 373,000 153,000 82,000 65­84 89,000 30,000 17,000 123,000 58,000 34,000 85+ 15,000 5,000 2,000 27,000 10,000 5,000 Source: Victoria in Future, 2015 and ABS Regional Population Growth, 2013­2014 (cat. no. 3218.0)

Zoned land The Eastern Subregion includes land zoned for limited residential change, incremental medium density housing, and for high density development. The municipalities of Manningham, Whitehorse, Maroondah and Knox include substantial areas of GRZ where established housing on 500 to 800 square metre lots predominant. In these municipalities, ongoing incremental medium density development, under the provisions of ResCode, is supported on over 10,000 hectares of land. Approximately 43% of residential land in the Eastern Subregion is subject to zoning that limits further residential change (NRZ and Low Density Residential Zone). A high proportion of this land is subject to the NRZ which has been applied to land with

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 9 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

significant landscape and environmental values including Blackburn Lake in Whitehorse, ridgeline areas of Maroondah, areas that interface with the Green Wedge, and the Yarra River in the Yarra Ranges and Manningham. There is also significant land in the Low Density Residential Zone, which is predominantly land surrounding townships in the Dandenong Ranges and undulating land in Templestowe and Donvale. Around 5% (or 1,607 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 tend to define land use requirements in and near the subregion’s shopping strips and centres, major transport corridors and rail stations. Eastern Subregion: Zones that allow for residential development NRZ GRZ RGZ Other Number of lots 116,612 232,822 7,435 30,170 Area (hectares) 8,965 15,609 497 5,621 % of total zoned land 29.2% 50.9% 1.6% 18.3%

Eastern Subregion: Selected other zones that allow for residential development C1Z ACZ MUZ LDRZ CDZ PDZ RLZ Number of lots 10,005 263 291 17,473 440 13 1,685 Area (hectares) 744 57 58 4,242 125 17 379 % of total zoned land 2.4% 0.2% 0.2% 13.8% 0.4% 0.1% 1.2%

Recent dwelling supply As at 2014, there were approximately 485,000 dwellings in the Eastern Subregion. Since 2010, the subregion’s dwelling stock has been growing at approximately 3,970 dwellings per annum. In recent years, Boroondara, Monash and Whitehorse have, on average, added nearly 750 dwellings per annum. Other municipalities that make up the subregion have tended to add 450 new dwellings per annum. The Eastern Subregion does not include any of Melbourne’s growth area municipalities, which means all future development in the subregion will involve infill development within the existing urban area. This includes development in activity centres, the redevelopment of redundant sites (such as the Tooronga, Kew Cottages and Waverley Park redevelopments) and traditional suburban infill development where 2 to 3 new dwellings are constructed following the demolition of a single dwelling. In the 2010 to 2014 period, the Eastern Subregion produced 12% of metropolitan Melbourne’s dwelling supply. It currently has 23% of metropolitan Melbourne’s dwelling stock.

10 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Eastern Subregion: Net dwellings 2010­2014 4,500 4,000 3,500 3,000 2,500 2,000 1,500 1,000 500

Source: Draft Housing Development Data, 2014 For the 2010­2014 period, approximately half of the new dwellings in the Eastern Subregion were constructed on land now zoned GRZ (previously Residential 1 Zone). Throughout the subregion, development on land now zoned GRZ has generally resulted in low density dwellings. Nearly a quarter of new dwellings were developed on land now zoned NRZ, with most of this development occurring under previous residential zones prior to the introduction of the new residential zones. Given the relatively limited land area now zoned RGZ and Commercial 1 in the Eastern Subregion, a high proportion of growth has occurred in these zones. For the 2010­2014 period, approximately 23% of the subregion’s growth occurred on land now zoned RGZ or Commercial 1. This development has generally resulted in high density dwellings. Significant future growth is anticipated in these zones due to the application of the NRZ to large areas of the Eastern Subregion. Eastern Subregion: Recent housing construction NRZ GRZ RGZ C1Z Other Net dwelling increase 2010­2014 4,325 10,135 1,907 2,518 971 % of net dwellings 2010­2014 22% 51% 10% 13% 4% Source: Draft Housing Development Data, 2014 Historically, the Eastern Subregion’s housing stock has been dominated by single detached dwellings. With the recent addition of significant numbers of new townhouses, units and apartments, the subregion’s housing stock has been diversifying. Since the early 2000s, approvals for apartments have increased significantly. A high proportion of apartment approvals has been for apartment projects in Boroondara, Manningham and Whitehorse. According to the Urban Development Program 2015, an ongoing supply of new apartments in these municipalities, as well as in Monash and Maroondah, can be expected over the next decade. Medium density housing in the form of new units and townhouses has consistently provided new housing opportunities in the subregion’s established suburbs. Over the 2011­2015 period, medium density development grew substantially across the subregion with approvals for over 7,500 units and townhouses.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 11 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

However, detached housing development is still a major form of development in the Eastern Subregion. This includes detached townhouses and ‘one for one’ replacement projects which constitute a major form of built form change in the subregion. Eastern Subregion: Dwellings approved by built form category, 2001­2015

18,000 Houses Attached 1­2 storeys 16,000 Attached 3+ storeys 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)

Anticipated dwellings in major redevelopment sites Over the next decade, approximately 35,500 new dwellings are anticipated for major redevelopment sites such as the former Burwood Brickworks and the Lilydale Quarry. Approximately 53% of major redevelopment activity is expected to occur on land within the Commercial 1 Zone, Mixed Use Zone, Activity Centre Zone and RGZ, predominantly in the form of apartment dwellings in high yielding projects. Much of this commercial and mixed use development is planned for areas along Maroondah Highway, Burwood Road and within the major activity centres of Box Hill, Ringwood, Knox and Camberwell Junction. Significant redevelopment activity is also anticipated in the Eastern Subregion’s GRZ, with the majority of this involving projects that will yield between 20 and 30 new dwellings. Eastern Subregion: Planned major residential development projects NRZ GRZ RGZ C1Z ACZ SUZ Dwellings in planned UDP projects 3,016 9,294 7,200 8,323 2,907 2,377 Source: Urban Development Program, 2015

12 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Boroondara

At a glance The City of Boroondara is a middle­ring municipality located 3 and 13 kilometres east of Melbourne’s CBD. The municipality is served by the Alamein, Belgrave and Lilydale railway line, numerous tram and bus routes as well as access to CityLink and the Monash Freeway. Boroondara is characterised by residential land use with a number of key retail strips and parklands. The municipality is also recognised as a centre for education, with many public and private schools located in the municipality. Swinburne and the University of Melbourne also have campuses in Hawthorn.

Residential zones history

2011 Boroondara City Council undertook consultation on its My Neighbourhood II ­ Boroondara Neighbourhood Character Study during September and October 2011.

2012 Council undertook stage 2 consultation on its My Neighbourhood II ­ Boroondara Neighbourhood Character Study in February 2012. Council undertook stage 3 consultation on its Neighbourhood Character Study in June 2012. Council adopted its Neighbourhood Character Precinct Statements, prepared through My Neighbourhood II ­ Boroondara Neighbourhood Character Study, in September 2012.

2013 Council prepared Amendment C190 (new residential zones) and requested the Minister for Planning approve it without notice (20(4) amendment). Amendment C190 was gazetted on 19 June 2014. Draft Amendment C199 (additional areas of RGZ) was prepared by Council and it undertook notice in accordance with the RZSAC Terms of Reference. The RZSAC delivered an Advisory Committee Report in June 2014. Amendment C199 was gazetted on 9 October 2014.

