List of Tables Table One: Residential Dwelling Stock by Suburb, 2004 to 2008 Table Two: Residential Development Activity by Suburb, 2004 to 2008 List of Graphs Graph One: Median Land Area Consumed for Existing Dwelling Stock (sqm) by Suburb, 2008 Graph Two: Proportional Distribution of Land Area Consumed per Existing Dwelling Stock by Selected Size Ranges, 2008 Graph Three: Median Land Area Consumed for Existing Dwelling Stock (sqm) by Zone Type, 2008 Graph Four: Vacant Residential Lot Stock by Suburb, 2008 Graph Five: Size Distribution of Vacant Residential Lot Stock, 2008 Graph Six: Vacant Lot Turnover, Consumption and Stock, 2004 to 2008 Graph Seven: Average Annual Number of New Dwellings Constructed by Suburb, 2004 to 2008 Graph Eight: Residential Dwelling Yield Range, 2004 to 2008 Graph Nine: Median Land Consumed (sqm) for all Residential Construction Projects

List of Appendices Residential Dwelling Stock Table One: Residential Dwelling Stock by Suburb, 2004 to 2008 Table Two: Existing Dwelling Stock - Median Land Consumed Per Dwelling (sqm), 2004 to 2008 Table Three: Residential Dwelling Stock by Zone Type, 2004 to 2008 Table Four: Number of Residential Dwellings by Suburb and Zone Type, 2008 Table Five (a): Dwelling Density Cohorts for Existing Residential Dwelling Stock, 2004 Table Five (b): Dwelling Density Cohorts for Existing Residential Dwelling Stock, 2005 Table Five (c): Dwelling Density Cohorts for Existing Residential Dwelling Stock, 2006 Table Five (d): Dwelling Density Cohorts for Existing Residential Dwelling Stock, 2007 Table Five (e): Dwelling Density Cohorts for Existing Residential Dwelling Stock, 2008 Vacant Residential Lot Stock Table Six: Number of Vacant Residential Allotments, 2004 to 2008 Table Seven: Number of Vacant Residential Allotments by Zone Type and Suburb, 2008 Table Eight: Number of Vacant Residential Allotments by Lot Size Cohort, 2008 Table Nine (a): Vacant Residential Allotment Turnover by Year and Suburb, 2004 to 2005 Table Nine (b): Vacant Residential Allotment Turnover by Year and Suburb, 2005 to 2006 Table Nine (c): Vacant Residential Allotment Turnover by Year and Suburb, 2006 to 2007 Table Nine (d): Vacant Residential Allotment Turnover by Year and Suburb, 2007 to 2008

HDD 2004 to 2008 – City of Boroondara 3

Residential Development Activity Table Ten (a): New Residential Dwelling Construction, 2004 to 2008 Table Ten (b): New Residential Dwelling Construction, 2004 to 2005 Table Ten (c): New Residential Dwelling Construction, 2005 to 2006 Table Ten (d): New Residential Dwelling Construction, 2006 to 2007 Table Ten (e): New Residential Dwelling Construction, 2007 to 2008 Table Eleven (a): Number of New Residential Construction Projects by Dwelling Yield Range, 2004 to 2008 Table Eleven (b): Number of New Residential Construction Projects by Dwelling Yield Range, 2004 to 2005 Table Eleven (c): Number of New Residential Construction Projects by Dwelling Yield Range, 2005 to 2006 Table Eleven (d): Number of New Residential Construction Projects by Dwelling Yield Range, 2006 to 2007 Table Eleven (e): Number of New Residential Construction Projects by Dwelling Yield Range, 2007 to 2008 Table Twelve (a): Number of Newly Constructed Residential Dwellings by Dwelling Yield Range, 2004 to 2008 Table Twelve (b): Number of Newly Constructed Residential Dwellings by Dwelling Yield Range, 2004 to 2005 Table Twelve (c): Number of Newly Constructed Residential Dwellings by Dwelling Yield Range, 2005 to 2006 Table Twelve (d): Number of Newly Constructed Residential Dwellings by Dwelling Yield Range, 2006 to 2007 Table Twelve (e): Number of Newly Constructed Residential Dwellings by Dwelling Yield Range, 2007 to 2008 Table Thirteen (a): Number of Newly Constructed Dwellings by Zone Type, 2004 to 2008 Table Thirteen (b): Median land consumed per dwelling by Zone Type, 2004 to 2008

HDD 2004 to 2008 – City of Boroondara 4

1.0 Executive Summary Spatial Economics have been commissioned by the Department of Planning and Community Development (DPCD) to prepare Housing Development Data (HDD) for metropolitan Melbourne. The HDD has been prepared for the years 2004 – 2008 to identify:  a current and highly accurate count of existing dwelling stock;  the incidence of new dwelling construction; and  the supply of vacant residential allotments across all municipal areas within metropolitan Melbourne.

The HDD has been prepared principally through digital analysis of aerial photography and property boundaries (cadastre) to identify changes in the development and use of land for housing on a lot by lot basis. This analysis has been supplemented by reference to other key Government databases including planning schemes, planning permit approvals, business registers and site visits. HDD Statistical Summary Reports have been prepared for all 31 metropolitan municipalities. These reports identify the main characteristics of existing dwelling stock vacant residential land and new development within each municipality.

1.1 Key Findings from the HDD for the City of Boroondara: The City of Boroondara is a municipality in the east planning region of metropolitan Melbourne. Boroondara covers 60.2 square kilometres. The City includes the suburbs of Ashburton, Balwyn, Balwyn North, Camberwell, Canterbury, Hawthorn, Hawthorn East, Kew and Kew East.

Key findings outlined in this report show that within the City of Boroondara:

Dwelling stock and growth  At December 2008, there were approximately 64,400 residential dwellings in the City of Boroondara.  Increased by 0.9% per annum over the period of 2004 to 2008. This compares to 1.7% increase in dwellings across metropolitan Melbourne.  During the same period, an average of 891 new dwellings was constructed each year.  An average of 347 dwellings was demolished annually, resulting in an average increase of 544 dwellings for each year from 2004-08.  The graph below illustrates the average annual growth in net dwelling stock from 2004 to 2008 for each metropolitan municipality across Melbourne.  At 2008, the median area of land consumed by existing dwellings was 645sqm per dwelling. This measure by suburb widely varies, ranging from: 390sqm in Hawthorn; 598sqm in Kew; 700sqm in Balwyn North; and 854sqm in Mont Albert.

Development Projects:  The majority (59% or 888 projects) of residential development projects that occurred in the City of Boroondara in the years 2004 to 2008 yielded between 1 to 2 new dwellings. However, projects of this size accounted for only 30% of all newly constructed dwellings.

HDD 2004 to 2008 – City of Boroondara 5

 Residential development projects that yielded over 20 dwellings per project contributed 42% (1,490 dwellings) of all new dwellings built from 2004 to 2008, but represent only 1% of all construction projects (21 projects).  Of all recently constructed dwellings, the median size of lots prior to development across Boroondara was 714sqm per dwelling. After construction had occurred, the median land consumed per dwelling was 337sqm.  The majority (74%) of all new dwelling construction during this period was on land zoned for residential use (Residential 1 Zone).

Average Annual Percentage Growth in the Dwelling Stock by LGA, 2004 to 2008

3% Average Annual % Change

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Vacant land  The amount of vacant residential lots has remained relatively consistent from 2004 to 2008, as at December 2008 there were 378 vacant residential lots. During this time period, the majority of vacant stock was ‘created’ by existing dwelling demolition and/or re-subdivision of the existing lot stock.  High numbers of vacant lots by suburb in 2008 include Balwyn North (63 lots), Kew (58 lots) and Balwyn (56 lots).  The majority of the vacant lots (51% or 191 lots) were between 500 to 800sqm. There were 44 lots (12% of stock) that were less than 500sqm.  From 2004 to 2008 the average quantum of vacant lots consumed was 222; the construction of vacant allotments averaged around 221 lots per annum.

HDD 2004 to 2008 – City of Boroondara 6

2.0 Introduction Spatial Economics have been commissioned by the Department of Planning and Community Development (DPCD) to prepare Housing Development Data by undertaking an assessment of existing dwelling stock, recent residential construction and the supply of vacant residential allotments across all municipal areas within metropolitan Melbourne.

The HDD project had four major objectives. These objectives include: 1. To establish a highly accurate and current count of dwellings. 2. To establish the current supply of vacant residential allotments. 3. To identify all residential dwelling construction activity. 4. To establish a residential development database which will assist State and Local Governments to analyse and plan for housing change within their municipality and across Melbourne.

The HDD has been prepared principally through digital analysis of aerial photography and property boundaries (cadastre) to identify changes in the development and use of land for housing on a lot by lot basis. This analysis has been supplemented by reference to other key Government databases including planning schemes, planning permit approvals, business registers and site visits. This analysis has been undertaken on for each year from 2004 to 2008. All data used in this analysis, including zoning and cadastre data, has been derived from records dating from December of each year when the aerial imagery was captured.

