draft land use & built form analysis · the analysis is based on land use and built form data...

Bay Street Major Activity Centre – Draft Land Use and Built Form Analysis

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Bay Street Major Activity Centre

Draft Land Use & Built Form Analysis

Prepared by Strategic Planning

September 2009

(updated December 2011)


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TABLE OF CONTENTS

1. EXECUTIVE SUMMARY ............................................................................................................................... 3 FIGURE 1: ACTIVITY CENTRE AND STUDY AREA PRECINCTS. ................................................................................................................ 5

3. LAND USE ANALYSIS ................................................................................................................................. 6 FIGURE 2: LOCATION OF NEW RETAIL FLOOR SPACE BETWEEN ROUSE AND GRAHAM STREETS. ..................................................... 6

4. BUILT FORM ANALYSIS ............................................................................................................................. 9

5. PLANNING PERMIT ACTIVITY ................................................................................................................ 12 FIGURE 5: PLANNING PERMIT ACTIVITY ................................................................................................................................................... 12

6. STRATEGIC SITES AND PRECINCTS ..................................................................................................... 13 FIGURE 6: STRATEGIC SITES AND PRECINCTS. ......................................................................................................................................... 14

7. CONCLUSIONS .......................................................................................................................................... 17

APPENDIX - PRECINCT ANALYSIS


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1. EXECUTIVE SUMMARY

This analysis is based on land use and built form data collected through precinct surveys carried out in mid-2009. The analysis provides a snapshot of the existing land use and built form conditions of the activity centre and its constraints and opportunities. It acts as background information to the preparation of a structure plan.

Land use and built form attributes are presented separately for the four precincts that make up the Activity Centre (see Figure 1 - Activity Centre and Study Area precincts). The remaining Study Area comprises seven precincts (Precincts 5 to 11) which have not been surveyed. A desktop analysis of all precincts is contained in Appendix A – Precinct analysis.

A number of strategic sites and precincts are identified and which could accommodate some change, based on analysis of constraints and opportunities.

Key land use and built form elements

Key land use elements of the Activity Centre are:

• Retailing is the dominant land uses (include hairdressers, beauty salons, clothing retail) with a dense concentration of food and drink premises.

• Distinct groups of core retailing, food and drink offerings, and office uses define Precinct 1. • Mixed commercial and residential land uses north of Bridge Street (Precincts 2 and 3). • Significant residential growth and an extension of retail activity within the Mixed Use Zone (Precinct 4).

There is an evolving contrast in development types within the Activity Centre. The traditional low scale heritage fabric of Bay Street north of Graham Street has largely been retained, whereas recent medium scale development of larger former industrial lots south of Graham Street in the Mixed Use Zone provides a contrast in building height (up to nine storeys and above) and building mass.

Constraints

A significant constraint to further development within the Activity Centre is the lack of substantial development sites, with the majority of large single lot opportunities within the Port Melbourne Mixed Use Growth Area haven been taken up over the last 15 years. This will limit the ability of large format commercial land uses to establish in the centre.

Outside of the Mixed Use Growth Area, the Activity Centre and environs possess valuable heritage and character attributes and fine grain subdivision patterns, which act as constraints to further development. The uniform low-scale nineteenth-century character of the Bay Street retail strip is a distinguishing but also limiting feature of the centre.

Opportunities for change

While the centre has some clear constraints, precinct surveys have identified remaining opportunities for change that could contribute to the expansion of the centre. Opportunities include:

• Uptake of remaining opportunities within the Mixed Use Growth Area for mixed use development and further residential growth (potentially subject to lot consolidation).

• Renewal of remnant industrially zoned land in Crockford Street. • Opportunities for infill development at the rear of Bay Street retail strip, subject to heritage. • Opportunities for shoptop development fronting Bay Street, subject to heritage. • Site specific development opportunities of underutilised medium size properties. • Larger public housing estates, subject to asset renewal programs.

Figure 6: Strategic sites and precincts illustrates the extent of these opportunities. Given that the centre is at a mature stage of development, opportunities for change will be site-specific and subject to lot size, heritage, and car parking.

Conclusions

Key conclusions include:

• The centre is comprised of distinct precincts with differing land use functions and built form conditions. • The land use profile of the centre has strengths and weaknesses that imply a need to broaden the land use mix of the

centre whilst retaining daily and weekly retail offerings. • Considerable physical change has already occurred within the centre, predominantly south of Graham Street. • There are remaining but limited opportunities for further change within the centre. The structure plan for the activity centre will need to recognise and respond to these conditions and other identified constraints.


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2. INTRODUCTION

Purpose of report

This Land Use and Built Form Analysis of the Bay Street Major Activity Centre has been prepared in the context of Council preparing a structure plan for the centre. It is intended to act as a background document that provides an understanding of the composition of the centre, its constraints and opportunities, and provides a basis for the strategies and actions contained in the structure plan.

Methodology

The analysis is based on land use and built form data collected in mid-2009, with this Analysis compiled in September 2009 and revised in December 2011 to include additional development information.

Council Strategic Planning staff undertook an existing conditions survey of the Bay Street Major Activity Centre in May and June 2009, collecting built form and land use data. The survey was undertaken on foot with observations made from the street. The survey is a snapshot in a moment in time and consequently data will become dated as land use change and development occurs.

Land use and built form information has been mapped (see Figure 3 – Land uses and Figure 4 – Built form) and analysed on a precinct scale with summary comments provided.

Report Structure

The analysis is set out in three main sections, being:

• Land use conditions (including key uses) and implications.

• Built form conditions and implications.

• Planning permit activity, and Strategic opportunities.

• Appendix A - Precinct analysis.

The Activity Centre

The Activity Centre is divided into four precincts (see Figure 1) with analysis presented accordingly:

• Precinct 1 - Between Rouse and Bridge Streets (the retail core of Bay Street).

• Precinct 2 – Between Bridge and Ingles Streets (comprising residential development and mixed commercial land uses complementary to the retail core).

• Precinct 3 – fronting Crockford Street between Ingles and Boundary streets (comprising a mix of commercial, industrial, and residential development).

• Precinct 4 - Between Beach and Rouse Streets (comprising land within the Mixed Use Zone).

The Study Area is naturally bounded by the light rail reserve, the foreshore, and Pickles and Boundary Streets. Beyond the Activity Centre the Study Area comprises low scale established residential areas that are divided into seven remaining precincts (Precincts 5 to 11). These have not been surveyed as they are stable residential precincts displaying heritage or character attributes and are unlikely to accommodate significant land use change or development.