2014 Draft Amendment C225 (RGZ) was prepared by the Minister for Planning and the former DTPLI (now DELWP) undertook notice in accordance with the RZSAC Terms of Reference. The RZSAC held a public hearing in November 2014. Council undertook consultation on its approved residential zones during July and August 2014.

2015 Council prepared a residential capacity study based on approved residential zones during April and July 2015. Council undertook community consultation for the release of the Draft Boroondara Housing Strategy 2015 in August 2015. Council adopted its Boroondara Housing Strategy in December 2015.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 13 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Boroondara: Zones that allow for residential development

New residential zones implementation The new residential zones were introduced into the Boroondara Planning Scheme through Amendment C190 and the Planning Scheme was further amended through Amendment C199. Amendment C190 applied the NRZ, GRZ and the RGZ to land in the former Residential 1 and 2 Zones. The basis for the amendment was Council’s Neighbourhood Character Study, 1996 and its Neighbourhood Character Study, 2012.

14 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Boroondara: New residential zones implementation Amendment number C190 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 19 June 2014 Supporting strategic work Neighbourhood Character Study, 1996 Neighbourhood Character Study, 2012

Draft Amendment C199 was prepared by Council and proposed the application of the RGZ to 1.7% of Boroondara’s residentially zoned land. The RZSAC considered draft Amendment C199 but did not support it and recommended the GRZ be applied to the land identified in draft Amendment C199. Following the release of the RZSAC report in October 2014, the Minister approved Amendment C199 which applied the GRZ in accordance with the RZSAC’s recommendations. Boroondara: New residential zones implementation Amendment number C199 Was it reviewed by the RZSAC? Yes (Stage One) Was it a 20(4) Amendment? Yes Gazettal Date 9 October 2014 Supporting strategic work Neighbourhood Character Study 2013

Population and households As at 2011, the population of Boroondara was approximately 167,000 residents. Boroondara has an average population density per residential hectare of 32. By 2031 the municipality’s population is expected to grow by 29,000 residents. Over this time population growth, combined with changes to the composition of existing households, is expected to result in an increase of approximately 16,000 households. Boroondara's projected annual average population increase of 0.8% compares to 1.8% for metropolitan Melbourne. Boroondara: Victoria in Future population projections 2011 2031 Average annual increase Estimated residential population 167,062 195,805 0.8% Households 63,852 79,539 1.1% Average household size 2.56 2.41 ­0.3% Source: Victoria in Future, 2015

Zoned land Boroondara has applied the NRZ to 76% of residentially zoned land in the municipality. The RGZ has been applied to only 1%, in Hawthorn and Hawthorn East along Riversdale Road, Glenferrie Road and Power Street. The GRZ has been applied to 19% of residentially zoned land, to the east of Camberwell and around the Kew Junction, Hawthorn and Balwyn activity centres.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 15 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Boroondara: Zones that allow for residential development NRZ GRZ RGZ Other Number of lots 43,893 11,481 439 2,980 Area (hectares) 2,903 745 36 151 % of total residentially zoned land 75.7% 19.4% 0.9% 3.9% The Commercial 1 Zone makes up the majority of other zones in which residential development is permitted in Boroondara. This zone defines the core activity centres of Camberwell Junction, Hawthorn, Glenferrie Road and Kew Junction. It also defines a number of neighbourhood centres and shopping centres along the municipality’s major roads. Boroondara: Other zones that allow for residential development C1Z MUZ CDZ PDZ Number of lots 2,957 20 1 2 Area (hectares) 137 2 3 9 % of total residentially zoned land 3.6% 0.0% 0.1% 0.2%

Proportion of land in each zone RGZ Other 0.9% 3.9%

GRZ 19.4%

NRZ 75.7%

As at 2014, there were 68,600 dwellings in Boroondara. Since 2010, the municipality’s dwelling stock has been growing at approximately 760 dwellings per annum. Over the last five years Boroondara has been one of the leading areas of housing growth within Melbourne’s established municipalities. Over the 2010­2014 period, new dwelling supply was concentrated largely in land that is now zoned NRZ, GRZ and Commercial 1 Zone. Development in the Commercial 1 Zone added substantial numbers of dwellings at high densities in the municipality’s activity centres and main roads. Development in land now zoned GRZ and NRZ generally resulted in low density dwellings. Over the 2010­2014 period, the Tooronga Village and Kew Cottages redevelopments also contributed a significant number of new dwellings. These projects occurred in the Priority Development and Residential 1 (now GRZ) zones respectively.

16 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Boroondara: Recent housing construction NRZ GRZ RGZ C1Z PDZ Net dwelling increase 2010­2014 818 896 182 1,758 162 Total projects (with net increase) 2010­2014 591 186 10 30 1 Source: Draft Housing Development Data, 2014 A significant number of new dwellings are planned for major redevelopment locations, particularly in the Commercial 1 Zone in the Hawthorn, Hawthorn East and Kew activity centres. Significant residential development activity is also expected in the GRZ, with the majority of these projects expected to occur in close proximity to activity centres. The 50 projects currently planned within land now zoned NRZ are a legacy of transitional provisions where projects lodged prior to the implementation of the new zones are considered against the previous zones. Boroondara: Planned major residential development projects NRZ GRZ RGZ C1Z Other Dwellings in planned UDP projects 1,012 1,470 164 3,756 354 Number of planned UDP projects 50 64 8 64 5 Source: Urban Development Program, 2015 Most residential development projects in Boroondara are 1 for 1 replacement projects. For the 2010­2014 period, there were over 250 1 for 1 replacement projects in residential areas per annum, mostly on land now zoned NRZ. There were also about 70 dual occupancy projects per year over the 2010­2014 period, most of them on land now zoned NRZ. There were also a number of developments in NRZ areas that yielded 3 or more new dwellings. Under the current provisions of the NRZ, dual occupancy projects are still permitted in NRZ areas, although projects resulting in more than 2 dwellings on the original lot are now prohibited. Development on land now zoned GRZ occurred at a range of scales from dual occupancy projects to projects that yielded more than 50 dwellings. Development in the GRZ is expected to continue as per historic trends and, given new constraints in the NRZ, could potentially grow. There were a more limited number of development projects in the Commercial 1 Zone, although these projects were of significant scale, collectively yielding over 1,700 new dwellings on only 5.3 hectares of land.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 17 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Boroondara: 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 Since 2001, apartment development has grown substantially and is now the leading form of new housing in Boroondara. The last five years have seen a notable jump in apartment approvals, which have nearly tripled from approximately 1,200 in the 2006­ 2010 period to 3,600 in 2011­2015 period. Urban Development Program 2015 data indicates that a high level of apartment approvals, predominantly in commercial areas, is likely to continue in the near future. Smaller one and two storey developments of attached dwellings have also increased slightly. Small­scale infill projects are expected to be constructed in areas now zoned GRZ and to a lesser extent in NRZ areas. There are still a significant number of approvals for single detached dwellings in Boroondara. Many of these are likely to be approvals for ‘one for one’ replacement projects. Boroondara: Dwellings approved by built form category, 2001­2015 4,000 Houses 3,500 Attached 1­2 storeys Attached 3+ storeys 3,000

2,500

2,000

1,500

1,000

500

0 2001­2005 2006­2010 2011­2015 Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)

18 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Knox

At a glance The City of Knox is a peri­urban municipality located 21 and 34 kilometres east of Melbourne’s CBD. The municipality is served by the Belgrave railway line and numerous bus routes as well as EastLink and other major arterial roads. Knox is located between the Dandenong Creek Valley and the Dandenong Ranges foothills. Over the past few decades, Knox experienced a period of high housing growth. It is now characterised by residential area with pockets of industrial activity, parkland and rural land. There is also a small portion of Green Wedge land in the municipality.

