Melton Housing Diversity Strategy Background Report Analysis and Issues Assessment Prepared for Melton City Council by Essential Economics Pty Ltd and hansen partnership pty ltd March 2014 Authorship Report stage Author Date Review Date Draft report Essential Economics
Nick Brisbane Geof Snell hansen partnership Richard Stevenson 28 August 2013 John Henshall 30 August 2013 Final report Essential Economics Geof Snell hansen partnership Richard Stevenson 6 November 2013 Nick Brisbane 13 December 2013 Amended Final Report Essential Economics
Nick Brisbane Geof Snell 25 March 2014 John Henshall 26 March 2014 Amended Final Report The ‘Amended Final Report’ has been updated to reflect the final ‘Residential Change Area’ maps shown in the Melton Housing Diversity Strategy. Disclaimer Although every effort has been made to ensure the accuracy of the material and the integrity of the analysis presented herein, Essential Economics Pty Ltd accepts no liability for any actions taken on the basis of the contents of this report. Contact details For further details please contact: Essential Economics Pty Ltd 96 Pelham Street Carlton Victoria 3053 Australia PH 61 3 9347 5255 FAX 61 3 9347 5355 EMAIL [email protected] WEB www.essentialeconomics.com ABN 92 079 850 427 Our Reference: 13029
Contents Executive Summary ................................................................................................................ i Introduction .......................................................................................................................... 1 1 Context Analysis .......................................................................................................... 4 2 Population and Demographic Analysis ......................................................................... 9 3 Residential Market Analysis ....................................................................................... 25 4 Residential Character Analysis ................................................................................... 34 5 Identifying the Future Residential Change Areas ........................................................ 60 6 Capacity Analysis for Residential Change Areas .......................................................... 70 7 Forecast Residential Demand ..................................................................................... 77 8 Other Considerations ................................................................................................. 88 9 Implications for the Strategy ...................................................................................... 90 Appendix A: Summary of the Reformed Residential Zones Appendix B: Residential Character Analysis CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T EXECUTIVE SUMMARY 1 Background to the Report: Essential Economics Pty Ltd and hansen partnership pty ltd were commissioned by the City of Melton to prepare the City of Melton Housing Diversity Strategy (the Strategy). The Strategy is intended to guide the future development of housing in the City of Melton. This document presents one of the background reports which will support the Strategy, and includes the following outcomes: 
analysis of future demand for housing in the City of Melton 
analysis of the existing and planned housing capacity 
a residential character analysis 
recommendations on areas in the established parts of the City that could accommodate limited, incremental and substantial rates of residential change. The ‘Amended Final Report’ has been updated to reflect the final Residential Change Area maps shown in the Melton Housing Diversity Strategy’. 2 Location: The City of Melton is located on the outer western fringe of metropolitan Melbourne and has a population estimated at 121,470 persons in 2013. The municipality is an important location for urban growth and development, and has experienced rapid population growth over the past decade, with a doubling in population numbers occurring between 2001 and 2013. 3 Growth Patterns: At present, the majority of residential development and population growth is occurring in the City’s growth areas, which are currently covered by the directives of Metropolitan Planning Authority (MPA) through the delivery of Precinct Structure Plans (PSPs). While new suburbs are expected to remain the key productive areas in terms of new dwelling supply, this is placing pressure on existing community infrastructure and necessitating the creation of significant new public investment; this is at considerable cost to Government, including Council. 4 Housing Growth and Choice: Melton City Council are seeking to assess the role of established areas in accommodating future housing growth and improving housing choice. This will involve identifying appropriate established areas for directing investment into housing, which will also provide guidance to Council regarding implementation of the State Government’s new residential zones. This is one of the core objectives of the City of Melton Housing Diversity Strategy. Essential Economics Pty Ltd i CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 5 Residential Change Areas: A series of Residential Change Areas are identified for the established residential areas in the City and they reflect the State Government’s three new residential zones: 
Neighbourhood Residential Zone (NRZ): areas for limited change 
General Residential Zone (GRZ): areas for incremental change 
Residential Growth Zone (RGZ): areas for substantial change. 6 Housing Capacity in Residential Change Areas: Combined, the Residential Change Areas can accommodate an estimated 11,230 dwellings (excluding Eynesbury) over the period 2011 to 2031, including a mix of low, medium and high‐density development. 7 Housing Demand in Residential Change Areas: Demand for new dwellings in the identified Residential Change Areas are forecast to be in the order of +7,100 to +7,700 dwellings. These estimates are based on detailed demand analysis which takes into consideration forecast household growth and the propensity for different types of households (ie, families with/without children, lone person households etc) to live in different types of dwellings and locations. The forecast dwelling demand in the Change Areas is estimated to account for approximately 15% of total dwelling demand in the City over the next 20 years, with the remaining dwellings to be accommodated in the growth areas and other parts of the municipality. 8 Dwelling Capacity and Demand Situation: Consequently, the overall estimated dwelling capacity in the identified Change Areas is sufficient to meet forecast demand. However, only limited opportunities for medium to high‐density development exist in the City and, based on existing land use patterns, the capacity analysis indicates that only 340 new units/apartments can be accommodated in the identified RGZ areas. This compares to an indicative demand of between 400 and 800 units/apartments over the next 20 or so years. For medium‐density development (i.e. semi‐detached, row or terrace house, townhouse etc), a capacity of 1,730 dwellings is identified, while demand over the next 20 years is forecast to be in the vicinity of 1,100 to 1,500 dwellings. Council should investigate ways in which to enable medium to higher‐density development to occur if future demand for such development eventuates, as is forecast in this report. 9 Promoting Higher‐Density Development: The Strategy should investigate ways in which to enable medium to higher‐density development to occur if future demand for such development eventuates. This may involve the following: 
Encouraging the amalgamation of smaller sites to form major strategic development sites. 
Encouraging the development of higher density formats within activity centres, where the land use zoning permits. Essential Economics Pty Ltd ii CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 
10 Identifying potential future residential areas that are currently not zoned for residential, but where the current use is no longer deemed appropriate or suitable. This should only occur where a demonstrable demand for higher density development in the particular area can be identified. Other Considerations to Address: Other factors identified in this background report that need to be considered during the preparation of the City of Melton Housing Diversity Strategy include the following: 
The competitive influence of new development in the growth areas, and the implications this can have on investment and the competitive landscape of the residential market in established areas (that is, lower property values do not encourage new, higher‐density development). 
The forecast changing socio‐economic and demographic profile of the City of Melton residents and the implications on the demand for specialised housing sectors (i.e. retirement, aged‐care, social, affordable housing, etc). 
The need to provide for a variety of housing types, including large ‘lifestyle’ lots. 
The need to foster innovation in housing design that responds to the changing household types and the need to foster healthy and active communities. Essential Economics Pty Ltd iii CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T INTRODUCTION Strategy Background The City of Melton is located on the outer western fringe of metropolitan Melbourne, and is an important location for urban growth and development. The municipality has experienced rapid population growth, with a doubling in population numbers between 2001 and 2013. Today, Melton has a population estimated at 121,470 persons, according to id Consulting. Over the next 20 or so years Melton is forecast to experience further growth of approximately +120,000 residents, representing one of the major residential growth fronts for metropolitan Melbourne. At present, population growth in the City of Melton is overwhelmingly concentrated in greenfield urban development areas, noting that most of these growth areas are currently covered by the directives of the Metropolitan Planning Authority (formerly known as the Growth Areas Authority) through the delivery of Precinct Structure Plans (PSPs). While new suburbs are expected to remain the key productive areas in terms of new dwelling supply, this is placing pressure on existing community infrastructure and necessitating the creation of significant new public investment at considerable cost to Government, including Council. As part of this project, the City of Melton is seeking to assess the role of established areas in accommodating future housing growth and improving housing choice. This work will involve identifying appropriate established areas for directing investment into housing, and in turn will provide guidance to Council regarding the State Government’s proposed new residential zones. Strategy Objectives The overarching aim of the City of Melton Housing Diversity Strategy (the Strategy) is to provide a twenty‐year plan to manage housing growth within the City of Melton. In order to achieve this aim, the Strategy seeks to achieve the following objectives: 1
To identify the existing and future housing needs of the City of Melton’s community 2
To identify established areas that are suitable for limited, incremental and substantial change and to understand the housing capacity in these areas 3
To identify possible strategic redevelopment sites 4
To facilitate the delivery of preferred residential character outcomes for the municipality’s neighbourhoods 5
To provide guidance to the future location and type of housing required in the municipality 6
To provide a framework for Council to assist in making decisions regarding future housing requirements and diversity. Essential Economics Pty Ltd 1 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T This Document This document presents one of the background reports which will support the City of Melton Housing Diversity Strategy. In particular, this report provides an analysis of the future demand for housing in the City of Melton, analysis of the existing and planned housing capacity, analysis of residential character, and recommendations on the potential change areas in the established parts of the City. This report has been prepared by Essential Economics Pty Ltd and hansen partnership, and is presented in the following Chapters: 1
Context Analysis: Describes the context within which the Strategy will be developed. 2
Population and Demographic Analysis: Assesses the population and demographic trends for the municipality. 3
Residential Market Analysis: Assesses the residential development and property considerations and provides the context for the forecast of residential demand presented in Chapter 7. 4
Residential Character Analysis: Provides an assessment the residential character of established areas in the municipality as input to identifying the future Residential Change Areas. 5
Identifying the Future Residential Change Areas: Identifies the future residential Change Areas for established areas in the municipality, which will guide the implementation of the new residential zones. 6