The HDD supplements the Urban Development Program, that is conducted by DPCD on an annual basis that monitors the potential future supply and construction of large scale residential redevelopment projects (projects yielding 10 or more dwellings) residential broadhectare and industrial land across Melbourne. By analysing GIS data sources on a lot by lot basis, the Housing Development Data provides detailed information on existing dwellings and development of all residential sites including smaller scale sites (under 10 dwellings). This information includes:

 Land consumed per dwelling, providing an indicator of the effective density of the existing dwelling stock. Residential dwelling density is expressed as the number of dwellings divided by the associated land area (individual dwelling basis).  Lot size associated with all existing residential dwellings.  Zoning of residential dwelling stock.  The location of vacant residential allotments on a lot by lot basis.  The zoning of vacant residential allotments.  Size of vacant residential allotments.  The number and location of newly constructed residential dwellings on a lot by lot basis.  The original and destination land area consumed of newly constructed residential dwellings.  The original and destination lot size of newly constructed residential dwellings.  The number of dwelling losses (demolitions).  Dwelling yields for each residential development project, including the incidence of one for one dwelling replacement projects.

Statistical Summary Reports for the HDD have been prepared for all 31 metropolitan municipalities. These reports identify the main characteristics of existing dwelling stock vacant residential land and new development within each municipality. The reports also identify trends that have been observed over the period of collection of the HDD.

HDD 2004 to 2008 – City of Boroondara 7

2.1 Methodology

The following provides a brief overview of the methodology and approach taken to prepare the Housing Development Data (HDD) project. A more detailed description of the HDD methodology is outlined in a separate report prepared by Spatial Economics.

The principal data sets employed in this analysis are aerial photography and the cadastre. Aerial photography for the metropolitan Melbourne area is commissioned by the Victorian Government on a periodic basis and has been used in this analysis. These aerial photographs were generally taken around late December of each year.

Customised GIS software has been developed to visually recognise built structures and therefore has the additional ability to recognise vacant allotments. The software has the ability to recognise via colour intensity and colour distribution associated with built structures and straight lines created by roof- lines. This combined with titling information allows the recognition of both built structures on a parcel by parcel basis, as well as the incidence of vacant lots.

To establish the number of residential dwellings within a single allotment two major data sets are utilised, being the cadastre/titling information and the address attributes. Through extensive cleaning of the address and land title data base to eliminate duplicates, driveways, car-parks and cadastral anomalies it is possible to establish the number of units (residential or other).

A potential major limitation to this approach is the difficulty in identifying non-residential uses within residential type zoning or residential dwellings within non-residential or mixed used zones. To largely overcome this issue a series of business registers were geo-coded to identify potential businesses was undertaken. This largely identified the stock of businesses or non-residential uses. However, within all mixed use areas, a detailed land use survey was undertaken to identify any residential dwellings.

Dwelling count All private dwellings are counted within the assessment and preparation of the HDD regardless of zone and dwelling type. However, not all ‘potential’ dwelling structures that could accommodate permanent residents or households are counted. Structures that have been excluded from the HDD include:  Improvised dwellings;  Caravans, huts etc within caravan parks;  Motels, hotels and hostels for permanent residential purposes;  Student accommodation that could be described as ‘on-campus student halls of residence’;  Potential dwellings attached to retail premises (generally pre 1970’s). Many ‘older retail’ shops have either a potential dwelling attached or a shop-top. The vast majority of these are used for non-residential purposes such as storage, rather than inhabited by permanent households. As such the decision was made to exclude such properties from the calculation of the dwelling stock;  Supported residential care facilities. However, non-supported residential care facilities are included (independent living dwellings); and  Serviced apartments that are generally for short-term stays.

The above process does not recognise the number of dwellings or whether the built structure is actually a residential dwelling as opposed to a business or factory. Other data

HDD 2004 to 2008 – City of Boroondara 8

sets are used as a filtering process to establish whether the built structure is actually a dwelling and the number of dwellings e.g. block of flats.

All results have been globally verified via the stock count from the Australian Bureau of Statistics 2006 Population and Housing Census – the results represent at 2006 a 0.6% difference in terms of total stock numbers for the City of Boroondara. As at August 2006 the census recorded 62,972 private residential dwellings. Spatial Economics as at December 2006 recorded 63,359 private residential dwellings. The findings in this report have been reported at a local government and suburb level. It should be noted that where a suburb is not entirely located within a municipality (i.e. the suburb is included in two or more municipalities), this report includes data relating only to the area of that suburb that is located within the municipality.

GIS capability

In addition to the following statistical summary report, the results are provided within two GIS platforms. The first platform allows experienced GIS users to import, analyse and manipulate the base data. The second platform allows non-GIS users to view and interrogate the data, utilising customised mapping viewer software. With information collected on a lot by lot basis, the HDD has the capability to be utilised at a range of geographic levels. Data can be aggregated using standard geographic and administrative boundaries such as suburb, ABS Statical Local Areas and Local Government boundaries. The data can also be aggregated by creating customised boundaries at a precinct, small area or catchment level. This provides the capability to identify and assess catchments to existing or proposed services, facilities (eg Council library) and key destinations such as Activity Centres. Access to HDD in a GIS format will provide planners with a valuable tool suitable for use in preparing and evaluating strategic land use plans; including structure plans and local planning policies. The tool also has the potential to enhance State and Local Government planning capacity to undertake strategic planning across a range of areas including transport, social and community planning. A further update to the HDD to include information for 2009 is proposed and will form an addendum to this report. Feedback on the HDD is invited and can be forwarded by email to: [email protected].

HDD 2004 to 2008 – City of Boroondara 9

2.2 HDD Summary Report Study Area: Boroondara Boroondara is a municipality in the east planning region of metropolitan Melbourne. The City of Boroondara covers 60.2 square kilometres. The municipality lies between 5 and 12 kilometres east of central Melbourne.

The City includes the suburbs of Ashburton, Balwyn, Balwyn North, Camberwell, Canterbury, Hawthorn, Hawthorn East, Kew and Kew East.

Small sections of the suburbs of Glen Iris and Surrey Hills are located within the municipal area.

The major suburbs are illustrated in the map below.

HDD 2004 to 2008 – City of Boroondara 10

Map One: Selected Suburbs in the City of Boroondara

HDD 2004 to 2008 – City of Boroondara 11

3.0 Existing Residential Dwelling Stock

The following section of the report provides an outline of dwelling stock on an annual basis from 2004 to 2008 for the City of Boroondara. It provides a description of the dwelling stock, the change in net dwellings, the location of development projects and related characteristics of residential land.

3.1 Overview of Supply Table one summarises the residential dwelling stock within the municipal area of Boroondara from 2004 to 2008 by suburb. As at 2008, there were approximately 64,400 residential dwellings. The following suburbs have the highest number of dwellings:  Hawthorn –10,185 dwellings (representing 16% of all housing in the City of Boroondara);  Kew – 9,701 dwellings (15% all housing in the municipality);  Camberwell – 8,049 dwellings (13% of all housing in the municipality);  Balwyn North –7,444 dwellings (12% of all housing in the municipality); and  Balwyn –6,138 dwellings (10% of all housing in the municipality).

The number of dwellings in the City of Boroondara has grown by an average of 545 dwellings per annum from 2004 to 2008. The following suburbs have experienced the greatest average increases in dwelling stock from 2004 to 2008:  Hawthorn – 222 dwellings per annum  Kew – 124 dwellings per annum;  Hawthorn East –67 dwellings per annum;  Camberwell – 29 dwellings per annum; and  Glen Iris –22 dwellings per annum.

Table One: Residential Dwelling Stock by Suburb, 2004 to 2008

Average Average Annual # Annual % Change Change (2004 to (2004 to SUBURB 2004 2005 2006 2007 2008 2008) 2008) MONT ALBERT 57 57 57 57 57 0 0.0% SURREY HILLS 3,094 3,093 3,091 3,121 3,125 8 0.2% KEW EAST 2,489 2,520 2,523 2,523 2,529 10 0.4% ASHBURTON 2,862 2,885 2,904 2,910 2,913 13 0.4% BALWYN NORTH 7,393 7,420 7,413 7,425 7,444 13 0.2% BALWYN 6,068 6,089 6,093 6,091 6,138 18 0.3% CANTERBURY 2,911 2,982 2,990 2,988 2,994 21 0.7% GLEN IRIS 5,532 5,547 5,568 5,573 5,620 22 0.4% CAMBERWELL 7,935 7,959 8,010 8,021 8,049 29 0.4% HAWTHORN EAST 5,354 5,364 5,436 5,533 5,621 67 1.2% KEW 9,204 9,239 9,277 9,372 9,701 124 1.3% HAWTHORN 9,299 9,548 9,997 10,038 10,185 222 2.3% BOROONDARA 62,198 62,703 63,359 63,652 64,376 545 0.9%

HDD 2004 to 2008 – City of Boroondara 12

From 2004 to 2008, the total number of dwellings has increased by 0.9% per annum. The suburbs of Hawthorn, Kew and Hawthorn East have increased at the greatest rate within Boroondara at 2.3%, 1.3% and 1.2% respectively.

3.2 Existing Dwelling Stock – Land Area Consumed Per Dwelling In undertaking this assessment, the area of land consumed for every individual dwelling was identified. A summary of the median land area consumed by existing dwellings by suburbs within the City of Boroondara is shown by graphs one and the distribution of existing dwellings by land are size cohorts is shown by graph two. Map Two illustrates the land area consumed for every dwelling across the municipality.