An analysis of Precincts 5 to 11 is contained in Appendix A, and this includes a more detailed discussion of existing conditions as well as opportunities and limitations and future precinct directions.


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Figure 1: Activity Centre and Study Area precincts.


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3. LAND USE ANALYSIS

Land use categories are derived from the Australian and New Zealand Standard Industrial Classification (ANZSIC) 1993. Where there are multiple land uses on a single property, the predominant land use was recorded. This will result in some active land uses (ie: retail) being recorded as part of a predominantly residential building.

Precinct 1 - Between Rouse and Bridge Streets.

This is the core retail area of the Activity Centre and comprises the traditional retailing centre (north of Graham Street) and the recent extension of retail activity south to Rouse Street. Both sections of the core are primarily retail areas, but reflect different periods of development and have slightly different retail and services profiles.

North of Graham Street, the Precinct provides daily and weekly food retailing, personal and household retailing, personal services, as well as having a significant amount of office activity on the south-east side of Bay Street (north of Liardet Street). Key retail offerings include supermarket and specialised food retailing, bakeries, pharmacy, newsagent, post office, and a video library.

The north-west side of Bay Street is a fine-grain heritage streetscape with smaller shop spaces containing food retailing, personal retailing and services, and cafes and restaurants, and some offices (banks) and health services.

There are significant amounts of takeaway food and cafes near Pool Street and south of the Coles supermarket. Residential and office infill development at the rear of Bay Street properties (fronting Lalor Street) has occurred.

The Coles supermarket at the rear of the old ‘Market Buildings’ (corner of Liardet Street) is a significant retail anchor and central to the Precinct. Olives Corner (Liardet and Bay Streets) provides public open space on the opposite corner, and the Liardet Street Community Centre is a key community resource.

The south-east side of Bay Street has a less consistent streetscape and a broader variety of land uses, although between Graham and Liardet Streets it retains a core retail function. ‘Shoptop’ development on a few larger sites adds residential activity to the land use mix. The church and manse buildings at 160-162 Bay Street are incongruent land uses. North of Liardet Street there is a further difference in building typology that predominantly provides office accommodation, with a small amount of personal services and retailing (hairdressers / beauty salons, clothes) and cafes and restaurants.

South of Graham Street an extension of retailing activity has occurred as a result of mixed use development, with emphasis on personal retailing and services (clothing retailing, hairdressing and beauty salons), cafes and restaurants, and some food retailing.

(NB: Further development since the survey was undertaken in 2009 has added 4,775 m2 of retail floor space - see Figure 2.)

Figure 2: Location of new retail floor space between Rouse and Graham Streets.

Precinct 2 – Between Bridge and Ingles Streets

Precinct 2 has a secondary role to Precinct 1, having a broad mix of commercial (office and retail) and residential uses. Retail land uses include personal services, household and houseware retailing, cafés and restaurants, offices, and pubs, and are generally confined to the north-western side of Bay Street.

The south-eastern side does not form a cohesive retail strip, being groups of either shops or dwellings south of Spring Street East, and dwellings interspersed with commercial uses to the north. Some offices are also spread along this side of Bay Street.

The Town Hall and Library are key land use anchors, providing a range of civic and community service functions. At the rear of Bay Street properties (in Heath Street up to Raglan Street) there are a number of offices and limited residential infill development.

Raglan Street generally forms the end of the Bay Street retail strip and there is a small ‘island’ park at the junction of Raglan and Bay Streets.


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Figure 3: Land uses. Precinct 3 – Crockford Street between Ingles and Boundary streets

Land uses on the north-west side are commercial and industrial land uses and comprise offices, industry, motor vehicle sales, and a warehouse. The south-east side is largely a residential strip except for a limited number of other uses, including a restaurant, office, and service station.

This precinct is distant from the core retail area, and industrial land uses on the north-west side of Crockford Street have a stronger relationship with industrial activity north of Boundary Street.

Precinct 4 - Between Beach and Rouse Streets (Mixed Use Zone).

This precinct has made a transition from an industrial to a mixed use area predominantly made up of residential land uses. The largest sites have been developed.

The precinct has retained some office and industry, and has a small number of pubs and restaurants.


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Active land use edges have been established on the north side of Rouse Street around the corners of Bay Street. West of Bay Street, personal retailing and services, furniture retailing and a café have established. East of Bay Street, cafes and restaurants, personal services (including hairdresser / beauty salon), other retailing and a dry cleaner have established.

South of Rouse Street, dwellings mainly front the north western side Bay Street, flanked by pubs at the northern and southern corners of the block. The south-eastern side of Bay Street includes an office, pub, and the cultural use of 40 Bay Street (currently by Circus Oz). Other than the pubs on both sides of the Bay Street, there is very little street activation leading to Beach Street and the foreshore.

Beach Street has largely evolved into a residential strip, although a restaurant and a small number of offices provide for a limited amount of activation and land use mix.

Summary land use comments.

Retail

• Retailing categories comprise 40% of land uses. The highest contributors are: ‘hairdresser / beauty salon’ (13%), ‘clothes retailing’ (10%) and ‘retail – other’ (11%).

• The number of food retailing premises is low and lacks traditional retailers such as a butcher or delicatessen. ** (Since the time of the survey, a number of ‘food for the home’ premises have established: at 120 Bay Street and 147 Liardet Street).

Offices

• Offices comprise 23% of land uses in the Activity Centre and are a significant employment sector. Food and drink premises

• Food and drink premises make up 17% of land uses, generating foot traffic, outdoor dining, and night time activity. • The densest concentration of food and drink premises is between Graham and Bridge Streets. • Pubs are spread through the Activity Centre and draw patronage from the regional area.

Industry

• The overall amount of industrial activity has diminished over time to become a fringe land use. Residential

• Significant residential growth has occurred south of Graham Street and exerts a strong demand for retail and services. Community Facilities / Open Space

• There are limited community facilities, and limited areas of open space with no defined ‘town square’. Civic and government

• Other than the Town Hall, There are no government offices within the Activity Centre. Other: Car parks

• Three publicly accessible car parks: Coles rooftop carpark, adjacent to Kyme Place, and the “Bayshore” development (45-55 Bay Street).

Community Services, Health / Education

• None recorded. Key significant nearby land uses

• Station Pier is an important transport terminal, while the foreshore is a highly valued asset. • Gasworks Park is home to a range of performing and creative arts, open space and a farmers market.

Land use implications

The land use profile of the Activity Centre suggests the following:

• Distinct precincts have emerged based around key land use types or land use anchors. These are to be acknowledged and reinforced, as follows:

o Daily and weekly retailing is concentrated within Precinct 1, with some gaps to be filled. o The different retail function of Precinct 2 and the anchor role of the Town Hall and Library. o Precinct 3 contains the remaining industrial land in the Study Area. o The southern end of Bay Street and Beach Street (Precinct 4) has a weakly connection to the foreshore.