Capacity Analysis for Residential Change Areas: Assesses the residential land supply in the municipality, with a particular focus on the development capacity within the identified Change Areas. 7
Forecast Residential Demand: Provides forecasts of dwelling demand in the municipality, with a particular focus on future demand for dwellings in the Change Areas. 8
Other Considerations: Discusses a number of other considerations that have arisen throughout the consultation and analysis stages of the project. 9
Implications for the Strategy: Describes the main implications arising from the analysis presented in the report for the City of Melton Housing Diversity Strategy. The ‘Amended Final Report’ has been updated to reflect the final Residential Change Area maps shown in the Melton Housing Diversity Strategy’. Background Paper: Policy Context and Best Practice Review The Background Paper ‐ Policy Context and Best Practice Review was completed as input to the development of the Strategy. The paper provides a literature review of the key policy and strategic documents of relevance to Strategy, and includes a best practice review of ten Victorian housing strategies and plans. Essential Economics Pty Ltd 2 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T The broad considerations for the Strategy arising from the policy and best practice reviews include the following: 1
The Strategy should be consistent with, and build on, the existing strategies and policies guiding development in metropolitan Melbourne and the City of Melton. 2
The Strategy will need to take into consideration the changing policy context, in particular the new residential zones and the proposed Metropolitan Planning Strategy. 3
A significant amount of urban development will continue to occur in the greenfield areas of the City of Melton, which are largely governed by the Metropolitan Planning Authority (MPA). The Strategy needs to understand the challenges (e.g. competitive forces) and opportunities (e.g. new employment areas) for improving housing diversity that this form of development may bring. 4
The review of housing strategies developed for other Victorian municipalities identifies a series of common themes, namely Sustainability, Affordability, Diversity, Character and Infrastructure. The Strategy, through detailed analysis and consultation, will need to assess the appropriateness of these themes to the City of Melton. In addition, the Strategy will need to be responsive to the development of any ‘new’ housing themes that may be particularly relevant to the City of Melton (e.g. urban revitalisation, access to employment, reducing car dependency, improving health and wellbeing). The Background Paper ‐ Policy Context and Best Practice Review should be read in conjunction with this Background Report. Abbreviations The following is a list of acronyms used in this report. GRZ
General Residential Zone NRZ Neighbourhood Residential Zone MUZ Mixed Use Zone TZ Township Zone LDRZ Low Density Residential Zone OMR Outer Metropolitan Ring RRL Regional Rail Link SLA Statistical Local Area ABS Australian Bureau of Statistics DPCD Department of Planning and Community Development PPTN Principal Public Transport Network GAIC Growth Areas Infrastructure Contribution AAGR Average Annual Growth Rate
MPA Metropolitan Planning Authority PSP Precinct Structure Plan UGZ Urban Growth Zone R1Z Residential 1 Zone R2Z Residential 2 Zone R3Z Residential 3 Zone RGZ Residential Growth Zone SEIFA Socio‐Economic Indexes for Areas UGB Urban Growth Boundary CDZ Comprehensive Development Zone VAMPIRE Vulnerability Assessment for Mortgage, Petroleum, and Inflation Risks and Expenditure Essential Economics Pty Ltd 3 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 1
C O N T E X T A N A LY S I S An overview of the locational, economic and land use planning context within which the City of Melton is situated is described in this Chapter. 1.1
Regional Location The City of Melton encompasses 52,730ha of land on the western fringe of metropolitan Melbourne. The eastern part of the municipality adjoins the existing urban areas of metropolitan Melbourne and these include the developing suburbs of Caroline Springs, Taylors Hill, Burnside and Hillside. These suburbs have only been developed over the past 15 years or so. Melton township is located approximately 15km west of Caroline Springs and, although the township has been in existence for many years, it has also been experiencing residential development in the urban fringes. Land located between Caroline Springs and the Melton township has been identified for future urban development and is zoned Urban Growth Zone (UGZ). The future development of this land is largely governed by the MPA through the implementation of PSPs. The extent of this area is shown in Figure 1.1 on the following page. Other smaller townships and settlements are located throughout the municipality and include Diggers Rest, Toolern Vale, Rockbank, Eynesbury and Exford. Figure 1.1 also shows the regional location of the City of Melton and identifies the main townships and suburbs within the municipality. 1.2
New Residential Zones The State Government recently introduced a suite of new residential zones, with Councils given 12 months from 1 July 2013 to introduce the reformed zones into their local planning schemes. This Strategy will be the key strategic document that will inform the implementation of the new residential zones throughout the City of Melton. The former Residential 1 Zone (R1Z), Residential 2 Zone (R2Z) and Residential 3 Zone (R3Z) will be replaced by the following three new residential zones: 
Residential Growth Zone (RGZ): Enables new housing growth and allows greater diversity in appropriate locations while providing certainty about the expected built form outcomes. The zone sits within the suite of residential zones as the zone which encourages the greatest residential density and scale of development among the three new residential zones. Essential Economics Pty Ltd 4 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 1.1: City of Melton ‐ Regional Location Produced by Essential Economics using MapInfo and StreetPro Essential Economics Pty Ltd 5 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 
General Residential Zone (GRZ): Respects and preserves neighbourhood character while allowing modest housing growth and diversity. In the suite of residential zones, the role of the General Residential Zone sits between the Residential Growth Zone (which enables housing growth and diversity) and the Neighbourhood Residential Zone (which favours existing neighbourhood character and restricts housing growth). 
Neighbourhood Residential Zone (NRZ): Restricts housing growth and protects an identified neighbourhood character. This zone represents the lowest scale of intended growth of the three proposed new residential zones. Changes are also proposed to the existing Mixed Use Zone (MUZ), Township Zone (TZ) and Low Density Residential Zone (minimum area of 2,000m2 where sewerage is connected), to align these zones with the features of the new residential zones. A major focus of the Strategy is to identify established residential areas in the City of Melton that are suited to various rates of change or development. These change areas will broadly align with the three new residential zones described above. A summary of the key features of the new suite of residential zones prepared by the Department of Planning and Community Development is provided in Appendix A. 1.3
City of Melton Precinct Structure Plans The Urban Growth Zone (UGZ) encompasses approximately 10,460ha of land, or around 20% of all land within the City of Melton. A significant portion of the UGZ is located between the Melton township and Caroline Springs, although the UGZ is also located on the northern and western fringes of the Melton township and around Diggers Rest. Figure 1.1 illustrates the extent of land covered by the UGZ in the City of Melton. The future development of land in the UGZ will largely be governed by Precinct Structure Plans (PSPs) prepared by the MPA. These plans are intended to guide the future development and are intended to broadly reflect the outcomes shown in the Melbourne West Growth Corridor Plan and the Sunbury / Diggers Rest Growth Corridor Plan (August, 2012), also prepared by the MPA. Each of these Growth Corridor Plans is described in the Background Paper ‐ Policy Context and Best Practice Review. Five PSPs have already been prepared for areas within the City of Melton. Notably for the Housing Diversity Strategy, these PSPs are planned to accommodate approximately 100,000 new residents. In addition, the PSPs will also contain networks of activity centres, schools and employment land which will provide employment opportunities for all residents in the City of Melton. Table 1.1 summarises a number of the key features of the completed and approved PSPs in the City of Melton. Further detail on these PSPs in provided in the Background Paper ‐ Policy Context and Best Practice Review. In addition to the areas in Table 1.1, another 13 PSPs are still to be prepared and approved. Planning is currently underway for three PSP areas, namely Kororoit, Plumpton and Rockbank. Essential Economics Pty Ltd 6 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Table 1.1: Summary of City of Melton Approved PSP Areas Precinct Structure Plan Population
Dwellings
Rockbank North 20,400 7,300 Diggers Rest 11,970 4,275 Melton North Taylors Hill West 4,000 7,200 1,300 2,400 Toolern 55,000 22,000 Total Source: MPA 98,570 37,275 1.4
Activity Centres and Employment Areas 1 Major Activity Centre (30 Ha approx.) 1 Local Town Centre (5 Ha approx.) 1 Local Convenience Centre Mixed Use precinct (10.4 Ha) 1 Local Town Centre (3.87 Ha) 1 Convenience Retail Centre Employment land (27.5 Ha) 1 Local Town Centre 1 Local Centre (0.39 Ha) 1 Principal Activity Centre (100 Ha) 4 Neighbourhood Activity Centres (4 Ha) Various Local Convenience Centres Employment land (400 Ha, approx.) Economic Context The City of Melton’s economy has experienced strong growth in recent years, particularly in employment terms, with the number of jobs provided in the municipality increasing by +7.2% pa, or more than 4,730 jobs, between 2006 and 2011 (REMPLAN, City of Melton Economic Profile, 2011). While industry has traditionally been, and will continue to be, a large focus of the local economy, it is the population‐serving industries which have experienced significant growth in employment terms. For instance, industries that have experienced the largest growth in jobs include retail (+780 jobs), education and training (+770 jobs) and health care and social assistance (+710 jobs). Growth in these sectors and others that serve the needs of local populations will continue into the future as the City of Melton population continues to expand. Similarly, construction and associated industries will also continue to perform a significant role in the local economy. The City of Melton’s population is forecast to increase by around 110,000 to 130,000 persons over the next 20 years, and this will contribute significantly to an increase in the demand for local services, the construction of new dwellings, and an increase in the local labour force. While local employment opportunities are increasing, more than 80% of the local labour force continue to travel beyond the municipality for work. The development of major employment areas and activity centres in the growth areas of the municipality will provide additional local employment opportunities in the future. Currently, the major employment locations in the municipality include the Melton township and the nearby industrial areas, as well as industrial areas around Ravenhall and activity centres around Caroline Springs. Essential Economics Pty Ltd 7 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Industrial sectors, including manufacturing, will continue to be major components of the municipality’s economy. For instance, manufacturing accounts for more than 50% of the goods and services exported out of the City of Melton (REMPLAN). 1.5
Relevant Major Projects Significant investment in transport infrastructure and new employment areas will have important implications on the local housing markets in the City of Melton. As indicated earlier, important employment areas will be developed in the growth areas of the municipality. Major transport projects are relevant in this context, with projects of relevance to the City of Melton including the following: 
Proposed Outer Metropolitan Ring (OMR) transport corridor will run through the City of Melton and will improve road access to Melbourne’s north and south‐west (refer Figure 1.1). 
Improvements to the Melton rail line corridors, with new stations planned at Toolern and Paynes Road, in addition to the recently upgraded station at Diggers Rest. 
