DRAFT FOR CONSULTATION

Land and Floorspace Stocktake by Precinct

Yarra Business and Industrial Land Strategy

The land area and floorspace has been estimated for each of the thirty-six precincts across Yarras business and industrial areas. This is provided in the following table. Land and Floorspace Stocktake by Precinct (2010)

Precinct Code BS 1 BS 2 BS 3 BS 4 BS 5 BS 6 BS 7 BS 8 BS 9 BS 10 BS 11 BS 12 BS 13 BS 14 Sub-total (BS) CIB 1 CIB 2 CIB 3 CIB 4 CIB 5 CIB 6

Zone B4Z B2Z, B3Z B2Z, B3Z, B4Z B2Z B2Z, B3Z B3Z B2Z B2Z B2Z, B3Z, IND1 B3Z IND1Z, IND3Z B4Z B3Z, B4Z B3Z, B5Z

Land Area (Ha) 2.0 2.9 18.2 5.2 4.9 4.6 4.5 3.2 1.6 0.6 1.4 1.0 6.5 18.7 75.1

Floorspace (sqm) 11,215 25,224 141,317 45,997 35,021 43,649 38,396 36,676 4,854 1,609 8,380 4,860 52,754 170,689 620,641 7,964 27,761 28,049 200,710 93,040 22,562

Precinct Code CIB 7 CIB 8 CIB 9 CIB 10 CIB 11 Sub-total (CIB) OP 1 OP 2 Sub-total (OP) PI 1 PI 2 PI 3 PI 4 Sub-total (PI) AC 1 AC 2 AC 3 AC 4 AC 5 Sub-total (AC) Total

Zone IND1Z B3Z B5Z, IND1Z, IND3Z B3Z B3Z, IND3Z

Land Area (Ha) 11.7 3.0 15.9 23.4 13.6 130.2

Floorspace (sqm) 36,121 23,025 127,079 190,118 32,945 789,374 2,733 29,246 31,979 4,607 5,615 9,838 12,293 32,353 2,499 11,571 2,981 21,550 25,454 64,055 1,538,402

B2Z B2Z

0.4 5.0 5.4

B4Z B3Z B3Z B3Z

0.6 0.7 1.8 1.5 4.6

B3Z B3Z, B4Z B2Z B3Z B5Z

0.4 0.8 1.2 1.6 3.7 7.7 223.0

B5Z B3Z B2Z, B3Z, B5Z B2Z, IND1Z B3Z, IND1Z, IND3Z IND1Z, IND3Z

2.2 4.1 6.0 24.9 15.1 10.4

Source: Land area and zone - Yarra Planning Scheme, Floorspace - Yarra Rates Database

draft Strategy endorsed by Council for public consultation 18-10-2011.docx

P. 18

DRAFT FOR CONSULTATION

Yarra Business and Industrial Land Strategy

Anticipated Development Opportunities As noted previously, the key activity or land use types identified are:

Implications for Zoning Based on the analysis and projections, Yarra will need to facilitate greater employment diversity across many of its business and industrial areas. In other cases, some precincts will need to be preserved for core industrial purposes whilst others can transition to allow a broader mix of uses, particularly office. However, this will need to be managed on a precinct-byprecinct basis. A key theme from the analysis is that greater scope will need to be provided to allow more office based employment into the business mix. This will be primarily done through the application of relevant zones to different precincts. The Business 3 Zone will play a key role as this zone allows additional employment diversity whilst prohibiting residential development. This zone enables industry and manufacturing. The Business 2 Zone is also relevant where a precinct is deemed suitable to play a core office role in the future, with some housing. Where a precinct, or part thereof, can accommodate a broader mix of uses such as retail and housing, the Mixed Use Zone or Business 1 Zone can be appropriate. However, a critical issue is that the Mixed Use Zone does not currently provide sufficient capacity for Council to influence land use mix, with housing an as-of-right use. Where a core industrial area needs to be preserved for strategic employment purposes, the Industrial 1 Zone or Industrial 3 Zone can retained, or applied.

Mixed use development Retail showrooms and bulky goods stores Retail complexes in activity centre Commercial office conversions Small offices complexes Light industry and office warehouses Community facilities Major anchor land use expansions Major anchor land use transformations

Each precinct can be classified based on location attributes including the dominant frontage and land use and interface characteristics. These attributes may include major road frontage, local road frontage, Yarra River frontage, residential interface, and activity centre interface and industrial/business core.

draft Strategy endorsed by Council for public consultation 18-10-2011.docx

P. 19

DRAFT FOR CONSULTATION

Yarra Business and Industrial Land Strategy

7
7.1

Business and Industrial Land Strategy

Vision
Business and industrial areas in the City of Yarra play a vital role in sustaining the local and inner Melbourne economy and local communities. They will continue to change, with significant growth in the business sector and a decline in industry activity and employment. This Strategy will provide sufficient land to sustain growth in economic activity. In doing this, it will contribute to the economic strength of the region, and enhance its vibrancy and diversity.