• An extension of the traditional retail core has occurred, supported by strong residential growth. Consideration should be given to how pressure for further expansion will be managed.

• Strong residential demand for health and community services within or in proximity to the Activity Centre. • Potential for a high volume of clothes retailing and personal services (hairdressers, beauty salons) and food and drink

premises to undermine a strong retail and services mix (emphasising a lack of food retailing and health services). • Capacity for expansion of office and other non-retail commercial activity above ground floor level along Bay Street. • Acknowledging the presence of services in proximity to the Activity Centre, there is limited service provision including

education, health and community services.


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4. BUILT FORM ANALYSIS

Built form characteristics is best illustrated in Figure 3, which shows distinct change in built form south of Graham Street where the development opportunity of former industrial lots in proximity to the foreshore has resulted in residential and mixed use developments ranging well beyond the traditional single and double storey scale of Port Melbourne. Building heights range from four, five and six storey, to beyond nine storeys.

There is very substantial medium density development outside of the Activity Centre, including the former industrial sites of HMAS Lonsdale former naval depots (North and South), Gasworks sites 1-3, UDL factory (Pickles Street), and Lolly Factory (Graham Street). The built form character captured by the survey is not truly indicative of the intensity of change that has occurred on these larger sites. For instance, the HMAS Lonsdale south development is in excess of 20 storeys.

Precinct 1 - Between Rouse and Bridge Streets

South of Graham Street, new mixed use development on the east and west corners of Rouse and Bay Streets, of up to ten storeys, have introduced a significant mass and height to the southern end of Bay Street. The development of the former TEAC site in Bay Street, of up to eight storeys (with a lower podium street wall height), is also currently underway.

North of Graham Street, the single and double storey building height is a strongly consistent element of the traditional low scale, fine grain character of the core retail area of the Bay Street shopping strip. There are instances of new development, however the fine grain inner suburban shop design and low scale from the late 1800’s remains prevalent.

Some of the strongest examples of this character are on the north-west side of Bay Street, between Graham and Liardet Streets, which comprises a series of late-1800’s two storey terrace buildings. The Market Buildings (191-219 Bay Street), which wraps around the Coles Supermarket into Liardet Street, is characteristic of this style of development.

Variations to the traditional scale are visible, with limited new development of three-storey, and to a lesser extent, four storeys and higher, providing contrast and discontinuity to the predominantly low streetscape. There are newer developments on the south-east side of Bay Street (between Graham and Liardet Street) of four and six storeys. This contrast is apparent in terms of building height and mass in comparison to the narrow lot size of the older and more traditional subdivision pattern and shopfront design of the retail strip.

There is a presence of a three storey street wall and building height on the south-east side of Bay Street (between Liardet and Bridge Streets), where wider lots have supported redevelopment of office and commercial buildings. This is a clear variation in building and facade design (including external materials selection).

Three storey infill residential developments have occurred to the rear of Bay Street properties in Lalor Street, although only on a selection of sites. Also, recent development of land fronting Bridge Street (north-west off Bay Street) has introduced further three storey forms.


The traditional low scale shopping strip streetscape continues north of Bridge Street on the north-west side, with strong built form consistency to the north and south of the Town Hall building. The Town Hall is a much more substantial landmark building than any other structure in the surrounding area.

Three storey infill residential development has occurred to the rear of Bay Street properties on selected sites in Heath Street.

North of Raglan Street, the built form in Crockford Street mediates between the height of the Bay Street streetscape near Raglan Street and commercial and industrial buildings north of Ingles Street.

The south-east side of Bay Street maintains a consistent building scale of one and two storeys, although building types and styles have greater variation which reflects the mixture of residential and commercial buildings. There are groups of strong terraced elements, being sets of three to six matching buildings, and some distinguished tall double storey buildings that were constructed closer to the end of the 1800’s (being slightly later development than that of the 1860’s and 1880’s).

As Bay Street turns toward the north-east and aligns with Crockford Street, the built form consistency starts to disintegrate. At the northern end of Bay Street, new four-storey development at 410-416 Bay Street is an obvious contrast to the traditional low scale streetscape (particularly from the southern approach).

Land between Raglan and Ingles Streets (south-eastern side of Crockford Street) has recently been developed to four storeys on the southern corner, and three and four-storeys on the northern corner.

Precinct 3 – fronting Crockford Street between Ingles and Boundary streets

Land fronting the south-eastern side of Crockford Street displays elements of the traditional fine grain spacing and Victorian style, however this dissipates towards Boundary Street across a number of development era’s and culminating in a


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Figure 4: Built form. single storey service station at 86 Crockford Street. Newer and older multi-unit residential development of two and three storeys contributes to a mixed streetscape.

Commercial and industrial land fronting the north-west side Crockford Street is a contrast to Bay Street in terms of height, mass, and lot size. While these properties are single and double storey in height, this is relative as in absolute terms (ie: metres) a single storey industrial building is typically taller than a single storey residential building.



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This part of the Activity Centre has a rapidly changing composition, both historically and vertically. The former industrial area is undergoing the final stages of change to a mixed use area, with development of larger sites having presented significant development opportunities that have been realised, in terms of building height, of between four and ten storeys. This has created a contrast in building height and mass to the lower scale elements of the area including heritage places, smaller undeveloped industrial and commercial lots, and also the fine grain residential heritage elements that are on the fringe of the Activity Centre and tend to have a maximum scale of two storeys.

Development focused on Nott and Rouse Streets, west of Bay Street, steps up to six storeys, with a number of remnant industrial sites under development at the time of survey (or being the subject of planning permits or planning permit applications).

Development in Dow Street is variable in height terms, with 15 Beach Street being at a lower scale of three and four storeys as opposed to the taller form of on the north-west corner of Rouse and Dow Streets, and also the 9-plus storey height of the converted Sandridge Bay Towers. North of Rouse Street, a single vacant site remains on the east side at 86 Dow Street (which has a planning permit for development).

Buildings located on land bound by Bay, Rouse, and Donaldson Streets (excluding Beach Street properties) are generally two storeys in height, with limited three storey elements. These properties include a number of heritage buildings, a public housing development (Office of Housing), and smaller commercial and industrial buildings in Nott Street, some of which are constrained by heritage or lot size (excluding the Office of Housing site).

Development fronting Beach Street has resulted in variable heights and a solid form when viewed from the foreshore and Station Pier. Heights along Beach Street vary between two and three storeys, up to eight and nine storeys.

