a ‘vision’ for housing diversity in the city of melton · web viewhousing in the city of melton...

House Smart

City of Melton

Housing Diversity Strategy

Prepared for

City of Melton

by

Essential Economics Pty Ltd

and

hansen partnership pty ltd

M a r c h 2 0 1 4

Authorship

Report stage Author Date Review Date

Draft report

Essential EconomicsNick Brisbane

Geof Snellhansen partnershipRichard Stevenson

Jane Keddie

30 October 2013 John Henshall 1 November 2013

Consultation Draft report

Essential EconomicsGeof Snell

Nick Brisbanehansen partnershipRichard Stevenson

5 December 2013 John Henshall 13 December 2013

Final reportEssential Economics

Geof SnellNick Brisbane

25 March 2014 John Henshall 27 March 2014

Disclaimer

Although every effort has been made to ensure the accuracy of the material and the integrity of the analysis presented herein, Essential Economics Pty Ltd accepts no liability for any actions taken on the basis of the contents of this report.

Contact details

For further details please contact:

Essential Economics Pty Ltd 96 Pelham Street Carlton Victoria 3053 AustraliaPH 61 3 9347 5255 FAX 61 3 9347 5355 EMAIL [email protected] www.essentialeconomics.com

ABN 92 079 850 427

Our Reference: 13029

The City of Melton Housing Diversity Strategy has been prepared by

Essential Economics Pty Ltd and hansen partnership pty ltd on behalf of the City of Melton

Contents

Executive Summary.............................................................................................................................. i

Part A: Introduction to the Housing Diversity Strategy.........................................................................1

1 A ‘Vision’ for Housing Diversity in the City of Melton.................................................................2

2 Introduction to the Strategy...................................................................................................... 32.1 Aim of the Housing Strategy.............................................................................................................32.2 What is the Housing Strategy?.........................................................................................................32.3 Why does Melton need a Housing Strategy?...................................................................................32.4 Where does the Strategy apply?......................................................................................................42.5 Project Methodology........................................................................................................................52.6 Abbreviations...................................................................................................................................6

3 How to Use this Document........................................................................................................ 7

Part B: City of Melton Context............................................................................................................. 8

4 Locational Context.................................................................................................................... 9

5 Policy Context......................................................................................................................... 12

6 Population and Demographic Trends.......................................................................................14

7 Residential Development Trends.............................................................................................18

8 Future Housing Requirements.................................................................................................21

9 Residential Character Analysis................................................................................................24

10 Community Consultation........................................................................................................ 27

11 Key Issues for Housing in the City of Melton............................................................................29

Part C: City of Melton ‘Change Areas’................................................................................................31

12 Change Areas and Victoria’s Residential Zones........................................................................32

13 Methodology for Determining Locations for Housing Change..................................................34

14 Capacity Assessment............................................................................................................... 39

15 Area Specific Considerations...................................................................................................41

Part D: City of Melton Housing Diversity Strategy..............................................................................43

16 Key Themes............................................................................................................................ 4416.1 Affordability...................................................................................................................................4416.2 Character........................................................................................................................................4516.3 Housing Diversity...........................................................................................................................4516.4 Infrastructure, Services and Transport...........................................................................................4616.5 Housing Design Innovation.............................................................................................................47

17 Objectives............................................................................................................................... 48

18 Action and Implementation Plan.............................................................................................49

19 Monitoring and Review........................................................................................................... 62

Appendix A: Victoria’s Planning Zones...............................................................................................64

C I T Y O F M E L T O NH O U S I N G D I V E R S I T Y S T R A T E G Y

E X EC U T I V E S U M M A RY

Housing choice and diversity are major contributors to people’s quality of life, influencing the look and feel of our neighbourhoods, our access to employment and services, and our modes of travel.

In recognition of the important role that ‘housing’ has in shaping our community Melton City Council has developed ‘House Smart’, a comprehensive 20-year framework to guide housing growth within the Municipality’s established residential areas. The framework identifies the number and types of housing needed to house our future population growth and the capacity and suitability of different residential locations to accommodate different rates of housing change. This will ensure that our future housing provides an appropriate range of housing choice and diversity to meet the needs of a growing and changing community.

The City of Melton is currently experiencing considerable population growth and change. Over the past decade the population has doubled and is presently 126,680 residents. Within the next twenty years this figure is expected to double again and it is predicted that by 2031, 241,700 people will reside in the Municipality. It is estimated to house this increased population an additional +45,600 to +52,400 new homes will need to be constructed. While the overwhelmingly majority of this population and housing growth will be directed towards the Municipality’s ‘urban growth areas’, it is anticipated that between +7,100 to +7,700 (or 15%) of these new homes will need to be built in established areas.

The Municipality’s varied demographic profile is also expected to undergo significant change over this period, which will require an increased diversity of housing stock to accommodate the community’s different housing needs. It is predicted that the population will be getting older and household sizes are expected to get smaller. Of significance is the predicted increase in the numbers and percentage of the population aged 60 years or over. As this will have significant implications for the type of housing that will need to be provided, it is expected that the demand for smaller housing and specialised housing options such as retirement living or aged care will increase.

These factors place considerable pressure on existing housing and raise a number of key challenges in relation to where best to accommodate housing growth within these established areas. These key challenges include:

identification of suitable areas for different rates of housing change;

provision of diverse and affordable housing stock;

attracting investment to the established areas when there is a significant amount of land available for greenfield development;

preserving neighbourhood character;

access to appropriate infrastructure, facilities, services and transport options; and

E s s e n ti a l E c o n o m i c s P t y L t d

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limited examples of large development or redevelopment sites existing in areas close to good facilities and services.

‘House Smart’ is Council’s ‘housing’ response to this rapid population growth and change. The framework has been informed and developed with our local community and is underpinned by strong demographic, land supply/demand, urban design and planning analysis. It seeks to direct residential development into areas that can accommodate growth with good access to services and limit change in areas with strong neighbourhood character attributes. The framework will inform the update to the Municipal Strategic Statement and provides clear direction on how the State Government’s new suite of reformed residential zones should be implemented into the Melton Planning Scheme.

While demand for new housing within the established areas over the next 20-years is anticipated to be between +7,100 to +7,700 homes, it is estimated over this time period that these areas have the capacity to accommodate an estimated 11,230 new homes, including a mix of low, medium and high-density development. This demonstrates that there is enough supply to accommodate a growing and changing population.

The Strategic Direction of ‘House Smart’ is underpinned by the following five key housing themes which provide the basis to its Vision, Objectives and Actions:

Affordability;

Character;

Housing Diversity;

Infrastructure, Services & Transport; and

Housing Design Innovation

The Objectives and Actions within each theme provide Council with an Action and Implementation Plan to guide actions for local housing towards 2031. The Plan identifies specific actions, Council’s roles and responsibilities, partnerships and indicative timeframe.


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PART A: INTRODUCTION TO THE HOUSING DIVERSITY STRATEGY

The City of Melton Housing Diversity Strategy is Council’s response to the changing housing needs and requirements for existing and future residents in the City of Melton. The Strategy provides a 20-year plan that establishes the types of housing needed and the suitability of different residential locations to accommodate different rates of housing change.

Part A of the Strategy provides the following:

1 A ‘Vision’ for Housing Diversity in the City of Melton

2 An Introduction to the Strategy

3 Description of How to Use this Document.


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1 A ‘ V I S I O N ’ F O R H O U S I N G D I V E R S I T Y I N T H E C I T Y O F M E LTO N

A Vision statement has been prepared in order to provide overall guidance on how the residential sector in the City of Melton will develop over time. The Vision incorporates the key themes, namely: affordability, character, diversity, access to infrastructure and services, and housing design and innovation.

The Vision for Housing Diversity in the City of Melton is as follows:

The planning and development of residential housing in the City of Melton will respond to the

opportunities and challenges associated with rapid population growth and urban development. A

diverse range of housing stock will be provided that caters for the needs and desires of residents, and is

affordable to people of all socio-economic, demographic and cultural backgrounds.

Future residential development will occur in a sustainable and innovative manner, and will provide

residents with convenient access to key infrastructure and services. Important attributes of

the City of Melton will be protected, and development will contribute positively to our environment and our local economy and will

enhance our communities.


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2 I N T R O D U C T I O N TO T H E S T R AT EGY

2.1 Aim of the Housing Strategy

The aim of the Housing Diversity Strategy is to provide a comprehensive plan guiding housing growth within the established residential areas across the City of Melton, ensuring that future housing development provides an appropriate range of housing choice and diversity to meet the needs of a growing and changing community.

2.2 What is the Housing Strategy?

The Melton Housing Diversity Strategy is Council’s response to this expanding population and changing community profile, providing a twenty-year plan that establishes the types of housing needed and the suitability of different residential locations to accommodate different rates of housing change.

The Strategy responds to the municipality’s growing and changing community profile by addressing the following:

1 Identify the existing and future housing needs of the City of Melton’s community

2 Identify established areas that are suitable for Limited, Incremental and Substantial growth and to understand the housing capacity in these areas

3 Identify possible strategic redevelopment sites

4 Facilitate the delivery of preferred residential character outcomes for the municipality’s neighbourhoods

5 Provide guidance to the future location and type of housing required in the municipality

6 Provide a framework for Council to assist in making decisions regarding future housing requirements and diversity.

2.3 Why does Melton need a Housing Strategy?

1 Housing is a fundamental human right . Housing choice and diversity has a major influence on people’s quality of life, influencing:

- Access to employment, retail, education, health, recreation and community facilities

- The overall look and feel of neighbourhoods, and the strength of local communities

- Residents’ travel options and patterns

2 Melton’s population is expanding and its housing needs are changing . Housing in the City of Melton needs to evolve in order to accommodate an expanding population, a changing demographic profile, and differing housing needs and desires.


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3 A framework for the implementation of Victoria’s reformed residential zones is required: Identification of housing change areas will provide the strategic justification in the translation of the State Government’s recently-released suite of residential zones.

4 The Strategy will inform the revised City of Melton Municipal Strategic Statement (MSS), which provides a concise statement of the key strategic planning, land use and development objectives for the municipality and the strategies and actions for achieving the objectives.

2.4 Where does the Strategy apply?

The main focus of the Strategy is the City’s established residential areas, including land in the Residential 1 Zone (R1Z) and Low Density Residential Zone (LDRZ), and in the following locations:

Melton Caroline Springs

Melton South Hillside

Melton West Taylors Hill

Kurunjang Burnside Heights

Brookfield Rockbank

Diggers Rest

Eynesbury

Toolern Vale.

In the case of Caroline Springs, land in the Comprehensive Development Zone (CDZ) is also taken into consideration.