The median land area consumed per existing dwelling across the City of Boroondara in 2008 was 645sqm. This measure by suburb widely varies, ranging from:  390sqm in Hawthorn;  598sqm in Kew;  700sqm in Balwyn North; and  854sqm in Mont Albert.

Graph One: Median Land Area Consumed for Existing Dwelling Stock (sqm) by Suburb, 2008

900

800

700

600

500

400 LAND AREA (SQM)

300

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100

S L T N H L RY T AST S Y KEW TON A U E HILL R E N IRIS OR N Y RWE E ALW R E W B E GL N N HAWTHORN RRE SHBU K U A S BOROONDARA CAMB CANTERB LWY MONT ALBERT AWTHO BA H

HDD 2004 to 2008 – City of Boroondara 13

Map Two: Land Area Consumed per Existing Dwelling, 2008

HDD 2004 to 2008 – City of Boroondara 14

Graph Two: Proportional Distribution of Land Area Consumed per Existing Dwelling Stock by Selected Size Ranges, 2008

25%

20% K

15%

10% % DISTRIBUTION OF DWELLING STOC

0% Less than 150 to 300 300 to 500 500 to 650 650 to 800 800 to 1000 1000 to 1500 to 2000 sqm 150 sqm sqm sqm sqm sqm sqm 1500 sqm 2000 sqm plus

The HDD can be used to identify the amount of land consumer per dwelling. On residential land, the range in the amount of land consumed per dwelling varies and reflects the style and period of development of the existing housing stock within the municipality as well as the incidence of more recent development across the City’s suburbs. In December 2008, 23% of all dwellings (14,675 dwellings) consumed between 650 to 800sqm of land area.

By comparison, approximately 29% or 18,874 dwellings, consumed less than 300sqm of land. Meanwhile 16% of the dwelling stock consumed over 800sqm of land per dwelling.

3.3 Zoning - Residential Dwelling Stock In 2008, the majority (97%) of the existing dwelling stock was zoned Residential 1 (R1Z). There were 981 dwellings within a Business 2 Zone (B2Z) located in Hawthorn and to a lesser degree in Hawthorn East. Whilst there were 226 dwellings zoned Business 1 (B1Z), these are mainly located in the suburbs of Kew, Hawthorn and Camberwell. The median land area consumed by existing dwelling stock varies significantly when compared by zone. Graph Three summarises the land area consumed by zone type as at 2008.

HDD 2004 to 2008 – City of Boroondara 15

The median land area consumed per dwelling by zone type ranges from 30sqm for Public Use Zone (PUZ) land to 1,540sqm for land zoned Urban Flood Zone (UFZ). The land area consumed for the majority of the dwelling stock by zone type includes:  Residential 1 (R1Z) zoned land – 646sqm;  Business 1 (B1Z) zoned land –178sqm; and  Business 2 (B2Z) zoned land –171sqm.

Graph Three: Median Land Area Consumed for Existing Dwelling Stock (sqm) by Zone Type, 2008

1,800

1,600

1,400

1,200

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800 LAND AREA (SQM) AREA LAND

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2 Z Z 6 Z Z 7 A Z Z 1 Z Z 2 1 Z 2 U Z R 1 R Z F U B B U R M U A R P U U P P P D P P N O O R O B

As at 2008, there were approximately 64,400 residential dwellings. The growth in the stock of residential dwellings increased by an average of 545 dwellings per annum between 2004 to 2008. The net additional dwelling stock from 2004 to 2008 has increased by 0.9% per annum. By comparison, there was an average annual increase of 1.7% which occurred during the same period across metropolitan Melbourne. The median land area consumed per existing dwelling across the City of Boroondara in 2008 was 645sqm. This measure by suburb widely varies, ranging from: 390sqm in Hawthorn; 598sqm in Kew; 700sqm in Balwyn North; and 854sqm in Mont Albert. In 2008, the majority (97%) of the existing dwelling stock was zoned Residential 1 (R1Z). There were 981 dwellings within a Business 2 Zone (B2Z) located in Hawthorn and to a lesser degree in Hawthorn East. Whilst there were 226 dwellings zoned Business 1 (B1Z), these are mainly located in the suburbs of Kew, Hawthorn and Camberwell.

HDD 2004 to 2008 – City of Boroondara 16

4.0 Vacant Residential Land The following section of the report provides an outline of the amount, location and other major characteristics of the vacant residential lot stock on annual basis from 2004 to 2008 within the City of Boroondara. Vacant land identified by the HDD is at December of each year when the baseline aerial photographs were taken. By analysing changes in aerial photography and cadastre, the HDD can provide information on vacant residential land on a lot by lot basis. Information on vacant land can be aggregated at a range of geographic levels including by suburb and municipality.

4.1 Overview of Supply The stock of vacant residential allotments was established for each year of the assessment. The distribution of vacant residential lot stock is summarised by suburb (Graph Four) and shown on a lot by lot basis (Map Three).

The amount of vacant residential land in Boroondara has remained relatively constant each year; in 2004 there were 385 vacant lots and 378 in 2008. From undertaking the HDD assessment, it was noted that the vast majority of vacant lot stock was ‘created’ by existing dwelling demolition and/or re-subdivision of the existing lot stock.

The highest number of vacant lots by suburb in 2008 were found in Balwyn North (63 lots), Kew (58 lots) and Balwyn (56 lots).

Graph Four: Vacant Residential Lot Stock by Suburb, 2008

No. of Lots of No. 30

S Y T N T N S L N H L R S S I L Y W T L A O A R R E E R I U E T E O I W K H B R H N W L O R U N R A N Y W T E E E E E B R W L B N T K H O G B R N A M Y R S H H W U A A T A L S C W C A A B H

HDD 2004 to 2008 – City of Boroondara 17

4.2 Lot Size Graph Five summarises the stock of vacant residential allotments by selected lot size cohorts. The majority of the vacant lots (51% or 191 lots) were between 500 to 800sqm. There were 44 lots (12% of stock) that were less than 500sqm.

In terms of larger vacant allotments (greater than 1,000sqm) there were only 76 lots (20% of the total vacant lot stock).

Graph Five: Size Distribution of Vacant Residential Lot Stock, 2008

250

200

150 No. of Lots of No. 100

0 Less than 500 sqm 500 to 800 sqm 800 to 1000 sqm 1000 to 2000 sqm 2000 sqm plus

4.3 Land Use Zoning The HDD shows that 98% of the vacant lot stock in Boroondara is zoned Residential 1 (R1Z). A further 6 lots vacant at December 2008 in the City was zoned Business 1 (B1Z) and Business 2 (B2Z), which primarily allows commercial uses but residential development may be permitted.

HDD 2004 to 2008 – City of Boroondara 18

Map Three: Land Vacant Residential Lot Stock, 2008

HDD 2004 to 2008 – City of Boroondara 19

4.4 Vacant Lot Turnover

As noted previously, the stock of vacant residential allotments has remained relatively constant from 2004 to 2008. Graph Six illustrates the vacant lot stock, the consumption of vacant lots and the stock of newly constructed vacant lots on an annual basis. From 2004 to 2008 the average quantum of vacant lots consumed was 222; this consumption rate has increased on an annual basis from 2004. The construction of vacant allotments averaged around 221 lots per annum.

Graph Six: Vacant Lot Turnover, Consumption and Stock, 2004 to 2008

300 500

450 250 400

350 200 300

150 250

No. of Lots of No. 200 Lots of No. 100 150

100 50 50

0 0 2004-05 2005-06 2006-07 2007-08

Vacant Lot Stock Consumed (LH axis) Newly Created Vacant Lot Stock (LH axis) Vacant Lot Stock (RH axis)

The amount of vacant residential lot stock within Boroondara has remained relatively constant from 2004 to 2008, as at December 2008 there were 378 vacant residential lots. From undertaking the assessment it was noted that the vast majority of vacant lot stock was ‘created’ by existing dwelling demolition and/or re-subdivision of the existing lot stock. The highest number of vacant lots by suburb in 2008 were found in Balwyn North (63 lots), Kew (58 lots) and Balwyn (56 lots). The majority of the vacant lots (51% or 191 lots) were between 500 to 800sqm. There were 44 lots (12% of stock) that were less than 500sqm. From 2004 to 2008 the average quantum of vacant lots consumed was 222; the construction of vacant allotments averaged around 221 lots per annum.

HDD 2004 to 2008 – City of Boroondara 20

5.0 Residential Development Activity This section of the report details residential dwelling construction activity on an annual basis from 2004 to 2008 within the City of Boroondara. Details presented include the amount and location of new residential construction and the demolition of existing dwellings. It also reports on the zoning of development sites, dwelling yield by residential development projects and the land area consumed by dwellings prior to and following construction occurring.

5.1 Overview - Residential Construction Activity As measured from 2004 to 2008 within Boroondara there were 1,497 residential development projects yielding 3,564 dwellings. However, within this period, 1,388 dwellings were demolished, resulting in a net addition to the residential dwelling stock of 2,176.

On an average annual basis from 2004 to 2008 there was 891 new dwellings constructed, and 347 demolitions occurred, resulting in an annual net addition of 544 dwellings.

Map Four summarises the location on a lot by lot basis of new dwelling construction activity from 2004 to 2008.