There are limited significant opportunities for further development, potentially subject to lot consolidation.

Built form implications

Review of the existing conditions suggests that the structure plan should respond to the following:

• The bulk of significant development opportunities (on larger sites) have been taken up.

• Further change could occur through consolidation of lots in the Mixed Use Zone, infill or shop-top housing at the rear of lots fronting Bay Street, or other identified renewal opportunities.

• A clear distinction in built form across the four precincts, with a need to retain and reinforce elements that contribute to that distinction particularly the low scale streetscape of Bay Street.

• The scale of development in the Mixed Use Zone is a heavy contrast to the fine grain of surrounding residential areas, and there is a need to avoid ‘creep’ of greater building scale and mass into these areas.

• Opportunities for infill and shop-top housing are varied, depending on lot size (or consolidation), retention of heritage fabric, parking, access, and not undermining the future function or growth of the core retail area.


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5. PLANNING PERMIT ACTIVITY

The amount of development that has occurred in the last 15 years is considerable, particularly south of Graham Street. To some extent this is reflected in the previous built form conditions analysis, where there is an emergence of medium scale development of larger lots south of Graham Street.

There has also been development in the Study Area beyond this 15 year period (ie: during the 1980’s and mid-to-late 1990’s) including along Bay Street, that is not reflected in Figure 5.

The location of development activity is predominantly south of Graham Street, which was historically an industrial area with close links to the former maritime activity at the end of Bay Street and further west at Station and Princes Piers. The comparative lack of significant development in the residential areas north of Graham Street indicate the stability of those areas that is underpinned by lot size, amenity, and heritage and neighbourhood character attributes.

Figure 5 shows that there are limited individual sites with significant capacity to accommodate significant development.

Figure 5: Planning permit activity


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6. STRATEGIC SITES AND PRECINCTS

This section identifies sites or precincts that may have capacity for change. This assessment is undertaken across the four precincts comprising the Activity Centre. Each precinct has different development characteristics, and strategic sites and precincts for those areas will vary accordingly.

A desktop analysis of where development has already occurred supports this assessment. Figure 5 – Planning permit activity shows the location of properties that have benefitted from planning permission for development in the last 15 years, and demonstrates the extent of change more clearly. (In most instances the planning permit has been acted upon.)

A number of strategic sites and precincts have been identified through the field survey, and supported by a desktop review of land attributes, existing conditions and current planning controls (see Appendix A – Precinct Analysis). None of the sites identified have been the basis of consultation with stakeholders.

The majority of the Activity Centre is affected by a precinct based heritage control (Heritage Overlay 1 – Port Melbourne), and a greater level of investigation will be required to ascertain capacity of individual or groups of heritage places for any change.

Potential sites and precincts are illustrated in Figure 6 – Strategic sites.

Precinct 1 - Between Rouse and Bridge Streets

Some development has occurred within the core precinct, predominantly south of Graham Street and with selected infill and newer development of three storeys and five storeys.

Development of remaining properties is constrained by finely grained allotments and ‘significant’ and ‘contributory’ graded heritage buildings, particularly those contributing to the consistency of the Bay Street streetscape.

Potential strategic sites and precincts in the core retail strip include:

• Remaining opportunities within the Mixed Use Zone - may require lot consolidation to create viable land parcels.

• The Coles supermarket site (rear 191-219 Bay Street) - occupies the former market hall on a large land parcel, has a prominent location and should retain a supermarket land use while accommodating a modest vertical form. This property is a significant heritage place and development should retain key streetscape attributes.

• The church and manse buildings at 160 and 162 Bay Street – both have been the subject of planning permits for development (126/2001 and 79/2004). Both are significant heritage places and relevant to the streetscape, although have potential due to their size, location, and underutilisation of the whole site. Development should retain existing buildings and instate an active edge (or public activity) at this part of Bay Street, and make better use of spaces at the rear.

• 180 – 210 Bay Street – some redevelopment has occurred and HO1 applies (but limited significant buildings). Limited opportunities remain. Well located in the heart of the retailing centre, with generous proportions and rear access.

• Sites between Liardet and Bridge Streets - affected by HO1 (some significant graded buildings), although some ungraded properties. Commercial development has already occurred in this section of Bay Street and there are remaining opportunities primarily for infill at the rear of sites.

• Limited infill development in Lalor Street at the rear of Bay Street properties– this area has already experienced development of up to three storeys. Opportunities may be constrained by access, parking, heritage, and amenity.

• 287 Bay Street (corner of Pool Street) – larger lot size occupied by a single storey commercial building.


This Precinct is constrained by heritage controls and small lot sizes, however potential opportunities include:

• Infill development at the rear of Bay Street properties in Heath Street - development of up to three storeys has already occurred. Development will be subject to access, car parking, heritage, and amenity.

• The northern end of Bay Street (from 396 to 420 Bay Street) - unaffected by heritage controls, and has experienced four storey development. Appropriate for future renewal, subject to ownership and condition of building stock.

• The service station at the end of Bay Street (420 Bay Street) has a reasonable lot size, three road frontages and suitable development site subject to future use and any potential contamination issues.

• 456 Bay Street and 27 Crockford Street - has moderate development potential.


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Figure 6: Strategic sites and precincts. Precinct 3 – fronting Crockford Street

Land considered to have potential includes:

• Industrial land on the north-west side - could accommodate a range of development types and densities, due to lot sizes ranging from 845 to 2,025 square metres, proximity to Bay Street and the light rail to the west. The scale of new development should be limited due to the interface with adjoining low scale residential properties.


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• Land on the south-east side, north-east of 58 Crockford Street - not affected by a heritage controls, and includes a large site at 86 Bay Street (occupied by a service station / convenience shop). Individual properties at 60 and 84 Crockford Street may have development potential.


Consistent development of this former industrial area has resulted in the uptake of the larger sites for residential and mixed use development. It is considered to be an expiring opportunity. Beach Street has largely been developed.

Remaining candidates include:

• Remaining opportunities within the Mixed Use Zone, which may require lot consolidation.

• Mitchell Crescent public housing estate (between Nott and Bay Streets, south of Rouse Street) - comprising 36 two-storey attached dwellings in an open court arrangement, the land could accommodate a more intensive development and should contribute an active edge at the southern end of Bay Street.

• 40 Beach Street - occupied by a two storey office building, the site continues through to Bay Street behind the Pier Hotel and has reasonable capacity, and potential to contribute an active edge to Bay and Beach Streets.