Although the Strategy does not specifically address land in the City’s growth areas (and in the Urban Growth Zone) and land zoned Mixed Use Zone (MUZ) at Eynesbury, the Strategy does take into consideration the implications of development in these areas on the City’s established residential areas.


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Caroline SpringsCaroline SpringsDiggers Rest


2.5 Project Methodology

Essential Economics Pty Ltd and hansen partnership pty ltd were commissioned by the City of Melton to prepare the City of Melton Housing Diversity Strategy.

The Strategy has been developed on the basis on a detailed review of relevant policy and best practice, rigorous analysis of the recent trends and forecasts of housing needs and requirements, and on a collaborative approach involving the City of Melton (via the Project Control Group), key stakeholders and the community.

Workshops with key stakeholders were undertaken during the research and analysis phase of the Strategy, while community consultation sessions were undertaken during the Vision and Strategic Direction phase of the study. A Draft of the Strategy was exhibited for an 11-week period which included a further three community consultation sessions. A total of 32 submissions were received on the Draft Strategy and these have been taken into consideration in preparing the final Strategy.

The following detailed background reports have been prepared which provide the basis for the development of the Strategy:

Melton Housing Diversity Strategy: Background Paper – Policy Context and Best Practice Review (July, 2013)

Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment (March, 2014)

The project methodology is summarised in Figure 1.


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Figure 1: City of Melton Hosing Diversity Strategy – Project Methodology

2.6 Abbreviations

The following is a list of acronyms used in this Strategy.

‘ABS’ Australian Bureau of Statistics‘ESD’ Ecologically Sustainable Development‘PSP’ Precinct Structure Plan‘UGZ’ Urban Growth Zone ‘R1Z’ Residential 1 Zone‘CDZ’ Comprehensive Development Zone‘MSS’ Municipal Strategic Statement‘PPTN’ Principal Public Transport Network‘MPA’ Metropolitan Planning Authority

‘RGZ’ Residential Growth Zone‘GRZ’ General Residential Zone‘NRZ’ Neighbourhood Residential Zone‘DPO’ Development Plan Overlay‘DPCD’ Department of Planning and Community Development ‘DTPLI’ Department of Transport, Planning and Local Infrastructure


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Consultation


3 H OW TO U S E T H I S D O C U M E N T

The Strategy includes the following four Parts:

Part A: Introduction to the Housing Diversity Strategy provides an introduction to the Strategy and includes the following:

1 A ‘Vision’ for Housing Diversity in the City of Melton

2 Introduction to the Strategy

3 How to Use this Document

Part B: City of Melton Context describes the context within which the Strategy has been developed and includes the following:

4 Locational Context

5 Policy Context

6 Population and Demographic Trends

7 Residential Development Trends

8 Future Housing Requirements

9 Residential Character Analysis

10 Community Consultation

11 Key Issues for Housing in the City of Melton

Part C: City of Melton ‘Change Areas’ describes the proposed residential ‘Change Areas’ for the City of Melton’s established residential areas, and includes the following:

12 Change Areas and Victoria’s Residential Zones

13 Methodology for Determining Locations for Housing Change

14 Capacity Assessment

15 Area Specific Considerations.

Part D: City of Melton Housing Diversity Strategy provides the strategic direction for housing in the City of Melton and includes the following:

16 Key Themes

17 Objectives

18 Action and Implementation Plan

19 Monitoring and Review


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PART B: C ITY OF MELTON CONTEXT

Detailed analysis and research has been undertaken as input to the City of Melton Housing Diversity Strategy, including analysis of the policy context, demographic and population trends, residential development trends, and a residential character assessment. In addition, the Strategy has been informed by the views of the community and stakeholders.

The context and background analysis for which the Strategy has been developed is described in Part B, which includes the following information:

4 The Locational Context within which the City of Melton is situated

5 The Policy Context within which the City of Melton operates

6 Population and Demographics Trends and Forecasts for the City of Melton

7 Residential Development Trends for the City of Melton

8 Future Housing Requirements for the City of Melton

9 Residential Character Analysis for the established areas in the City of Melton

10 A summary of the key themes identified during Community Consultation

11 Key Issues for Housing in the City of Melton .

The detailed analysis and research which has informed the Strategy is provided in the following two Background Reports:

Melton Housing Diversity Strategy: Background Paper – Policy Context and Best Practice Review (July, 2013)

Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment (March, 2014).


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4 LO C AT I O N A L C O N T E X T

The City of Melton encompasses 52,730ha of land on the western fringe of metropolitan Melbourne. The eastern part of the municipality adjoins the existing urban areas of metropolitan Melbourne and these include the developing suburbs of Caroline Springs, Taylors Hill, Burnside and Hillside. These suburbs have only been developed over the past 15 years or so.

Melton Township is located approximately 15km west of Caroline Springs and, although the township has been in existence for many years, it has also been experiencing residential development on the urban fringes.

Land located between Caroline Springs and the Melton Township has been identified for future urban development and is zoned Urban Growth Zone (UGZ). The future development of this land is largely governed by the Metropolitan Planning Authority (MPA) through the implementation of Precinct Structure Plans (PSPs). The extent of this area is shown in Figure 2.

Other smaller townships and settlements are located throughout the municipality and include Diggers Rest, Toolern Vale, Rockbank, Eynesbury and Exford.

Figure 2 also shows the regional location of the City of Melton and identifies the main townships and suburbs within the municipality.

Existing and planned activity centres, major employment areas and access to public transport are also important considerations for the location of future housing in the City of Melton.

Currently, the major employment locations in the municipality include the Melton township and the nearby industrial areas, as well as industrial areas around Ravenhall and activity centres around Caroline Springs. In addition, activity centres and major employment areas are also planned for the City’s growth areas.

Despite the location of these employment areas, only 19% of employed residents living in the City of Melton actually work within the municipality, according to ABS 2011 Census data.

Activity centres, major employment areas and the Principal Public Transport Network (PPTN) are shown in Figure 3.


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Figure 2: Regional Location

Produced by Essential Economics using MapInfo and StreetPro


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Figure 3: City of Melton Activity Centres, Employment Areas and Public Transport Network

Produced by hansen partnership pty ltd


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5 P O L I C Y C O N T E X T

The Strategy takes into consideration, and builds upon, existing policy for the City of Melton and the Victorian State Government. A detailed review of these policies and their implications for the Strategy is provided in Melton Housing Diversity Strategy: Background Paper – Policy Context and Best Practice Review (July, 2013).

Of particular importance for the Strategy are Victoria’s residential planning zones. These zones are currently being reformed, with Councils having 12 months from 1 July 2013 to introduce the reformed zones into their local planning schemes. The existing residential zones will be replaced by three new zones. Accordingly, the three applicable residential zones and their anticipated development outcomes can be summarised as follows:

Neighbourhood Residential Zone (NRZ): Limited change

General Residential Zone (GRZ): Incremental change

Residential Growth Zone (RGZ): Substantial change

If, after this period, the City of Melton were choose not to implement the new residential zones to residential land within the municipality, the GRZ would be applied to all existing residential land as the default residential zone. However, Council are in the process of considering their existing strategic plans, housing strategies and related work in preparation for the appropriate application of the zones. In this regard, this Strategy provides an important context document in assisting with this process. Further details regarding the new residential zones are provided in the Appendix of this Strategy.

A significant proportion of new residential development in the City of Melton has occurred on greenfield land, as opposed to sites located within established areas. This situation is expected to continue in the future as the City of Melton contains expansive areas of greenfield land located in the Urban Growth Zone (UGZ). This land is governed by Precinct Structure Plans (PSPs) to be prepared by the Metropolitan Planning Authority (formerly the Growth Areas Authority).

The Strategy has also been influenced by the recently-released draft Metropolitan Planning Strategy (Plan Melbourne). The key concepts of Plan Melbourne relevant to this Strategy include the following:

Protecting the suburbs by delivering density in defined locations, to be guided by five sub-regional housing strategies for metropolitan Melbourne.

20-minute neighbourhoods, where residents have access to local shops, schools, parks, jobs and a range of community services within a 20-minute radius.

Housing choice and affordability, including the notion that affordability includes house prices and the cost of living.

Transitioning to a more sustainable city, in response to increasing water, energy and waste costs, and to the increasing impacts of a changing climate.


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In general, the existing body of local and state government policies have also been considered in the preparation of this Strategy (refer graphic to the right) and contain a number of common themes relating to the achievement of housing diversity, these are summarised below.

Consolidate existing urban settlement… and promote efficient use of existing physical and community infrastructure. This objective can be achieved by encouraging higher- density development around existing and proposed activity centres and concentrating urban expansion into growth areas that are served by high-capacity public transport.

Increase the supply of well-located affordable housing…which would provide social housing and affordable housing options for the City’s residents.

Achieve housing outcomes that meet the diverse needs of the City’s rapidly growing population…through integrated strategic, social, and community planning. The future housing provision in the municipality needs to be flexible enough to meet the needs of households as they move through life-cycle changes, provide a mix of housing in and around town centres and areas of high amenity, and provide a range of lot sizes and housing styles across the precinct.

Ensure jobs and community services are more accessible to residents…through the appropriate planning of urban development.

Promote the use of sustainable personal transport options. Give more priority to cycling and walking in planning urban development and in managing the City of Melton’s road system and neighbourhoods.

Focus on good urban design to make the environment more liveable and attractive.Promote excellent neighbourhood design to create attractive, walkable, safe and diverse communities.

Promote healthy neighbourhoods through planning outcomes. People’s health varies markedly according to where they live; environment is a major influence on health. The health and well-being of residents needs to be taken into consideration when planning for new and established residential areas.


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6 P O P U L AT I O N A N D D E M O G R A P H I C T R E N D S

A detailed review of the population and demographic trends in the City of Melton is presented in the Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment (March, 2014). The main implications of this analysis for the Strategy are summarised below.

Greenfield land releases for residential development in and around Caroline Springs have contributed to the population in the City of Melton more than doubling over the period 2001 to 2011.

Population in the City of Melton increased from approximately 52,830 residents in 2001 to 112,170 residents in 2011, representing growth of more than 59,000 residents over this period. The majority of this population growth occurred in the eastern parts of the City which have experienced the significant greenfield residential development. The extent of population growth that has occurred in the eastern part of Melton is shown in Figure 4.

Figure 4: Population Growth by Statistical Local Area, 2001-2011

01-02 02-03 03-04 04-05 05-06 06-07 07-08 08-09 09-10 10-11 -

1,000

2,000

3,000

4,000

5,000

6,000

7,000

8,000

Melton (S) - East Melton (S) Bal

Annu

al P

opul

ation

Gro

wth

Source: ABS, Regional Population Growth, Cat No: 3218.0

Over the next 20 or so years, the City’s population is forecast to double again.