Table Two: Residential Development Activity by Suburb, 2004 to 2008 No. of Constructed Demolished Net Construction Dwellings Dwellings Dwellings Projects MONT ALBERT 1 1 1 0 SURREY HILLS 70 92 61 31 KEW EAST 61 91 51 40 BALWYN NORTH 235 282 233 49 ASHBURTON 120 148 97 51 BALWYN 244 314 244 70 CANTERBURY 65 142 59 83 GLEN IRIS 175 251 163 88 CAMBERWELL 135 236 122 114 HAWTHORN EAST 89 351 84 267 KEW 207 691 194 497 HAWTHORN 95 965 79 886 BOROONDARA 1,497 3,564 1,388 2,176

Graph Seven summarises the average annual amount of all dwellings constructed by suburb within the municipality of Boroondara from 2004 to 2008. The graph does not take into consideration demolition activity. Suburbs where the greatest volume of new dwellings constructed within Boroondara during this four year period include:  Hawthorn (241 dwellings per annum);  Kew (173 dwellings per annum);  Hawthorn East (88 dwellings per annum); and  Balwyn (79 dwellings per annum).

HDD 2004 to 2008 – City of Boroondara 21

Graph Seven: Average Annual Number of New Dwellings Constructed by Suburb, 2004 to 2008

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H N LS LL T ST W E Y A AST IL TON IRIS KE E H BURY R LW Y R EN NOR A THORN L B W BERW G KEW M ASHBU HA URRE CANTE LWYN THORN E S CA A W B HA

HDD 2004 to 2008 – City of Boroondara 22

Map Four: Residential Development Projects, 2004 to 2008

HDD 2004 to 2008 – City of Boroondara 23

5.2 Dwelling Yield Graph Eight summarises the proportion of projects and dwellings by dwelling yield ranges for recently constructed residential development projects. The vast majority (59% or 888 projects) of residential development projects yielded between 1 to 2 new dwellings (newly constructed). However, this project size accounted for only 30% of all newly constructed dwellings.

By comparison, residential development projects that yielded over 20 dwellings per project contributed 42% (1,490 dwellings) of all new dwellings constructed from 2004 to 2008, but comprised only 1% of all construction projects (21projects).

There were 486 dwellings and 479 projects that were one for one dwelling replacements from 2004 to 2008. This represented 32% of all construction projects and 14% of all constructed dwellings. The 1:1 dwellings/projects are not the same figures due to the incidence of multiple dwelling replacement projects i.e. 2:2’s.

Graph Eight: Residential Dwelling Yield Range, 2004 to 2008

70% Projects

60% Dwellings

50%

40%

30%

20% % Distribution% Dwellings/Projects

10%

0% 1:1 1 to 2 3 to 4 5 to 9 10 to 19 20+ Replacement

Dwelling Yield Range

5.3 Land Consumption Analysis was undertaken of all identified residential development projects from 2004 to 2008 to establish the amount of land consumed per dwelling prior to development and the resultant land consumed per dwelling after the construction of new dwellings had occurred. This analysis includes the development of vacant land and redevelopment land where there was an existing dwelling or other structures and construction of new dwellings has occurred. The information is available on a lot by lot basis and is summarised at a suburb level in Graph Nine.

HDD 2004 to 2008 – City of Boroondara 24

Where new dwellings were constructed in Boroondara over the 2004-2008 period, the median original land consumed per dwelling prior to development was 714sqm. Post construction, the median land consumption was 337sqm.

This proportional decrease in land consumed per new dwelling construction varies significantly across all suburbs within Boroondara. Suburbs such as Hawthorn, Kew and Hawthorn East experienced significant declines in the land area consumed for new dwelling construction. Whereas, the suburbs of Canterbury, Mont Albert, Balwyn North and Balwyn experienced negligible decreases in the land area consumed for new residential dwelling construction.

Where new residential development occurred between 2004 – 2008, the change in land consumption ranged from:  Hawthorn - original median land consumed 650sqm, destination median land consumption 24sqm;  Kew - original median land consumed 699sqm, destination median land consumption 221sqm;  Balwyn - original median land consumed 716sqm, destination median land consumption 617sqm; and  Balwyn North - original median land consumed 721sqm, destination median land consumption 650sqm.

Graph Nine: Median Land Consumed (sqm) for all Residential Construction Projects – pre and post development, 2004 to 2008

1,400 Median Land Consumed Per Dwelling sqm: Original Median Land Consumed Per Dwelling sqm: Result

1,200

1,000

800

600 Land ConsumedLand (SQM) 400

200

Y H S S N T L A N L I ST R L IR O A UR RT WYN I AS AR KEW LBERT O L H N E WEL D E A RB N E R N THO E BA EY W W T GL E OR NT RR SHBURT K MBE ROON H HA WYN A A O MON CA L SU C B BA AWT H

HDD 2004 to 2008 – City of Boroondara 25

5.4 Zoning – New Developments As measured from 2004 to 2008 the majority (74%) of all new dwelling construction was on land zoned Residential 1 (R1Z). In comparison 515 constructed dwellings were on land zoned Business 2 (B2Z), 202 dwellings zoned Public Use (PUZ2) and 128 zoned Business 1 (B1Z). There is a strong correlation between the land consumed per dwelling and zone. Dwellings recently constructed on land zoned Business 2 (B2Z) achieved land consumption rates per dwelling ranging from 6sqm to 64sqm. Typically, where land was zoned Residential 1 (R1Z) and residential development activity occurred over the four year period, the median land consumed per dwelling ranged from 619sqm to 666sqm.

5.5 Residential Demolition Activity The HDD project undertook an assessment to determine the location and amount of residential demolitions. The assessment identifies all dwellings that were completely demolished and also identifies demolition activity as it relates to 1:1 dwelling replacements. Where the construction of 1:1 dwelling replacement occurs, there is no additional contribution to the total number of dwellings in the municipality. Map Five illustrates the location of all residential demolition activity from 2004 to 2008. In total there were 1,388 residential dwellings demolished from 2004 to 2008. The majority of residential dwelling demolition activity was located within the suburbs of Balwyn (18% or 244 dwellings), Balwyn North (17% or 233 dwellings), Kew (14% or 194 dwellings) and Glen Iris (12% or 163 dwellings). Demolition activity within the City of Boroondara is concentrated within the areas of high 1:1 dwelling replacement activity.

HDD 2004 to 2008 – City of Boroondara 26

Map Five: Residential Demolitions, 2004 to 2008

HDD 2004 to 2008 – City of Boroondara 27

On an average annual basis from 2004 to 2008 there was 891new dwellings constructed, and 347 demolitions occurred, resulting in an annual net addition of 544 dwellings. Suburbs where the greatest volume of new dwellings constructed within Boroondara during this four year period include: Hawthorn (241 dwellings per annum); Kew (173 dwellings per annum); Hawthorn East (88 dwellings per annum); and Balwyn (79 dwellings per annum). The vast majority (59% or 888 projects) of residential development projects yielded between 1 to 2 new dwellings (newly constructed). However, this project size accounted for only 30% of all newly constructed dwellings. By comparison, residential development projects that yielded over 20 dwellings per project contributed 42% (1,490 dwellings) of all new dwellings constructed from 2004 to 2008, but comprised only 1% of all construction projects (21 projects). There were 486 dwellings and 479 projects that were one for one dwelling replacements from 2004 to 2008. This represented 32% of all construction projects and 14% of all constructed dwellings. In total there were 1,388 residential dwellings demolished from 2004 to 2008. The majority of residential dwelling demolition activity was located within the suburbs of Balwyn (18% or 244 dwellings), Balwyn North (17% or 233 dwellings), Kew (14% or 194 dwellings) and Glen Iris (12% or 163 dwellings). Demolition activity within the City of Boroondara is concentrated within the areas of high 1:1 dwelling replacement activity.

6.0 Further information The HDD will also be available in a GIS format suitable for use by State and Local Government Officers. Access to HDD in a GIS format will provide planners with a valuable tool suitable for use in preparing and evaluating strategic land use plans - including structure plans and local planning policies. The tool also has the potential to enhance State and Local Government planning capacity to undertake strategic planning across a range of areas including transport, social and community planning. A further update to the HDD to include information for 2009 is proposed and will form an addendum to this report. Feedback on the HDD is invited and can be forwarded by email to: [email protected].

HDD 2004 to 2008 – City of Boroondara 28

7.0 Glossary

ABS Census: - The Census of Population and Housing is conducted by the Australian Bureau of Statistics every five years. The Census aims to accurately measure the number of people in Australia on Census Night, their key characteristics, and the dwellings in which they live.

Activity centres: - Locations that provide the focus of services, employment and social interaction in cities and towns. They are places where people shop, work, meet relax and often live. Usually well-served by public transport, they range in size and intensity of use from local neighbourhood strip shopping centres to major regional shopping malls.

Broadhectare land: - Undeveloped land identified for residential development, generally located on the fringe of the metropolitan area.

Cadastre:- The cadastre is the public register of land boundaries that defines the separate holdings of land. In common usage the term cadastre refers to the digital cadastral databases, managed by each state and territory, which record the size and shape of land parcels and which can be linked to land ownership information.

Constructed dwellings:- Refers to the all new residential dwellings captured by the HDD and built during the period of analysis. Single storey residential dwelling construction is identified by the completion of a roof, whilst multi-storey dwelling construction is generally identified through the final lodgement of separate addresses and/or changes in to the cadastre.

