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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
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
B5Z B3Z B2Z, B3Z, B5Z B2Z, IND1Z B3Z, IND1Z, IND3Z IND1Z, IND3Z
Source: Land area and zone - Yarra Planning Scheme, Floorspace - Yarra Rates Database
P. 18
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.
P. 19
7
7.1
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:
P. 20
7.2
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.
P. 21
P. 22
7.3
Precinct Typology
P. 23
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.
P. 24
Land Audit Summary A summary of land area by zone for this precinct is as follows:
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
Land Audit Summary A summary of land area by zone for this precinct is as follows:
Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL
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:
Land Area (Ha) by Zone B1Z B2Z B3Z B4Z B5Z IN1Z IN3Z MUZ TOTAL
Land Audit Summary A summary of land area by zone for this precinct is as follows:
Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL
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.
Land Structure After Changes A summary of land area by zone for this precinct following rezoning is as follows:
Land Area (Ha) by Zone B1Z B2Z B3Z B4Z B5Z IN1Z IN3Z MUZ TOTAL
Land Audit Summary A summary of land area by zone for this precinct is as follows:
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
Land Audit Summary A summary of land area by zone for this precinct is as follows:
Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL
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.
Land Structure After Changes A summary of land area by zone for this precinct following rezoning is as follows:
Land Area (Ha) by Zone B1Z B2Z B3Z B4Z B5Z IN1Z IN3Z MUZ TOTAL
4.9 4.9
Land Audit Summary A summary of land area by zone for this precinct is as follows:
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.
Land Audit Summary A summary of land area by zone for this precinct is as follows:
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
Land Audit Summary A summary of land area by zone for this precinct is as follows:
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
Land Audit Summary A summary of land area by zone for this precinct is as follows:
Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL
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
Land Audit Summary A summary of land area by zone for this precinct is as follows:
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
Land Audit Summary A summary of land area by zone for this precinct is as follows:
Land Area (Ha) by Zone B2Z B3Z B4Z B5Z IN1Z IN3Z TOTAL
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:
Land Area (Ha) by Zone B1Z B2Z B3Z B4Z B5Z IN1Z IN3Z MUZ TOTAL
Land Audit Summary A summary of land area by zone for this precinct is as follows:
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