michael buxton rmit university

Building Environmental, Economic and Ethical Awareness in Urban Planning

Urban Renewal, Planning and Design Summit, 2014

Michael Buxton Professor Environment and Planning RMIT University

Melbourne 1934

Melbourne 1953

Melbourne CBD 1968

Southbank 2012

Melbourne’s housing by area

Melbourne’s housing by type

High rise develop-ment Pu Dong Shanghai

High Rise Development Melbourne

Main road intensification

Ad hoc infill

Infill development inner Melbourne

Plan Melbourne

• Layered Development sites: - metropolitan clusters: Dandenong, Fountain Gate, Epping, Sunshine, Ringwood, Broadmeadows, Box Hill, Frankston, Monash, Latrobe, Parkville - large-scale redevelopment areas: Fishermans Bend, Victoria Street, E-gate, Arden, Dynon, Southbank, Docklands, East Richmond etc. - other activity centres - transit oriented

• Develop a state of cities: rebalance population between Melbourne and regions - locate more population in Ballan, Bacchus Marsh, Kilmore, Broadford, Warragul-Drouin, Wonthaggi - develop a permanent UGB

Dwelling capacity compared to Plan Melbourne Dwelling targets by spatial area

Includes: large brownfield sites, UDP sites, major activity centres, GRZ, RGZ, modified arterial tram route sites Plan Melbourne demand

Minimum capacity Maximum capacity

Inner: 310,000 218,000 254,000

Established: 650,000 1,197,000 1,466,000

Growth areas: 610,000

N/A N/A

Total: 1.57M 1,415,000 1,720,000

Activity centre intensification

Redevelopment of inner ring transit corridors

Transforming Australian Cities Johnson Street Collingwood

Land supply – protection of amenity

Land supply – redevelopment opportunities

Parcels NOT Available for redevelopment

Parcels available for redevelopment

Activity Centre boundaries

Tram arterials modified land supply

New Victorian zones • New residential, commercial, rural and industrial zones

Neighbourhood Residential: - only up to 2 dwellings per lot and maximum residential building height of 8 metres or specified in a schedule - office and industry prohibited but many commercial uses as section 2 uses

General Residential: - no limit to number of dwellings per lot but residential height controlled through a schedule; many commercial uses allowed

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New zones

• Residential Growth: - Office and many commercial uses allowed subject to permit; schedule to control height

• Neighbourhood zones ‘Lock up’ residential areas?

• Commercial zones allow wide range of uses without need for permit; few uses prohibited; extensive out of centre development allowed, competing with strip centres – much section 1 uses (supermarket to 1,800 square metres and shops)

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New zones Neighbourhood zones ‘Lock up’ residential areas?

- Neighbourhood Residential; - General Residential; - Residential Growth;

Total land supply available including - Commercial zones - Industrial zones

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City of Moreland Residential Zones

More balanced proposal for application of zones

Neighbour- hood Residential Zone covers about 50% of municipality

17 Ringwood City of Maroondah

Image from Google Earth (no date)

104ha

Proposed zones

PUZ

MUZ

MUZ

CZ

Housing capacity data (HCA)

2012 50.98ha available R1Z: 14.39ha BUZ1: 20.53ha BUZ2: 15.97ha

HCA supply

INCLUDES: - occupied and vacant parcels in zones which permit residential uses - parcels identified in the UDP - council-identified parcels with residential development potential and - non-residential zoned parcels with residential precedents. EXCLUDES PARCELS: - in zones which prohibit residential uses - developed after 1986 - less than 150 square metres - strata titled properties - with buildings listed on the state or national heritage register - which have an individual heritage overlay (but includes larger heritage overlay areas)

The old and new in Melbourne

Loss of peri-urban values will lead to catastrophic impacts this century

Extensive rural land fragmentation – 87,000 dwelling capacity (vacant lots + subdivision)

Median Price/ha by Property Size (Victoria $2006)

Source: Barr & McKenzie 2007

Median Price/ha by Property Size (Victoria $2006)

Source: Barr & McKenzie 2007

Development capacity – BAU – tenement control

Key findings: Bendigo greenfield/broadhectare

Parent lots over 1 hectare

BUSINESS AS USUAL Land supply: 770 hectares Overall yield at trend densities: 9,240 dwellings -  Residential zones -  No overlays -  Parcels over 1

hectare -  Trend density: 12

dwellings per hectare

HIGHER DENSITY SCENARIO: 25 dwellings per hectare: 19,250 Increased dwelling supply compared to BAU: 10,010

Key findings: Bendigo incremental infill

Land supply: 344 hectares

Overall yield at 35 dwellings per hectare: 12,040

R1Z parcels rated green by CoGB

Key findings: Bendigo non-residential land infill

Land supply: 275 hectares

Overall yield at 35 dwellings per hectare: 9,625

Non-residential zones parcels rated green by CoGB

Key findings: Rural centres have capacity to take up significant proportion of Melbourne’s growth

Ballan (urban area): 2011 Urban Development Program land supply