According to forecasts prepared by id Consulting, total population in the City of Melton is expected to reach 241,700 persons in 2031, representing an increase of approximately +129,530 residents over the period 2011 to 2031, at a forecast growth rate of +3.9% pa.

By comparison, the Department of Planning and Community Development forecasts (Victoria in Future, 2012) indicate that the population is expected to increase to approximately 225,770 persons by 2031, representing an average rate of 3.5% pa.


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The majority of future population growth in the City of Melton is expected to occur in greenfield development locations.

The PSPs located in the City of Melton which have been completed and approved are anticipated to account for a population of approximately 100,000 residents. The location and extent of development and population expected within these PSPs is shown in Figure 5.

Figure 5: City of Melton Precinct Structure Plans (indicative)

Source: Metropolitan Planning Authority (formerly the Growth Areas Authority) and City of Melton

Figure 6 on the following page summarises the forecast population growth by suburb as prepared by id Consulting, and shows that a large proportion of population growth will occur in the greenfield development areas located between Caroline Springs and the Melton Township.

Conversely, only limited population growth is forecast for the established residential areas in the Melton Township and suburbs in the eastern part of the City that have been developed over the past 15 or so years.


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Figure 6: Forecast Population Growth, 2011-2031

Source: id Consulting

The demographic profile of residents of the City of Melton varies considerably and this will have implications for the diversity of housing stock.

The City of Melton contains a number of areas with lower socio-economic characteristics, including lower levels of income and education, with the result that housing affordability and living costs are particular issues for these sections of the community.

Figure 7 illustrates one example: the difference in weekly household incomes between residents in the Melton Township, the Eastern Suburbs (including Caroline Springs, Burnside,


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Hillside, etc) and the Balance of the City of Melton (including Eynesbury, Diggers Rest, Toolern Vale, Rockbank, etc).

Figure 7: Weekly Household Income, 2011

Negative/N

il inco

me

$1-$199

$200-$299

$300-$399

$400-$599

$600-$799

$800-$999

$1,000-$1,249

$1,250-$1,499

$1,500-$1,999

$2,000-$2,499

$2,500-$2,999

$3,000-$3,499

$3,500-$3,999

$4,000 or more

0%

5%

10%

15%

20%

Melton Township Eastern SuburbsMelton Balance Metropolian Melbourne

The City of Melton will need to accommodate the housing needs of residents of all ages in the future

Forecasts prepared by id Consulting show that an additional +71,000 residents of working age (i.e. 20 years to 59 years) will be attracted to the City of Melton over the next 20 or so years. Consequently, a diverse range of housing is required that meets the needs and desires of all these residents in locations that have access to local employment and/or access to a variety of transport options. Similarly, access to education, childcare and recreation facilities will be important for the additional +36,000 residents who will be aged between 0 and 19 years.

The number of people aged 60 years or over is forecast to increase by more than +22,000 residents, and this will have implications for the type of housing to be provided. For instance, as people age their ability and desire to maintain large properties diminishes and many older residents seek smaller, easily maintainable properties, often with only one or two bedrooms. Furthermore, the need for specialised housing, such as retirement living or aged-care, will also expand.

A high proportion of the City of Melton households have a mortgage

Home ownership patterns in the City of Melton reflect those of a typical growth area where a high degree of recently-constructed dwellings are in the process of being purchased. Approximately 56% of occupied houses in the City of Melton in 2011 are subject to a mortgage – compared to 38% for metropolitan Melbourne -and therefore the majority of City of Melton home owners are affected by movements in interest rates.


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7 R ES I D E N T I A L D E V E LO P M E N T T R E N D S

Analysis of the residential development trends shown in Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment (March, 2014) indicates that, since the development of Caroline Springs commenced in 1999, the City of Melton has been a major focus for greenfield residential development.

With significant areas of new greenfield development planned in the UGZ, and expected to occur over the next 20 or so years, the ability to attract investment and new residential development to the established areas of the municipality will continue to be a significant challenge.

Some of the key features of the analysis of residential development and market trends are summarised below.

Since Caroline Springs was first released to the market in 1999, the City of Melton has experienced a consistently high level of residential development.

Figure 8 summarises the recent trends in residential building approvals. The graph shows that the annual average number of new dwelling building approvals has increased significantly in the City of Melton over the past 15 or so years.

Figure 8: New Dwelling Building Approvals, City of Melton, 1995-96 to 2012-13

1995-96

1996-97

1997-98

1998-99

1999-00

2000-01

2001-02

2002-03

2003-04

2004-05

2005-06

2005-06

2006-07

2007-08

2008-09

2009-10

2010-11

2011-12

2012-13

-

500

1,000

1,500

2,000

2,500

3,000

Source: ABS, Building Approvals, Australia (Cat. No. 8731.0)


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Only a limited share of development has occurred in the City of Melton’s established areas.

Analysis of building approvals data provided by Council and reference to aerial photography dating back to 1994 shows the location of new residential development in more recent years, 2008 to 2012. Figure 9 highlights that the growth areas in the eastern part of the municipality and around the Melton Township continue to account for a large proportion of development.

Figure 9: New Dwelling Building Approvals in the City of Melton, 2008-2012

Source: City of Melton; Essential Economics; MapInfo; StreetPro


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Eynesbury


The majority of residential development consists of separate houses.

Based on analysis of Council’s building approvals data, detached dwellings accounted for 92% of new residential development in the City of Melton over the period 2000 to 2012.

As expected, the share of medium-high density development is higher in the established areas and accounts for 80% of residential development in these areas over the period 2000 to 2012. In contrast, medium-high density development accounts for only 6% of residential development in the Balance of the municipality. Table 1 below summarises the new dwelling building approvals by type and location, based on Council’s data.

Table 1: New Dwelling Building Approvals by Type, Annual Average 2000-2012

Location Annual Average, 2000-2012 Share

Established Areas of 1994Detached dwellings 9 20%Other (dual occupancy, attached dwellings, units/flats, apartments) 35 80%

Total 44 100%

Balance (or greenfield areas) of the City of MeltonDetached dwellings 1,833 94%Other (dual occupancy, attached dwellings, units/flats, apartments) 126 6%

Total 1,958 100%Total City of MeltonDetached dwellings 1,842 92%Other (dual occupancy, attached dwellings, units/flats, apartments) 161 8%

Total 2,003 100%Source: City of Melton; Essential Economics

Residential property prices vary considerably in the City of Melton, and include some of the lowest-value residential property in metropolitan Melbourne.

In a metropolitan Melbourne context, the City of Melton presents as an affordable residential location, with median prices for houses, units and vacant land all below the median prices for metropolitan Melbourne.

In general terms, property values around the Melton Township tend to be among the lowest in the City of Melton and have experienced below-average price growth since 2000, which coincided with the release of significant areas of greenfield land in the Caroline Springs area.

In contrast, the developing suburbs in the eastern part of the municipality tend to have the higher median property values. For instance, the median house price in Taylors Hill of $480,000 in 2012 was in line with the median for metropolitan Melbourne ($480,000).


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8 F U T U R E H O U S I N G R EQ U I R E M E N T S

A forecast of the future residential dwelling requirements in the City of Melton is provided in Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment (March, 2014). This forecast has a particular focus on the existing residential areas, which are the focus of the new residential zones.

Over the next 20 years, an additional +45,600 to +52,400 new dwellings will be required in the City of Melton. Forecasts of dwelling demand are based on several sources which comprise household forecasts prepared by id Consulting specifically for the City of Melton, DPCD’s Victoria In Future 2012 forecasts, and an analysis of recent trends in building approvals data. A summary of the findings is provided below.

Between 2011 and 2031, existing residential areas are forecast to account for an additional +7,100 to +7,700 new dwellings, representing around 15% of total forecast demand.

This estimate includes anticipated demand for residential dwellings in the Comprehensive Development Zone (CDZ) in Caroline Springs.

The share of dwelling demand varies between household types. For instance, the established residential areas – which are more likely to accommodate medium- to high-density development – are forecast to accommodate approximately 30% of lone person household dwellings in the City of Melton.

Conversely, existing residential areas are forecast to accommodate a smaller share of dwellings for couple families with dependents (5%), as these households will be more attracted to the residential product offered in the growth areas of the municipality. This information is shown in Table 2.

Table 2: Forecast Dwellings Requirements in Residential Change Areas by Household Types, 2011-2031

Household TypeForecast Share of Dwellings in the Residential Change Areas,

2011-2031

Low ScenarioNo. Dwellings

High ScenarioNo. Dwellings

Couples without dependents 15% 2,000 2,100Couple families with dependents 5% 700 1,000One parent family 15% 900 700Other families 5% - 100Lone person households 30% 3,400 3,600Group households 15% 100 200Total Dwellings 15% 7,100 7,700Source: id Consulting (reviewed 3 May 2012); DPCD, Victoria in Future 2012; ABS, Census of Population and

Housing, 2011; Essential EconomicsNote: Figures include land zoned Comprehensive Development Zone in Caroline Springs


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The forecast demand for new dwellings in existing residential areas will include demand for a variety of dwelling types, including separate houses; semi-detached, row or terrace house, townhouse etc; and flat, unit or apartments.

Based on an analysis of the propensity of different household types to live in different types of dwellings, an indicative distribution of dwelling demand in existing residential areas by types is shown below:

Separate house: 70-75% of demand for dwellings in existing residential areas, equating to approximately 5,000 to 5,800 dwellings

Semi-detached, row or terrace house, townhouse etc: 15-20% of demand for dwellings in existing residential areas, equating to approximately 1,100 to 1,500 dwellings

Flat, unit or apartment: 5-10% of demand for dwellings in existing residential areas, equating to approximately 400 to 800 dwellings.

Housing potential exists for specialised residential markets in the City of Melton.

Opportunities for specialised residential markets – such as social and affordable housing, retirement village living and aged-care – will also emerge in the future. Demand for these market segments has been identified in the Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment (March, 2014) and indicates demand over the next 20 years for the following in the City of Melton:

580 to 1,400 ‘social housing’ dwellings

1,000 retirement village units

950 aged-care beds.

In the period 2011 to 2031, the total net new dwelling capacity of the identified existing residential areas is estimated to be in the order of 11,230 dwellings.

The existing residential areas are sufficient to accommodate forecast demand, based on the application of the residential Change Area described in Part C of the Strategy.

However, based on the indicative distribution of demand for dwellings by type, only limited opportunities exist for medium to high-density development compared to forecast demand. Therefore, this Strategy recommends investigating ways by which to enable increased levels of medium to higher-density development to occur if future demand for such development eventuates. Table 3 provides an indicative distribution of future dwelling supply by dwelling types and residential Change Area.