Residential zones history

1999 Knox City Council adopted its Knox Neighbourhood Character Study in August 1999.

2003 Council adopted its Knox Urban Design Framework in February 2003.

2004/05 Amendment C46 (R1Z, R3Z and Local Housing Policy) was placed on exhibition during December 2004 and March 2005. Amendment C40 (Dandenong Foothills Urban and Landscape Review) was placed on exhibition during December 2004 and March 2005.

2005 Council adopted its Knox Housing Statement in June 2005.

2006 An independent panel held a public hearing for Amendment C46 and delivered a panel report in January 2006. Council adopted its Dandenong Foothills Urban and Landscape Review in March 2006. Amendment C40 was gazetted on 9 November 2006. Amendment C46 was gazetted on 9 November 2006

2007 Council adopted its revised Knox Housing Statement in November 2007.

2009 Council commenced work on its Knox Residential Guidelines which informed the Knox Housing Strategy.

2012 Council undertook a 12 month community engagement process for Knox@50. Council adopted Knox@50 in March 2013.

2013 Council released its draft Knox Housing Strategy in March 2013.

2014 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 C131 (Knox Housing Strategy, NRZ, GRZ and RGZ) was placed on public exhibition in March 2014. An independent panel conducted hearings and delivered a panel report in November 2014.

2015 Council adopted its Knox Housing Strategy 2015 in January 2015. Amendment C131 was submitted to the Minister for Approval in February 2015.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 19 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Knox: Zones that allow for residential development

New residential zones implementation The new residential zones were introduced into the Knox 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.

20 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Knox: 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 Knox Planning Scheme

Population and households As at 2011, the population of Knox was approximately 155,000 residents. Knox has an average population density per residential hectare of 24. By 2031 the municipality’s population is expected to grow by 25,000 residents. Over this time population growth, combined with changes to the composition of existing households, is expected to result in an increase of approximately 14,000 households. Knox’s projected annual average population increase of 0.7% compares to 1.8% for metropolitan Melbourne. Knox: Victoria in Future population projections

2011 2031 Average annual increase Estimated residential population 154,623 179,198 0.7% Households 56,112 70,291 1.1% Average household size 2.73 2.51 ­0.4% Source: Victoria in Future, 2015

Zoned land The GRZ zone applies to the majority (89%) of residential land within Knox. Commercial 1 Zone land defines the core areas of the Knox Central, Boronia and Bayswater activity centres as well as neighbourhood centres along main roads. Land between Boronia and the Mount Dandenong reserve is protected from intensification by the Low Density Residential Zone. Knox: Zones that allow for residential development

GRZ LDRZ C1Z Other Number of lots 57,116 1,242 1,053 454 Area (hectares) 4,254 215 121 193 % of total residentially zoned land 88.9% 4.5% 2.5% 4.0% The Comprehensive Development Zone makes up the majority of other zones in which residential development is permitted. The Comprehensive Development Zone has been used to guide the redevelopment of the Waterford Valley Golf Course and the Waterford Links Retirement Village.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 21 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Knox: Other zones that allow for residential development MUZ CDZ PDZ RLZ Number of lots 75 345 11 23 Area (hectares) 6 117 8 62 % of total residentially zoned land 0.1% 2.4% 0.2% 1.3%

Knox: Proportion of land in each zone C1Z Other 2.5% 4.0%

LDRZ 4.5%

GRZ 88.9%

As at 2014, there were approximately 55,600 dwellings in Knox. Since 2010 the municipality’s dwelling stock has been growing at approximately 470 dwellings per annum. To date, most new housing has been developed on land now zoned GRZ and previously Residential 1. Development in the GRZ has generally resulted in low density housing .The small amount of development in the Commercial 1 and Comprehensive Development zones has also resulted in low densities. Knox: Recent housing construction GRZ C1Z CDZ LDRZ Net dwelling increase 2010­2014 2,246 1 91 15 Total projects (with net increase) 2010­2014 1,151 1 44 15 Source: Draft Housing Development Data, 2014 According to the Urban Development Program 2015 significant major redevelopment activity is planned for the GRZ across Knox. There is also significant residential development activity expected in the Commercial 1 Zone, primarily within the municipality’s activity centres. A number of developments will yield significant numbers of dwellings over the next few years including Waterford Golf Course development and the Norvel Road Quarry development.

22 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Knox: Planned major residential development projects GRZ C1Z MUZ CDZ RLZ PUZ Dwellings in planned UDP projects 2,213 422 30 162 375 318 Number of planned UDP projects 62 10 2 2 1 3 Source: Urban Development Program, 2015 There has been a strong increase in the number of apartments of three or more storeys approved in Knox since 2001, with over 700 in 2011­2015 period compared to almost zero in the 2001­2005 period. Urban Development Program 2015 data indicates this level of apartment approvals is likely to continue. Meanwhile, there has been a decline in single detached dwelling development, which is probably due to a decline in remnant broadhectare construction. This may have triggered a shift towards the construction of medium and higher density dwellings. Knox: Dwellings approved by built form category, 2001­2015

3,500 Houses Attached 1­2 storeys 3,000 Attached 3+ storeys

2,500

2,000

1,500

1,000

500

0 2001­2005 2006­2010 2011­2015

Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 23 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Manningham

At a glance The City of Manningham is a middle­ring municipality located 10 and 31 kilometres east of Melbourne’s CBD. The municipality is served by a number of bus routes as well as access to the Eastern Freeway. Manningham is characterised by both urban and semi­rural areas, including Green Wedge land. There are significant semi­rural areas with bushland and densely vegetated land towards the east of the municipality, contrasted by expanding residential/urban areas towards the west. Land use in Manningham is mostly residential featuring smaller areas of agriculture and state reserves.

Residential zones history

2002 Manningham City Council adopted its Residential Strategy in 2002.

2005 Council adopted its Residential Character Guidelines in March 2005. Amendment C50 (MSS review and Residential Character Guidelines) was placed on public exhibition during March and April 2005.

2006 An independent panel held a public hearing for Amendment C50 and delivered a panel report in February 2006.

2007 Amendment C50 was gazetted on 8 March 2007.

2012 Council adopted its revised Residential Strategy in March 2012.

2012 Amendment C96 (Residential Strategy 2012) was placed on exhibition during July and August 2012.

2013 An independent panel held a public hearing for Amendment C96 and delivered a panel report in April 2013.

2014 Amendment C96 was gazetted on 13 February 2014. Council prepared Amendment C105 (new residential zones) in April 2014 and requested the Minister for Planning to approve it without notice (20(4) amendment). Amendment C105 was gazetted on 19 June 2014.