Regional Rail Link (RRL) will improve rail services to metropolitan Melbourne, Werribee and Geelong (refer Figure 1.1). 1.6
Implications for the Strategy The City of Melton is located on the western fringe of metropolitan Melbourne and is planned to experience significant urban development over the next 20 or so years. Such development is planned in the growth areas of the municipality, in particular for the areas located between the Melton township and Caroline Springs. The future development of these areas is being planned by the MPA through the implementation of Precinct Structure Plans. While the growth areas are not the major focus of the City of Melton Housing Diversity Strategy, they will impact on the demand for housing in the established areas of the municipality. A major focus of the Strategy is therefore to identify the appropriate locations for residential development and change in these established areas, and this will assist in the implementation of the new residential zones. Essential Economics Pty Ltd 8 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 2
P O P U L AT I O N A N D D E M O G R A P H I C A N A LY S I S This Chapter presents analysis of recent and current population and demographic statistics for the City of Melton. 2.1
Regional Population Trends and Forecasts In 2011, the City of Melton had an estimated resident population of approximately 112,170 persons, based on the most recent ABS statistics (ABS, Regional Population Growth, Cat. No. 3218.0). Since 2001, City of Melton’s population increased by a total of +59,340 persons, representing an average annual growth rate of +7.8%. This compares to an average annual growth rate of +1.7% for metropolitan Melbourne over the same period. In 2013 the municipality has a population estimated at 121,470 persons. The growth areas in the eastern part of the City of Melton, represented by the Melton East Statistical Local Area (SLA), have accounted for the majority of population growth over the past decade or so. In this respect, the eastern portion of the municipality accounted for 76% of population growth in the municipality over the period 2001 to 2011 period. The development of suburbs such as Caroline Springs, Burnside and Taylors Hill has driven the strong population growth in these areas. The City of Melton is a major growth area in the metropolitan context, having accommodated approximately 9.3% of metropolitan Melbourne’s population growth over the past ten years. Significant tracts of land identified for future residential development will ensure the on‐going importance of the municipality in accommodating a share of Melbourne’s anticipated population growth within the identified Urban Growth Boundary. Recent population trends are summarised by SLA in Table 2.1. Figure 1.1 illustrates the location of the Melton (S) – East and Melton (S) – Bal SLAs. Table 2.1: Estimated Resident Population, Statistical Local Areas, City of Melton, 2001‐11 Statistical Local Area 2001 2006 2011 16,090 40,780
61,160
Melton (S) – East Melton (S) Bal 36,740 40,640
51,010
Total 52,830 81,420 112,170 Metropolitan Melbourne 3,471,630 3,743,020
4,107,950
Source: ABS, Regional Population Growth, Cat. No. 3218.0 Note: AAGR: Average Annual Growth Rate; Figures rounded. 2001‐2011
No. AAGR +45,070
+14.3% +14,270
+3.3% +59,340 +7.8% +636,320
+1.7% Share 76.0% 24.0% 100.0% Population forecasts for City of Melton have been prepared by id Consulting and the Department of Planning and Community Development (DPCD). Both sets of forecasts will be incorporated into the assessment of future demand for residential dwellings presented in Chapter 4. Essential Economics Pty Ltd 9 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T According to the id Consulting forecasts, a total population in the City of Melton of 241,700 persons is expected in 2031, representing an increase of approximately +129,530 residents over the period 2011 to 2031, at a forecast rate of approximately +6,500 residents per annum (or 3.9% pa). The forecast rate of increase is only slightly higher than the population growth rate experienced over the past decade of approximately +5,900 residents (or +7.8% per annum, refer Table 2.1). By comparison, the DPCD forecasts (Victoria in Future, 2012) indicate that the population is expected to increase to approximately 225,770 persons by 2031, representing an average rate of approximately +5,600 residents per annum (or 3.5% per annum). Table 2.2 provides a comparison of these population forecasts for the City of Melton. Table 2.2: Forecast Resident Population, City of Melton, 2011‐31 Forecast Source 2011 2021 2031 id Consulting 112,170 165,750 241,700 DPCD 112,980 168,490 225,770 Source: id Consulting (reviewed 3 May 2012); DPCD, Victoria In Future, 2012 Note: AAGR: Average Annual Growth Rate; Figures rounded. 2.2
Change 2011‐2031 No. AAGR +129,530 +112,790 3.9% 3.5% Local Population Trends and Forecasts Population forecasts for individual localities in the municipality have been prepared by id Consulting. These forecasts are based on residential development assumptions which were last reviewed in May 2012. Table 2.3 summarises these forecasts, while an illustration of the location of forecast population growth is provided in Figure 2.1. According to the forecasts, the population of the Toolern area is expected to undergo the most significant increase, with Toolern’s population expected to expand from 220 persons in 2011 to 36,410 persons in 2031. This represents a net increase of +36,190 persons, or 28% of the total population growth in the municipality, over the next 20 years. A PSP has already been prepared and approved for Toolern. The Melton township, which broadly comprises the areas of Melton, Melton South, Melton West and Kurunjang, is forecast to accommodate an additional +17,510 persons, or just 13.5% of the total population growth in the municipality. This figure includes significant areas in Melton West which are presently undeveloped and which are recognised as greenfield development areas. The projections also highlight that the suburbs of Caroline Springs, Hillside, Taylors Hill, Burnside, and Burnside Heights – which have been significant growth suburbs for the municipality over the past 10‐15 years – are nearing residential capacity and are forecast to accommodate only modest levels of population growth (ie, 2.9% of total municipal growth) over the next 20 years. The limited population growth in these suburbs, and decline in the case of Hillside, is also influenced by demographic change. These areas have typically been a Essential Economics Pty Ltd 10 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T popular location for families with children, and population forecasts over the next 20 years reflect the situation where those children will be growing up and ‘leaving the nest’. Toolern, Rockbank North, Plumpton, Rockbank and Brookfield are expected to be major population growth locations in the municipality, with development at Toolern and Brookfield anticipated to commence in the short‐term, followed by Rockbank, Rockbank North and Plumpton. All these areas are located within the UGZ, where urban development is to be guided by PSPs. Eynesbury is also anticipated to undergo significant change over the next 20 years. The ‘heritage’ theme in the township provides an important point of difference for a segment of residents moving into the municipality, contributing to a diversity of housing products. Table 2.3: City of Melton Population Trends, 2006 to 2031 Area 2006 2011 Toolern 200
220
Rockbank North Growth Area 390
270
Plumpton Growth Area 260 360 Rockbank Growth Area 1,060 1,080 Brookfield 3,330 6,240 Melton West 10,610 14,550 Eynesbury Township 0
680
Diggers Rest 2,120
1,910
Melton South (Existing) 8,590 8,720 Kurunjang 6,900 9,470 Caroline Springs 12,660 20,950 Burnside 4,290 4,460 Melton 7,590
7,940
Taylors Hill 6,830
12,100
Southern Rural 1,370 1,690 790 870 Northern Rural Burnside Heights 770 5,140 Hillside 13,570 15,610 City of Melton 81,410 112,170 Source: id Consulting (reviewed 3 May 2012) 2021 2031 12,390
4,800
4,660 1,510 13,500 20,380 5,200
4,270
11,330 11,510 24,080 5,390 8,550
14,100
1,880 880 5,460 15,880 165,760 36,410
20,090
15,550 12,600 16,700 24,880 9,330
7,810
12,990 11,240 22,510 5,630 9,080
13,130
2,030 990 5,230 15,510 241,700 Essential Economics Pty Ltd 11 Change 2006‐2011 +20 ‐+120 +100 +20 +2,910 +3,940 +680 ‐210 +130 +2,570 +8,290 +170 +350 +5,270 +320 ‐80 +4,370 +2,040 +30,760 Change 2011‐2031 +36,190
+19,820
+15,190 +11,520 +10,460 +10,330 +8,650
+5,900
+4,270 +1,770 +1,560 +1,170 +1,140
+1,030
+340 +200 +90 ‐100 +129,530 CITY OF MELTON HO U S ING DI V E RSI T Y ST R AT EGY BA C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U E S A S S E S S M E N T Figure 2.1: Forecast Population Growth, 2011‐2031 Source: id Consulting 2.3
Demographic Characteristics and Trends Demographic Characteristics, 2011 A summary of demographic characteristics of residents in the City of Melton is presented in Table 2.4 and is sourced from the ABS Census of Population and Housing 2011. Information is provided for the Melton township, the Eastern Suburbs (including Caroline Springs, Hillside, Burnside, Burnside Heights and Taylors Hill), Melton Balance and the City of CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Melton. These areas are shown in Figure 2.2, which also illustrates the median incomes of residents in 2011. Key features of the demographic profile of the municipality’s residents are summarised below: 
Individual income: The median individual income in the City of Melton ($31,690) is slightly higher compared with the median for metropolitan Melbourne ($30,810), and this is particularly the case in the recently‐developed Eastern Suburbs ($35,120). Figure 2.2 provides an illustration of the median individual income by small area. 
Household Income: Households in the City of Melton have a slightly higher median income ($70,980) compared with incomes in the wider metropolitan region ($69,510). 
Age Structure: The median age in the City of Melton (31 years) is significantly lower than that of metropolitan Melbourne (36 years), and the Eastern Suburbs have the youngest median age (30 years) in the City of Melton. Existing older residents (ie, over 65 years of age) tend to be predominantly located in the Melton Township. 
Country of Birth: The Eastern Suburbs have a high proportion of overseas born residents compared with other parts of the municipality, with more than one‐in‐three people born overseas. 
Dwelling Structure: The City of Melton is characterised by a higher‐than‐average proportion of detached dwellings (90.4%) compared with the metropolitan average (72.7%), noting that the dwelling structure varies significantly across the three City of Melton precincts. 
Family composition: Families with children account for 54% of all families in the City of Melton, significantly higher than the average for metropolitan Melbourne of 48%. The share of families with children is particularily high (62%) in the Eastern Suburbs, and this has implications for the share of residents attending pre‐school, primary and secondary school; this share is also high in this part of the munciupality. Essential Economics Pty Ltd 13 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Table 2.4: Socio‐Economic Characteristics of City of Melton Residents, 2011 Category Melton Eastern Township Suburbs Income Median individual income (annual) $27,510
Variation from Greater Melbourne median
‐10.7%
% of persons (15 years or older) earning $1,000pw+ 21.0% Median household income (annual) $57,940
Variation from Greater Melbourne median
‐16.6%
% of Households earning $2,500pw or more 11.2% Age Structure 0‐4 years 8.1% 5‐19 years 21.3% 20‐34 years 22.5%
35‐64 years 38.9%
65‐84 years 8.2% 85 years and over 1.0% Median Age (years) 33 Country of Birth Australia 78.8%
Other Major English Speaking Countries 8.0%
Other Overseas Born 13.2% % speak English only at home 85.5% Family Composition Couple family with no children 31.6% Couple family with children 44.3%
Couple family ‐ Total 76.0%
One parent family 22.5% Other families 1.6% Total 100.0% Dwelling Structure (Occupied Private Dwellings) Separate house 90.2%
Semi‐detached, row or terrace house, townhouse etc.