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Table 3: Potential Net New Dwelling Supply to 2031, Existing Residential Areas (No. Dwellings)

Change Area Detached Semi-detached Units/Apartments TotalResidential Growth Zone(i.e. Substantial Change Area) 200 350 340 890

General Residential Zone(i.e. Incremental Change Area) 8,610 1,380 0 9,990

Neighbourhood Residential Zone(i.e. Limited Change Area) 350 0 0 350

Total Potential Dwelling Supply 9,160 1,730 340 11,230Source: Essential EconomicsNote: Figures include land zoned Comprehensive Development Zone in Caroline Springs.


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9 R ES I D E N T I A L C H A R AC T E R A N A LYS I S

An assessment the residential character of established areas in the municipality was undertaken as input to identifying the future residential Change Areas. An overview of this analysis is provided below. Refer to the Background Report – Analysis and Issues Assessment (March, 2014) for a more detailed Residential Character Assessment of the established residential areas.

Melton Settlement Overview

The Melton Township was first settled by squatters in the 1830s with the settlement benefiting from through traffic to the Ballarat goldfields during the Victorian Gold Rush in the 1850s. Melton was declared a ‘satellite city’ in 1974, which at the time lead to major residential development and has significantly influenced the Township’s current urban form.

The development of Melton has occurred in a number of waves, which is evidenced by the progressive outward expansion of the Township over a number of eras, from its original settlement in the mid-1800s. Early development of the Township occurred organically, with later major growth in the 1970s and 1980s being driven by the declaration of Melton as a satellite city. Melton continued to expand around the original Township core between the early 1990s to early 2000s, and this pattern has continued with recent residential development generally located on the outer edges of the Township.

Overall, Melton Township has a fairly consistent residential character despite these gradual changes over time from the inner Township to the outer edges. Subdivision patterns throughout Melton are relatively consistent in size, with typical lots ranging between 400-1,000m2 in the standard residential areas, with the exception of the larger lots which exceed 2,000m2.

Street patterns vary significantly between grid arrangements to curvilinear cul-de-sac arrangements, and these patterns have an impact on the consistency of setbacks, lot sizes and shapes, and building siting. Vegetation type and scale in Melton Township is also a considerable distinguishing feature due to significant variation. Generally, the more established areas in the inner Township consist of scattered but well-established canopy vegetation, bleeding out to dispersed shrub vegetation in the inner ring of residential development, to minimal or consistent immature landscaping in the estates on the fringes of Melton Township.

Caroline Springs, Hillside, and Taylors Hill Settlement Overview

The combined residential suburbs of Caroline Springs, Hillside and Taylors Hill form the current extent of residential development located on the eastern edge of the City of Melton. These specific areas form the westward continuation of urban development located within the Brimbank municipality, which is located immediately to the east of Melton.


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The residential character of the combined residential suburbs of Caroline Springs, Hillside and Taylors Hill are predominantly derived from the recent age of building stock, subdivision size and associated allotment pattern. These suburbs are representative of Melbourne’s western ‘development front’ over the past 10-15 years, which is currently nearing completion.

These suburbs are what could be typically described as ‘standard’ detached dwelling residential development, with built form including both single and double storey dwellings in a variety of architectural design styles. Built form typology found around the Caroline Springs Town Centre is more mixed, containing a concentration of medium-density development, including attached townhouses and apartment buildings which benefit from the amenity and accessibility associated with proximity to the town centre.

Rockbank Settlement Overview

Rockbank is a small, isolated township located south of the Western Freeway, between Caroline Springs and Melton. Although currently forming a small ‘stand-alone’ settlement, Rockbank is located within the designated West Growth Corridor for Melbourne.

The township contains two distinct components, consisting of the low density rural style residential development to the west (accessed from the freeway via Leakes Road), and the standard suburban development found within the eastern portion. The township is small in size and contains a limited range of commercial and community uses.

The general housing typology is characterised by 1970s to 1980s, single storey brick dwellings with medium setbacks. Some weatherboard dwellings exist in the area, along with some recent medium-density dwellings.

Diggers Rest Settlement Overview

The settlement of Diggers Rest constitutes a small township located at the crossroads of Old Calder Highway / Calder Freeway bypass and the train line. The township is compact in area, consisting of approximately 760 residential allotments located within a tightly arranged settlement pattern. While the history of Diggers Rest dates back to the mid-1800s, much of the original building stock has been replaced by later periods of development.

The urban character of Diggers Rest accommodates three distinct residential character types. These character types consist of the standard residential urban development dating the late 1960s, substantially the 1970s, and then into the early 1980s. Newer lower-density residential development dates from the 1990s, and a compact residential estate dates from the mid-2000s.

The predominantly1980s era of Diggers Rest constitutes the largest proportion of residential development found in Diggers Rest, where allotment size, street pattern and building stock reflect the suburban style and feel of the 1980s era of construction. The larger lower- density allotments, dating from the 1990s, display a slightly more informal character due to the larger block sizes and dwelling setbacks, in combination with the lack of front fencing which creates an open streetscape feel. The compact residential estate dating from the mid-2000s displays a


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character where allotment size, street pattern and building stock are reflective of the suburban style and feel of the era of construction.

Eynesbury Settlement Overview

Eynesbury is an emerging settlement and ‘stand-alone’ township positioned on the south-western municipal boundary of Melton Shire, with the settlement of Eynesbury extending into the Wyndham municipality located to the south.

Eynesbury is a unique settlement in the context of the City of Melton. The form of the settlement constitutes recently developed ‘standard’ suburban residential dwelling scattered among an existing golf course, ornamental lake and open space. Development in Eynesbury is subject to assessment by a set of body corporate-enforced design guidelines which seek to provide higher-quality dwellings.

The current settlement pattern of Eynesbury contains eight clusters of housing with a general grid formation, located throughout the Eynesbury Golf Course. Early stages of development have been oriented towards the north-eastern entrance of Eynesbury Road, with new undeveloped subdivision land being sold on the western edge. A range of materials, styles and detailing are located throughout, set within high quality streetscapes and with the public realm consisting of establishing vegetation, consistent street trees and generally confined/ narrower roads.

Toolern Vale Settlement Overview

Toolern Vale is a small residential settlement located approximately 11 km north of Melton and 11 km west of Diggers Rest, and is disconnected from any of the larger urban settlements/ townships within the City of Melton. The settlement contains minimal commercial and community uses.

Lot sizes and shapes area significantly varied, with Toolern Vale typifying a rural settlement with unsealed or rural standard roads and with minimal public realm amenities such as footpaths, lighting, drainage etc. Housing stock is generally of a low-density residential type, with a variety of detailing and materials, but mostly consisting of brick or weatherboard with pitched or gabled roofing. Streetscapes are narrow and contained due to the dominating canopy vegetation, informal streetscapes and slight undulating topography.


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1 0 C O M M U N I T Y C O N S U LTAT I O N

Engagement with key stakeholders and the community was undertaken throughout the Strategy development process. Targeted consultation with key stakeholders was aimed at identifying potential issues, options and solutions around housing, while community consultation was aimed at gathering feedback on initial findings of the Strategy.

As part of the community consultation, an awareness campaign was conducted for the Draft Change Areas by Melton City Council and this included public displays and advertisements on community notice boards, Council’s website and the local newspaper to inform landowners and residents of the “Community Visioning Drop-In Sessions”.

Consultation activities, conducted to obtain feedback, included presentations and discussions at three drop-in sessions, with attendees also completing a community survey, thus providing an opportunity for the community to provide further insight. Sessions were held in Diggers Rest Bowls Club, Melton Library and Caroline Springs Library, and this provided multiple avenues for residents to provide feedback on the Strategy progress, including the Draft Change Areas.

The following considerations were identified during consultation:

Commercial viability of apartment development in low-value residential areas

Further opportunities may exist for lifestyle residential lots in the City of Melton

Implications of single-dwelling covenants in select residential precincts

Implications of infrastructure costs and developer contributions on preferred development locations

Implications of urban design on health outcomes

The design of residential development and areas is considered important to the community

Potential exists for innovative and adaptable residential design (see Figure 10)

In addition, a Consultation Draft Strategy was prepared and exhibited over an 10-week period between December 2013 and February 2014. Over this exhibition period, a further three drop-in sessions were conducted which sought to provide further explanation and receive feedback on the Draft Strategy. In total, 32 submission’s were received on the Draft Strategy and these have been taken into consideration and used to inform the final Strategy.


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Figure 10: Examples of Innovative and Adaptable Residential Design


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1 1 K E Y I S S U E S F O R H O U S I N G I N T H E C I T Y O F M E LTO N

Key issues surrounding housing and development in the City of Melton identified in this Strategy have been informed by detailed analysis of trends in population, demography and housing, along with consultation with Council officers, stakeholders, local residents and relevant government departments. The background analysis identifying these key issues is provided in the Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment (March, 2014), a summary of which is provided below.

In general terms, the key issues which the Strategy seeks to address include the following:

The application of the State Government’s new residential zones to all existing residential zoned land.

The City of Melton contains a significant amount of greenfield land that will be available for urban development in the future. These new urban areas will compete with existing established residential areas for investment and development.

Only a small proportion of residential development and population growth has occurred in established residential areas, and this pattern is anticipated to continue into the future.

The provision of infrastructure, facilities, services and transport options are key factors that need to be considered when planning for residential areas. In addition, other important factors include the existing residential character and the capacity of areas to accommodate increased residential densities.

The demographic profile of residents the City of Melton varies considerably and this will have implications for the future diversity requirements of the municipality’s housing stock.

Some sections of the City of Melton are considered ‘disadvantaged’ from a socio-economic perspective, and therefore affordability and cost of living are considered to be important issues.

Opportunities have been identified for specialised residential markets, including social and affordable housing, and aged-care and retirement.

Identification of areas for change will help inform where specific areas of neighbourhood character should be protected, such as the Punjel precinct in Diggers Rest and some lower-density areas of Kurunjang.

Limited examples of large development or redevelopment sites exist in areas close to facilities, services and key infrastructure that would enable higher-density residential development.

Low property values in some areas will limit the commercial viability of high-density residential development.


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Ensuring that the design of residential dwellings and residential areas in general reflects the existing character of an area. This issue is considered important by the City of Melton community.

Opportunities for innovative design were identified by key stakeholders, including ‘adaptable’ housing design.

Based on a select range of health-related measures (e.g. obesity, diabetes, life expectancy, etc) the health status of residents of the City of Melton is considered to be below average. The Strategy should respond to the need to plan for residential areas that promote healthy living opportunities.