Vacant and underutilised sites At the time of survey, the following properties were vacant: Vacant land Preferred / approved

77 Bay Street • Previous planning permit (1451/2005): Development of a 5-level building including a roof top deck, and use for ground level retail, first floor level offices, and a 90 place child care centre with ancillary office, and a dispensation from the standard carparking requirements

• Current planning permit application (778/2010 – at appeal): Construct 8 storey building comprising shop at ground floor level and 24 dwellings.

86 Dow Street Previous planning permit (1451/2005): The construction of a five level building comprising 39 dwellings, with associated car parking.

Vacant buildings

203 Rouse Street • Previous planning permit (1308/2007): demolition and construction of a 6 storey building comprising 6 apartments, 1 office and car parking spaces.

• Current planning permit (75/2010/A): Construction of a six (6) storey building containing 31 apartments and 2 shops at ground floor level.

77 Nott Street • Planning permit (1256/2007/D): Construct a 6 storey building containing 43 dwellings and associated basement car parking (now constructed).

105 Nott Street • Planning permit (725/2006): construction of a 6 storey building comprising 46 dwellings (now constructed).

101 Bay Street • Current planning permit (1273/2008): Demolition and construction of 3, 6 and 11 storey buildings and use for shops, restaurants, and dwellings (now under construction).

27 Crockford Street • Previous planning permit (789/2008): Alterations and additions to an existing building, including partial demolition, construction of three (3) dwellings, and car parking dispensation associated with a shop.

• Current planning permit (566/2010): Use the land for Motor repairs including tyre fitting.

293 Bay Street, 385 Bay Street

Vacant premises at the time of survey – no record of any recent planning activity.

Preferred land use outcomes for underutilised sites are listed below:

Underutilised land Preferred land use outcome

Precinct 1

Mixed Use Zone • Retail and other commercial land uses at street level fronting Bay Street.

• Residential land uses at upper levels.

• Encourage residential hotels and serviced apartments.

• Location for housing growth.


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Underutilised land Preferred land use outcome

• New uses complement the primary retail core (Precinct 1).

Coles supermarket site (rear 191-219 Bay Street)

• Retain supermarket land use (ground floor level) as the key land use anchor of the primary retail core (Precinct 1).

• Retain retail land uses at street level fronting Bay and Liardet Street.

• Office at upper levels.

Church and manse buildings (160 and 162 Bay Street)

• Retain existing buildings as place of worship and / or community use.

• Retail land uses and public open space fronting Bay Street (new structure containing retail floor space).

• Residential or office land uses at rear (contained within new structures at rear).

180 – 210 Bay Street • Retail land uses at street level fronting Bay Street.

• Residential or office at upper floor levels.

Sites between Liardet and Bridge Streets

• Retail land uses at street level fronting Bay Street.

• Residential or office at upper floor levels.

Lalor Street, at the rear of Bay Street properties

• Residential or office land uses.

• Discourage retail land uses.

287 Bay Street (corner of Pool Street) • Retail land uses at street level fronting Bay Street.

• Residential or office land uses at upper levels.

Precinct 2

Rear of Bay Street properties in Heath Street


• Retail land uses not desirable.

Northern end of Bay Street (396 to 420 Bay Street)



Service station at the end of Bay Street (420 Bay Street)



456 Bay Street and 27 Crockford Street • Residential or office land uses.


Precinct 3

Industrial land on the north-west side of Crockford Street


Land on the south-east side of Crockford Street (north-east of 58 Crockford Street, including service station site at 86 Crockford Street).

• Residential land uses.

Precinct 4

Mixed Use Zone • Location for housing growth.

• Tourism and leisure land use activities along Bay and Beach Streets (including entertainment, hospitality and services).

• Encourage residential hotels and serviced apartments.

• Discourage non-residential land uses along Rouse Street, except between Nott and Dow Streets.

Mitchell Crescent public housing estate (between Nott and Bay Streets, south of Rouse Street).

• Capacity for additional residential development.

• No net loss of public housing.

• Residential land uses fronting Nott Street.

• Tourism and leisure land use activities along Bay Street (including entertainment, hospitality and services).

40 Beach Street (site continues through to Bay Street behind the Pier Hotel)

• Tourism and leisure land use activities along Bay and Beach Street (including entertainment, hospitality and services).


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7. CONCLUSIONS This analysis illustrates the land use functions and built form conditions of the Activity Centre. There are clear differences between precincts, partly brought about through successive development phases of Port Melbourne.

Overall, the centre has a substantial retail offer which has recently expanded, although it is dominated by personal retailing and food and drink premises. Significantly, the centre retains an important daily and weekly retail offer. It also has a notable proportion of office activity which plays a key role in diversifying the land use profile of the centre. Land use ‘gaps’ appear to include limited ‘food for the home’ premises, and limited education, health and community services.

Considerable physical change has already occurred, and this is demonstrated by built form and planning permit data. The centre is now physically contrasted by the low scale character of areas north of Graham Street, and newer medium and higher scale development south of Graham Street.

There are limited strategic sites and precincts that can clearly accommodate change, but there are discreet remaining opportunities for the centre to expand, including shoptop and infill development, the re-use of remnant or marginal industrial land, and selected individual sites with some medium capacity.

The structure plan should respond to these opportunities without compromising the valued characteristics of the Activity Centre.


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Bay Street Major Activity Centre – DRAFT Land Use and Built Form Analysis

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APPENDIX – PRECINCT ANALYSIS (Revised January 2012)


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ACTIVITY CENTRE PRECINCTS

Precinct 1 – Bay Street Central This precinct is the core of the Bay Street retail and commercial strip, and includes the major centre anchor, Coles supermarket. Opportunities and limitations: • Limited potential for further redevelopment within the precinct due to heritage constraints, and large amount of redevelopment that

has occurred in last 10 years. • Exception to this are the Coles Supermarket site, which provides an opportunity for a mixed use development with supermarket at

ground and on-site car parking, and 160 and 162 Bay Street subject to further investigation. • Opportunity for core retailing function to be strengthened through encouraging daily and weekly retailing (including food, personal

and household retailing) to locate in precinct.. • Traffic conditions at the intersection of Bay and Liardet Streets are constrained despite having undergone recent traffic improvements. • Car parking is limited. Future Directions • Maintain the primary role of this precinct as a core retailing area. • Encourage additional weekly food retailing uses. • Use streetscape improvements and traffic management to reinforce this precinct as a core retail and pedestrian focused area. • Encourage redevelopment of Coles Supermarket site for mixed use including a supermarket at ground floor. • Support infill development and redevelopment on smaller lots. Zones: • Predominantly Business 1 Zone. • Mixed Use Zone applies to land at the southern end of the Precinct. • Residential 1 Zone applies to a single site in Liardet Street (the Liardet

Community Centre). • Road Zone (Category 1) applies to Bay and Graham Streets

Overlays: • Heritage Overlay • Environmental Audit Overlay • Special Building Overlay • Design and Development Overlay Schedule 1. (DDO1-3) • Development Contributions Plan Overlay Schedule 1. Site specific heritage controls include: • HO 40 – Police station, lock up, and court house • HO 182 – former Fire Station • HO 452 – former National Bank Precinct heritage controls: • HO 1 – Port Melbourne.