5.7%
Flat, unit or apartment 4.0% Other dwelling 0.0% Occupancy rate 93.2% Average household size 2.7 Attending Education (% of those attending)
Pre‐school 7.6%
Infants/Primary 38.9% Secondary 30.0% Technical or Further Educational Institution 8.5% University or other Tertiary Institution 10.5% Other type of educational institution 4.5%
% of total population attending education
29.9%
Highest Year of School Completed (% of persons aged 15 years+) Year 12 or equivalent 36.5% Year 9‐11 or equivalent 46.3% Year 8 or below 6.8% Did not go to school 0.9%
Highest year of school not stated 9.5%
Source: ABS Census of Population and Housing 2011 Note: Figures rounded. Melton Balance City of Melton Greater Melbourne $35,120
14.0%
31.1% $83,940
20.8%
20.7% $32,770
6.4%
26.8% $67,420
‐3.0%
14.6% $31,690 2.9% 26.6% $70,980 2.1% 16.1% $30,810
‐ 29.2% $69,510
‐ 21.6% 10.4% 23.5% 24.1%
37.4%
4.2% 0.3% 30 7.9% 17.9% 28.7%
38.9%
6.3% 0.3% 32 9.3% 22.1% 23.9% 38.2% 5.9% 0.6% 31 6.5% 18.3% 22.9%
39.1%
11.3% 1.8% 36 63.8%
4.2%
32.0% 56.1% 75.3%
6.4%
18.2% 78.7% 70.7% 5.9% 23.5% 69.5% 66.8%
7.6%
25.6% 69.5% 24.3% 62.2%
86.4%
12.4% 1.2% 100.0% 33.9% 48.3%
82.2%
16.2% 1.7% 100.0% 27.9% 54.0% 81.9% 16.7% 1.4% 100.0% 34.8% 47.9%
82.7%
15.3% 2.0% 100.0% 89.8%
9.0%
1.2% 0.0% 94.6% 3.2 93.7%
1.1%
0.8% 4.4% 88.3% 2.8 90.4% 6.9% 2.4% 0.4% 93.5% 3.0 72.7%
11.6%
15.3% 0.4% 91.0% 2.6 9.5%
41.2% 27.0% 7.1% 11.8% 3.4%
32.6%
8.1%
38.8% 26.6% 11.3% 10.4% 4.7%
35.0%
8.7% 40.2% 28.0% 7.9% 11.2% 3.9% 31.8% 7.0%
31.3% 26.1% 9.2% 22.1% 4.2%
30.8%
60.4% 27.3% 4.8% 1.2%
6.4%
36.0% 36.7% 6.6% 1.0%
19.7%
48.3% 35.9% 5.8% 1.1% 9.0% 56.7% 27.8% 6.3% 1.3%
8.0%
Essential Economics Pty Ltd 14 CITY OF MELTON HO U S ING DI V E RSI T Y ST R AT EGY BA C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U E S A S S E S S M E N T Figure 2.2: Median Individual Income, 2011 Source: ABS, Census of Population and Housing, 2011 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Demographic Trends Changes in the age structure of the City of Melton residents and in the size of the average household will have implications on the demand for various housing types, including smaller homes, retirement village and aged‐care accommodation. A summary of the recent trends and forecasts in the age structure and average household size is provided below in Table 2.5, 2.6 and 2.7. Age Structure Trends in the age structure of residents in the municipality show the influence of the ‘baby boomer’ generation working through their life cycle. On a percentage basis, the most significant increase over the past five years has been in the 60‐74 years age cohort. The municipality has approximately 7,400 residents in the 65 years and over cohort, and this represents approximately 2,890 more elderly residents than the previous five years. Table 2.5: Age Structure Trends, City of Melton, 2006‐2011 Age group 0‐4 years 5‐9 years 10‐14 years 15‐19 years 20‐24 years 25‐29 years 30‐34 years 35‐39 years 40‐44 years 45‐49 years 50‐54 years 55‐59 years 60‐64 years 65‐69 years 70‐74 years 75‐79 years 80‐84 years 85 years and over Total Persons Source: 2006 No. %
7,180 6.4%
6,480 5.8%
6,080 5.4%
5,920 5.3%
5,960 5.3%
7,420 6.6%
7,920 7.1%
6.2%
6,910 5,840 5.2%
5,390 4.8%
5,160 4.6%
4,250 3.8%
2,420 2.2%
1,490 1.3%
1,080 1.0%
870 0.8%
620 0.6%
450 0.4%
81,410 72.6%
2011
No.
%
10,190
4.2%
8,890
3.7%
7,920
3.3%
7,490
3.1%
7,980
3.3%
9,340
3.9%
10,510
4.3%
10,190
4.2%
8,600
3.6%
7,050
2.9%
6,270
2.6%
5,710
2.4%
4,650
1.9%
2,860
1.2%
1,790
0.7%
1,260
0.5%
840
0.3%
650
0.3%
112,170 46.4%
Change 2006‐2011
No.
%
3,010
41.9%
2,410
37.2%
1,840
30.3%
1,570
26.5%
2,020
33.9%
1,920
25.9%
2,590
32.7%
3,280
47.5%
2,760
47.3%
1,660
30.8%
1,110
21.5%
1,460
34.4%
2,230
92.1%
91.9%
1,370
710
65.7%
390
44.8%
220
35.5%
200
44.4%
30,760
37.8%
AAGR 2006‐2011
No. %
600 7.3%
480 6.5%
370 5.4%
310 4.8%
400 6.0%
380 4.7%
520 5.8%
660 8.1%
550 8.0%
330 5.5%
220 4.0%
290 6.1%
450 14.0%
270 13.9%
140 10.6%
80 7.7%
40 6.3%
40 7.6%
6,150 6.6%
id Consulting (reviewed 3 May 2012) Table 2.6 shows the forecast growth by detailed age cohort as prepared by id Consulting. The forecasts indicate that 65% of the total population growth of +129,500 residents in the City of Melton over the period 2011 to 2031 will be residents in the 15‐64 years age cohort. Also, the number of residents in the 65 years and over age cohort is expected to increase by approximately +17,000 residents or by 13% over the next 20 years. Essential Economics Pty Ltd 16 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T These growth patterns will have implications for the diversity of housing stock required in the future to meet the needs of new families being attracted to growth areas in the municipality and the needs of an increasing number of elderly persons. Table 2.6: Age Structure Forecasts, City of Melton, 2011‐2031 2011 No. % 0‐4 years 10,190 9.1%
5‐9 years 8,890 7.9%
10‐14 years 7,920 7.1%
15‐19 years 7,490 6.7%
20‐24 years 7,980 7.1%
25‐29 years 9,340 8.3%
30‐34 years 10,510 9.4%
9.1%
35‐39 years 10,190 40‐44 years 8,600 7.7%
45‐49 years 7,050 6.3%
50‐54 years 6,270 5.6%
55‐59 years 5,710 5.1%
60‐64 years 4,650 4.1%
65‐69 years 2,860 2.5%
70‐74 years 1,790 1.6%
75‐79 years 1,260 1.1%
80‐84 years 840 0.7%
85 years and over 650 0.6%
Total Persons 112,170 100.0%
Age group Source: 2031
No.
%
20,050
8.3%
19,060
7.9%
16,580
6.9%
15,110
6.3%
16,050
6.6%
19,150
7.9%
20,970
8.7%
19,900
8.2%
18,290
7.6%
16,000
6.6%
13,980
5.8%
12,140
5.0%
9,960
4.1%
8,060
3.3%
6,470
2.7%
4,710
1.9%
3,080
1.3%
2,130
0.9%
241,700 100.0%
Change 2011‐2031
No.