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Melton TownshipMelton Township

Melton Township Melton Township

Melton Township

Caroline Springs

Diggers Rest

Melton Township


PART C: C ITY OF MELTON ‘CHANGE AREAS’

Part C of the City of Melton Housing Diversity Strategy provides the basis for the identification of Changes Areas in the established parts of the City of Melton, and includes the following information:

12 A description of the Change Areas and Victoria’s New Residential Zones

13 The Methodology for Determining Locations for Housing Change

14 A Capacity Assessment for the City’s Change Areas

15 Area Specific Considerations .


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1 2 C H A N G E A R EA S A N D V I C TO R I A’ S R E S I D E N T I A L ZO N ES

One of the core objectives of the Melton Housing Diversity Strategy is to provide Council with appropriate tools to plan future residential communities with greater certainty. Part of the initial process in developing such tools involved the designation of the existing residential areas of the City of Melton into applicable existing character areas. The detailed character assessments are provided in the Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment (March, 2014), a summary of which is provided in Part B of this Strategy.

By building upon this residential character analysis, future Change Areas were designated following further detailed analysis of appropriate and suitable locations for more intensive forms of residential development.

The designation of the future residential Change Areas was specifically guided by the suite of residential zones (refer Section 5) and the intensity of future development outcomes these zones seek to facilitate. Accordingly, the three anticipated development outcomes and their applicable residential zones can be summarised as follows:

Limited Change Area: Neighbourhood Residential Zone (NRZ)

Incremental Change Area: General Residential Zone (GRZ)

Substantial Change Area: Residential Growth Zone (RGZ)

As part of the designation of future residential Change Areas, it should be clearly understood that neighbourhood character is not a static element and by its very nature will change and evolve over time. Accordingly, this Strategy provides guidance to appropriately manage the process of evolution of residential neighbourhood character, and noting that the degree of change likely in the City of Melton will not be the same for all locations and areas.

The designated future residential Change Areas build on the existing planning policy framework and the format of the reformed residential zones, which Councils are required to translate in the Planning Scheme by 1 July, 2014. The Change Areas identified in this Strategy nominate those areas that have the ability to accommodate higher residential infill development, balanced against those areas that are more appropriate for lower levels or minimal levels of residential infill development.

Specifically, those areas that will be encouraged for substantial levels of residential change relate to their location and accessibility to activity centres and public transport, while those areas that are slightly more isolated in terms of activity centres, public transportation etc., are expected to accommodate lower levels of residential change.


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Examples of the expected housing typologies for each of the above zones are provided in Table 4 below.

Table 4: Examples of Expected Housing Typology by Residential Zone

Zone Expected Housing Type

Residential Growth Zone(Substantial Change Area)

A mixture of townhouses and apartments with underground car parking.

General Residential Zone(Incremental Change Area)

A mixture of single dwellings, dual occupancies with some villa units and in limited circumstances town houses, where appropriate.

Neighbourhood Residential Zone(Limited Change Area)

Single dwellings and dual occupancies under some circumstances

Source: Department of Transport, Planning and Local Infrastructure, July 2013


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1 3 M E T H O D O LO GY F O R D E T E R M I N I N G LO C AT I O N S F O R H O U S I N G C H A N G E

The methodology adopted for the application of the Neighbourhood Residential Zone (NRZ, Limited Change), General Residential Zone (GRZ, Incremental Change) and Residential Growth Zone (RGZ, Substantial Change) to the existing residential areas of the City of Melton is based on the following principles:

Focus the use of the Residential Growth Zone to the Melton and Caroline Springs Activity Centres and Principal Public Transport Network (PPTN) transports nodes, based generally but not exclusively on a 400-metre radius walking distance.

Align the boundary of the Residential Growth Zone to logical and defendable boundaries, i.e. major roads, open public reserves, modifications to land use and zoning, etc.

Exclude the use of the Residential Growth Zone from use in areas surrounding smaller- scale neighbourhood commercial and/or car-dominated commercial centres with barriers to pedestrian accessibility.

Apply the Neighbourhood Residential Zone to areas with a distinctive pattern of development and/or consistent character in the context of the City of Melton, i.e. larger lots (greater than 1,000m2), lower density-styled estates, etc.

Apply the Neighbourhood Residential Zone to isolated (in terms of proximity to activity centres, public transport etc.) subdivisional estates/township settlements.

Apply the General Residential Zone to the balance of existing residentially zoned land not designed for either the Residential Growth Zone or the Neighbourhood Residential Zone.

Broadly confirm the designated future Change Areas against the commentary and feedback received during the various consultation phases throughout the project.

The designated Change Areas have evolved throughout the preparation of the Strategy and have taken into consideration consultation with key stakeholders and the wider community. The locations of the new residential zones have been developed in consultation with the community and the Project Steering Committee.

The following series of maps (Figures 11 to 14) show the recommended residential zones to be applied to the areas of the Melton Township, Caroline Springs, Diggers Rest and Rockbank.


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Figure 11: Melton Township

Source: hansen partnership pty ltd


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Figure 12: Caroline Springs and Surrounds



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Figure 13: Diggers Rest



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Figure 14: Rockbank

Source: hansen partnership pty ltd Note: Rockbank LDRZ areas have not been included as they are part of the Rockbank PSP


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1 4 C A PAC I T Y A S S ES S M E N T

A key consideration for the application of the new residential zones is the need to provide sufficient opportunity for the development of a diverse housing stock that will meet the future needs of all households. Ensuring sufficient capacity exists within established residential areas to accommodate forecast demand will be critical to the eventual success of the Strategy and the implementation of the new residential zones.

Consequently, an assessment of the future demand for housing in established areas, and the capacity of these areas to accommodate demand, has been reiterated to verify the recommendations regarding locations for the new residential zones.

Demand for new dwellings in areas identified for the new residential zones is in the order of +7,100 to +7,700 dwellings over the next 20 years (refer Section 8). These estimates are based on detailed demand analysis which takes into consideration forecast household growth and the propensity for differing households types to live in specific types of dwellings and locations. Demand for dwellings in areas identified for the new residential zones is estimated to account for approximately 15% of total dwelling demand in the overall City of Melton. The balance of dwelling demand would be directed to other areas in the City of Melton, including areas of greenfield land located in the Urban Growth Zone.

Dwelling capacity estimates have been prepared having regard for the different principles and urban form identified for each of the new residential zones. The assessment of future dwelling capacity takes into to consideration a range of factors likely to influence the availability of residential property for development, including the following:

Available vacant and infill development sites

Age of residential building stock and potential ‘turnover’ rates for redevelopment

Potential residential densities.

Other factors such as applicable zoning, building permit applications, consultation with Council officers etc, have also been considered in the analysis. In addition, consideration has also be given to residential zoned land that is unlikely to be developed in the future as it is being used for alternative uses (e.g. drainage reserve, recreation reserve, education, environmental reserve, etc).

For the purpose of this assessment, the estimated dwelling capacity for the RGZ in the City of Melton includes Comprehensive Development Zoned (CDZ) land in Caroline Springs. Limited opportunities for higher-density development exist in the municipality, and Caroline Springs is a location where demand for such form of development exist, as evidenced by the recent development of various multi-storey apartment buildings.

Consequently, the estimated dwelling capacity within in the areas identified for the new residential zones is approximately 11,230 dwellings as shown in Table 5; this is sufficient to meet forecast demand.


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Table 5: Potential Net New Dwelling Supply to 2031, Total Change Areas

Residential Growth Zone Detached Semi-detached Units/Apartments TotalMajor development sites 0 40 150 190Small vacant sites (<2,000m2) 90 100 80 270Urban renewal 110 210 110 430Total RGZ Potential Dwelling Supply 200 350 340 890General Residential Zone Detached Semi-detached Units/Apartments TotalLarge vacant sites (>2,000m2) 6,710 750 0 7,460Small vacant sites (<2,000m2) 1,240 410 0 1,650Urban renewal 660 220 0 880Total GRZ Potential Dwelling Supply 8,610 1,380 0 9,990Neighbourhood Residential Zone Detached Semi-detached Units/Apartments TotalLarge vacant sites (>1,000m2) 320 0 0 320Urban renewal 30 0 0 30Total NRZ Potential Dwelling Supply 350 0 0 350Total Change Areas Detached Semi-detached Units/Apartments TotalResidential Growth Zone 200 350 340 890General Residential Zone 8,610 1,380 0 9,990Neighbourhood Residential Zone 350 0 0 350Total Potential Dwelling Supply 9, 160 1,730 340 11,230Source: Essential EconomicsNote: Residential Growth Zone land include Comprehensive Development Zoned land in Caroline Springs

However, the capacity assessment highlights the limited availability of larger sites within the identified Residential Growth Zone that are capable of accommodating higher-density development.

Consequently, the Strategy provides recommendations (refer Section 18) which may assist in increasing the opportunity for medium to higher-density development in appropriate locations. These recommendations include the following:

Encouraging the amalgamation of smaller sites to form major development sites

Encouraging the development of higher-density formats in activity centres, where the land use zoning permits

Identifying potential future residential areas that are currently not zoned for residential, but where the current use is no longer deemed appropriate or suitable.

The Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment (March, 2014) provides further details on the methodology of assessing housing capacity in the City of Melton’s established residential areas.


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1 5 A R EA S P EC I F I C C O N S I D E R AT I O N S

A number of area-specific issues were raised throughout the preparation of the Strategy that have been considered in the identification of the new residential zones and the Objectives and Actions for the Strategy. These considerations are summarised below.

Existing Low Density Residential Zone

It is recommended that existing Low Density Residential Zoned land throughout the City of Melton be retained for the purpose of providing a diverse range of housing choice. These areas, which include areas on the fringes of the Melton Township and in Toolern Vale, provide an opportunity for those seeking large, lifestyle lots.

Low Density Residential Zoned land which is surrounded by conventional density housing has been identified for a transition to the NRZ in this Strategy.

Melton Residential Growth Zone (bounded by Barries Road, Station Street, Henry Street and Palmerston Road)

Concerns were raised regarding the extent of higher-density development that could be accommodated in the area identified for the RGZ in Melton that is bounded by Barries Road, Station Street, Henry Street and Palmerston Road.

These concerns focussed on potential traffic and permeability issues associated with higher- density residential development in an area containing a cul-de-sac street pattern.

It is recommended that built form guidance and/or urban design guidelines be considered and developed for this area as input into the schedule to the RGZ or otherwise implemented via a specific Development Plan Overlay. The guidelines should investigate the overall capacity of the area to accommodate higher density development, having regard for the existing connections with the High Street Activity Centre.

Diggers Rest

Concerns were raised regarding the potential implication of applying the GRZ in Diggers Rest (as opposed to the NRZ). Comment focused on existing issues associated with traffic movement within and surrounding the township and particularly the railway level crossing, and the concern that any additional development in Diggers Rest would exacerbate existing issues. In order to address such concerns, it is recommended that Council undertake a study of existing traffic movement and management issues within and surrounding Diggers Rest, to better inform how any identified traffic issues could be appropriately addressed.