Date of data capture (year):- The HDD captures vacant residential lots, dwelling stock and residential development projects for 2004, 2005, 2006, 2007 and 2008. The data capture is as at December of each year (date of aerial imagery capture).

GIS:- Geographic Information System (GIS) is a combination of software, hardware, data and people which allows the display, manipulation, analysis and output of spatial (map) data.

GIS Viewer:- GIS custom developed software that permits non-technical GIS users to view the HDD on a lot by lot basis.

Housing Development Data (HDD):- Refers to the data capture on an annual basis from 2004 to 2008, on a lot by lot basis of existing dwellings, vacant residential allotments and residential development activity.

Land area consumed per dwelling:- This measure refers to the land area consumed on a lot by lot basis for each individual residential dwelling. It has been used to describe the land consumed for individual dwellings that form part of existing dwelling stock and are created as an outcome of residential project yields. Examples include: 1. A single separate house on an individual allotment of 600sqm, equates to 600sqm of land consumed for that dwelling; 2. Three separate villa units (separate titles of 200sqm each) with a shared access driveway (area of 120sqm), equates to 240sqm of land consumed per dwelling; and 3. A high rise development of 100 dwellings on a lot of 1,000sqm equates to 10sqm of land consumed per dwelling.

HDD 2004 to 2008 – City of Boroondara 29

Local Government Area:- A Local Government Area (LGA) is a geographical area under the responsibility of an incorporated local government council. HDD has been prepared for all 31 LGAs within metropolitan Melbourne.

Lots Currently Under Dwelling Construction:- Lots currently under dwelling construction refers to lots where there is some form of development activity occurring at the time of the aerial imagery capture (usually December of each year) that suggests construction works are underway. This measure identifies vacant lots where development is occurring, but the final dwelling yield is still to be realised.

Median Land Consumed per Dwelling: Original:- This measure refers to the land area consumed of all residential development projects prior to ‘redevelopment’. It includes all projects that result in residential dwelling/s construction including one for one replacement projects. It does not include demolition projects that do not result in dwelling construction (see definition of Land area consumed per dwelling).

Median Land Consumed per Dwelling: Result:- This measure refers to the land area consumed of all residential development projects following the completion of residential dwelling construction. It includes all projects that result in residential dwelling/s construction including one for one replacement projects. It does not include demolition projects that do not result in dwelling construction (see definition of land area consumed per dwelling).

Metropolitan Melbourne:- The area encompassing the 31 metropolitan municipalities that make up the metropolitan region: Banyule, Bayside, Boroondara, Brimbank, Cardinia, Casey, Darebin, Frankston, Glen Eira, Greater Dandenong, Hobsons Bay, Hume, Kingston, Knox, Manningham, Maribyrnong, Maroondah, Melbourne, Melton, Monash, Moonee Valley, Moreland, Mornington Peninsula, Nillumbik, Port Phillip, Stonnington, Whitehorse, Whittlesea, Wyndham, Yarra and Yarra Ranges.

Net additional dwellings:- Refers to the net change in dwelling stock, i.e. the number of constructed dwellings minus the number of demolished dwellings.

One for one dwelling construction:- Refers to development projects where the total number of dwellings constructed is equal to the number of previously existing dwellings that were demolished on that site as part of the development and there is no change in the dimensions of the cadastre.

Principal Public Transport Network:- A high quality public transport network that connects principal and major activity centres and comprises the existing radial fixed-rail network, extensions to this radial network and identified cross-town bus routes.

Project yield:- (see definition Residential Construction Projects), refers to the total number of newly constructed residential dwellings per project.

Residential Construction Projects:- For the purpose of the HDD capture, a residential construction project is defined as the construction of new dwellings. It is measured spatially via an individual allotment prior to development.

Residential demolition:- Refers to the demolition/knock down of an existing residential dwelling. Note that a demolition for the HDD requires full demolition not partial demolition i.e. 75% of dwelling demolished then re-built is not considered a demolition rather an extension/renovation.

HDD 2004 to 2008 – City of Boroondara 30

Residential dwelling construction:- Refers to the building of new dwellings captured by the HDD (see definition dwelling)

Residential Dwelling Yield Range:- (see definition project yield)

Residential dwelling:- In general terms, a dwelling is a building or structure which is habitable and has been constructed or adapted to allow people live in it. A dwelling may include houses, flats, units, townhouses, villas, shop-top housing, improvised dwellings, retirement accommodation or a mobile dwelling such as a caravan. For the purpose of the HDD, housing that is temporary or transitional in nature has not been included in this count of residential dwellings, such as:  Improvised dwellings e.g. humpies, sheds, tents, etc (see definition improvised dwellings);  Mobile dwellings such as caravans, houseboats;  Student accommodation e.g. on-campus; and  Supported accommodation. Other forms of accommodation that are considered non-private accommodation have also not been included in the HDD. This includes motels/hotels, boarding houses, serviced apartments, student halls of residence and hostels for permanent residential purposes (e.g. supported aged accommodation).

Suburb:- Areas defined generally by Local Governments and gazetted (published) by the Geographical Naming Authority in each Sate/Territory. These are the official Suburbs which should be used by the general public in their postal and location address.

Vacant residential allotments:- A parcel of land that has a land use zoning type that is ‘supportive’ of residential dwelling construction and has no existing significant building structure.

Zone type:- The planning scheme zones land for particular uses, for example, residential, industrial, business or other. The zones are listed in the planning scheme and each zone has a purpose and set of requirements.

HDD 2004 to 2008 – City of Boroondara 31

8.0 Appendices – Tables

HDD 2004 to 2008 – City of Boroondara 32 Table One: Residential Dwelling Stock by Suburb, 2004 to 2008

Average Average Annual # Annual % Change Change (2004 to (2004 to SUBURB 2004 2005 2006 2007 2008 2008) 2008) ASHBURTON 2,862 2,885 2,904 2,910 2,913 13 0.4% BALWYN 6,068 6,089 6,093 6,091 6,138 18 0.3% BALWYN NORTH 7,393 7,420 7,413 7,425 7,444 13 0.2% CAMBERWELL 7,935 7,959 8,010 8,021 8,049 29 0.4% CANTERBURY 2,911 2,982 2,990 2,988 2,994 21 0.7% GLEN IRIS 5,532 5,547 5,568 5,573 5,620 22 0.4% HAWTHORN 9,299 9,548 9,997 10,038 10,185 222 2.3% HAWTHORN EAST 5,354 5,364 5,436 5,533 5,621 67 1.2% KEW 9,204 9,239 9,277 9,372 9,701 124 1.3% KEW EAST 2,489 2,520 2,523 2,523 2,529 10 0.4% MONT ALBERT 57 57 57 57 57 0 0.0% SURREY HILLS 3,094 3,093 3,091 3,121 3,125 8 0.2% BOROONDARA 62,198 62,703 63,359 63,652 64,376 545 0.9% Source: Spatial Economics, Housing Development Data Table Two: Existing Dwelling Stock - Median Land Consumed Per Dwelling (sqm), 2004 to 2008

SUBURB 2004 2005 2006 2007 2008 ASHBURTON 659 657 656 654 652 BALWYN 659 657 656 656 655 BALWYN NORTH 703 702 702 701 700 CAMBERWELL 659 657 655 653 652 CANTERBURY 680 678 678 676 676 GLEN IRIS 655 655 654 654 653 HAWTHORN 398 396 394 393 390 HAWTHORN EAST 442 441 441 439 439 KEW 606 604 603 601 598 KEW EAST 655 653 653 652 652 MONT ALBERT 854 854 854 854 854 SURREY HILLS 633 631 631 629 628 BOROONDARA 649 648 647 646 645 Source: Spatial Economics, Housing Development Data Table Three: Residential Dwelling Stock by Zone Type, 2004 to 2008

2004 2005 2006 2007 2008 Median Land Median Land Median Land Median Land Median Land No. of Area No. of Area No. of Area No. of Area No. of Area Zone Dwellings Consumed m2 Dwellings Consumed m2 Dwellings Consumed m2 Dwellings Consumed m2 Dwellings Consumed m2 R1Z 61,370 649 61,619 648 61,928 648 62,128 647 62,711 646 B2Z 468 194 701 174 850 174 947 181 981 171 B1Z 100 183 120 178 120 178 120 183 226 178 PUZ2 0 0 0 0 202 30 202 30 202 30 R2Z 116 213 120 221 120 221 122 222 123 224 MUZ 96 308 96 308 96 308 96 308 96 308 PUZ6 24 186 23 186 23 186 23 186 23 186 PPRZ 12 794 12 794 8 1,202 6 534 6 664 UFZ 10 1,541 10 1,541 10 1,541 6 1,541 6 1,541 PUZ1 1 760 1 760 1 760 1 760 1 760 PUZ7 1 458 1 458 1 458 1 458 1 457 BOROONDARA 62,198 649 62,703 648 63,359 647 63,652 646 64,376 645 Source: Spatial Economics, Housing Development Data Table Four: Number of Residential Dwellings by Suburb and Zone Type, 2008