24 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Manningham: Zones that allow for residential development

New residential zones implementation The new residential zones were introduced into the Manningham Planning Scheme through Amendment C105. Amendment C105 rezoned land in the Residential 1 and 3 zones to one of the new residential zones. The main basis for the amendment was Council’s residential planning framework which seeks to guide the provision of housing and includes the Residential Strategy, 2002 (revised 2012) Doncaster Hill Strategy, 2002 (revised 2004) and the Residential Character Guidelines, 2005 (revised 2012). The amendment applied the RGZ, GRZ and NRZ in areas designated for growth, those areas where a moderate level of change is anticipated and those areas with predominantly environmental or landscape features or areas of lower housing density where only a limited amount of change is expected.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 25 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Manningham: New residential zones implementation Amendment number C105 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 19 June 2014 Supporting strategic work Residential Strategy , 2002 (revised 2012) Doncaster Hill Strategy, 2002 (revised 2004) Residential Character Guidelines, 2005 (revised 2012)

Population and households As at 2011, the population of Manningham was approximately 117,000 residents, representing an average population density per residential hectare of 21. By 2031 the municipality’s population is expected to grow by 22,000 residents. Over this time population growth, combined with changes to the composition of existing households, is expected to result in an increase of approximately 10,000 households. Manningham’s projected annual average population increase of 0.9% compares to 1.8% for metropolitan Melbourne. Manningham: Victoria in Future population projections 2011 2031 Average annual increase Estimated resident population 116,743 138,485 0.9% Households 42,226 52,049 1.1% Average household size 2.74 2.61 ­0.2% Source: Victoria in Future, 2015

Zoned land Manningham has applied all of the new residential zones. The majority (50%) of residential land is zoned GRZ, which has been applied mostly to suburbs in the western part of the municipality. Residential land zoned NRZ makes up a small proportion (5.3%) of the municipality and has generally been applied to residential areas with high environmental significance in Warrandyte and smaller patches of land in Donvale and Templestowe. The RGZ has been applied to the Doncaster East (The Pines) Activity Centre and to areas surrounding the Doncaster Hill Activity Centre. The RGZ has also been applied to major transport corridors where substantial change is supported in local policy (Clause 21.05) including Doncaster, Williamsons, Manningham and Tram roads. Manningham: Zones that allow for residential development NRZ GRZ RGZ Other Number of lots 1,723 35,385 2,012 5,405 Area (hectares) 250 2,362 163 1,965 % of total residentially zoned land 5.3% 49.8% 3.4% 41.5% The Low Density Residential Zone makes up the majority of other zones in which residential development is permitted. This zone seeks to preserve the existing low

26 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

density character of parts of Park Orchards to the east of the municipality and Templestowe in the municipality’s north. Wonga Park in the municipality’s north­east is exclusively zoned Low Density Residential. The Activity Centre Zone has been applied to the Doncaster Hill Activity Centre while the Commercial 1 Zone has been applied to most of the municipality’s smaller activity centres including Templestowe, Doncaster East and The Pines. Manningham: Other zones that allow for residential development C1Z ACZ MUZ LDRZ Number of lots 589 263 30 4,523 Area (hectares) 39 57 8 1,862 % of total residentially zoned land 0.8% 1.2% 0.2% 39.3%

Proportion of land in each zone

NRZ 5.3%

Other 41.5%

GRZ 49.8%

RGZ 3.4%

As at 2014, there were approximately 44,500 dwellings in Manningham. Since 2010, the municipality’s dwelling stock has been growing at approximately 370 dwellings per annum. Over the 2010­2014 period, most new dwellings were constructed on land now zoned GRZ and previously Residential 1. This development has generally resulted in medium density dwellings. There has also been substantial development on land now zoned RGZ, most likely reflecting the influence of Council’s support for substantial change in these areas prior to the introduction of the new residential zones. A small number of projects (five ) yielded over 350 new dwellings within the Activity Centre Zone in Doncaster Hill. This resulted in high density housing. Over the 2010­2014 period there was limited development in the NRZ, suggesting the influence of existing constraints on development.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 27 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Manningham: Recent housing construction NRZ GRZ RGZ ACZ LDRZ Net dwelling increase 2010­2014 35 1,030 397 350 44 Total projects (with net increase) 2010­2014 35 700 58 5 67 Source: Draft Housing Development Data, 2014 A significant number of new dwellings (2,900 dwellings) are planned for locations within the Activity Centre Zone in the Doncaster Hill Activity Centre. These are likely to be high density apartment dwellings. There is also significant residential development activity planned in the RGZ along major transport routes. Development in these areas is expected to be at relatively high densities. Major redevelopment is expected as part of The Eastern Golf Course redevelopment, which will comprise a mixture of low and medium density housing. The two projects planned within land now zoned NRZ are, perhaps, a legacy of transitional provisions where projects lodged prior to the implementation of the new zones are considered against the previous zones. The influence of transitional arrangements will diminish over the next few years. Manningham: Planned major residential development projects NRZ GRZ RGZ ACZ MUZ Dwellings in planned UDP projects 75 879 2,466 2,907 65 Number of planned UDP projects 2 33 43 18 1 Source: Urban Development Program, 2015 Development resulting in one or two dwellings on a lot accounts for the majority of projects in land now zoned GRZ. There has also been a significant number of projects in the GRZ resulting in three to nine new dwellings. These projects are expected to continue within the GRZ into the future. Over the 2010­2014 period, a number of larger 10 to 49 dwelling projects have been completed on land now zoned RGZ, which most likely reflects the influence of local planning policy (Clause 21.05) and the Design and Development Overlay which encourages consolidation of sites and larger scale developments along major transport corridors. Relative to the NRZ and GRZ, there are fewer development projects on land now zoned RGZ. However, these projects are of a significant scale and provide approximately 21% of Manningham’s new dwellings. The use and transformation of land now zoned RGZ has been relatively efficient. 397 new dwellings were constructed over the 2010­2014 period in this zone, transforming approximately 8 hectares of land at an average density of 66 dwellings per hectare. Comparatively, 1,030 dwellings were constructed on land now zoned GRZ, transforming 56 hectares of land at 29 dwellings per hectare.

28 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Manningham: Number of residential development projects by project size, 2010­2014

400

350

300

250

200

150

100

50

0

NRZ GRZ RGZ Other Zone and project size

Source: Draft Housing Development Data, 2014 There has been a steady increase in the approval of apartments of three or more storeys in Manningham since 2001. In fact, for every five­year period since 2001, apartment approvals have doubled from approximately 350 dwellings in 2001­2005, to 721 in 2006­ 2010, to approximately 1,543 in 2011­2015. Apartments are now the primary source of new housing in Manningham with the Urban Development Program 2015 projecting that high levels of apartment approvals are likely to continue. Approvals for townhouses and units in smaller one and two storey attached developments have also increased slightly. These have tended to be concentrated in the western part of the municipality. Approvals for single detached housing have been declining, which may represent changing housing demand combined with more limited land availability for new single detached housing. Manningham: Dwellings approved by built form category, 2001­2015

Houses Attached 1­2 storeys 1,800 Attached 3+ storeys 1,600 1,400 1,200 1,000 800 600 400 200 0 2001­2005 2006­2010 2011­2015 Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 29 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Maroondah

At a glance The City of Maroondah is an outer­ ring municipality located 22 and 31 kilometres east of Melbourne’s CBD. The municipality is served by the Belgrave and Lilydale railway lines and numerous bus routes as access to EastLink. Maroondah is characterised by residential land use along with several significant activity centres such as Ringwood and Croydon. The municipality is also recognised by its diverse topography, extensive flora and fauna, lakes, wetlands and parks.

Residential zones history

1997 Maroondah City Council adopted the Maroondah Municipal Housing Strategy.

2001 Amendment C16 (Local policies for multi­dwelling development) was placed on exhibition during January 2001. An independent panel held a public hearing and delivered a panel report in November 2001.