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The GRZ has been applied to the majority of residential land in Diggers Rest on the following basis:

The GRZ is considered to be the default position by the State Government, and would apply to areas in Diggers Rest if Council were not to implement the new residential zones by July 1, 2014.

Residential land in Diggers Rest is currently zoned Residential 1 Zone (R1Z). The GRZ is considered to be the equivalent translation zone for the R1Z, and therefore there will not be any theoretical increase in development potential based on the application of the GRZ.

Areas that are closely located to public transport, particularly the train network, are deemed to have a high degree of accessibility and therefore are better located to accommodate higher rates of residential change and to service the needs of future occupants. The close proximity of existing residential areas to the Diggers Rest train station is a contributing factor in identifying the area for the GRZ.

Notably, the existing lot pattern in Diggers Rest would not be conducive to significant levels of infill development.

Comprehensive Development Zoned Land in Caroline Springs

The estimated dwelling capacity for the RGZ in the City of Melton includes CDZ land in Caroline Springs. Although this land will be developed in accordance with an applicable Development Plan, and is not strictly subject to the parameters of the new suite of residential zones, the CDZ land in the central area of Caroline Springs provides important opportunities for higher-density development in the municipality. Demand for such form of development in Caroline Springs exists, as evidenced by the recent development of various multi-storey apartment buildings.

Eynesbury

Eynesbury performs an important role in the provision of a diverse range of housing choice for those people seeking a variety of housing options in the City of Melton. A Mixed Use Zone applies to Eynesbury and a Development Plan provides guidance to the future development of the area. The application of the new residential zones for the purposes of this Strategy apply to residential zoned land only, and therefore Eynesbury has been excluded from the demand and capacity analysis.

In the longer-term, Council will need to consider the potential application of a more appropriate residential zone to Eynesbury, as opposed to the existing Mixed Use Zone which allows a wide-range of commercial activity. Notwithstanding, the consideration of the most appropriate zone constitutes a separate process to this Housing Diversity Strategy.


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PART D: C ITY OF MELTON HOUSING DIVERSITY STRATEGY

Part D presents the City of Melton Housing Diversity Strategy, which includes the following information:

16 The Key Themes upon which the Strategy has been developed

17 The Objectives of the Strategy, which will assist in achieving the Vision (refer below)

18 An Action and Implementation Plan, outlining the actions required to be undertaken by Council in order to achieve the Objectives

19 Suggested features for the Monitoring and Review of the Strategy.

The ‘Vision’ for Housing Diversity in the City of Melton is reproduced below:

The planning and development of residential housing in the City of Melton will respond to the opportunities and challenges associated

with rapid population growth and urban development. A diverse range of housing stock will be provided that caters for the needs and desires of residents, and is affordable to people of all socio-economic,

demographic and cultural backgrounds.

Future residential development will occur in a sustainable and innovative manner, and will provide residents with convenient access to key infrastructure and services. Important attributes of the City of Melton will be protected, and development will contribute positively

to our environment and our local economy and will enhance our communities.


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1 6 K E Y T H E M ES

In broad terms, the key themes relating to the Housing Diversity Strategy are categorised under the following headings:

Affordability

Character

Housing Diversity

Infrastructure, Services and Transport


These Key Themes, along with Council’s commitment to achieving a ‘Sustainable City’ (refer Council Plan), form the basis of the City of Melton Housing Diversity Strategy, including the Vision, Objectives and Actions.

The Key Themes and their relevance to the City of Melton are described below.

16.1 Affordability

Housing costs represent the largest share of household budgets and thus, housing is a major determinant of both the cost of living and the standard of living. Affordability is an increasing concern for many people in different socio-economic groups, with housing stress being experienced by many, either with a mortgage or renting.

While housing affordability is a key issue for Australia in general, it is particularly important for residents in the City of Melton where areas of significant economic disadvantage exist. For instance, households in the Melton Township have household incomes significantly below the metropolitan Melbourne average and areas in the eastern parts of the municipality. Median incomes are $57,940 per household in Melton Township compared with $69,510 for metropolitan Melbourne and $83,940 in the eastern parts of the municipality (ABS, Census, 2011).

Many households in the City of Melton – with limited local employment opportunities, the need to travel significant distances for work, and a high share of households with a mortgage –are vulnerable to increases in interest rates, petrol prices and general changes in economic conditions.

Importantly, the sensible planning and design of residential housing has the potential to positively impact on housing affordability and other factors that contribute to the cost of living. For instance, encouraging housing in areas with good access to facilities and services reduces travel costs, while adherence to ESD outcomes has the potential to reduce ongoing household running costs, such as energy and water costs.


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16.2 Character

The term ‘character’ refers to the physical appearance of housing and the ambience or setting of neighbourhoods in which they are located. City of Melton residents value many things about the character of their neighbourhoods and in this context Melton City Council supports the protection and enhancement of recognised character where appropriate.

Where unique and valued neighbourhood character can be retained, this can have positive influences on residents’ ‘pride of place’ and potentially on property values, and also contributes to a diverse range of housing and housing choice.

The application of the new residential zones is intended to acknowledge and protect neighbourhood character where appropriate, while directing higher-density development into areas with high levels of accessibility to infrastructure and services.

In the City of Melton, emphasis is placed on directing new housing to areas in close proximity to activity centres and public transport. This goal can be realised by encouraging redevelopment of well-located infill sites, and more compact residential development in areas located in and surrounding designated activity centres in Melton and Caroline Springs, and around the Melton train station.

16.3 Housing Diversity

A diverse housing stock is important as it enables the local community to remain living in the City of Melton as they progress through the various life-cycle stages. For example, providing a diverse range of housing can assist older residents to downsize as their children leave the family home, or can assist young families to move to a family home with a backyard.

Similarly, diversity in housing also provides a variety of housing choices for people and households of various income levels, desires and needs.

Housing in the City of Melton needs to accommodate people at different life stages so that they can establish meaningful and ongoing connections with their community. Reflective of the various life stages, housing is required that satisfies the needs of numerous household types, including single people, couples, young and older families, and households with different incomes and other socio-economic features.

In general terms, the development of greenfield areas in the City of Melton over the past 10 to 15 years has catered largely for the housing needs of families with children. For example, more


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Melton TownshipCaroline Springs Diggers Rest


than 90% of new dwellings developed in the City of Melton between 2001 and 2012 were detached dwellings.

As time goes by and as the children of these families leave the family home, opportunities need to be created for the development of housing that suits the needs of future ‘empty nesters’ and other residents. This involves the development of areas for medium and higher-density residential development. While future greenfield sites will provide these opportunities, other opportunities for this type of development need to be created in the well-serviced established areas.

Housing diversity also encompasses the provision of a genuine choice in housing products, including large lifestyle lots, a variety of housing designs, and specialised housing that caters for specific sections of the community, including the elderly and the disabled.

A diverse range of housing also has significant benefits for the local economy by attracting a labour force with a broad range of skills and experience.

16.4 Infrastructure, Services and Transport

Infrastructure, Services and Transport are all vital considerations when planning for future housing development, regardless of whether such development is located in a greenfield, brownfield or infill context. A sustainable future relies on households having convenient access to Infrastructure, Services and Transport.

Significant investment will be made in the provision of Infrastructure, Services and Transport in the City’s greenfield areas. This will include the development of a Metropolitan Town Centre and major employment area at Toolern, while activity centres, schools, health centres, and recreation and community facilities are also planned for the City’s growth areas.

However, it is important that quality Infrastructure, Services and Transport in the City’s established areas is continually provided and improved. This is particularly the case for the Melton Township. The established areas will continue to compete for housing investment with the City’s growth areas, and the proximity and quality of key infrastructure are important considerations for those responsible for making investment decisions.


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Caroline Springs(high density living)

Melton Township(conventional density)

Melton Township(low density living)


Providing increased residential densities in locations with high levels of access to Infrastructure, Services and Transport has positive implications for the following:

Economy , in particular local businesses which benefit from an expanded ‘walkable’ catchment for the workforce.

Environment , via reduced car reliance due to the ease of access to services and public transport.

Social , by encouraging ‘walkable’ communities and promoting healthy living.

16.5 Housing Design Innovation

The key theme of ‘Housing Design Innovation’ relates to the encouragement of housing development that features innovation in housing design and planning, and also responds to the principle of sustainability. Standard housing designs offer poor diversity of housing in terms of size, appearance and flexibility, and can provide limited access for people with restricted mobility.

The principle of ‘Sustainability’ is promoted throughout the world and – through innovative design – planners, architects and developers are continually contributing to sustainability and responding to associated local and global issues. Environmentally-sustainable design principles are primarily implemented through the building control process, and this Strategy seeks to foster innovative ways by which to deliver housing that meets the future needs of residents in the City of Melton.

Innovative design measures may include aspects relating to suitable interfaces with the adjoining street, appropriate factoring of car parking and access, private and communal open spaces, solar orientation, and internal and external amenity.


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High Street, MeltonMelton Train Station Public Transport


1 7 O B J EC T I V E S

The Vision for the City of Melton Housing Diversity Strategy is supported by a set of seven Objectives which respond specifically the Key Themes described in Section 16. The Objectives shown below form the basis for more detailed Actions, set out in Section 18:

Objective 1: To recognise the important role of housing diversity

Objective 2: To promote affordable housing options for households of all income levels

Objective 3: To provide a sufficient range of social, retirement, aged-care and special needs housing types throughout the City of Melton in appropriate locations

Objective 4: To encourage initiatives and investment that promote the City of Melton’s established residential areas as places to live and invest

Objective 5: To retain the existing housing character in appropriate locations by managing existing residential precincts through housing policy

Objective 6: To promote opportunities for site consolidation and support more intensive residential development close to activity centres and major public transport nodes

Objective 7: To encourage innovative housing design and development

The identification of areas for Limited change, Incremental change, and Substantial change are closely linked to several Objectives by directing housing growth to those areas with the greatest potential for change, while seeking to limit development in areas with established neighbourhood character values.


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1 8 AC T I O N A N D I M P L E M E N TAT I O N P L A N

This Section identifies a set of actions designed to implement the City of Melton Housing Diversity Strategy. For each Objective, a supporting rationale is provided, together with detailed actions and an implementation plan which identifies key roles and responsibilities.