R1Z B2Z B1Z PUZ2 R2Z MUZ PUZ6 PPRZ UFZ PUZ1 PUZ7 Total ASHBURTON 2,906 70000000002,913 BALWYN 6,128 0 10 000000006,138 BALWYN NORTH 7,439 05000000007,444 CAMBERWELL 7,953 66 29 000010008,049 CANTERBURY 2,953 4 14 0 0 0 23 00002,994 GLEN IRIS 5,601 18 0000000105,620 HAWTHORN 9,287 552 60 202 0 81 0110110,185 HAWTHORN EAST 5,194 285 4 0 123 15 000005,621 KEW 9,543 45 104 000045009,701 KEW EAST 2,529 00000000002,529 MONT ALBERT 57000000000057 SURREY HILLS 3,121 40000000003,125 BOROONDARA 62,711 981 226 202 123 96 23 661164,376 Source: Spatial Economics, Housing Development Data Table Five (a): Dwelling Density Cohorts for Existing Residential Dwelling Stock, 2004

Less than 150 to 300 to 500 to 650 to 800 to 1000 to 1500 to 2000 m2 2004 Total 150 m2 300 m2 500 m2 650 m2 800 m2 1000 m2 1500m2 2000 m2 plus ASHBURTON 96 302 256 828 1,039 245 75 17 4 2,862 BALWYN 447 776 1,177 878 1,743 590 332 86 39 6,068 BALWYN NORTH 24 340 750 1,246 2,938 1,380 664 32 19 7,393 CAMBERWELL 397 1,091 1,429 1,256 2,064 1,169 412 80 37 7,935 CANTERBURY 176 304 482 429 711 470 217 69 53 2,911 GLEN IRIS 78 454 759 1,365 2,113 550 183 27 3 5,532 HAWTHORN 4,171 1,860 1,222 615 603 385 310 76 57 9,299 HAWTHORN EAST 1,613 1,067 1,022 627 523 326 134 18 24 5,354 KEW 1,205 1,710 2,076 1,368 1,357 834 492 95 67 9,204 KEW EAST 121 314 382 501 849 271 46 2 3 2,489 MONT ALBERT 0130726172 157 SURREY HILLS 121 428 683 567 767 381 127 15 5 3,094 BOROONDARA 8,449 8,647 10,241 9,680 14,714 6,627 3,009 519 312 62,198 Source: Spatial Economics, Housing Development Data Table Five (b): Dwelling Density Cohorts for Existing Residential Dwelling Stock, 2005

Less than 150 to 300 to 500 to 650 to 800 to 1000 to 1500 to 2000 m2 2005 Total 150 m2 300 m2 500 m2 650 m2 800 m2 1000 m2 1500m2 2000 m2 plus ASHBURTON 96 299 292 829 1,034 241 75 16 3 2,885 BALWYN 422 797 1,211 886 1,742 583 327 84 37 6,089 BALWYN NORTH 17 349 772 1,249 2,948 1,372 661 34 18 7,420 CAMBERWELL 366 1,138 1,454 1,257 2,055 1,164 412 79 34 7,959 CANTERBURY 208 325 498 433 710 465 216 74 53 2,982 GLEN IRIS 62 475 777 1,369 2,103 548 183 27 3 5,547 HAWTHORN 4,380 1,892 1,230 612 604 387 309 78 56 9,548 HAWTHORN EAST 1,589 1,101 1,024 621 526 328 133 18 24 5,364 KEW 1,210 1,728 2,085 1,380 1,355 829 487 95 70 9,239 KEW EAST 117 331 402 507 848 267 43 2 3 2,520 MONT ALBERT 0130726172 157 SURREY HILLS 102 445 687 568 769 381 122 14 5 3,093 BOROONDARA 8,569 8,881 10,435 9,711 14,701 6,591 2,985 523 307 62,703 Source: Spatial Economics, Housing Development Data Table Five (c): Dwelling Density Cohorts for Existing Residential Dwelling Stock, 2006

Less than 150 to 300 to 500 to 650 to 800 to 1000 to 1500 to 2000 m2 2006 Total 150 m2 300 m2 500 m2 650 m2 800 m2 1000 m2 1500m2 2000 m2 plus ASHBURTON 96 302 306 829 1,038 239 73 17 4 2,904 BALWYN 419 809 1,218 888 1,728 584 328 83 36 6,093 BALWYN NORTH 17 347 793 1,249 2,936 1,363 657 34 17 7,413 CAMBERWELL 396 1,140 1,483 1,257 2,050 1,169 405 77 33 8,010 CANTERBURY 212 323 498 435 718 462 218 69 55 2,990 GLEN IRIS 64 476 810 1,359 2,099 545 185 28 2 5,568 HAWTHORN 4,827 1,902 1,234 607 602 388 307 78 52 9,997 HAWTHORN EAST 1,662 1,098 1,027 624 522 331 130 18 24 5,436 KEW 1,239 1,728 2,106 1,355 1,363 829 487 100 70 9,277 KEW EAST 117 336 403 509 848 262 43 2 3 2,523 MONT ALBERT 0130726172 157 SURREY HILLS 97 453 689 567 762 380 125 13 5 3,091 BOROONDARA 9,146 8,915 10,570 9,679 14,673 6,578 2,975 521 302 63,359 Source: Spatial Economics, Housing Development Data Table Five (d): Dwelling Density Cohorts for Existing Residential Dwelling Stock, 2007

Less than 150 to 300 to 500 to 650 to 800 to 1000 to 1500 to 2000 m2 2007 Total 150 m2 300 m2 500 m2 650 m2 800 m2 1000 m2 1500m2 2000 m2 plus ASHBURTON 96 304 320 830 1,032 238 69 17 4 2,910 BALWYN 429 809 1,231 877 1,726 583 322 79 35 6,091 BALWYN NORTH 19 352 813 1,248 2,931 1,360 651 34 17 7,425 CAMBERWELL 390 1,151 1,498 1,263 2,047 1,157 406 76 33 8,021 CANTERBURY 208 325 505 434 717 461 218 67 53 2,988 GLEN IRIS 60 485 818 1,359 2,099 539 183 27 3 5,573 HAWTHORN 4,855 1,912 1,237 605 605 386 306 80 52 10,038 HAWTHORN EAST 1,748 1,110 1,033 620 521 331 130 17 23 5,533 KEW 1,297 1,766 2,108 1,358 1,365 822 489 98 69 9,372 KEW EAST 117 335 408 511 845 259 43 2 3 2,523 MONT ALBERT 0130726172 157 SURREY HILLS 90 464 716 564 763 383 123 13 5 3,121 BOROONDARA 9,309 9,014 10,690 9,669 14,658 6,545 2,957 512 298 63,652 Source: Spatial Economics, Housing Development Data Table Five (e): Dwelling Density Cohorts for Existing Residential Dwelling Stock, 2008

Less than 150 to 300 to 500 to 650 to 800 to 1000 to 1500 to 2000 m2 2008 Total 150 m2 300 m2 500 m2 650 m2 800 m2 1000 m2 1500m2 2000 m2 plus ASHBURTON 96 314 324 832 1,023 233 70 17 4 2,913 BALWYN 441 806 1,260 886 1,727 579 325 80 34 6,138 BALWYN NORTH 16 364 839 1,247 2,928 1,354 645 35 16 7,444 CAMBERWELL 384 1,173 1,509 1,266 2,043 1,160 404 77 33 8,049 CANTERBURY 202 328 515 432 716 465 217 64 55 2,994 GLEN IRIS 77 487 841 1,367 2,100 540 178 27 3 5,620 HAWTHORN 5,017 1,911 1,229 604 606 381 305 79 53 10,185 HAWTHORN EAST 1,832 1,109 1,033 623 523 335 126 16 24 5,621 KEW 1,545 1,758 2,145 1,391 1,395 809 490 99 69 9,701 KEW EAST 117 339 415 512 840 258 42 2 4 2,529 MONT ALBERT 0130726172 157 SURREY HILLS 87 470 712 563 767 384 124 13 5 3,125 BOROONDARA 9,814 9,060 10,825 9,723 14,675 6,524 2,943 511 301 64,376 Source: Spatial Economics, Housing Development Data Table Six: Number of Vacant Residential Allotments, 2004 to 2008

Lots Currently Under Dwelling Construction SUBURB 2004 2005 2006 2007 2008 (2008) 1 ASHBURTON 22 18 9 14 22 4 BALWYN 43 42 47 70 56 14 BALWYN NORTH 47 35 56 60 63 22 CAMBERWELL 35 47 47 65 49 11 CANTERBURY 22 14 12 17 18 3 GLEN IRIS 30 31 35 39 30 6 HAWTHORN 36 22 23 22 27 6 HAWTHORN EAST 48 37 38 41 24 4 KEW 64 61 66 64 58 14 KEW EAST 23 16 19 21 18 2 MONT ALBERT 00000 0 SURREY HILLS 15 21 28 16 13 0 BOROONDARA 385 344 380 429 378 86 Source: Spatial Economics, Housing Development Data

1: Lots currently under dwelling construction refers to lots that as of the date of aerial imagery capture there is some form of activity that suggests construction works are underway. There is no yield information associated. However it highlights that the vacant land stocks is not available for future development, rather it has an existing construction commitment. Table Seven: Number of Vacant Residential Allotments by Zone Type and Suburb, 2008