2003 Amendment C16 was gazetted on 13 November 2003.

2004 Council prepared Amendment C40 (Preferred Future Neighbourhood Character Statements and Maroondah Neighbourhood Character Study 2004) and placed it on public exhibition during May and June 2004.

2005 Amendment C40 was gazetted on 3 March 2005.

2008 Amendment C64 (Neighbourhood Character Statement for former Croydon and District Golf Course) was placed on exhibition January 2008. An independent panel held a public hearing and delivered a panel report in June 2008. Amendment C64 was gazetted on 30 October 2008.

2014 Council prepared Amendment C93 (new residential zones) in March 2014 and requested the Minister for Planning to approve it without notice (20(4) amendment). Amendment C93 was gazetted on 19 June 2014 Council commenced its review of the Housing Strategy, 1997.

2015 Council undertook community consultation on the draft Housing Strategy.

30 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Maroondah: Zones that allow for residential development

New residential zones implementation The new residential zones were introduced into the Maroondah Planning Scheme through Amendment C93. Amendment C93 applied the NRZ to land identified for urban perseveration, the RGZ to land in the Ringwood Activity Centre, and the GRZ to all other residential land. The main basis for the amendment was the Department’s Housing Development Data Analysis, October 2013.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 31 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Maroondah: New residential zones implementation Amendment number C93 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 19 June 2014 Supporting strategic work Housing Development Data Analysis (DTPLI), October 2013

Population and households As at 2011, the population of Maroondah was approximately 107,000 residents, representing an average population density per residential hectare of 22. By 2031 the municipality’s population is expected to grow by 23,000 residents. Over this time population growth, combined with changes to the composition of existing households, is expected to result in an increase of approximately 11,000 households. Maroondah’s projected annual average population increase of 1% compares to 1.8% for metropolitan Melbourne. Maroondah: Victoria in Future population projections

2011 2031 Average annual increase Estimated residential population 107,319 130,203 1.0% Households 41,832 52,595 1.2% Average household size 2.53 2.43 ­0.2% Source: Victoria in Future, 2015

Zoned land Maroondah has applied each of the three new residential zones. The majority (55%) of Maroondah’s residential land is zoned GRZ and is spread widely across the municipality. The NRZ has primarily been applied to Maroondah’s ridgeline areas which are protected for their environmental and landscape value. Land zoned RGZ is located within the Ringwood Activity Centre. Maroondah: Zones that allow for residential development NRZ GRZ RGZ Other Number of lots 15,901 28,380 705 962 Area (hectares) 1,470 2,014 31 117 % of total residentially zoned land 40.5% 55.5% 0.8% 3.2%

Maroondah: Other zones that allow for residential development C1Z MUZ LDRZ Number of lots 862 10 90 Area (hectares) 72 2 44 % of total residentially zoned land 2.0% 0.0% 1.2%

32 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

The Commercial 1 Zone makes up the majority of other zones in which residential development is permitted in Maroondah and defines the core areas of the municipality’s two major activity centres of Ringwood and Croydon and a number of smaller neighbourhood centres. The 1.2% of land zoned Low Density Residential is located on the boundary of Ringwood North and Park Orchards. Maroondah: Proportion land in each zone RGZ Other 0.8% 3.2%

NRZ 40.5%

GRZ 55.5%

As at 2014, there were 40,600 dwellings in Maroondah. Since 2010, the municipality’s dwelling stock has been growing at approximately 490 dwellings per annum. Over this time around half of all new housing development has occurred on land now zoned GRZ, resulting in low density dwellings. There has also been considerable new housing constructed in areas now zoned NRZ. These developments have resulted in low density dwellings with an average site density of seven dwelling per hectare. Development on land now zoned RGZ has resulted in higher density housing in the Ringwood Activity Centre. Maroondah: Recent housing construction NRZ GRZ RGZ LDRZ Net dwelling increase 2010­2014 1,081 1,213 171 2 Total projects (with net increase) 2010­2014 588 790 10 2 Source: Draft Housing Development Data, 2014 A substantial number of new dwellings are planned for land now zoned RGZ in the Ringwood Activity Centre. There are also two major projects planned in the Commercial 1 Zone in the Ringwood Activity Centre. There are a number of larger projects planned in the GRZ in Ringwood, Ringwood East (along the rail/Mount Dandenong Road corridor) and throughout Croydon. The 13 projects planned within land now zoned NRZ are likely to be a legacy of transitional provisions where projects lodged prior to the implementation of the new zones will be considered against the previous zones. The influence of transitional arrangements will diminish over the next few years.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 33 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Maroondah: Planned major residential development projects NRZ GRZ RGZ C1Z Dwellings in planned UDP projects 395 651 538 219 Number of planned UDP projects 13 25 12 4 Source: Urban Development Program, 2015 Single dwellings on a lot account for the majority of projects in the NRZ, with dual occupancy projects also common. Under the provisions of the NRZ these projects are still permitted and will continue. There have also been a number of projects of three to nine dwellings on land in the NRZ. Under the current provisions of the NRZ, these projects will not be permitted in the future. Within land now zoned GRZ, there have been a relatively high number of projects resulting in three to nine new dwellings as well as a high proportion of single and dual occupancy projects. This type of multi­unit development is expected to continue and possibly increase in the future. Relative to the NRZ and GRZ, there are very few development projects in land now zoned RGZ. However, these projects are generally of a significant scale and provide new dwellings at high densities. Maroondah: Number of residential development projects by project size, 2010­2014 450

400

350

300

250

200

150

100

50

0

NRZ GRZ RGZ Other Zone and project size

Source: Draft Housing Development Data, 2014 There has been a steady increase in unit/townhouse development over the last five years in Maroondah, with approvals more than doubling since 2010. Units and townhouses remain a relatively affordable housing option within the Eastern Subregion. As such, further unit development is expected into the future, particularly in GRZ areas of Maroondah. Approvals for single detached dwellings have remained relatively steady since 2010.

34 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Apartment approvals have increased in Maroondah since 2001 and the Urban Development Program 2015 indicates these approvals are likely to increase over the next few years, particularly as the municipality’s activity centres continue to develop. Maroondah: Dwellings approved by built form category, 2001­2015

2,500 Houses Attached 1­2 storeys Attached 3+ storeys 2,000

1,500

1,000

500

0 2001­2005 2006­2010 2011­2015

Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 35 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Monash

At a glance The City of Monash is a middle­ring municipality located 12 and 27 kilometres south­ east of Melbourne’s CBD. The municipality is served by the Cranbourne, Glen Waverley and Pakenham Line, numerous bus routes as well as access to the Monash Freeway. Monash is characterised by established residential areas, with some industrial, commercial and open space areas. The Monash University anchors an important cluster of education, research, and technology organisations. Monash is also home to a number golf courses and parks.

Residential zones history

1997 City of Monash Council adopted its Monash Urban Character and Study Monash Future Housing Direction Paper

2002 Council adopted its Waverley Park Concept Plan in August 2002.

2004 Council adopted Housing Strategy: Essential Environmental Services in June 2004

2005 Amendment C57 (MSS review) was placed on public exhibition during May and June 2005.

2006 An independent panel held a public hearing for Amendment C57 and delivered a panel report in October 2006.

2009 Amendment C57 was gazetted on 30 July 2009.

2014 Council prepared Amendment C119 (new residential zones) in January 2014 and requested the Minister for Planning approve it without notice (20(4) amendment). Amendment C119 was gazetted on 13 June 2014. Council adopted its Monash Housing Study 2014 in October 2014.