%
9,860
96.8%
10,170
114.4%
8,660
109.3%
7,620
101.7%
8,070
101.1%
9,810
105.0%
10,460
99.5%
9,710
95.3%
9,690
112.7%
8,950
127.0%
7,710
123.0%
6,430
112.6%
5,310
114.2%
181.8%
5,200
4,680
261.5%
3,450
273.8%
2,240
266.7%
1,480
227.7%
129,530 115.5%
AAGR 2011‐2031
No. %
490 3.4%
510 3.9%
430 3.8%
380 3.6%
400 3.6%
490 3.7%
520 3.5%
490 3.4%
480 3.8%
450 4.2%
390 4.1%
320 3.8%
270 3.9%
260 5.3%
230 6.6%
170 6.8%
110 6.7%
70 6.1%
6,480 3.9%
id Consulting (reviewed 3 May 2012) Average Household Size Average household sizes have varied across the municipality in the past five years, with the clear distinction that household sizes in the recently‐developed Eastern Suburbs of the City of Melton have been increasing, while the broader trends have been downwards over time. As the Eastern Suburbs become more established, housing in these areas is expected to follow the national trend for a contraction in average household size. Like the patterns observed in the Eastern Suburbs, household sizes in the new PSP areas, such as Rockbank, Rockbank North, and to a degree Toolern, can expect an increase in the average household size in their initial stages of development before a long‐term pattern of contraction. This trend can be explained by the typical lifecycle pattern whereby young couples move into new estates with a view to commencing a family, followed by the longer‐term trend of the children leaving home or the larger families seeking a larger dwelling elsewhere. Furthermore, the number of lone‐person households is projected to increase and this, in turn, reduces average household size. This decline in the average household size, in addition to the expected population growth, generates ongoing demand for new dwellings in the City of Melton. This trend is observed in other Australian cities, and universally. Essential Economics Pty Ltd 17 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Average household size trends and forecast are shown in Table 2.7. Table 2.7: Household Size Trends, City of Melton, 2006‐2031 Area 2006 Rockbank Growth Area 2.59 Diggers Rest 2.78
Eynesbury Township 3.06
Rockbank North Growth Area 3.25 Melton South (Existing) 2.56 Toolern 3.02 Melton 2.51 Northern Rural 2.90
3.21
Brookfield Plumpton Growth Area 3.33 Melton West 3.01 Southern Rural 3.04 Burnside 2.96 Kurunjang 2.97
Burnside Heights 2.98
Hillside 3.35 Caroline Springs 2.95 Taylors Hill 3.21 City of Melton 2.95 Source: id Consulting (reviewed 3 May 2012) 2.4
2011 2021 2031 2.42 2.51
2.68
2.99 2.46 2.88 2.44 2.68
3.06
3.12 2.88 3.05 2.98 2.92
3.08
3.31 3.07 3.34 2.95 2.50 2.62
2.83
3.02 2.42 2.89 2.37 2.55
3.04
2.96 2.77 2.81 2.82 2.77
2.92
3.12 2.89 3.12 2.83 2.84 2.64
2.76
3.01 2.40 2.82 2.37 2.55
2.88
2.94 2.65 2.80 2.72 2.61
2.75
2.97 2.69 2.90 2.76 Change 2006‐2011 ‐0.17 ‐0.27
‐0.38
‐0.26 ‐0.10 ‐0.14 ‐0.07 ‐0.22
‐0.15
‐0.21 ‐0.13 0.01 0.02 ‐0.05
0.10
‐0.04 0.12 0.13 0.00 Change 2011‐2031 0.42 0.13 0.08 0.02 ‐0.06 ‐0.06 ‐0.07 ‐0.13 ‐0.18 ‐0.18 ‐0.23 ‐0.25 ‐0.26 ‐0.31 ‐0.33 ‐0.34 ‐0.38 ‐0.44 ‐0.19 Labour Force and Employment Profile A summary of the labour force characteristics and employment profile is provide below, including commentary on unemployment rates, labour force by occupation, journey to work patterns and local employment numbers. Unemployment Trends The Melton Township has a higher rate of unemployment (7.4%) when compared with the Eastern Suburbs (5.2%) and Melton Balance (5.6%). Residents living in the Melton Township have a similar labour force participation rate (65%) to the metropolitan Melbourne average (66%), although significantly lower than the participation rate in the Eastern Suburbs (74%). A comparison of unemployment rate and participation rates based on ABS 2011 Census data is shown in Table 2.8. Table 2.8: Unemployment and Labour Force Participation Rates, City of Melton, 2011 Category Melton Township Eastern Suburbs Employment Status Unemployed/looking for work 7.4% 5.2% Labour force participation rate 65.1% 73.7% Source: ABS Census of Population and Housing 2011 Melton Balance City of Melton Greater Melbourne 5.6% 62.5% 6.1% 69.2% 5.5% 66.0% Essential Economics Pty Ltd 18 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Labour Force Composition by Occupation Approximately 62% of employed City of Melton residents (or 30,730 employed people) are associated with ‘white‐collar’ employment (i.e. managers, professionals, clerical, community and sales). Although this represents the majority of the municipality’s resident labour force, the share of ‘white‐collar’ employees is below that of the average for metropolitan Melbourne (72%). The Eastern Suburbs has the highest share of residents employed in ‘white‐collar’ occupations (65%). Traditional ‘blue‐collar’ occupations (comprising technicians and trades, machinery operators and drivers, and labourers) account for approximately 38% of employed City of Melton residents (or 18,840 employed people), and this compares to 28% for metropolitan Melbourne. Table 2.9 summarises the labour force by occupation of the City of Melton in 2011. Table 2.9: Residential Labour Force by Occupational Structure, City of Melton, 2011 Melton Eastern Melton Township Suburbs Balance Occupation (Employed persons aged 15 years and over) Managers 1,540 3,000 450 Professionals 1,910 4,740 530 Community and personal service 2,110 2,310 380 workers Clerical and administrative 3,020 4,770 730 workers Sales workers 1,980 2,730 390 White‐collar occupations 10,560
17,550
2,480
Technicians and trades workers 3,180 4,120 810 Machinery operators and drivers 2,330 2,560 510 Labourers 2,110 2,620 450 Blue‐collar occupations 7,620
9,300
1,770
Total 18,180 26,850 4,250 Occupation (% of employed persons aged 15 years and over) Managers 8.5% 11.2% 10.5% Professionals 10.5% 17.7% 12.4% Community and personal service 11.6% 8.6% 8.9% workers Clerical and administrative 16.6% 17.8% 17.2% workers Sales workers 10.9% 10.2% 9.2% White‐collar occupations 58.1%
65.3%
58.2%
Technicians and trades workers 17.5% 15.4% 19.1% Machinery operators and drivers 12.8% 9.5% 12.1% Labourers 11.6% 9.8% 10.6% Blue‐collar occupations 41.9%
34.7%
41.8%
Total 100.0% 100.0% 100.0% Source: ABS Census of Population and Housing 2011 Note: Figures rounded; figures exclude ‘inadequately described/not‐stated’ Category Essential Economics Pty Ltd 19 City of Melton Greater Melbourne 5,000 7,190 241,420 463,800 4,840 172,490 8,570 294,240 5,130 30,730 8,180 5,450 5,210 18,840 49,570 187,140 1,359,090
258,060 113,000 152,970 524,030
1,883,120 10.1% 14.5% 12.8% 24.6% 9.8% 9.2% 17.3% 15.6% 10.4% 62.0% 16.5% 11.0% 10.5% 38.0% 100.0% 9.9% 72.2% 13.7% 6.0% 8.1% 27.8% 100.0% CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Journey to Work Patterns Only 19% of employed residents living in the City of Melton actually work within the municipality, according to ABS 2011 Census data; the vast majority (81%) of the labour force have to travel outside the municipality for work. This demonstrates the importance of creating more employment opportunities located in the municipality for City of Melton residents. Despite the significant distance and lengthy commute times, the City of Melbourne remains a key destination for persons living in the City of Melton, accounting for 15% of Melton’s employed residents. Table 2.10 summarises the journey to work patterns of City of Melton residents in 2011. Table 2.10: Residential Labour Force by Place of Employment, City of Melton, 2011 Municipality Melton (S) Adjoining Municipalities: Brimbank (C) Wyndham (C) Hume (C) Sub‐Total: adjoining municipalities Melbourne (C) Other Municipalities Total Source: ABS Census of Population and Housing 2011 Note: Figures rounded. No. 9,400
Share 19.2% 6,740 2,730 3,580 13,050 7,520
18,920 48,890 13.8% 5.6% 7.3% 26.7% 15.4% 38.7% 100.0% Origin of City of Melton Workers Based on ABS 2011 Census data, approximately 16,270 jobs were located in the City of Melton in 2011. Approximately 58% of these jobs are filled by residents from the City of Melton, with the balance of jobs filled by workers coming from outside the municipality. Of the workers who travel to work in the City of Melton, 20% come from the adjoining municipalities of Hume, Brimbank and Wyndham. Table 2.11: People at Work in City of Melton ‐ Municipality of Residence, 2011 Municipality Melton (S) Adjoining Municipalities: Brimbank (C) Wyndham (C) Hume (C) Sub‐Total: adjoining municipalities Other Municipalities Total Source: ABS Census of Population and Housing 2011 Note: Figures rounded. Essential Economics Pty Ltd 20 No. 9,400
1,780
930 580 3,290 3,580
16,270 Share 57.8% 10.9% 5.7% 3.6% 20.2% 22.0% 100.0% CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Job Provision Ratio The Job Provision Ratio measures the number of local jobs provided per employed resident, and provides an indication of the extent to which residents are required to travel further afield for employment. Based on ABS 2011 Census information, the City of Melton had an employed resident labour force of approximately 48,890 persons, and provided a total of approximately 16,270 jobs locally. This equates to a Job Provision Ratio of only 0.3 jobs per employed resident. Consequently, the majority of City of Melton residents are required to travel beyond the municipality for work. 2.5