The following conventions have been adopted in identifying the suggested timing for implementation:

Short-term: Within 12 months

Medium-term: From 1 year to 5 years

Longer-term: Beyond 5 years

On-going: An action that continues for the life of the plans

Objective 1: To recognise the important role of housing diversity

Demand for approximately +50,000 new dwellings is forecast for the City of Melton over the next 20 years. This will include demand ranging from large separate houses with multiple bedrooms sufficient to accommodate large families, to single bedroom apartments suitable for single person households. For instance, in the order of +14,000 to +19,000 dwellings will be required to accommodate forecast growth in couple families with children, while a further +11,000 to +12,000 dwellings will be required to meet demand for lone person households.

In recent years, the majority of residential development has been in larger homes of three- or four-bedrooms, while only limited housing stock exists with just one- or two- bedrooms.

The City of Melton’s housing stock will need to meet the diverse needs of the population, including new families, single parent families, singles, the elderly, the poor, the wealthy, the disabled, etc. These new dwellings need to be located in a diverse range of neighbourhoods and communities that provide a genuine choice in housing products for those seeking to live in the City of Melton. The established areas of the City are forecast to accommodate approximately 15% of the total municipal dwelling growth, requiring a diverse range of housing which will include a mix of low, medium and higher-density residential housing.

Encouraging housing diversity will contribute positively to the City of Melton becoming a ‘Sustainable City’. For example, a diverse range of housing will contribute positively to the economic prospects of the City by attracting a diverse labour force with a wide-range of skills and capabilities across a range of industry sectors.

Similarly, housing diversity will enable persons from all backgrounds to remain in the City of Melton regardless of their circumstances. For example, older residents seeking to downsize from their families homes will have the opportunity to move to a smaller dwelling. Similarly, if older residents require some level of care, they will have access to retirement village or aged-care facilities.


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A diverse housing stock will also cater for households of all income levels, including those requiring affordable rental properties, social housing or those seeking executive-style residences or ‘lifestyle’ properties.

The adoption and the implementation of the new residential zones, as shown in Part C of the Strategy, will provide the basis for the development of a diverse range of housing in the City of Melton, including the following:

Medium and higher-density residential development in areas close (ie, approximately 5-10 minutes’ walk) to activity centres, facilities, services and public transport.

Medium-density and conventional housing in areas with moderate access to activity centres, facilities, services and public transport.

Conventional housing in areas considered to have a distinct neighbourhood character, or where limited access is provided to activity centres, facilities, services and public transport.

Objective 1: Action and Implementation Plan

Action No.

Action Council Role Partnerships Timeframe Theme Addressed

1.1 Adopt and implement the new residential zones as outlined in Part C of the City of Melton Housing Diversity Strategy

Council should adopt the Strategy and co-ordinate the implementation of the new planning zones into the Melton Planning Scheme via a planning scheme amendment by 1 July 2014.

DTPLI Short-term Affordability; Character; Diversity; Infrastructure, Services and Transport; Housing Design Innovation

1.2 Assess future opportunities for large residential properties, which may include demand for Low Density Residential Zoned land or Rural Living Zoned land.

Undertake a specific study of the existing and future demand and supply of land suitable for low-density and rural-living type developments in the City of Melton.

Property industry

Short-term Diversity

1.3 Update the Melton Municipal Strategy Statement to reflect the analysis and research presented in the City of Melton Housing Diversity Strategy

Update the MSS with relevant information presented in the Strategy and the Background reports.

None applicable

Short- to Medium-term

Affordability; Character; Diversity; Infrastructure, Services and Transport; Housing Design Innovation

1.4 Assist the Melbourne Planning Authority with the preparation of Precinct Structure Plans located in the City of Melton

Continue to liaise with the MPA during the preparation of Precinct Structure Plans to ensure a diverse range of housing choices are provided in the City’s

MPA On-going Affordability; Diversity


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Action No.


growth areas1.5 Encourage a diverse

range of housing stock, suitable for all household types

Liaise with and educate/inform key stakeholders, including land owners and developers, regarding the importance of providing a diverse range of housing stock. This includes providing information regarding the projected dwelling and household requirements in the City of Melton.

Developers, land owners, property industry

On-going Affordability; Diversity; Housing Design Innovation

Objective 2: To promote affordable housing options for households of all income levels

The City of Melton displays a diverse socio-economic and demographic profile, including households of all levels of income. Providing a diverse housing stock, including small and large dwellings that are affordable to residents in all household types, will continue to assist in promoting the City of Melton as a place to live and invest.

Housing costs represent the largest share of household budgets and thus, is a major determinant of both cost of living and standard of living. Consequently, promoting affordable housing options, including home ownership and rental opportunities, will be important for the City of Melton. This is particularly the case for households considered to be disadvantaged from a socio-economic perspective.


Action No.


2.1 Encourage the property industry to deliver a diverse range of housing options suitable for households of low, middle and high income levels

In addition to adopting and implementing the new residential zones, educate and inform property owners and developers who are active in these areas on the opportunities and types of development permitted.Continue to liaise with the property industry and encourage a diverse range of housing options

Developers, land owners, property industry, and NGOs

On-going Affordability; Diversity; Housing Design Innovation


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Action No.


2.2 Encourage developers of major sites to provide a proportion of dwellings as ‘affordable’ dwellings

Actively promote affordable housing schemes, such as the National Rental Affordability Scheme, and encourage constructive working relationships between developers, social and community housing providers, and Council.

Developers, land owners, social and community housing providers

On-going Affordability; Diversity

Objective 3: To provide a sufficient range of social, retirement, aged-care and special needs housing types throughout the City of Melton in appropriate locations

The City of Melton is expected to experience growth in the number of people requiring specialised housing, including housing suitable for the elderly and disadvantaged.

Over the next 20 or so years the number of residents aged 65 years or over in the City of Melton is forecast to increase by an additional +17,000 residents. A significant share of these residents will remain in the private housing market. Consequently, smaller, easily-maintained dwellings which are suitable for older residents and located close to facilities and services will need to be provided.

In addition, potential for specialised housing such as retirement villages and aged-care facilities will also be required in the future. These facilities require sites of specific sizes and characteristics. In this regard, the City of Melton and Melbourne’s growth areas in general have experienced strong interest in retirement village development due to the lower land prices and the availability of large tracts of land compared to the established areas of metropolitan Melbourne. It will be important to plan for the future development of these facilities in suitable locations.

Demand for social housing will also occur in the City of Melton. At present, based on ABS Census statistics, the City of Melton has a low proportion of residents living in social housing compared to the average for metropolitan Melbourne. It will be important to gain a stronger understanding of the social housing requirements in the City of Melton, and plan for the future provision of such housing.


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Action No.


3.1 Encourage the development of smaller dwellings that will meet the future needs of older residents in locations close to facilities, services and public transport

Adopt and implement the new residential zones and encourage housing that meets the needs of older residents in the Residential Growth Zone.

DTPLI Short-term Affordability; Diversity; Housing Design Innovation; Infrastructure, Services and Transport

3.2 Assess the future need for social housing in the City of Melton

Undertake a specific study of the social and community housing requirements for the City of Melton that builds upon this Strategy and other policies (e.g. ‘Opening Doors – Access and Inclusion in the Shire of Melton, 2009-2013’). This will involve, among other actions, liaising with the Department of Human Services, housing associations and community housing providers.

Department of Human Services, housing associations and community housing providers, NGOs

Short-term Affordability; Diversity

3.3 Develop a planning framework that will assist Council officers in assessing applications for retirement villages or aged-care facilities to ensure such facilities are located in appropriate locations

Investigate the site requirements of operators and developers of retirement villages and aged-care facilities, and develop a framework for assessing proposals that aligns with Council’s policies and strategies.

Retirement village and aged-care developers and operators

Medium-term

Diversity; Housing Design Innovation

3.4 Facilitate development proposals that meet an identified need for social housing

Develop a planning framework that will facilitate development of social housing and other specialised housing needs

Land owners, developers, community housing organisations

On-going Diversity; Housing Design Innovation

Objective 4: To encourage initiatives and investment that promote the City of Melton’s established residential areas as places to live and invest

The established areas in the City of Melton will need to compete with the growth areas of the municipality in order to attract investment in new housing.

Since Caroline Springs was first developed in 1999, a significant share (98%, refer Table 1) of new residential development and associated investment has been directed to the growth areas in the municipality. New residents to these areas are attracted by the new estates and


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the new facilities that are also developed, including schools, shopping centres, community facilities, etc. These new growth areas now represent the areas which achieve the highest property values, while residents in these areas tend to reflect a more affluent socio-economic profile.

Conversely, only limited development and investment has occurred in the established areas of the municipality, including the Melton Township. These areas now have the lowest property values in the municipality and have achieved below-average growth in property values since Caroline Springs was initially developed. The low property values, which are predominantly located in Melton Township, are considered a constraint to the commercial viability of undertaking higher-density development.

With significant areas of new greenfield development planned in the Urban Growth Zone and with development expected to occur over the next 20 or so years, the ability to attract investment and new residential development to the established areas of the municipality will continue to be a significant challenge.

Similarly, the creation of new employment opportunities in the municipality will also contribute positively to the City of Melton as a place to live, including the established residential areas. Local employment opportunities can lead to the retention of existing residents and the attraction of new residents, all seeking to work close to home.


Action No.


4.1 Update the High Street Structure Plan (2007) and the Woodgrove Structure Plan (2007), focusing on the opportunity for mixed use development (i.e. including residential) within commercial areas

Facilitate the update of existing Structure Plans for the High Street Town Centre (2007) and Woodgrove Structure Plan (2006).

Local businesses, key stakeholders

Medium-term

Affordability; Diversity; Housing Design Innovation

4.2 Continue to invest and improve public infrastructure, services and facilities that will contribute to the City of Melton’s established areas being places where people want to live, work and invest

Facilitate the development of new facilities and improvement of existing facilities where needed, including schools, community facilities, recreation facilities, retail and commercial areas, streetscape improvements, etc.

None applicable

On-going Infrastructure, Services and Transport

4.3 To advocate appropriate locations for public infrastructure

Liaise with relevant providers and authorities of public infrastructure

Relevant authorities



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Action No.


4.4 Facilitate development that contributes to local employment opportunities for City of Melton residents.

Facilitate planning applications for development proposals that contribute positively to local employment opportunities in the City of Melton.

None applicable

On-going Diversity; Infrastructure, Services and Transport

4.5 Promote the continued improvement of existing activity centres as places to shop, socialise, do business and partake in community and entertainment-related activities

Promote business development opportunities, facilitate developments/redevelopments that improve the level and quality of services in activity centres, and co-ordinate improvements to amenity and streetscape.

Local businesses, land owners, traders associations, the community


4.6 Advocate for improvement to the public transport network, including both rail and bus

Liaise with relevant agencies for improvements to both rail and bus networks in the City of Melton.