2015 Council prepared Amendment C125 (Monash Housing Strategy) and placed it on public exhibition between July and August 2015.

36 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Monash: Zones that allow for residential development

New residential zones implementation The new residential zones were introduced into the Monash Planning Scheme through Amendment C119. Amendment C119 applied the NRZ to land formerly in the Residential 1 Zone affected by the Heritage Overlay, the GRZ to the remaining land in the Residential 1 Zone, and the RGZ to land formerly in the Residential 2 Zone. The basis for the amendment was the Monash Housing Strategy, 2015 and it was considered to be a neutral translation of the existing residential zones.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 37 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Monash: New residential zones implementation Amendment number C119 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 13 June 2014 Supporting strategic work Monash Housing Strategy

Population and households As at 2011, the population of Monash was approximately 177,000 residents, representing an average population density per residential hectare of 28. 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 13,000 households. Monash’s projected annual average population increase of 0.8% compares to 1.8% for metropolitan Melbourne. Monash: Victoria in Future population projections 2011 2031 Average annual increase Estimated resident population 177,345 209,493 0.8% Households 65,180 78,312 0.9% Average household size 2.67 2.62 ­0.1% Source: Victoria in Future, 2015

Zoned land Nearly all (96%) residential land in Monash is zoned GRZ and is spread widely across the municipality. The NRZ has been applied to existing heritage precincts in the municipality’s west in Oakleigh and Hughesdale while the RGZ has been applied to two sites near Monash University. Monash: Zones that allow for residential development NRZ GRZ RGZ Other Number of lots 908 67,593 84 1,782 Area (hectares) 53 4,298 4 132 % of total residentially zoned land 1.2% 95.8% 0.1% 3.0% The Commercial 1 Zone makes up the majority of other zones in which residential development is permitted and defines the core areas of the municipality’s activity centres including Oakleigh, Mount Waverly, Glen Waverley, Clayton and Brandon Park/Wheelers Hill. The redevelopment of the Waverley Park football ground has occurred in accordance with the Comprehensive Development Zone.

38 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Monash: Other zones that allow for residential development C1Z MUZ CDZ Number of lots 1,623 65 94 Area (hectares) 122 5 5 % of total residentially zoned land 2.7% 0.1% 0.1%

Monash: Proportion of land in each zone

RGZ Other NRZ 0.1% 3.0% 1.2%

GRZ 95.8%

As at 2014, there were 64,600 dwellings in Monash. Since 2010 the municipality’s dwelling stock has been growing at approximately 750 dwellings per annum making it one of the leading areas for housing development in Melbourne’s established suburbs. Most development has occurred in areas of Monash now zoned GRZ (previously Residential 1) with a high proportion of this resulting from numerous dual occupancy and three dwelling projects. Development in the GRZ has tended to result in low density housing. Five of the six major projects within the Commercial 1 Zone were developed in the Oakleigh Activity Centre while one project was in the Glen Waverley Activity Centre. Development in the Commercial 1 Zone resulted in high density housing. There was more limited development in the Comprehensive Development Zone, represented by the final stages of the Waverley Park redevelopment. Monash: Recent housing construction NRZ GRZ C1Z CDZ Net dwelling increase 2010­2014 20 3,357 321 41 Total projects (with net increase) 2010­2014 16 1,705 6 2 Source: Draft Housing Development Data, 2014 A significant number of new dwellings are planned for locations in Monash’s GRZ in the future. A number of major projects are planned for GRZ areas near the Clayton and Wheelers Hill activity centres. There are also smaller projects anticipated in the GRZ within Mount

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 39 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Waverley, Glen Waverley, Oakleigh South and Notting Hill. The next few years will also see the completion of major redevelopment activity adjacent to Waverley Park in land now zoned GRZ. A significant mixed use development has been approved on the Nova Centre development which will provide approximately 700 dwellings. Major residential development activity is also expected in the Commercial 1 Zone, particularly within the Clayton and Glen Waverley activity centres. Monash: Planned major residential development projects GRZ C1Z Dwellings in planned UDP Projects 3,147 2,180 Number of planned UDP Projects 58 16 Source: Urban Development Program, 2015 Unit and townhouse developments are a major source of new housing in Monash. Since 2001 apartment development has also become a major source of new housing. Urban Development Program 2015 data indicates that over the next five years the existing level of apartment and unit/townhouse approvals is likely to continue. Approvals for detached housing remain steady. This might reflect approvals for ‘one for one’ replacement projects and the prevalence of small, infill projects resulting in a single detached house. Monash: Dwellings approved by built form category, 2001­2015

Houses 3,500 Attached 1­2 storeys Attached 3+ storeys 3,000

2,500

2,000

1,500

1,000

500

0 2001­2005 2006­2010 2011­2015

Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)

40 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Whitehorse

At a glance The City of Whitehorse is a middle­ring municipality located 12 and 22 kilometres east of Melbourne’s CBD. The municipality is served by the Belgrave and Lilydale railway line, numerous tram and bus routes as well as access to the Eastern Freeway. Whitehorse is predominantly characterised by residential areas. The municipality also features several educational facilities and the key activity centre of Box Hill. Box Hill is the focus of a significant proportion of future employment growth, apartment growth and public investment and is also the busiest public transport interchange outside Melbourne’s CBD.

Residential zones history

2002 Whitehorse City Council adopted Whitehorse Housing Study 2003 in December 2002.

2003 Council adopted its Blackburn Lake Surrounds Study 2002 in February 2003. Amendment C46 (Blackburn Lake Surrounds Study) was placed on public exhibition during May and June 2003.

2004 Council adopted its Whitehorse Neighbourhood Character Study 2003 in March 2004. Amendment C46 (Part 2) was gazetted on 16 September 2014.

2004 Amendment C50 part 1 (MSS review Whitehorse Housing Study 2003, Blackburn Lake Surrounds Study 2002, Whitehorse Neighbourhood Character Study 2003) was placed on public exhibition during August and September 2004.

2005 An independent panel held a public hearing for Amendment C50 (part 1) and delivered a panel report in June 2005.

2006 Amendment C50 (part 1) was gazetted on 17 August 2006.

2014 Council undertakes consultation and adopts its Whitehorse Housing Strategy 2014, Whitehorse Neighbourhood Character Study 2014, and Whitehorse Neighbourhood Activity Centre Urban Design Guidelines 2014 in 2014.

2014 Council prepared Amendment C160 (new residential zones) 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 C160 was gazetted on 14 October 2014.

2015 Draft Amendment C174 (C160 NRZ Schedules) Minister for Planning and the former DTPLI (now DELWP) undertook notice in accordance with the RZSAC Terms of Reference. The RZSAC held a public hearing during February and March 2015 and delivered its report in May 2015. Amendment C174 was gazetted 12 November 2015

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 41 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Whitehorse: Zones that allow for residential development

New residential zones implementation The new residential zones were introduced into the Whitehorse Planning Scheme through Amendment VC116 and the Planning Scheme was further amended through Amendment C160 and C174. 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.