Indices of Social Advantage and Disadvantage Socio‐Economic Indexes for Areas (SEIFA) Socio‐Economic Indexes for Areas (SEIFA) is an ABS measure which ranks areas according to various measures of socio‐economic and positional disadvantage. SEIFA is one of the most widely used general measures of socio‐economic status for small areas. SEIFA is indexed to the Australia‐wide average of 1,000. Therefore, a score below 1,000 represents disadvantage relative to the Australian average, while a score above 1,000 represents relative advantage compared to the Australian average. A comparison of the SEIFA Advantage/Disadvantage Index for all small areas (Statistical Area 1) in City of Melton and some adjoining areas outside the municipality is shown in Figure 2.3, and reflects the varied socio‐economic profile of City of Melton residents. In particular, areas in the Eastern Suburbs represent areas of relative advantage compared to areas in the established areas of the Melton township. ‘Vulnerability Assessment for Mortgage, Petroleum, and Inflation Risks and Expenditure’ (VAMPIRE) The VAMPIRE index measures an area’s financial vulnerability in relation to cost of living expenses, in particular mortgage levels (i.e. interest rates) and petrol prices. A summary of the VAMPIRE index for metropolitan Melbourne is shown in Figure 2.4 and, while Melton township is not shown, the information displayed shows that areas in the eastern part of the City of Melton, together with other growth areas of Melbourne, are particularly vulnerable to changes in interest rates and petrol prices. Essential Economics Pty Ltd 21 CITY OF MELTON HO U S ING DI V E RSI T Y ST R AT EGY BA C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U E S A S S E S S M E N T Figure 2.3: SEIFA comparison, City of Melton, 2011 Source: ABS, Census of Population and Housing, 2011 CITY OF MELTON HO U S ING DI V E RSI T Y ST R AT EGY BA C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U E S A S S E S S M E N T Figure 2.4: Melbourne VAMPIRE Index Eastern Suburbs of the City of Melton Source: Griffith University, Urban Research Program (based on 2006 Census data) CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 2.6
Implications for the Strategy The main implications arising from the analysis of population and demographic trends for the Strategy are summarised below: 1
The City of Melton is forecast to experience significant population growth over the next 20 years or so, with the population forecast to increase by between 113,000 to 130,000 residents over the period 2011 to 2031. 2
The majority of population growth has occurred in the City’s growth areas in recent years, with the Eastern Suburbs accounting for 76% of population growth over the period 2001 to 2011. It is expected that the majority of the City’s population will continue to occur in the planned growth areas. 3
The demographic profile of the City of Melton varies considerably, and this will have implications for the provision of a diverse range of housing types to meet the needs of the diverse and changing demographic profile of residents. The following Chapter provides an overview the residential market and development trends in the City of Melton. Essential Economics Pty Ltd 24 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 3
R E S I D E N T I A L M A R K E T A N A LY S I S This Chapter provides an analysis of residential development trends, property sales and prices, and issues associated with housing affordability. 3.1
Residential Development Trends Trends in New Dwelling Building Approvals Since significant tracts of greenfield residential land were first released to the market in the Caroline Springs area in 1999, the City of Melton has been one of the major residential growth areas in metropolitan Melbourne. In the three years prior to 1998‐99, the City of Melton experienced an average of only approximately 440 new dwelling building approvals a year. Since that time, with the release of land at Caroline Springs in 1999 and other greenfield residential areas since that time, the annual average number of new dwelling building approvals has increased to approximately 1,900 a year. Detached dwellings account for the majority of residential buildings in the City of Melton, accounting for 92% of new dwellings over the past 10 years. Over this period, detached houses average approximately 1,770 new building approvals a year, and this compares to an average of approximately 150 new dwellings approvals for ‘other’ dwellings, which consist of semi‐detached, row or terrace houses or townhouses, and flats, units or apartments. Table 3.1 on the following page summarises these trends in new dwelling building approvals in the City of Melton for the financial years 1995‐96 to 2012‐13. Location of New Residential Development An analysis of building approvals data provided by Council and aerial photography dating back to 1994 shows that the overwhelming majority of new residential development since 1995 in the City of Melton has occurred on greenfield land. In 1995, the only established urban areas in the municipality were located in the Melton township and in smaller settlements including Rockbank, Diggers Rest and Toolern Vale. These established areas, shown in Figure 3.1, accounted for only 4% of new dwelling residential building approvals in the period 1995 to 1999, and the share subsequently declined to only 2% between 2000 and 2012 as more greenfield land became available for development, namely in the Caroline Springs area. Analysis also shows that since 2000, on average only approximately 40 new dwellings pa (or 7% of all dwellings) have been approved in established parts of the Melton township. This contrasts with around 1,960 dwellings pa in the balance of the municipality (predominantly the greenfield areas). Essential Economics Pty Ltd 25 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Table 3.1: New Dwelling Building Approvals, City of Melton, 1995‐96 to 2012‐13 Houses Other Total Houses as Share of Total 1995‐96 308 1 309 99.7% 1996‐97 356 2
358
99.4% 1997‐98 655 ‐ 655 100.0% 1998‐99 1,067 19
1,086
98.3% 1999‐00 1,638 13 1,651 99.2% 2000‐01 1,419 46 1,465 96.9% 2001‐02 2,430 151
2,581
94.1% 2002‐03 1,871 301 2,172 86.1% 2003‐04 2,093 169
2,262
92.5% 2004‐05 1,987 281 2,268 87.6% Year (ending June 30) 2005‐06 1,734 94 1,828 94.9% 2005‐06 1,734 94
1,828
94.9% 2006‐07 1,510 87 1,597 94.6% 2007‐08 2,199 119
2,318
94.9% 2008‐09 2,059 114 2,173 94.8% 2009‐10 2,124 299 2,423 87.7% 2010‐11 1,887 64
1,951
96.7% 2011‐12 1,285 149 1,434 89.6% 2012‐13 1,163 193
1,356
85.8% Annual Average, 2004‐05 to 2012‐13 1,768 149 1,918 92.2% Source: ABS, Building Approvals, Australia (Cat. No. 8731.0) Table 3.2 summarises the share of development that has occurred in the established areas of the City of Melton and the Melton township. Table 3.2: Residential Development in Established Areas, 1995‐2012 Location Total Annual Average Share of Development
1995‐1999 2000‐2012 1995‐1999 2000‐2012 1995‐1999 2000‐2012
Melton Township Established area 80
552
16
42
11% 7%
Balance 662 7,216 132 555 89% 93% Sub‐total: Melton Township 742
7,768
148
598
100% 100%
Melton LGA Established area 113
576
23
44
4% 2%
Balance 2,904 25,458 581 1,958 96% 98% Total 3,017 26,034 603 2,003 100% 100% Source: City of Melton; Essential Economics Essential Economics Pty Ltd 26 CITY OF MELTON HO U S ING DI V E RSI T Y ST R AT EGY BA C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U E S A S S E S S M E N T The location of new residential development in more recent years (2008‐2012) is shown in Figure 3.1, showing that the growth areas in the eastern part of the municipality and around the Melton township continue to account for a large proportion of development. The development of Eynesbury as a new residential community since 2008 is also evident from Figure 3.1. Figure 3.1: New Dwelling Building Approvals in the City of Melton, 2008‐2012 Source: City of Melton; Essential Economics; MapInfo; StreetPro Type of Residential Development Based on analysis of Council’s building approvals data, detached dwellings accounted for 92% of new residential development in the City of Melton over the period 2000 to 2012. An annual average of approximately 1,840 detached dwellings were approved in the municipality over this period, compared to an annual average of approximately 160 ‘other’ residential dwellings CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T (which include dual occupancy, attached dwellings, units/flats and apartments). For the purpose of this discussion, these ‘other’ dwellings are termed as ‘medium‐high density development’. Note that the ABS has an alternative definition for housing typologies and these are discussed in Chapter 7. The share of medium‐high density development is higher in the established areas and accounts for 80% of residential development over the period 2000 to 2012. Nevertheless, the established areas still only account for 22% of all medium‐high density development in the municipality. Thus, over the period 2000 to 2012 the established areas average approximately 35 new medium‐high density residential dwellings a year and this compares with approximately 125 new medium‐high density dwellings a year in the balance or greenfield areas of the municipality. Further analysis of the trends and forecast demand for various housing types is provided in Chapter 4. Table 3.3: New Dwelling Building Approvals by Type, Annual Average 2000‐2012 Location Annual Average, 2000‐2012
Share Detached dwellings 9
20% Other (dual occupancy, attached dwellings, units/flats, apartments) 35 80% Total 44
100% 1,833 94% 126 6% 1,958 100% 1,842 92% 161 8% 2,003 100% Established Areas of 1994 Balance (or greenfield areas) of the City of Melton Detached dwellings Other (dual occupancy, attached dwellings, units/flats, apartments) Total Total City of Melton Detached dwellings Other (dual occupancy, attached dwellings, units/flats, apartments) Total Source: City of Melton; Essential Economics 3.2
Residential Property Sales Trends Trends in the Number of Residential Sales Since 2000, the residential property market in City of Melton has broadly followed that of the residential property market cycles reflected throughout metropolitan Melbourne, as indicated in Figure 3.2. The following points are evident: Essential Economics Pty Ltd 28 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 
The number of residential sales in the City of Melton increased significantly in the early 2000s, driven by sales in vacant residential land. 
The number of house sales increased consistently since the mid‐1990s up until more recent times, around 2008 and 2009, and since that time the residential market has experienced a period of subdued activity. 
The number of vacant land sales in the City of Melton has declined significantly in recent years, due to a general slowing of the broader economy and market conditions. 