Public Transport Victoria, MPA, DTPLI


Objective 5: To retain the existing housing character in appropriate locations by managing existing residential precincts through housing policy

City of Melton residents value many things about the character of their neighbourhoods, and Melton City Council supports the protection and enhancement of recognised character where appropriate. Where unique and valued neighbourhood character can be retained, this can have positive influences on residents’ ‘pride of place’ and potentially on property values.


Action No.


5.1 Undertake a detailed neighbourhood character study

Council to lead the development of a neighbourhood character study

DTPLI Short-term Character; Diversity

5.2 Develop residential and urban design guidelines and incorporate relevant requirements into schedules to the residential zones

Council to lead the development of the residential and urban design guidelines and initiate relevant planning scheme amendments

MPA, and DTPLI

Medium-term

Character; Diversity


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Action No.


5.3 Familiarise relevant Council's officers on the content and findings of the neighbourhood character assessments and apply the residential and urban design guidelines (refer Action 5.2)

Use the neighbourhood character assessment provided in the Background Report for this Strategy to familiarise and inform planning officers on the characteristics of specific areas.

None applicable

Short- to Medium-term

Character; Diversity

5.4 Ensure the township of Eynesbury is developed in accordance with the vision of the approved development plan and in a manner that reflects a unique urban character for the City of Melton

Continue to liaise with the developers of Eynesbury to ensure that Eynesbury is developed in a manner that provides a unique residential offering in the City of Melton and makes a significant contribution to the diversity of housing.

Relevant developers

On-going Character; Diversity; Housing Design Innovation

Objective 6: To promote opportunities for site consolidation and support more intensive residential development close to activity centres and major public transport nodes

Only a limited supply of major development and redevelopment sites exist in the identified Residential Growth Zone (RGZ); this will constrain the extent of higher-density residential formats in these areas. As a consequence, ways to maximise future opportunities for the supply of higher-density housing in the RGZ should be investigated. Initiatives may include the following:

Encourage the amalgamation of smaller sites to form major development sites.

Encourage the development of higher-density formats within activity centres, where the land use zoning permits.

Identify potential future residential areas that are currently not zoned for residential use, but where the current use is no longer deemed appropriate or suitable. This should only occur where a demonstrable demand for higher-density residential development in the particular area can be identified.


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Action No.


6.1 Inform residents in the Residential Growth Zone regarding the implications of the zone on their properties

Undertake an education program informing residents of the implications of the Residential Growth Zone. This may involve preparing and delivering information packs to each household.

None applicable

Short-term Diversity; Affordability; Character

6.2 Ensure development applications on Residential Growth Zone land make an efficient use of the site

Liaise with applicants whose application is deemed would result in an under-development of Residential Growth Zone land. Encourage applicants to revise their scheme in accordance with the objectives of the Residential Growth Zone.

Property owners, property developers

On-going Character;Diversity;Housing Design Innovation

6.3 Encourage, where the zone permits, higher-density residential development in activity centres

Plan for residential development in the City of Melton’s activity centres. This may involve mixed use development or shop-top housing. This will involve updating relevant Structure Plans for activity centres to ensure the potential for higher-density residential uses are incorporated.

Property owners and developers

Medium-term

Affordability; Diversity; Infrastructure, Services and Transport

6.4 Facilitate residential development opportunities on land zoned for other purposes where the existing use is deemed redundant

Investigate the potential for alternative uses for land that is deemed redundant through the findings of Structure Plans. Where land zoned for non-residential uses is considered redundant, and where residential has been identified as the preferred use, facilitate the rezoning of land for residential purposes.

Property owners

Long-term Affordability; Character; Diversity


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Objective 7: To encourage innovative housing design and development

As populations age and as urban areas develop, the housing needs of residents also change. For example, the likelihood of someone acquiring a disability increases with age, and so does the requirement for some form of physical or building modifications to the home.

Housing needs also change as people move through different life stages. For example, a single person in their 20s may seek share-house accommodation, but when they start a family their housing needs may change to a large private dwelling with multiple bedrooms. As their children leave their family home, their housing needs will change once more to, say, a smaller and more-easily maintained dwelling.

These are examples of how housing needs for a person may change over time. Encouraging innovation in residential development that can be easily adapted to changing circumstances will have positive implications on the economic lifespan of buildings and encourage persons to remain in their own communities as their housing needs change.

Innovative development may also comprise other aspects which may improve the economic, social and environmental situations for residents and communities, such as sustainability and the need to achieve positive environmental, economic and social outcomes for the City of Melton community. The Strategy seeks to encourage sustainable development that incorporates Ecologically Sustainable Development (ESD) principles.


Action No.


7.1 Inform Council staff of trends in innovative residential and urban development

Monitor industry trends in innovative residential and urban development. This may involve joining industry associations (e.g. Urban Land Institute, Urban Development Institute of Australia, etc) and attending seminars and events.

Industry associations

On-going Diversity; Housing Design Innovation

7.2 Encourage innovative residential development where this contributes positively to the community

Facilitate development that present innovative solutions to issues affecting housing in the City of Melton and contribute positively to the community’s economic, social and environmental well-being.

Development industry

On-going Diversity; Housing Design Innovation; Affordability


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Action No.


7.3 Develop a consolidated register of design principles to be used by Council staff and the development industry

Develop and maintain a register of urban design, building design and town planning principles that are relevant to the City of Melton’s established areas, and that contribute positively to the economy, the community and the environment. These aspects may be incorporated as a local planning policy in the MSS. The Precinct Structure Planning Guidelines prepared by the MPA present as an example of what could be prepared by the City of Melton.

None applicable

Medium-term


7.4 Inform residents, land owners and developers of the benefits of ESD principles

Undertake an information program that promotes the development of ESD principles in new developments, redevelopments and renovations. This may involve distributing information via Council’s website, mail-outs or presentations.

Community, land owners, development industry

On-going Housing Design Innovation

7.5 Investigate the implications of increasing residential densities on the provision of community facilities, including schools, open space, recreation facilities, etc

Undertake an audit of community facilities and assess the implications of increased development, particularly in the Residential Growth Zone, on the overall provision of these facilities.

None applicable

Long-term Infrastructure, Services and Transport

7.6 Investigate the implications of increasing residential densities on the provision of engineering infrastructure, including roads, drainage, power, etc

Assess the implications of increased development, particularly in the Residential Growth Zone, on the overall provision of these infrastructure and utility services.

Various utility providers

Long-term Infrastructure, Services and Transport


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Area Specific Actions

The following actions relate to specific areas in the City of Melton and the implementation of the new residential zones (refer Part B of the Strategy).

Area Specific Action and Implementation Plan

Action No.


A.1 Develop built form and/or urban design guidelines as input to the RGZ schedule and/or Development Plan Overlay for land bounded by Barries Road, Station Street, Henry Street and Palmerston Road in Melton (refer Figure 15).

Facilitate the development of built form and/or urban design guidelines as input into the RGZ schedule and/or a Development Plan Overlay (DPO). This study should investigate the capacity of the area for higher-density development, having regard for the existing connections with the High Street Activity Centre.

None applicable

Short-term Character; Diversity

A.2 Assess the implications of the General Residential Zone in Diggers Rest on traffic congestion and engineering infrastructure to roads and drainage, etc.

Undertake a study of the traffic and infrastructure impacts of the General Residential Zone in Diggers Rest.

VicRoads; Relevant authorities

Short-term Character; Infrastructure, Services and Transport

A.3 Introduce Schedule to the NRZ land shown in Figure 16, that reinforces the area’s existing character and subdivision pattern (ie. minimum subdivision of 2,000m2 if land is sewered and 4,000m2 if land is not sewered).

Develop Schedule to the NRZ for area shown in Figure 16.

Acknowledge that land subject to Amendment C144 may be rezoned to GRZ.

DPTLI Short-term Character; Diversity


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Figure 15: Area to be Considered for Built Form and/or Urban Design Guidelines

Source: hansen partnership; Essential Economics

Figure 16: NRZ Land Subject to Schedule

Source: hansen partnership; Essential Economics


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1 9 M O N I TO R I N G A N D R E V I E W

An important part of the implementation process for the City of Melton Housing Diversity Strategy is to ensure that the strategy remains relevant as circumstances change and as new opportunities arise.

Monitoring of progress in the implementation of the Strategy will be important, and this will allow proper assessment as to how the Strategy is performing and whether or not changes are warranted as a result of new and emerging trends.

Monitoring also enables the Council and the community to judge how well and how efficiently the Strategy is being implemented. It is important, however, that speed of implementation should not be the sole criterion for success. Most communities seek good quality planning outcomes and, with a little patience, will be pleased to see on-the-ground results which ensure a diverse range of housing is provided in the City of Melton that contributes to the overarching goal of developing a ‘Sustainable City’.

Council must ensure, therefore, that the Strategy is monitored and reviewed on a regular basis, i.e. every five years and possibly sooner if important changes are identified in market and other conditions.

Suggested indicators for monitoring and review purposes would be those listed in the Table on the following page. These indicators are based on readily available and relatively inexpensive data, including official data and Council planning and building approvals data.


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Indicators for Monitoring Process

Indicator Source Comment

1. Residential building approvals Council data for planning and building approvals.

Monitor approvals data for the City’s established areas (in particular the new

residential zones) and growth areas. This should include information on dwelling type and value.

2. Non-residential building approvals

Council data for planning and building approvals.

Monitor non-residential approvals data including building use and value. This will be useful to monitor the extent of investment in the City’s established areas versus the growth

areas.3. Property development proposals and projects Council records Track development proposals, applications, and

completions.

4. Property sales data and valuations

Council rate records; data from Victorian Valuer-General; real

estate agents

Useful indicator on the trends in property values and the implications of the new residential zones on property values.

5. Rents and affordable rentals Department of Human Services ‘Rental Report’

The ‘Rental Report’ provides information on rental trends by suburb and the number of

affordable rental properties.

6. Viewpoints on recent trends in the residential market

Regular contact with real estate agents, property owners and

developers.

Annual forum organised by Council as a venue for information exchange between the property industry, key stakeholders, businesses, Council

and other community representatives.

7. Population, demographic and economic data

ABS, id Consulting and other sources

Monitor the rates of population growth and demographic/socio-economic change in the established suburbs and growth areas of the City and compare (where relevant) against

metropolitan situation.

8. Retirement village units and aged-care beds

Department of Health and Ageing; contact with retirement

village operators

The number of approved aged-care beds is publically available information updated

annually by the Commonwealth Department of Health and Ageing.

The number of retirement villages units can be gathered through consultation with retirement

village operators and reviews of company websites.

Source: Essential Economics Pty Ltd


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A P P E N D I X A : V I C TO R I A’ S P L A N N I N G ZO N E S


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