42 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Whitehorse: 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 Whitehorse Planning Scheme Amendment C160 was based on the Whitehorse Housing and Neighbourhood Character Review, 2014 and applied the NRZ to land identified for urban preservation, the GRZ to land identified for moderate housing growth, and the RGZ to land near activity areas, train stations and other areas suitable for increased housing activity. Whitehorse: New residential zones implementation Amendment number C160 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 14 October 2014 Supporting strategic work Whitehorse Housing and Neighbourhood Character Review, 2014 Amendment C174 introduced five new schedules to the NRZ. The Amendment was prepared in line with the Whitehorse Housing Strategy, April 2014. Following the introduction of the new zones through Amendment C160, this amendment introduced schedules to provide more detailed guidance for built form in areas within the NRZ. Whitehorse: New residential zones implementation Amendment number C174 Was it reviewed by the RZSAC? Yes (Stage Two) Was it a 20(4) Amendment? Yes Gazettal Date 12 November 2014 Supporting strategic work Whitehorse Housing Strategy, April 2014

Population and households As at 2011, the population of Whitehorse was approximately 158,000 residents, representing an average population density per residential hectare of 28. 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 14,000 households. Whitehorse's projected annual average population increase of 0.9% compares to 1.8% for metropolitan Melbourne.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 43 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Whitehorse: Victoria in Future population projections 2011 2031 Average annual increase Estimated resident population 157,542 189,684 0.9% Households 60,743 74,853 1.0% Average household size 2.55 2.49 ­0.1% Source: Victoria in Future, 2015

Zoned land Whitehorse has applied each of the new residential zones. Land in the NRZ generally has significant landscape and environmental value and is generally identified as Bush Suburban and Bush Environment in the municipality’s housing policy (Clause 21.06). This includes high proportions of land in Vermont, Vermont South, Surrey Hills, Mitcham and Blackburn South. Land in the GRZ is identified as Garden Suburban in the municipality’s housing policy and includes high proportions of land in Blackburn, Box Hill North, Burwood, Burwood East and Forest Hill. The RGZ was applied to land identified for substantial change and includes land in and around the Box Hill Activity Centre, land in Burwood Heights and Burwood East, and between Box Hill and Blackburn, as well as land along the Burwood Highway. Whitehorse: Zones that allow for residential development NRZ GRZ RGZ Other Number of lots 29,914 29,810 2,709 1,608 Area (hectares) 1,914 1,700 174 156 % of total residentially zoned land 48.5% 43.1% 4.4% 3.9% The Commercial 1 Zone makes up the majority of other zones in which residential development is permitted. The Commercial 1 Zone is the primary zone that defines the core areas of the municipality’s activity centres. Whitehorse: Other zones that allow for residential development C1Z MUZ LDRZ Number of lots 1,542 45 21 Area (hectares) 134 11 11 % of total residentially zoned land 3.4% 0.3% 0.3%

Whitehorse: Proportion of land in each zone RGZ Other 4.4% 3.9%

NRZ 48.5% GRZ 43.1%

44 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

As at 2014, there were 64,600 dwellings in Whitehorse. Since 2010 the municipality’s dwelling stock has been growing at approximately 700 dwellings per annum. Over this time a high proportion of new dwellings and projects have occurred on land now zoned GRZ, which has generally resulted in medium density dwellings. Development on land now zoned RGZ has tended to result in high density housing, most likely reflecting the influence of policies the pre­date the new zones that encourage substantial change in these areas. Development in the Mixed Use and Commercial 1 zones has also resulted in higher density housing. Whitehorse: Recent housing construction NRZ GRZ RGZ C1Z MUZ Net dwelling increase 2010­2014 839 1,156 1,040 326 158 Total projects (with net increase) 2010­2014 563 636 62 10 1 Source: Draft Housing Development Data, 2014 The Urban Development Program 2015 shows that there are a number of planned projects on sites zoned RGZ that will contain a significant number of new dwellings. This includes some major proposed projects in and around Box Hill Activity Centre and a number of projects in Burwood East, including the Burwood Brickworks redevelopment. Significant residential development activity is anticipated in the Commercial 1 Zone, with the majority of new dwellings expected in and around the Box Hill Activity Centre. A number of major infill projects are also planned for the GRZ. The 637 dwellings planned within land now zoned NRZ are most likely a legacy of transitional provisions where projects lodged prior to the implementation of the new zones will be considered against the previous zones. Whitehorse: Planned major residential development projects NRZ GRZ RGZ C1Z Other Dwellings in planned UDP projects 637 594 3,649 1,046 838 Number of planned UDP projects 19 24 63 14 5 Source: Urban Development Program, 2015 More than a third of projects in Whitehorse over the 20010­2014 period were 1 for 1 replacement projects within the NRZ and GRZ. Development resulting in one or two dwellings on a lot account for the majority of other projects on land now zoned NRZ and GRZ. For the 2010­2014 period, there were also a number of developments resulting in three to nine dwellings on land now zoned NRZ and GRZ. Under the current requirements of the NRZ, these projects will no longer be permitted. However, a range of multi­dwelling development is expected to continue and potentially grow in the GRZ. Relative to the NRZ and GRZ, there are fewer development projects in the RGZ. However, these projects currently provide approximately 30% of the municipality’s housing supply at high density. The use and transformation of land in RGZ locations uses land very efficiently. A total of 1,040 dwellings were constructed in this zone in the 2010­2014 period, transforming approximately 7 hectares of land at an average density of 170 dwellings per hectare. By contrast, 839 dwellings were constructed in the NRZ, transforming 51 hectares of land at a density of 26 dwellings per hectare.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 45 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Whitehorse: Number of residential development projects by project size, 2010­2014 500 450 400 350 300 250 200 150 100 50 0

NRZ GRZ RGZ Other Zone and project size

Source: Draft Housing Development Data, 2014 There has been a steady increase in apartments of three or more storeys in Whitehorse since 2001. Over the last five years there has been a notable jump in this category, with apartment dwellings nearly tripling from approximately 1,100 in the 2006­2010 period to 3,100 in the 2011­2015 period. Dwellings in smaller one and two storey attached developments have also increased. Urban Development Program 2015 data indicates that a high level of apartment approvals is likely to continue in Whitehorse. There are still significant approvals for single detached dwellings in Whitehorse, and many of these are for 1 for 1 replacement projects. Whitehorse: Dwellings approved by built form category, 2001­2015 3,500

3,000 Houses Attached 1­2 storeys Attached 3+ storeys 2,500

2,000

1,500

1,000

500

0 2001­2005 2006­2010 2011­2015

Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)

46 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Yarra Ranges

At a glance Yarra Ranges Council is located 29 and 112 kilometres east of Melbourne’s CBD, on the eastern fringe of Melbourne. The municipality is served by the Belgrave and Lilydale railway lines as well as access to the Maroondah and Warburton Highways. Like other peri­urban municipalities, Yarra Ranges offers a mix of both urban and rural communicates. The majority of land in the Yarra Ranges is used for agriculture, national parks and state reserves, and there is a strong tourism industry.

Residential zones history

2007 Yarra Ranges Council released a discussion paper on its Housing Strategy in May 2007.

2008 Council released its Housing Issues Paper in June 2008.

2009 Council adopts its Housing Strategy.

2010 Amendment C97 (Neighbourhood Character Study and Housing Strategy) was placed on public exhibition during September and October 2010.

2011 An independent panel held a public hearing for Amendment C97 and delivered a panel report in November 2011.

2012 Amendment C97 was gazetted on 16 May 2013.

2013 Council prepared Amendment C134 (new residential zones) in October 2013 and requested the Minister for Planning approve it without notice (20(4) amendment).