Unit sales account for only a very small proportion of residential land sales in the City of Melton. Figure 3.2: Residential Property Sales in the City of Melton, 1985‐2012 6,000
140,000
5,000
120,000
100,000
4,000
80,000
3,000
60,000
2,000
40,000
1,000
20,000
0
0
1985 1987 1989 1991 1993 1995 1997 1999 2001 2003 2005 2007 2009 2011 Melton ‐ Total sales (LHS)
Melton ‐ House sales (LHS)
Melton ‐ Unit sales (LHS)
Melton ‐ Land sales (LHS)
Metro Melbourne ‐ total sales (RHS)
Source: DSE, A Guide to Property Values, Annual Median Residential Property Prices In a metropolitan Melbourne context, the City of Melton presents as an affordable residential location with median house, unit and vacant land prices all below the median prices for metropolitan Melbourne. Table 3.4 shows the median house price of $353,000 in the City of Melton in 2012 was ‐26% below the median for metropolitan Melbourne. Similarly, the median unit price of $270,000 and vacant land price of $199,000 were ‐36% and ‐
5%, respectively, below the median for metropolitan Melbourne. Essential Economics Pty Ltd 29 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Table 3.4: Median Residential Property Prices, City of Melton, 2000‐2012 Year Median Price House Unit
Variation from Metropolitan Melbourne Median Vacant Land
House
Unit
Vacant Land 2000 $128,000 $90,000
$64,000
‐33%
‐52%
‐2% 2001 $144,500 $96,000 $72,000 ‐36% ‐58% ‐3% 2002 $180,000 $122,200
$89,000
‐31%
‐53%
‐1% 2003 $215,000 $176,000 $112,337 ‐27% ‐36% ‐5% 2004 $241,000 $220,000 $119,000 ‐22% ‐20% ‐12% 2005 $250,000 $179,000
$123,000
‐22%
‐37%
‐10% 2006 $255,000 $210,000 $129,000 ‐27% ‐31% ‐7% 2007 $263,500 $215,000
$129,000
‐30%
‐37%
‐10% 2008 $284,000 $225,000 $130,000 ‐27% ‐37% ‐14% 2009 $305,000 $249,000 $125,000 ‐27% ‐35% ‐25% 2010 $335,000 $259,375
$140,000
‐32%
‐41%
‐26% 2011 $355,000 $267,500 $185,000 ‐28% ‐38% ‐13% 2012 $353,000 $270,000
$199,000
‐26%
‐36%
‐5% 9% 10% 10% 8% 7% 10% Average annual growth, 2000‐2012 Source: DSE, A Guide to Property Values, Annual Property prices and values within the City of Melton vary considerably. For instance, the City of Melton contains three of the seven suburbs in metropolitan Melbourne with the lowest median house prices in 2012, these being: 
Melton South , with a median house price of $231,000 (the lowest median house price in metropolitan Melbourne) 
Melton, with a median house price of $250,000 
Diggers Rest, with a median house of $279,000. In general terms, property values around the Melton township tend to be among the lowest in the City of Melton and have experienced below‐average price growth since 2000, which coincided with the release of significant areas of greenfield land in the Caroline Springs area. Table 3.5 below compares the level of growth in the median house price in selected established suburbs in and around the Melton township compared to the median for the City of Melton and metropolitan Melbourne. The table illustrates the established suburbs have experienced low levels of price growth compared to other areas of the municipality. Essential Economics Pty Ltd 30 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Table 3.5: Median House Price Growth in Selected Established Areas in Melton, 2000‐2012 Suburb 2000 Selected Established Suburbs Average Annual Change, 2000‐2012 2012 Melton $131,000 $250,000 +5.5% Melton South $128,800 $231,000 +5.0% Melton West $175,000 $304,500 +4.7% Kurunjang $157,300 $285,000 +5.1% City of Melton $128,000 $353,000 +8.8% Metropolitan Melbourne $190,000 $480,000 +8.0% Source: DSE, A Guide to Property Values, Annual In contrast, the developing suburbs in the eastern part of the municipality tend to have the higher median property values. For instance, the median house price in Taylors Hill of $480,000 in 2012 was in line with the median for metropolitan Melbourne ($480,000). Other suburbs in the eastern part of the municipality which recorded median house prices above $400,000 in 2012 were Caroline Springs ($425,000) and Hillside ($417,000). The developing suburb of Eynesbury achieved a median house price of $400,000 in 2012 and represents a niche residential development achieving reasonable property prices compared to other areas in the municipality. 3.3
Home Ownership Patterns and Housing Costs Home ownership patterns in the City of Melton reflect those of a typical growth area where a high degree of recently‐constructed dwellings are in the process of being purchased. The City of Melton has a limited rental market, with only 20% of homes being rented. The share of homes being rented is highest in the Melton township, where 26% of homes are rented; however, this share is still below the average for metropolitan Melbourne at 28%. Table 3.6 summarises the housing tenure patterns in the City of Melton. Table 3.6: Housing Tenure Characteristics, City of Melton, 2011 Category Melton Township Tenure Type (Occupied Private Dwellings)
Owned outright 26.4% Owned with a mortgage 47.1% Rented 26.0% Other tenure type 0.5%
Source: ABS Census of Population and Housing 2011 Note: Figures rounded. Eastern Suburbs Melton Balance City of Melton Greater Melbourne 18.1% 65.5% 15.4% 1.1%
26.6% 50.1% 22.9% 0.5%
22.4% 56.4% 20.5% 0.8% 33.5% 37.7% 28.0% 0.8% The median monthly mortgage payment in the City of Melton ($1,760) is slightly lower than the metropolitan median ($1,840); however, median mortgage payments vary significantly Essential Economics Pty Ltd 31 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T across the three City of Melton precincts, with payments clearly the lowest in Melton township. Furthermore, the median weekly rent paid by Melton township residents is approximately 22% lower than the metropolitan average. The lower rental returns achieved by properties in the Melton township will be an important consideration for property developers seeking to invest in rental properties in the future. The share of the median household income that goes to paying the mortgage is a broad measure of housing affordability or mortgage stress. The median mortgage repayment in the City of Melton represent 30% of the median household income, and this compares to an average of 32% for metropolitan Melbourne. A share of 30% of household income going to mortgage repayments is typically regarded as the minimum benchmark for ‘mortgage stress’ within a household. Table 3.7: Housing Costs, City of Melton, 2011 Category Median monthly mortgage repayment
Variation from Greater Melbourne median
Median mortgage as a share of median household income Median weekly rents Variation from Greater Melbourne median
Share of occupied dwellings connected to the internet Source: Note: 3.4
Melton Township $1,480
‐19.6%
Eastern Suburbs $2,000
8.7%
Melton Balance $1,780
‐3.3%
City of Melton $1,760 ‐4.3% Greater Melbourne $1,840
0.0%
30.7% 28.6% 31.7% 29.8% 31.8% $240
‐22.6%
$320
3.2%
$280
‐9.7%
$270 ‐12.9% $310
0.0%
78.7% 88.6% 81.2% 83.8% 82.0% ABS Census of Population and Housing 2011 Figures rounded. Specialised Residential Markets Opportunities for specialised residential markets currently exist and will continue to evolve over the coming years. These opportunities will include the following: 
Social and affordable housing, having regard for significant areas of disadvantage, as illustrated in the SEIFA index shown in Section 2.5. 
Retirement village living, with the ageing of the City of Melton population. For instance, id Consulting forecast that over the next 20 or so year the City of Melton will accommodate an additional 17,000 residents aged 65 years or over. A share of these residents may choose retirement village living. The City of Melton already contains a number of retirement villages and has an above‐average proportion of older residents currently residing in retirement village accommodation compared to other areas. Further analysis on the retirement village development opportunities in the municipality is provided in Chapter 7. Essential Economics Pty Ltd 32 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 
3.5
Aged‐care accommodation is also driven by an ageing population. Further analysis on the future demand for aged‐care accommodation in the City of Melton is provided in Chapter 7. Implications for the Strategy Analysis of the residential development trends shows that since the development of Caroline Springs commenced in 1999, the City of Melton has been a major focus for greenfield residential development. Since that time, a significant share of residential development and its associated investment has been directed to the growth areas in the municipality. New residents are attracted to the new estates and to the new facilities that are also developed, including schools, shopping centres, community facilities, etc. These new growth areas now achieve the highest property values, while residents in these areas also tend to reflect a more affluent socio‐economic profile compared with the balance of the municipality. Conversely, only limited development and investment has occurred in the established areas of the municipality, including the Melton township. These areas now have the lowest property values in the municipality and have achieved below‐average growth in property values since Caroline Springs was initially developed in 2000. With significant areas of new greenfield development planned in the UGZ and expected to occur over the next 20 or so years, the ability to attract investment and new residential development to the established areas of the municipality will continue to be a significant challenge. Essential Economics Pty Ltd 33 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 4
R E S I D E N T I A L C H A R A C T E R A N A LY S I S One of the core objectives of the Melton Housing Diversity Strategy is to provide Council with the appropriate tools to plan future residential communities with greater certainty. An important step in this process is to assess, categorise and document the existing character of the residential areas in the City of Melton. The residential character is an important consideration in determining the appropriate location for the new residential zones. The process in assessing the existing residential character is outlined in this Chapter, together with an overview of the main settlement areas. Detailed analysis of the residential character areas is provided in Appendix B. 4.1
Residential Character Analysis Methodology The process which guided the residential character assessments consists of the following tasks: 
Background research into other residential character assessments in Melbourne, including the identification of the elements by which residential character was assessed. 
Establishment of key criteria for assessing existing neighbourhood character. 
High level desktop assessment and associated mapping of influential information, including zoning, overlays (including heritage), lot size pattern and distribution, street pattern and alignment, vacant lots, setbacks, site coverage, access and crossovers. 
Site visits were conducted over two days in July 2013 to confirm desktop mapping data and to provide additional information regarding housing typology, landscaping in the private and public realm, housing era and style, building materials, fencing and any noted anomalies that would assist in forming the neighbourhood character boundaries. 
Data was analysed in detail in order to formulate character area boundaries, including the documentation and description of their characteristics within individual character assessment tables (provided in Appendix B). The existing character areas identified through the above analysis formed the basis of further assessment and identification of future change areas for which higher density residential housing and more intensive forms of residential development may be suitably targeted. Further details of the methodology adopted for the identification of future change areas is provided in Chapter 5. 4.2
Melton Township Residential Character Assessment The Melton Township is orientated towards the western boundary of the City of Melton. Its history dates back to the 1830’s when Melton was first settled by squatters who established sheep runs, with the settlement benefiting from through traffic to the Ballarat goldfields during the Victorian Gold Rush. Melton was declared a satellite city in 1974 which, at the time, Essential Economics Pty Ltd 34 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T led to major residential development and has significantly influenced the Township’s urban form. With its ‘satellite city’ designation, a green belt existed between Melton and the urban area of Melbourne until the late 1990s. Although noting Melton’s original ‘satellite city’ status, the Township forms part of the MPA’s West Growth Corridor, where the township of Melton constitutes the western‐most edge of Melbourne’s designated Urban Growth Boundary (UGB). PSPs are being progressively prepared for UGZ land, which will eventually connect the residential areas of Caroline Springs to Melton Township. Contextually, the Western Freeway runs through the centre of Melton Township, which connects Ballarat (to the west) to Melbourne CBD, and effectively bisects the Township. A larger proportion of the Melton Township is located to the north of the Western Freeway where it accommodates a greater proportion of recent urban expansion to both the north and west of the established settlement. Melton Highway, which terminates at Melton Township, provides a secondary link back to the western suburbs of Melbourne. Melton Township is bounded to the east by Gisborne‐Melton Road which provides vehicular access to northern towns such as Gisborne. The residential character of Melton township is older than the newly developed suburban estates of Caroline Springs, Hillside and Taylors Hill, noting the township was originally established in the mid‐1800s. The subsequent development of Melton has occurred in a number of waves, which is evidenced by the progressive outward expansion of the Township over a number of eras. As such, Melton’s neighbourhood character can be categorised in five broader residential typologies. 
The first residential housing typology covers the period from its original settlement in the 1830’s through to the post war period and up until the 1970’s. During this period the development and growth of the town occurred in an organic manner, focusing on the core and surrounds of the Melton Activity Centre and Melton South Activity Centre, featuring a grid street pattern. Refer to Figure 4.4: Melton Township, Housing Era. A range of building and architectural styles are evidenced from this time period, being reflective of the various eras, however single detached dwellings in a range of material is the common type. 
The second residential housing typology covers from the early 1970’s through to the late 1980’s, which resulted from the declaration of Melton as a ‘satellite city’. The housing typology consists of single storey standard brick dwellings which are evident in the expanded area surrounding Melton Activity Centre and Melton South Activity Centre, featuring a curvilinear and cul‐de‐sac street pattern. Refer to Figure 4.4: Melton Township, Housing Era. This area contains a large proportion of Melton’s current unit‐
style medium‐density development. Refer to Figure 4.5: Melton Township, Dwelling Typology. 