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Typical land uses: The precinct is the core of the Bay Street Shopping Strip with the predominant uses including: • Daily and weekly food retailing (including a full line supermarket) • Personal and household retailing • Personal services • Cafes and restaurants • Offices • Carparking (including the roof level of the Coles supermarket).

Typical built form: • Generally intact two storey scale heritage streetscapes on small lots on the

north-western side of Bay Street (north of Graham Street).


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• The south-eastern side of Bay Street between (north of Graham Street) has

a more mixed form, including a variety of building styles and newer mixed use development of up to 6 storeys in height. Lots are generally larger in this area.

• New mixed use development south of Graham Street has introduced a

distinct scale and mass of buildings, with buildings of 9 storeys and above. • The precinct as a whole is a hard edged commercial environment with zero

lot setbacks and limited green spaces.

Recent developments and opportunity sites Recent development: • There have been significant development in this precinct over the last 15

years, particularly south of Graham Street, and also the south-eastern side of Bay Street between Graham and Liardet Streets.

• Development has typically comprised medium scale residential apartment

buildings with commercial or retail spaces at ground floor level • Some further incremental development has occurred in the remainder of the

precinct, including shop top developments. Vacant / underutilised / potential development sites: • Coles Supermarket at 203 Bay Street. • Manse / dwelling at 160 Bay Street. • Church at 162 Bay Street. • Potential shop top or infill development on sites fronting Bay Street, subject

to heritage.


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Precinct 2 – Town Hall Precinct This precinct has a mixed commercial and residential function, performing a secondary retail role and including the land use anchors of the Town Hall and Library. Opportunities and limitations: • Opportunity to build on the land use anchor role of the Town Hall and Library. • Opportunity to strengthen the distinct retail and business services offer in the precinct by supporting land use change on the south-

eastern side of Bay Street. • Precinct performs a ‘gateway’ function to the activity centre. • Limited potential for development within the precinct due to heritage constraints and lot sizes, although some infill development has

occurred in Heath Street. • Traffic speed at the northern end of Bay Street is higher than the core retail area. Future Directions • Adopt a focus on the Town Hall as a key land use anchor, and support the varied commercial role of the precinct. • Reinforce the ‘gateway’ of the activity centre through public realm improvements. • Encourage shop-top and infill development, subject to heritage, and on larger remaining lots. • Use traffic management to improve pedestrian safety. Zones: • Predominantly Business 1 Zone. • Residential 1 Zone on the south-eastern side of Bay Street • Public Use Zone (PUZ6) – Local Government applies to the Town Hall

and Library. • Road Zone Category 1 applies to Bay and Crockford Streets.

Overlays: • Heritage Overlay. • Environmental Audit Overlay. • Special Building Overlay. Site specific heritage controls include: • HO41 – Port Melbourne Town Hall • HO42 - Shop • HO99 – Fountain Inn. Precinct heritage controls: • HO 1 – Port Melbourne.

Typical land uses: The precinct is a secondary commercial precinct mixed with residential clusters. Predominant land uses include: • Personal services


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• Houseware and household retailing • Cafes and restaurants • Offices • Pubs

Typical built form: • Generally intact single and double storey heritage streetscape on small

lots, with some variation to the northern end of the precinct. • Recent development has occurred at the northern end of the precinct of

up to 4 storeys. • The south-eastern side of Bay Street is less consistent than the north-

western side, being comprised of clusters of different building types. • The precinct has a mixed character comprising characteristic shopfronts

with zero street setbacks, and dwellings with varied fencing, setbacks and landscaping.

Recent developments and opportunity sites Recent development: • Medium scale development has occurred at the northern end of

the precinct of three and four storeys. Vacant / underutilised / potential development sites: • Potential capacity for infill development at the rear of Bay Street

properties (fronting Heath Street). • Potential development on the south-eastern side of Bay Street

(north of Spring Street East) where heritage controls do not apply. • Service station at 420 Bay Street. • 456 Bay Street and 27 Crockford Street.


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Precinct 3 – Crockford Street Precinct This precinct forms the entry to the Bay Street retail Strip, although is distant from the core retail area and comprises a distinct range of commercial and industrial land uses Opportunities and limitations: • Potential for land use and built form change on land on the north-eastern side of Crockford Street, due to location, large lot size and

lack of heritage constraint. Future change will depend on the propensity for change of individual lots. • The interface with residential development to the north (Garton Street) may constrain future development. • There is less potential for change on land on the majority of the south-eastern side of Crockford Street due to lot size, existing

development characteristics and land ownership, and some heritage constraint. • The service station on the corner of Pickles Street is an exception and is a potential development candidate. • Crockford Street continues north as City Road and provides access to the CBD. It has a number of traffic and transport functions

that are to be retained. Future Directions • Support renewal of the north-western side of Crockford Street for a range of commercial and residential activities. • Maintain a reasonable level of amenity of adjoining residential areas, particularly in Garton and Ingles Streets. • Ensure the public realm in Crockford Street provides a suitable environment to accompany land use change. • Ensure the traffic and transport function of Crockford Street supports sustainable transport modes. Zones: • Industrial 3 Zone applies to the north-eastern side of Crockford

Street. • Residential 1 Zone applies to the south-eastern side of Crockford

Street. • Road Zone (Category 1) applies to Crockford Street.

Overlays: • Heritage Overlay • Environmental Audit Overlay • Special Building Overlay Precinct heritage controls (partial): • HO 1 – Port Melbourne.

Typical land uses: The precinct comprises a mix of commercial and industrial land uses, including: • Dwellings • Offices • Warehouse • Motor vehicles sales • Industry • Service station.


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• Car wash.

Typical built form: • The precinct has differing built form attributes on each side of Crockford

Street. • The north-western side of Crockford Street comprises single and double

storey office and warehouse type buildings that present substantial mass (due to frontage width and height). They tend to have zero setbacks and create a hard edged environment.

• The south-eastern side of Crockford Street is of lower scale and presents as a moderately consistent residential streetscape, with some taller development of three storeys.