Yarra retains a significant stock of business and industrial land in an inner metropolitan context. The land stock is a strategic resource; it accommodates a large number and diverse range of businesses and jobs for the municipal and regional economies, and provides job diversity for workers across the skills spectrum. The challenge for Yarra is to ensure the land is used effectively given prevailing trends in the economy. The municipality has potential to convert some industrial land stock to an alternative employment generating activity, and in some cases mixed use outcome, to better support economic change, job creation and service delivery for the community. Changes in these areas should also be planned and managed to develop the sense of place and diverse character of the municipality. With this in mind, the vision for this Strategy is:

draft Strategy endorsed by Council for public consultation 18-10-2011.docx

P. 20

DRAFT FOR CONSULTATION

Yarra Business and Industrial Land Strategy

7.2

Municipal W ide Strategic Directions

Municipal Wide Business and Industrial Directions

Rationale: Yarra will continue to play a major employment role as a component of the inner Melbourne economy, but it cannot be all things to all people. The CBD, St Kilda Road and Docklands will continue to dominate as the prime commercial office location whilst Yarra is expected to play a key role in small business development and smaller scale inner urban business and industrial activities. The trajectory of the Yarra economy is expected to continue to follow that of the inner Melbourne region, to some degree, with employment becoming more business services oriented. Manufacturing and logistics is expected to decline and become more niche focussed and will need to be adaptable to a highly congested residential and business environment. Some larger scale manufacturing could be retained in core industrial precincts but overall, Yarras business and industrial areas will transition to encourage more office based employment with some allowance for small scale warehousing and service industry. It will be important to retain sufficient industrial and business zoned land to 2026 to sustain growth in employment and economic activity. Additionally, it will be critical to limit the intrusion and impact of residential activity on the viability of business and industrial precincts. Changes in the type and intensity of activity in the business and industrial areas of the municipality should be planned and managed to make a positive contribution to a sense of place. These areas are important to both the social 3. Retain and manage the efficient use of Business zoned land to support demand from office and higher order services. Integrate new business zoned land 2. Retain industrial zoned land or business zoned land which allows industry and excludes residential uses (B3Z), focussing on preserving land in core industrial precincts. 1. Use a precinct approach to land use planning across Yarras business and industrial areas to make change more predictable and better coordinated and to manage or limit conflicts with residential activity. The broad strategic directions for Yarras business and industrial are: Strategic Directions: Investment Opportunities: The key investment opportunities which are anticipated in Yarras business industrial areas are: and physical character of the City of Yarra.

Retail showrooms and bulky goods stores; Retail complexes in activity centres; Commercial office conversions; Small offices complexes; Light industry and office warehouses; Mixed use developments; and Community facilities.

draft Strategy endorsed by Council for public consultation 18-10-2011.docx

P. 21

DRAFT FOR CONSULTATION

through rezoning of existing industrial sites on a strategic basis. 4. Retain core business and industrial precincts for these purposes, particularly where interface issues can be managed and industrial activities are centralised. 5. Investigate land use change options for sites which interface with the Yarra River corridor to maximise employment and amenity opportunities and to recognise the recreation and environmental values of this regionally significant corridor. 6. Undertake masterplanning or local area plans for those precincts where major change is likely, where amenity and sense of place considerations are significant and where urban design and access issues are also significant. 7. Review capacity of other industrial areas to be rezoned for an alternative job-generating activity or to a zone which broadens the range of activity without undermining industry. 8. Develop an infrastructure plan which supports the development of the precincts including upgrades to urban amenity and local road and transport network.

Yarra Business and Industrial Land Strategy

draft Strategy endorsed by Council for public consultation 18-10-2011.docx

P. 22

DRAFT FOR CONSULTATION

Yarra Business and Industrial Land Strategy

7.3

Precinct Typology

Precinct Type: Main Road Business Strips (coded BS)