2014 Amendment C134 was gazetted on 13 June 2014. Council prepared Amendment C141 (NRZ Schedule and DPO the former Chirnside Park Golf Course site) and requested the Minister for Planning approve it without notice (20(4) amendment).

2015 Amendment C141 was gazetted on 5 March 2015.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 47 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Yarra Ranges: Zones that allow for residential development

New residential zones implementation The new residential zones were introduced into the Yarra Ranges Planning Scheme through Amendment C134. Amendment C134 changed the zoning of land in the former residential zones to one of three new residential zones. The basis for the amendment was the Yarra Ranges Housing Strategy, May 2008 and the Neighbourhood Character Study. Amendment C134 applied the NRZ to land formerly in the Residential 1 Zone affected by the Heritage Overlay, the GRZ to remaining land in the Residential 1 Zone, and the RGZ to land formerly in the Residential 2 Zone.

48 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Yarra Ranges: New residential zones implementation Amendment number C134 Was it reviewed by the RZSAC? No Was it a 20(4) Amendment? Yes Gazettal Date 13 June 2014 Supporting strategic work Yarra Ranges Housing Strategy, May 2008 Yarra Ranges Neighbourhood Character Study

Population and households As at 2011, the population of Yarra Ranges was approximately 149,000 residents, representing an average population density per residential hectare of 12. By 2031 the municipality’s population is expected to grow by 23,000 residents. Over this time population growth, combined with changes to the composition of existing households, is expected to result in an increase of approximately 14,000 households. Yarra Ranges’ projected annual average population increase of 0.7% compares to 1.8% for metropolitan Melbourne. Yarra Ranges: Victoria in Future population projections 2011 2031 Average annual increase Estimated resident population 148,907 171,678 0.7% Households 55,348 68,937 1.1% Average household size 2.67 2.46 ­0.4% Source: Victoria in Future, 2015

Zoned land Most of Yarra Ranges is within the Green Wedge Zone or the Public Conservation Resource Zone, both of which either limit or prohibit further residential development. Within existing urban areas of the municipality, where additional residential development is more readily permitted, Yarra Ranges has applied all of the new residential zones. The NRZ has been applied to a significant proportion of the municipality’s residential land. This includes land between Montrose and Lilydale at the foothills of Mount Dandenong, land within Healesville and the semi­rural townships of Coldstream, Yarra Glen, Wandin North, Seville, Seville East, Woori Yallock and Yarra Junction. The GRZ has generally been applied to land at the interface of Yarra Ranges and Maroondah around Mooroolbark and Kilsyth as well as to land east of Mount Evelyn. Around 1,500 sites in Lilydale have been zoned RGZ. A large proportion of residential land is in the Low Density Residential Zone. This includes land surrounding Upwey and Tecoma in the south­east of the municipality, Mount Evelyn in the west, and Warburton in the east. The Low Density Residential Zone limits urban change to preserve existing subdivision patterns.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 49 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Yarra Ranges: Zones that allow for residential development NRZ GRZ RGZ Other Number of lots 24,273 3,057 1,486 14,684 Area (hectares) 2,375 235 89 2,570 % of total residentially zoned land 45.1% 4.5% 1.7% 48.8% The Rural Living Zone makes up 6% of the other zones in which residential development is permitted and has been applied to pockets of land along the Warburton Highway. Similar to the Low Density Residential Zone, this zone limits residential change to preserve existing amenity. The Commercial 1 Zone and Mixed Use Zone define the core areas of the municipality’s major activity centres of Lilydale, Upwey and Healesville and the commercial areas of the municipality’s smaller semi­rural townships. Yarra Ranges: Other zones that allow for residential development C1Z MUZ LDRZ RLZ Number of lots 1,379 46 11,597 1,662 Area (hectares) 119 24 2,110 317 % of total residentially zoned land 2.3% 0.5% 40.0% 6.0%

Yarra Ranges: Proportion of land in each zone

NRZ Other 45.1% 48.8%

RGZ GRZ 1.7% 4.5%

As at 2014, there were 54,400 dwellings in Yarra Ranges. Since 2010 the municipality’s dwelling stock has been growing at approximately 420 dwellings per annum. Over this time approximately 70% of new dwellings have been developed on land now zoned NRZ within urban areas of the municipality. This development has, on average, resulted in low density dwellings. Approximately 11% of Yarra Ranges’ net dwelling increase over the 2010 to 2014 period has been on land now zoned GRZ. About 11% of the municipality’s dwelling production has occurred on land now zoned RGZ and within the Commercial 1 Zone. The two development projects in the Commercial 1 Zone took place in Warburton and Lilydale and resulted in high density dwellings.

50 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Yarra Ranges: Recent housing construction NRZ GRZ RGZ C1Z Other Net dwelling increase 2010­2014 1,532 237 117 113 110 Total projects (with net increase) 2010­2014 1,149 131 57 2 110 Source: Draft Housing Development Data, 2014 A range of redevelopment projects are planned for Yarra Ranges in the future including major projects in the Commercial 1 and Mixed Use zones that will result in high numbers of dwellings. These projects are planned for land in Mooroolbark and Chirnside Park with a small resort planned in the Commercial 1 Zone in Warburton. Significant residential development activity is also expected in the GRZ and RGZ, with the majority of this development planned for Mooroolbark, Chirnside Park and Lilydale. In addition, there is a large (2,000 dwelling) development planned by Places Victoria for the Lilydale Quarry site. The Cloverlea development is currently under staged construction on land zoned NRZ within Chirnside Park. This development will be completed under NRZ transitional provisions where projects lodged prior to the implementation of the new zones are considered against the previous zones. The influence of transitional arrangements will diminish over the next few years. Yarra Ranges: Planned major residential development projects NRZ GRZ RGZ C1Z MUZ SUZ Other Dwellings in planned UDP projects 897 340 383 700 350 2,067 374 Number of planned UDP projects 23 14 5 4 2 2 4 Source: Urban Development Program, 2015 The majority of recent development projects have occurred on land now zoned NRZ. These have primarily comprised single and two dwelling projects which, under the provisions of the NRZ, will still be permitted in the future. There have also been a relatively large number of three to nine dwelling developments on land now zoned NRZ. Under the current provisions of the NRZ these projects will be prohibited in the future. Development in the GRZ and RGZ has tended to involve multi­dwelling development often resulting in between two and nine new dwellings. Within other zones, the majority of single dwelling development occurred in the Low Density Residential Zone.

MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE 51 RESIDENTIAL ZONES STATE OF PLAY EASTERN SUBREGION

Yarra Ranges: Number of residential development projects by project size, 2010­2014 700

600

500

400

300

200

100

0

NRZ GRZ RGZ Other Zone and project size

Source: Draft Housing Development Data, 2014 Since 2001, there has been a small, steady increase in unit/townhouse development in the Yarra Ranges. There has also been a steady downturn in the development of single detached dwellings, which may reflect declining availability of broadhectare lots in the municipality. The Urban Development Program 2015 indicates an increase in unit/townhouse development is most likely in the future, particularly within urban areas of the municipality. Yarra Ranges: Dwellings approved by built form category, 2001­2015

3,500 Houses Attached 1­2 storeys 3,000 Attached 3+ storeys

2,500

2,000

1,500

1,000

500

0 2001­2005 2006­2010 2011­2015 Source: ABS Building Approvals, September 2015 (cat. no. 8731.0)

52 MANAGING RESIDENTIAL DEVELOPMENT TASKFORCE