Recent developments and opportunity sites Recent development: • There has been limited development in this precinct. Vacant / underutilised / potential development sites: • Lots on the north western side of Crockford Street have some future

capacity. • Lots on the south-eastern side of Crockford Street have less capacity for

change, except for the service station site on the corner of Pickles Street. Individual lots may have some potential.


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Precinct 4 – Mixed Use Zone This precinct is a predominantly residential area with some retail, office and food and drink premises. It provides connection to the foreshore along Bay Street and other local roads. Opportunities and limitations: • There are limited opportunities for higher density development, due to the uptake of the majority of larger former

industrial sites. • Remaining opportunities may rely on lot consolidation, and will require sensitive interface treatment to land in the

Residential 1 Zone. • There are a number of significant heritage places within the precinct that are to be retained. • The precinct can play a key role in forming a land use connection between the core retail area of Bay Street and

foreshore areas. • The current traffic function of Bay Street is as a truck route. Future Direction • Support new residential development. • Encourage active land uses along Bay Street. • Pursue a change in the traffic function of Bay Street, and pursue streetscape improvements in Bay Street to support pedestrian

activity. Zones: • Predominantly Mixed Use Zone. • Road Zone (Category 1) applies to Bay and Beach Streets.

Overlays: • Heritage Overlay • Design and Development Overlay Schedule 1 (DDO1-1a, DDO1-

1b, DDO1-1c, DDO1-2a, DDO1-2b, DDO1-3) • Development Contributions Plan Overlay Schedule 1. • Environmental Audit Overlay Site specific heritage controls include: • HO 38 - Former Morley's Coal Depot • HO 39 - Former Post Office and Naval drill hall • HO 286 - Sandridge Hotel Precinct heritage controls (partial): • HO 1 – Port Melbourne.


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Typical land uses: The precinct has emerged as a residential area, with other land uses including: • Offices • Some remnant industrial activity. • Food and drink premises (pubs, restaurants).

Typical built form: • New development has introduced substantial building height

and mass than the historically low scale of the surrounding area. Medium scale development of larger sites, of up to 6 storeys and above has occurred.

• The scale of development in Bay Street remains limited, due to key heritage buildings on the south-eastern side, and a low scale public housing development on the north-western side.

• The built form composition across the precinct is mixed but is heavily defined by newer developments.

• Development of larger sites has resulted in a hard edged environment, with limited setbacks and landscaping.

Recent developments and opportunity sites Recent development: • The precinct has been subject to significant development over the last

15 years. The largest sites have been taken up. Vacant / underutilised / potential development sites: • Remaining sites in Nott Street (subject to tenure and lot

consolidation). • Mitchell Crescent public housing estate (fronting the north-

eastern side of Bay Street and backing onto Nott Street).


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• 40 Beach Street.


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RESIDENTIAL PRECINCTS Precinct 5 – Princes Street Precinct This precinct is primarily residential, although comprises a number of non-residential land uses including a church, school, and parkland. Opportunities and limitations: • Proximity to core retail area, parkland and public transport. • Largely a fine grain, established residential area with strong heritage and character attributes. • Few large individual sites or precincts. Future Directions • Significant change is unlikely given the fine grain subdivision layout, and consistent heritage fabric. • Heritage value is to be preserved when considering housing capacity of the precinct. • Opportunity to maximise links to the core retail area, parkland, and public transport. • Further work required through Housing Capacity Analysis. Zones: • Predominantly Residential 1 Zone. • Public Park and Recreation Zone • Public Use Zone (PUZ2 – Education)

Overlays: • Heritage Overlay (HO1). • Environmental Audit Overlay.

Typical land uses: • Typical land use is residential in the form of

detached and attached dwellings, with limited amounts of multi-unit residential development.

Land use data was not collected for this precinct.


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Typical built form: • The predominant built form scale is one and two

storey.

Built form data was not collected for this precinct.

Recent developments and opportunity sites Recent development: • Significant development has not occurred. Vacant / underutilised / potential development sites: • There are no significant development

opportunities in the form of individual sites or strategic precincts.

• Capacity of the precinct to be assessed through the Housing Capacity Analysis.


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Precinct 6 – Stokes Street North Precinct This precinct is primarily residential. Opportunities and limitations: • Proximity to core retail area, parkland and public transport. • Largely a fine grain, established residential area with some heritage and character attributes and consistent built form scale. • Few large individual sites or precincts. Future Directions • There is some capacity for change, given a varied subdivision pattern with some larger lots, lack of heritage value, and variability in

character. • Opportunity to maximise proximity to the core retail area, parkland, and public transport. • Heritage value is to be preserved when considering housing capacity of the precinct. • Further work required through Housing Capacity Analysis. Zones: • Predominantly Residential 1 Zone. • Small parcel of Public Park and Recreation Zone. • Single parcel of land affected by Business 1 Zone.

Overlays: • Heritage Overlay.

Site specific heritage controls include: • HO 140 - Palmville • HO 267 - Woodlands • HO 268 - Former shop and house • HO 310 - House • HO 338 - Jubilee Terrace • HO 339 - Queens Terrace Precinct heritage controls (partial): • HO 1 – Port Melbourne.


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Typical land uses: • Typical land use is residential.


Typical built form: • The predominant built form scale is one and two

storeys in the detached and attached dwellings. • There is a public housing estate fronting Nott Street,

being 5 storeys in height.


Recent developments and opportunity sites Recent development: • Significant development has not occurred. Development has

been limited to infill development on single sites. Vacant / underutilised / potential development sites: • There are limited significant individual sites or strategic

precincts that present future opportunity. • The public housing estate is a future development candidate. • There are a number of larger lots fronting Graham Street

which have greater capacity. Vacant / underutilised / potential development sites: • To be assessed through the Housing Capacity Analysis.


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Precinct 7 – Swallow and Ariel Precinct This precinct is primarily residential. Opportunities and limitations: • Graham Street has high levels of traffic which detracts from the amenity of the Graham Street interface. • Proximity to the foreshore and Station Pier, retail areas and public transport. • Little opportunity for significant change due to recent development of larger lots, and the lot size and heritage and character

attributes of remaining properties. Future Directions • Significant change within this precinct unlikely as most development opportunities have been taken up. • Heritage value of the precinct is important to preserve when assessing housing capacity. • Opportunity to maximise links to Station Pier and Bay Street (along Beach Street), and maximise views to Port Phillip Bay along

Princes and Stokes Street. • Further work required though the review of Design and Development Overlay Schedule 1 and the Housing Capacity Analysis Zones: • Predominantly Residential 1 Zone. • Small parcel of Mixed Use Zone to south west corner.