Rationale: These industrial and business precincts form an elongated corridor along the frontage of a main road, which is defined at a minimum as Major Road in Melway or higher in the road hierarchy, such as Arterial Road or Highway. Businesses in these precincts may have fully or partially adapted to the high level of accessibility and exposure to passing trade, and adopted a main road retail, showroom and office character (at least in part). Main Road Business Strips vary in land use characteristics based on the following locational attributes in the Yarra context: Main Road Frontage: Examples include Heidelberg Road, Victoria Parade, Alexandra Parade, and Hoddle Street and usually support retail showrooms, small office complexes and commercial office conversions. Mixed use activities tend to be limited in these areas due to low amenity and being high traffic environments. Activity Centre Interface: Examples include Johnston Street, Victoria Street, Church Street, Burnley Street, Bridge Road and Swan Street. Dominant uses tend to be retail showrooms, small office complexes and fringe service industry. Mixed use developments could play a greater role in these areas as a means of precinct reinvigoration and to stimulate business development. Sample Precinct Focus Maps and Photos

draft Strategy endorsed by Council for public consultation 18-10-2011.docx

P. 23

DRAFT FOR CONSULTATION

Investment Opportunities: The key investment opportunities which are anticipated in both categories of Yarras Main Road Business Strips are: Retail showrooms and bulky goods stores; Commercial office conversions; Small offices complexes; and Mixed Use developments

Yarra Business and Industrial Land Strategy

Strategic Directions: The strategic directions for Yarras Main Road Business Strips are: 1. Develop the business, office and showroom potential of the Main Road Business Strips of Heidelberg Road, Alexandra Parade, and Hoddle Street where major road infrastructure supports these commercial activities. 2. Investigate the integration of mixed use development within those Main Road Business Strips which have an activity centre interface including Johnston Street, Victoria Street, Church Street, Burnley Street, Bridge Road and Swan Street. 3. Promote commercial office conversions across the Main Road Business Strips where these precincts interface with activity centres, industrial areas and where building stock could be adaptively reused. Applies to: BS1 Heidelberg Road Strip BS2 Alexandra Parade Cluster Strip BS3 Hoddle Street Cluster Strip BS4 Johnston Street West Strip BS5 Johnston Street Central Strip BS6 Johnston Street East Strip BS7 Victoria Parade West Strip BS8 Victoria Parade East Strip BS9 Victoria Street Strip BS10 Church Street North Strip BS11 Burnley Street Strip BS12 Bridge Road Cluster Strip BS13 Swan Street East Strip BS14 Church Street South Strip

Recommendations are provided for each Main Road Business Strip as follows.

draft Strategy endorsed by Council for public consultation 18-10-2011.docx

P. 24

Yarra Business and Industrial Land Strategy

Precinct Name: BS 1 Heidelberg Road Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

2.0 2.0

Recommendation Rationale: This precinct includes showrooms which maximises its main road location and visibility to passing trade. Recommended Zone: Retain Business 4 Zone

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 25

Yarra Business and Industrial Land Strategy

Precinct Name: BS 2 Alexandra Parade Cluster Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

1.1 1.9 2.9

Recommendation Rationale: Amendment C131 to the Yarra Planning Scheme has rezoned the Smith Street section of this precinct to Business 2 Zone (this has been shown as the existing zone). The Business 2 Zone would be appropriate for the broader precinct including existing Business 3 Zone areas along Alexandra Parade. This precinct is deemed unsuitable for future industry investment and can have a greater role supporting the Smith Street Activity Centre and as a main road office precinct. Recommended Zone: Rezone Business 3 Zone land adjacent to PI 3 precinct to Mixed Use Zone; Rezone balance of Business 3 Zone to Business 2 Zone

Land Structure After Changes A summary of land area by zone for this precinct following rezoning is as follows:

Zoning Map (Recommended)

Land Area (Ha) by Zone B1Z B2Z B3Z B4Z B5Z IN1Z IN3Z MUZ TOTAL

2.7 0.2 2.9

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 26

Yarra Business and Industrial Land Strategy

Precinct Name: BS 3 Hoddle Street Cluster Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

3.8 12.1 2.3 18.2

Recommendation Rationale: Hoddle Street is broken into a series of smaller business areas. The precinct is unlikely to be attractive for substantial investment in industry whilst other uses such as restricted retail and office would be more suitable. It is therefore appropriate to retain the Business 4 Zone at the northern end of the precinct and the Business 2 Zone on the western side of Hoddle Street. The remaining Business 3 Zone should be rezoned to the Business 2 Zone to facilitate office and other higher order employment opportunities in the main road location. Recommended Zone: Retain existing Business 4 Zone and Business 2 Zone areas within the precinct; Rezone all Business 3 Zone land to the Business 2 Zone.