R1Z B1Z B2Z R2Z Total ASHBURTON 2110022 BALWYN 5510056 BALWYN NORTH 6300063 CAMBERWELL 4900049 CANTERBURY 1800018 GLEN IRIS 2910030 HAWTHORN 2610027 HAWTHORN EAST 2300124 KEW 5800058 KEW EAST 1701018 MONT ALBERT 00000 SURREY HILLS 1210013 BOROONDARA 371 5 1 1 378 Source: Spatial Economics, Housing Development Data Table Eight: Number of Vacant Residential Allotments by Lot Size Cohort, 2008

Less than 150 to 300 to 500 to 650 to 800 to 1,000 to 1,500 to 2000 m2 SUBURB 150 m2 300 m2 500 m2 650 m2 800 m2 1,000 m2 1,500m2 2,000 m2 plus ASHBURTON 0115104001 BALWYN 02311218551 BALWYN NORTH 003112710110 1 CAMBERWELL 0828177700 CANTERBURY 000334332 GLEN IRIS 0009141510 HAWTHORN 043437303 HAWTHORN EAST 104535402 KEW 02712816805 KEW EAST 0010113201 MONT ALBERT 000000000 SURREY HILLS 011152300 BOROONDARA 1 18 25 69 122 67 51 9 16 Source: Spatial Economics, Housing Development Data Table Nine (a): Vacant Residential Allotment Turnover by Year and Suburb, 2004 to 2005

Newly created Total Vacant Vacant Stock Total Vacant SUBURB Vacant Stock end of 2004 Consumed 2005 Stock 2005 2005

ASHBURTON 22 18 14 18 BALWYN 43 34 33 42 BALWYN NORTH 47 33 21 35 CAMBERWELL 35 15 27 47 CANTERBURY 22 13 5 14 GLEN IRIS 30 15 16 31 HAWTHORN 36 21 7 22 HAWTHORN EAST 48 22 11 37 KEW 64 22 19 61 KEW EAST 23 10 3 16 MONT ALBERT 0000 SURREY HILLS 15 4 10 21 BOROONDARA 385 207 166 344 Source: Spatial Economics, Housing Development Data Table Nine (b): Vacant Residential Allotment Turnover by Year and Suburb, 2005 to 2006

Newly created Total Vacant Vacant Stock Total Vacant SUBURB Vacant Stock end of 2005 Consumed 2006 Stock 2006 2006

ASHBURTON 18 15 6 9 BALWYN 42 29 34 47 BALWYN NORTH 35 17 38 56 CAMBERWELL 47 27 27 47 CANTERBURY 14 9 7 12 GLEN IRIS 31 21 25 35 HAWTHORN 22 14 15 23 HAWTHORN EAST 37 13 14 38 KEW 61 26 31 66 KEW EAST 16 3 6 19 MONT ALBERT 0000 SURREY HILLS 21 10 17 28 BOROONDARA 344 184 220 380 Source: Spatial Economics, Housing Development Data Table Nine (c): Vacant Residential Allotment Turnover by Year and Suburb, 2006 to 2007

Newly created Total Vacant Vacant Stock Total Vacant SUBURB Vacant Stock end of 2006 Consumed 2007 Stock 2007 2007

ASHBURTON 9 7 12 14 BALWYN 47 34 57 70 BALWYN NORTH 56 37 41 60 CAMBERWELL 47 26 44 65 CANTERBURY 12 6 11 17 GLEN IRIS 35 24 28 39 HAWTHORN 23 10 9 22 HAWTHORN EAST 38 10 13 41 KEW 66 37 35 64 KEW EAST 19 6 8 21 MONT ALBERT 0000 SURREY HILLS 28 21 9 16 BOROONDARA 380 218 267 429 Source: Spatial Economics, Housing Development Data Table Nine (d): Vacant Residential Allotment Turnover by Year and Suburb, 2007 to 2008

Newly created Total Vacant Vacant Stock Total Vacant SUBURB Vacant Stock end of 2007 Consumed 2008 Stock 2008 2008

ASHBURTON 14 9 17 22 BALWYN 70 48 34 56 BALWYN NORTH 60 42 45 63 CAMBERWELL 65 36 20 49 CANTERBURY 17 10 11 18 GLEN IRIS 39 32 23 30 HAWTHORN 22 15 20 27 HAWTHORN EAST 41 26 9 24 KEW 64 40 34 58 KEW EAST 21 14 11 18 MONT ALBERT 0000 SURREY HILLS 16 8 5 13 BOROONDARA 429 280 229 378 Source: Spatial Economics, Housing Development Data Table Ten (a): New Residential Dwelling Construction, 2004 to 2008

Median Land Median Land No. of Constructed Demolished Consumed Per Consumed Per 2004 TO 2008 Construction Net Dwellings 4 Dwellings 2 Dwellings 3 Dwelling sqm: Dwelling sqm: Projects 1 Original 5 Result 6

ASHBURTON 120 148 97 51 696 455 BALWYN 244 314 244 70 716 617 BALWYN NORTH 235 282 233 49 721 650 CAMBERWELL 135 236 122 114 771 365 CANTERBURY 65 142 59 83 753 861 GLEN IRIS 175 251 163 88 722 531 HAWTHORN 95 965 79 886 650 24 HAWTHORN EAST 89 351 84 267 645 274 KEW 207 691 194 497 699 221 KEW EAST 61 91 51 40 757 450 MONT ALBERT 11101,190 1,190 SURREY HILLS 70 92 61 31 743 613 BOROONDARA 1,497 3,564 1,388 2,176 714 337 Source: Spatial Economics, Housing Development Data Table Ten (b): New Residential Dwelling Construction, 2004 to 2005

No. of Constructed Demolished 2004 TO 2005 Construction Net Dwellings 4 Dwellings 2 Dwellings 3 Projects 1

ASHBURTON 37 48 25 23 BALWYN 56 73 52 21 BALWYN NORTH 46 60 34 26 CAMBERWELL 22 54 30 24 CANTERBURY 16 81 10 71 GLEN IRIS 42 55 40 15 HAWTHORN 30 264 15 249 HAWTHORN EAST 25 31 21 10 KEW 50 79 44 35 KEW EAST 20 39 8 31 MONT ALBERT 0000 SURREY HILLS 7 9 10 -1 BOROONDARA 351 793 289 504 Source: Spatial Economics, Housing Development Data Table Ten (c): New Residential Dwelling Construction, 2005 to 2006

No. of Constructed Demolished 2005 TO 2006 Construction Net Dwellings 4 Dwellings 2 Dwellings 3 Projects 1

ASHBURTON 27 34 15 19 BALWYN 44 51 47 4 BALWYN NORTH 35 44 51 -7 CAMBERWELL 33 80 29 51 CANTERBURY 15 20 12 8 GLEN IRIS 36 56 35 21 HAWTHORN 21 469 20 449 HAWTHORN EAST 18 91 19 72 KEW 38 75 37 38 KEW EAST 71293 MONT ALBERT 1110 SURREY HILLS 19 23 25 -2 BOROONDARA 294 956 300 656 Source: Spatial Economics, Housing Development Data Table Ten (d): New Residential Dwelling Construction, 2006 to 2007

No. of Constructed Demolished 2006 TO 2007 Construction Net Dwellings 4 Dwellings 2 Dwellings 3 Projects 1

ASHBURTON 28 34 28 6 BALWYN 70 89 91 -2 BALWYN NORTH 75 86 75 11 CAMBERWELL 42 55 44 11 CANTERBURY 16 18 20 -2 GLEN IRIS 47 55 50 5 HAWTHORN 20 61 20 41 HAWTHORN EAST 22 121 24 97 KEW 53 148 53 95 KEW EAST 17 18 18 0 MONT ALBERT 0000 SURREY HILLS 30 46 16 30 BOROONDARA 420 731 439 292 Source: Spatial Economics, Housing Development Data Table Ten (e): New Residential Dwelling Construction, 2007 to 2008

No. of Constructed Demolished 2007 TO 2008 Construction Net Dwellings 4 Dwellings 2 Dwellings 3 Projects 1

ASHBURTON 28 32 29 3 BALWYN 74 101 54 47 BALWYN NORTH 79 92 73 19 CAMBERWELL 38 47 19 28 CANTERBURY 18 23 17 6 GLEN IRIS 50 85 38 47 HAWTHORN 24 171 24 147 HAWTHORN EAST 24 108 20 88 KEW 66 389 60 329 KEW EAST 17 22 16 6 MONT ALBERT 0000 SURREY HILLS 14 14 10 4 BOROONDARA 432 1,084 360 724 Source: Spatial Economics, Housing Development Data

1: Construction Projects refers to all new residential development projects. A project is defined by the original (prior to construction or subdivision) allotment 2: Constructed dwellings refers to all newly constructed residential dwellings, including one for one dwelling replacements 3: Demolished dwellings refers to all residential dwellings that were demolished, including dwellings demolished in one for one replacement projects 4: Net dwellings refers to the net addition to stock, i.e. number of constructed dwellings minus the number of demolished dwellings 5: Median Land Consumed Per Dwelling sqm: Original - refers to the dwelling density or lot size (if previously vacant) prior to redevelopment or re-subdivision or the lot size created in the case of broadhectare estates. It includes one for one projects and excludes demolition activity 6: Median Land Consumed Per Dwelling sqm: Result - identifies the median land consumed for every new residential construction. This includes one for one replacement activity. Table Eleven (a): Number of New Residential Construction Projects by Dwelling Yield Range, 2004 to 2008