Overlays: • Design and Development Overlay Schedule 1, (DDO1-1a, DDO1-

2a and DDO1-4). • Development Contributions Plan Overlay Schedule 1. • Environmental Audit Overlay. • Heritage Overlay (individual rather than precinct based).

Site specific heritage controls include: • HO224 – Former Swallow and Ariell Biscuit Factory. • HO243 – St Joseph’s Mission Complex. • HO141 - Former shop and house • HO231 – Vacunce • HO266 - Former St. Osyth Hotel • HO308 - Thelma • HO309 – Carmel.


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Typical land uses: • Typical land use is residential in the form of apartments, town

houses and detached/semi detached dwellings.


Typical built form: • The typical building scale of fine grain established residential

properties is one and two storeys. • Newer development of larger former industrial lots has

introduced a building scale of between three and eight storeys.


Recent developments and opportunity sites Recent development: • Significant recent development has occurred over the last 10

years in this precinct. • Development has typically been medium scale apartment or

town house development. (3 – 8 storeys) along Beach Street and Princes Street, and on large lots in Princes and Stokes Streets.

• Infill development occurring on smaller lots Vacant / underutilised / potential development sites: • There are few significant development opportunities. • To be assessed through the Housing Capacity Analysis.


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Precinct 8 – Stokes Street Precinct This is primarily a residential precinct, comprising new infill townhouse development set amongst heritage fabric. Opportunities and limitations: • Proximity to the foreshore and Station Pier, retail areas and public transport. • Little opportunity for significant change due to recent development having occurred, and the lot size and heritage and character

attributes of remaining properties. • High quality residential environment. Future Directions • Further change within this precinct is unlikely as any significant development opportunities have been taken up. • Heritage value of the precinct is important to preserve when assessing housing capacity. • Further direction likely through the review of Design and Development Overlay Schedule 1. Zones: • Mixed Use Zone

Overlays: • Design and Development Overlay Schedule 1 (DDO1-2a). • Development Contributions Plan Overlay Schedule 1. • Environmental Audit Overlay. • Heritage Overlay (individual controls only).

Site specific heritage controls include: • HO263 - Former Masonic Hall • HO264 – Longwell Terrace • HO265 - Former Swallow and Ariell offices

Typical land uses: • Typical land use is residential in the form of town houses and attached

dwellings.


Typical built form:


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• Typical building scale is two storeys.


Recent developments and opportunity sites Recent development: • Recent infill development of two storey townhouses in Portview Square. Vacant / underutilised / potential development sites: • There are few significant development opportunities.


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Precinct 9 – Beaconsfield Parade This precinct is an established residential area. Opportunities and limitations: • Beaconsfield Parade and Pickles Street have high levels of traffic which detracts from the residential amenity of the precinct. • The foreshore setting provides a highly valuable physical context. • There are limited development opportunities other than development individual sites, due to ownership, lot size, and heritage

controls. Future Directions • Retain low scale residential character and heritage attributes. • Significant change is unlikely. • Further work required though the review of Design and Development Overlay Schedule 1 and the Housing Capacity Analysis Zones: • Residential 1 Zone. • Road Zone (Category 1) - Beaconsfield Parade.

Overlays: • Design and Development Overlay Schedule 1, (DDO1-5). • Development Contributions Plan Overlay Schedule 1. • Heritage Overlay (HO442 - Albert Park Residential Precinct) • Environmental Audit Overlay

Typical land uses: • Typical land use is residential in the form of apartments, town

houses and detached/semi detached dwellings.


Typical built form:


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• Need some commentary here OR refer to Housing Capacity

Study.


Recent developments and opportunity sites Recent development: • No recent development has occurred Vacant / underutilised / potential development sites: • There are no significant development opportunities in this

precinct. • To be assessed in Housing Capacity Analysis.


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Precinct 10 – Lagoon South Precinct This precinct is primarily residential with small amounts of office and industry. Opportunities and limitations: • Proximity to the foreshore and open space, although more distant from the core retail area and fixed rail public transport. • Little opportunity for significant change due to recent development of larger lots, and the lot size and heritage and character

attributes of remaining properties. Future Directions • Significant change unlikely due to the limited availability of sites with development capacity. • Opportunity to improve links to the foreshore and areas of open space. • Further work required though the review of Design and Development Overlay Schedule 1. Zones: • Mixed Use Zone • Residential 1 Zone • Residential 2 Zone • Public Use Zone (PUZ6 – Local Government)

Overlays: • Design and Development Overlay Schedule 1 (DDO1-1c, DDO

1-1d, DDO1-2a, DDO1-4, DDO1-6). • Development Contributions Plan Overlay Schedule 1. • Environmental Audit Overlay. • Heritage Overlay (HO442- Albert Park Residential Precinct) • Special Building Overlay.


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Typical land uses: • Typical land use is residential, with some office and industry.


Typical built form: • The scale of development varies across the precinct, with

some significantly taller structures of up to twenty storeys. • The precinct is predominantly medium scale.


Recent developments and opportunity sites Recent development: • Significant development opportunities in the precinct have

been realised in the past 15 years. Vacant / underutilised / potential development sites: • There are few remaining sites left that can accommodate

significant development.


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Precinct 11 – Lagoon North Precinct This precinct is primarily residential with two key areas of open space. Opportunities and limitations: • Limited opportunity for significant change due to the fine grain subdivision layout and lack of larger developable lots, and the

consistent heritage and character attributes of the majority of the precinct. • Sites presenting development capacity and unconstrained by heritage controls have already experienced some development. Some

capacity remains. • Good access to the core retail area and areas of public open space. Future Directions • Significant change within this precinct is unlikely. • Heritage attributes are an important feature of the precinct. • Areas of public open space are to be maximised. • Further work required through the Housing Capacity Analysis. Zones: • Residential 1 Zone • Public Park and Recreation Zone.

Overlays: • Design and Development Overlay Schedule 1 (DDO1-4). • Development Contributions Plan Overlay Schedule 1. • Special Building Overlay • Environmental Audit Overlay. • Heritage Overlay (HO1 affects the majority of the residential

areas).


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Typical land uses: • The typical land use is residential.


Typical built form: • Built form is predominantly one and two storey attached and

detached dwellings. • There are small amounts of non-residential buildings in the

precinct (pubs, shopfronts).


Recent developments and opportunity sites Recent development: • There has not been any significant development in the precinct. Vacant / underutilised / potential development sites: • There are no obvious and significant development opportunities. • Further development capacity to be assessed through the Housing

Capacity Analysis.

draft land use & built form analysis · the analysis is based on land use and built form data...

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