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 27

Yarra Business and Industrial Land Strategy

Land Structure After Changes A summary of land area by zone for this precinct following rezoning is as follows:

Zoning Map (Recommended)

Land Area (Ha) by Zone B1Z B2Z B3Z B4Z B5Z IN1Z IN3Z MUZ TOTAL

16.0 2.3 18.2

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 28

Yarra Business and Industrial Land Strategy

Precinct Name: BS 4 Johnston Street West Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

5.2 5.2

Recommendation Rationale: Amendment C113 to the Yarra Planning Scheme rezoned this precinct to the Business 2 Zone to implement the Smith Street Structure Plan. This zone is deemed appropriate. Recommended Zone: Retain Business 2 Zone

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 29

Yarra Business and Industrial Land Strategy

Precinct Name: BS 5 Johnston Street Central Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

0.3 4.6 4.9

Recommendation Rationale: This precinct could be revitalised through incorporating offices and mixed use developments into the land use mix. This would draw more people to the precinct during the day and help retain population at night. The Business 2 Zone should be retained. The Business 3 Zone is not driving sufficient business mix in the area and it is deemed that this land should be rezoned to the Business 2 Zone or Mixed Use Zone. The interface with CIB 2 precinct west of Wellington Street may involve conflicts between future housing and industry. The future zone/precinct boundary could be the property boundaries midway between Sackville and Johnston Streets rather than Sackville Street. Recommended Zone: Retain Business 2 Zone; Rezone Business 3 Zone land to Business 2 Zone. Secondary rezoning option: Rezone Business 3 Zone land to Mixed Use Zone An appropriate boundary for the zones west of Wellington Street may be the rear of titles for properties fronting Johnston Street.

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 30

Yarra Business and Industrial Land Strategy

Land Structure After Changes A summary of land area by zone for this precinct following rezoning is as follows:

Zoning Map (Recommended)

Land Area (Ha) by Zone B1Z B2Z B3Z B4Z B5Z IN1Z IN3Z MUZ TOTAL

4.9 4.9

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 31

Yarra Business and Industrial Land Strategy

Precinct Name: BS 6 Johnston Street East Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

4.6 4.6

Recommendation Rationale: This precinct is located on a main road with one site adjoining the Yarra River. It is deemed that new industrial investment would not be appropriate in this location and that the precinct could become an extension of Trennery Crescent through a rezoning to the Mixed Use Zone or Business 5 Zone. Recommended Zone: Retain Business 3 Zone pending further investigation Secondary rezoning option: Rezone strategic site adjacent to Yarra River to Business 5 Zone. Undertake masterplanning to consider river interface and public access and land ownership in river corridor.

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 32

Yarra Business and Industrial Land Strategy

Precinct Name: BS 7 Victoria Parade West Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

4.5 4.5

Recommendation Rationale: This precinct includes Australian Catholic University and various office and medical complexes along a main road frontage. The precinct is making use of the main road frontage under the current zone. Recommended Zone: Retain Business 2 Zone

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 33

Yarra Business and Industrial Land Strategy

Precinct Name: BS 8 Victoria Parade East Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

3.2 3.2

Recommendation Rationale: This precinct is making use of its main road location under the current zone. Recommended Zone: Retain Business 2 Zone

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 34

Yarra Business and Industrial Land Strategy

Precinct Name: BS 9 Victoria Street Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

0.8 0.6 0.2 1.6

Recommendation Rationale: The retention of the Business 3 Zone will allow a mix of offices, some retail, and industry and is generally compatible with the approach in the Victoria Street Structure Plan which proposes a mix of business and peripheral shopping. Recommended Zone: Retain Business 3 Zone; Retain Business 2 Zone; Retain Industrial 1 Zone as part of the CUB complex

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 35

Yarra Business and Industrial Land Strategy

Precinct Name: BS10 Church Street North Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

0.6 0.6

Recommendation Rationale: The Victoria Street Structure Plan supports this area as a location for future business development. Recommended Zone: Retain Business 3 Zone

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 36

Yarra Business and Industrial Land Strategy

Precinct Name: BS11 Burnley Street Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

0.4 1.0 1.4

Recommendation Rationale: New industry is deemed inappropriate for this precinct given its main road location and proximity to residential areas. However, the precinct can provide a support role to the adjoining industrial precinct CIB 9. Part of Precinct CIB 9 was rezoned to the Mixed Use Zone under Amendment C099 to the Yarra Planning Scheme. This was done to support the objectives of the Doonside Precinct. The remainder of this area should be rezoned to Mixed Use Zone whilst the balance of the industrial areas should be rezoned to the Business 2 Zone. Recommended Zone: Rezone remaining section of Doonside precinct to Mixed Use Zone; Rezone balance of industrial zoned areas to Business 2 Zone

Land Structure After Changes A summary of land area by zone for this precinct following rezoning is as follows:

Zoning Map (Recommended)

Land Area (Ha) by Zone B1Z B2Z B3Z B4Z B5Z IN1Z IN3Z MUZ TOTAL

1.1 0.3 1.4

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 37

Yarra Business and Industrial Land Strategy

Precinct Name: BS12 Bridge Road Cluster Strip

Land Audit Summary A summary of land area by zone for this precinct is as follows:

Zoning Map (Existing)

Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL

1.0 1.0

Recommendation Rationale: This is a precinct with one landowner Officeworks. The precinct is zoned appropriately for the use. Recommended Zone: Retain Business 4 Zone

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 38