Total No. 1:1 2004 TO 2008 12345 to 910 to 1920+of Replacement Projects ASHBURTON 43532040000120 BALWYN 791253152020244 BALWYN NORTH 831162772000235 CAMBERWELL 168516123111135 CANTERBURY 253143010165 GLEN IRIS 627520140310175 HAWTHORN 2534960371195 HAWTHORN EAST 3334171100389 KEW 661041663345207 KEW EAST 222467110061 MONT ALBERT 1 00000001 SURREY HILLS 243293110070 BOROONDARA 479 713 175 68 13 13 15 21 1,497 Source: Spatial Economics, Housing Development Data Table Eleven (b): Number of New Residential Construction Projects by Dwelling Yield Range, 2004 to 2005

Total No. 1:1 2004 TO 2005 12345 to 910 to 1920+of Replacement Projects ASHBURTON 101791000037 BALWYN 1427141000056 BALWYN NORTH 112483000046 CAMBERWELL 5 752111022 CANTERBURY 4 920000116 GLEN IRIS 181554000042 HAWTHORN 6 1433010330 HAWTHORN EAST 9 1060000025 KEW 211573220050 KEW EAST 3 753110020 MONT ALBERT 0 00000000 SURREY HILLS 2 40100007 BOROONDARA 103 149 64 21 4 5 1 4 351 Source: Spatial Economics, Housing Development Data Table Eleven (c): Number of New Residential Construction Projects by Dwelling Yield Range, 2005 to 2006

Total No. 1:1 2005 TO 2006 12345 to 910 to 1920+of Replacement Projects

ASHBURTON 8 1432000027 BALWYN 112670000044 BALWYN NORTH 141541100035 CAMBERWELL 3 1963100133 CANTERBURY 5 712000015 GLEN IRIS 9 1663020036 HAWTHORN 4 540022421 HAWTHORN EAST 5 641100118 KEW 112013102038 KEW EAST 3 20200007 MONT ALBERT 1 00000001 SURREY HILLS 9 721000019 BOROONDARA 83 137 38 18 4 4 4 6 294 Source: Spatial Economics, Housing Development Data Table Eleven (d): Number of New Residential Construction Projects by Dwelling Yield Range, 2006 to 2007

Total No. 1:1 2006 TO 2007 12345 to 910 to 1920+of Replacement Projects

ASHBURTON 111160000028 BALWYN 313062001070 BALWYN NORTH 343272000075 CAMBERWELL 8 2805100042 CANTERBURY 9 601000016 GLEN IRIS 192242000047 HAWTHORN 8 711002120 HAWTHORN EAST 9 750000122 KEW 143150002153 KEW EAST 9 800000017 MONT ALBERT 0 00000000 SURREY HILLS 7 1371110030 BOROONDARA 159 195 41 14 2 1 5 3 420 Source: Spatial Economics, Housing Development Data Table Eleven (e): Number of New Residential Construction Projects by Dwelling Yield Range, 2007 to 2008

Total No. 1:1 2007 TO 2008 12345 to 910 to 1920+of Replacement Projects

ASHBURTON 141121000028 BALWYN 234242201074 BALWYN NORTH 244581100079 CAMBERWELL 0 3152000038 CANTERBURY 7 910010018 GLEN IRIS 162255011050 HAWTHORN 7 812003324 HAWTHORN EAST 101120000124 KEW 203830010466 KEW EAST 7 712000017 MONT ALBERT 0 00000000 SURREY HILLS 6 800000014 BOROONDARA 134 232 32 15 3 3 5 8 432 Source: Spatial Economics, Housing Development Data Table Twelve (a): Number of Newly Constructed Residential Dwellings by Dwelling Yield Range, 2004 to 2008

Total No. of No. of 1:1 2004 TO 2008 12345 to 910 to 1920+Constructed Demolished Replacement Dwellings Dwellings

ASHBURTON 435340120000148 97 BALWYN 80 125 62 15 8 0 24 0 314 244 BALWYN NORTH 8311654218000282 233 CAMBERWELL 16 85 32 36 12 8 14 33 236 122 CANTERBURY 25318905064142 59 GLEN IRIS 62 75 40 42 0 16 16 0 251 163 HAWTHORN 26 34 18 18 0 17 88 764 965 79 HAWTHORN EAST 3334343400243351 84 KEW 69 104 32 18 12 17 53 386 691 194 KEW EAST 242412214600 91 51 MONT ALBERT 1 0000000 1 1 SURREY HILLS 24321894500 92 61 BOROONDARA 486 713 350 204 52 74 195 1,490 3,564 1,388 Source: Spatial Economics, Housing Development Data Table Twelve (b): Number of Newly Constructed Residential Dwellings by Dwelling Yield Range, 2004 to 2005

Total No. of No. of 1:1 2004 TO 2005 12345 to 910 to 1920+Constructed Demolished Replacement Dwellings Dwellings

ASHBURTON 10171830000 48 25 BALWYN 15272830000 73 52 BALWYN NORTH 11241690000 60 34 CAMBERWELL 5 7 10 6 4 8 14 0 54 30 CANTERBURY 4 94000064 81 10 GLEN IRIS 181510120000 55 40 HAWTHORN 6 1469070222264 15 HAWTHORN EAST 9 101200000 31 21 KEW 21 15 14 9 8 12 0 0 79 44 KEW EAST 3 71094600 39 8 MONT ALBERT 0 0000000 0 0 SURREY HILLS 2 4030000 9 10 BOROONDARA 104 149 128 63 16 33 14 286 793 289 Source: Spatial Economics, Housing Development Data Table Twelve (c): Number of Newly Constructed Residential Dwellings by Dwelling Yield Range, 2005 to 2006

Total No. of No. of 1:1 2005 TO 2006 12345 to 910 to 1920+Constructed Demolished Replacement Dwellings Dwellings

ASHBURTON 8 14660000 34 15 BALWYN 11261400000 51 47 BALWYN NORTH 1415834000 44 51 CAMBERWELL 3 1912940033 80 29 CANTERBURY 5 7260000 20 12 GLEN IRIS 9 1612901000 56 35 HAWTHORN 4 58001032410469 20 HAWTHORN EAST 5 68340065 91 19 KEW 11202940290 75 37 KEW EAST 4 2060000 12 9 MONT ALBERT 1 0000000 1 1 SURREY HILLS 9 7430000 23 25 BOROONDARA 84 137 76 54 16 20 61 508 956 300 Source: Spatial Economics, Housing Development Data Table Twelve (d): Number of Newly Constructed Residential Dwellings by Dwelling Yield Range, 2006 to 2007

Total No. of No. of 1:1 2006 TO 2007 12345 to 910 to 1920+Constructed Demolished Replacement Dwellings Dwellings

ASHBURTON 11111200000 34 28 BALWYN 31 30 12 6 0 0 10 0 89 91 BALWYN NORTH 34321460000 86 75 CAMBERWELL 8 280154000 55 44 CANTERBURY 9 6030000 18 20 GLEN IRIS 1922860000 55 50 HAWTHORN 9 723002020 61 20 HAWTHORN EAST 9 710000095121 24 KEW 17 31 10 0 0 0 24 66 148 53 KEW EAST 108000000 18 18 MONT ALBERT 0 0000000 0 0 SURREY HILLS 7 131434500 46 16 BOROONDARA 164 195 82 42 8 5 54 181 731 439 Source: Spatial Economics, Housing Development Data Table Twelve (e): Number of Newly Constructed Residential Dwellings by Dwelling Yield Range, 2007 to 2008

Total No. of No. of 1:1 2007 TO 2008 12345 to 910 to 1920+Constructed Demolished Replacement Dwellings Dwellings

ASHBURTON 1411430000 32 29 BALWYN 23428680140101 54 BALWYN NORTH 24451634000 92 73 CAMBERWELL 0 311060000 47 19 CANTERBURY 7 9200500 23 17 GLEN IRIS 16 22 10 15 0 6 16 0 85 38 HAWTHORN 7 8260036112171 24 HAWTHORN EAST 10114000083108 20 KEW 203860050320389 60 KEW EAST 7 7260000 22 16 MONT ALBERT 0 0000000 0 0 SURREY HILLS 6 8000000 14 10 BOROONDARA 134 232 64 45 12 16 66 515 1,084 360 Source: Spatial Economics, Housing Development Data Table Thirteen (a): Number of Newly Constructed Dwellings by Zone Type, 2004 to 2008

Year R1Z B2Z PUZ2 B1Z PPRZ R2Z MUZ

2004-2005 471 233 0 21 64 4 0 2005-2006 6051492020000 2006-2007 6299900120 2007-2008 936 34 0 107 3 3 1 Total 2,641 515 202 128 68 9 1 Source: Spatial Economics, Housing Development Data

Table Thirteen (b): Median land area consumed per dwelling by Zone Type (sqm), 2004 to 2008

Year R1Z B2Z PUZ2 B1Z PPRZ R2Z MUZ

2004-2005 619 64 0 63 24,593 275 0 2005-2006 65130300000 2006-2007 666 6 0 0 380 266 0 2007-2008 658 8 0 65 70,416 511 273 Source: Spatial Economics, Housing Development Data

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