The third residential housing typology is the sequential development that occurred between the 1990s to early 2000s and which is situated on the outer‐rim of traditional township residential areas. This typology starts to introduce double storey dwellings with brick facades and a range of detailing and styles. Essential Economics Pty Ltd 35 CITY OF MELTON H O U SIN G DIV E RSIT Y ST R AT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 
The fourth typology consists of the ‘standard suburbia’ recent development from the early 2000s to present, generally located on the outer fringes of Melbourne. These typify smaller lots, lesser setbacks and the introduction of rendering finishes, and are generally located on the outer fringes of Melton Township. Within these areas, new estates with planning permits exist on the edges of Melton, some of which are currently under‐
construction. There is a current application for 1,000 lots for Botanic Springs Estate located on the south‐western urban boundary of Melton Township. 
The last category consist of the low‐density residential housing spread throughout the north and south of Melton Township, including the areas nominated in the Low Density Residential Zone (LDRZ). Housing era and typologies differ in these areas depending on when they were established; however, they generally have larger setbacks and building footprints and wide frontages to the street. Overall, Melton Township has a fairly harmonious residential character despite these gradual era changes from the inner Township to the outer edges. Subdivision patterns throughout Melton are relatively consistent in size, ranging between 400‐1,000m2 lots in the standard residential areas, with the exception of the larger lots which exceed 2,000m2. Refer to Figure 4.3: Melton Township, Lot Sizes. Street patterns vary significantly between grid arrangements to curvilinear cul‐de‐sac arrangements, which have an impact on the consistency of setbacks, lot sizes and shapes and building sittings. Vegetation type and scale in Melton Township is a considerable distinguishing feature as it varies significantly. Generally, the more established areas in the inner Township consist of scattered but well‐established canopy vegetation, bleeding out to dispersed shrub vegetation in the inner ring of residential development to minimal or consistent immature landscaping of a contemporary nature in the more recent estates on the fringes of Melton Township. In considering all of these character attributes, with era and lot sizes as the key drivers, it has been possible to divide Melton in the different neighbourhood character areas. Each of these character types/ precincts is documented in Appendix B. Figures 4.1 to 4.5 on the following pages illustrate the land use patterns, existing zones, lot sizes, housing era and dwelling typology in the Melton Township. Essential Economics Pty Ltd 36 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.1: Melton Township, Land Use and Activity Essential Economics Pty Ltd 37 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.2: Melton Township, Land Use Zone Essential Economics Pty Ltd 38 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.3: Melton Township, Lot Sizes Essential Economics Pty Ltd 39 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.4: Melton Township, Housing Era Essential Economics Pty Ltd 40 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.5: Melton Township, Dwelling Typology Essential Economics Pty Ltd 41 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 4.3
Caroline Springs and Surrounds Residential Character Assessment The combined residential suburbs of Caroline Springs, Hillside and Taylors Hill form the current extent of residential development located on the eastern edge of the City of Melton. It is an important contextual consideration that these suburbs form the current western urban edge of the urban growth corridor, which links with urban development located in the Brimbank municipality immediately to the east. The combined neighbourhood suburbs Caroline Springs, Hillside and Taylors Hill are located broadly north of Ballarat Road and extend further north to Melton Highway. The northern sections of Hillside are located to the north side of Melton Highway, with the northern and western suburban edge of Hillside forming the current UGB. The current UGB then extends west along Melton Highway to Melton Township, which will facilitate future urban development extending west from the existing urban edge of Taylors Hill and Caroline Springs. The Residential Character of the combined residential suburbs of Caroline Springs, Hillside and Taylors Hill are predominantly derived from the recent age of building stock, subdivision size and associated allotment pattern. These suburbs are representative of Melbourne’s western ‘development front’ over the past 10‐15 years, which is currently nearing completion. Refer to Figure 4.10: Caroline Springs and Surrounds, Housing Era. A large majority of these suburbs are what could be typically described as ‘standard’ detached dwelling residential development, with built form including both single and double‐storey dwellings in a variety of architectural design styles. It is also clearly evident that the built form typology found around the Caroline Springs Town Centre is more varied, containing a more focused concentration of medium‐density style development, including attached townhouses and apartment buildings which leverage off the amenity and accessibility associated with proximity to the town centre. Some medium density development is dispersed throughout this area, as is illustrated on Figure 4.11: Caroline Springs and Surrounds, Dwelling Typology. The Caroline Springs Town Centre and immediate environs is covered by a Comprehensive Development Zone (CDZ), which guides development and built form outcomes. Residential development within the CDZ of Caroline Springs is substantially higher than the surrounding suburbs, reaching heights of 6‐storeys with minimal or no street setbacks, creating a vastly different street character. As such, the character the Caroline Springs Town Centre is considered to be of a more inner urban character than the standard suburban character of the precincts which more broadly surround it. Landscaping across these suburbs provide some future markers of urban character; however, it is a relevant consideration that landscaping across these suburbs is in a state of flux, particularly as trees and associated vegetation planting are currently establishing and/or recently established. Landscaping within both the public and private realm is likely to become an elevated character consideration in future years as trees within both the public and private realm reach a greater degree of maturity and dominance, including general canopy appearance and the associated sense of framing and enclosure of streetscapes they provide. Essential Economics Pty Ltd 42 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Noting the relative consistency of building age and subdivision pattern, a degree of homogeneity exists in the overall character of these suburbs. Notwithstanding this, it has been possible to categorise Caroline Springs, Hillside and Taylors Hill into 10 character types/ precincts. Each of these character types/precincts is described in Appendix B. Figures 4.6 to 4.11 on the following pages illustrate the land use patterns, existing zones, lot sizes, housing era and dwelling typology in the Caroline Springs, Hillside and Taylors Hill area. Essential Economics Pty Ltd 43 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.6: Caroline Springs and Surrounds, Land Use and Activity
Essential Economics Pty Ltd 44 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.7: Caroline Springs and Surrounds, Land Use Zones Essential Economics Pty Ltd 45 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.8: Caroline Springs and Surrounds, Overlays Essential Economics Pty Ltd 46 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.9: Caroline Springs and Surrounds, Lot Sizes Essential Economics Pty Ltd 47 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.10: Caroline Springs and Surrounds, Housing Era Essential Economics Pty Ltd 48 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.11: Caroline Springs and Surrounds, Dwelling Typology Essential Economics Pty Ltd 49 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 4.4
Diggers Rest Residential Character Assessment The settlement of Diggers Rest constitutes a small township located at the intersection of Old Calder Highway, Calder Freeway bypass and the regional train line (Sunbury & Bendigo V/Line). The township is compact in area, consisting of approximately 760 residential allotments located within a tightly arranged settlement pattern. The history of Diggers Rest dates back to the mid 1800’s, with the settlement being established as a stopping place on the road to the Bendigo goldfields. Whilst noting the history of the township, much of the original building stock has been replaced by subsequent eras of development. Although a ‘stand‐alone’ settlement, Diggers Rest is located to the south of the much larger regional township settlement of Sunbury. The combined settlements of Diggers Rest and Sunbury are captured by the MPA’s Sunbury/ Diggers Rest Growth Corridor Plan. A PSP has already been prepared for Diggers Rest, particularly focusing on the UGZ to the west and the integration of this new development area with the existing township. Refer to Figure 4.12: Diggers Rest, Land Use Zone for the extent of the UGZ to the west of the existing Diggers Rest Settlement. A PSP will also be prepared for UGZ land surrounding Sunbury; however, there will still be a significant visual and physical divide between Sunbury and Diggers Rest due to the existing alignments of the Calder Freeway and the Railway line. Notwithstanding this future township form, the original settlement pattern of Diggers Rest constitutes a series of residential streets located to the west of the Old Calder Highway. While the Calder Highway remains the main arterial road through the township, the later development of the Calder Freeway upgrade has improved the amenity of Diggers Rest, where the freeway now bypasses around the township in immediate proximity to the west. Regarding its urban character, the settlement of Diggers Rest accommodates three distinct residential character types. These character types consist of the standard residential urban development dating the late 1960s, substantially the 1970s, and then into the early 1980s. Newer lower density residential development dates from the 1990s, and a compact residential estate dates from the mid‐2000s. Refer to Figure 4.15: Diggers Rest, Housing Era. The predominantly 1960s to 1980s era of Diggers Rest constitutes the largest proportion of residential development found within the settlement. This area covers a generally triangular section of land located to the western side of the Calder Highway and further bounded by Plumpton Road to the west and Diggers Rest ‐ Coimadai Road to the south. Allotment size, street pattern and building stock are reflective of the suburban style and feel of the 1980s era of construction. The larger lower density allotments dating from the 1990s are located on land to the east of Calder Highway, including rear boundary interfaces with the adjacent Calder Freeway alignment. The character of this precinct is slightly more informal due to the larger block sizes and dwelling setbacks, in combination with the lack of front fencing which creates an open streetscape feel. The compact residential estate dating from the mid‐2000s accommodates 37 allotments within Pepper Close and is located immediately to the north of Diggers Rest ‐ Coimadai Road. The streetscape character of this estate is more compact and contained, where allotment size, Essential Economics Pty Ltd 50 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T street pattern and building stock are reflective of the suburban style and feel of the 2000s era of construction. Figures 4.12 to 4.15 show the land use zone, overlays and lot sizes for Diggers Rest. Further details of the Diggers Rest character assessment are provided in Appendix B. Essential Economics Pty Ltd 51 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.12: Diggers Rest, Land Use Zone Essential Economics Pty Ltd 52 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.13: Diggers Rest, Overlays
Essential Economics Pty Ltd 53 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.14: Diggers Rest, Lot Sizes Essential Economics Pty Ltd 54 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.15: Diggers Rest, Housing Era Essential Economics Pty Ltd 55 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 4.5
Rockbank Residential Character Assessment Rockbank is a small isolated township, located in between Caroline Springs and Melton. Caroline Springs is located 6.5 km to the east and Melton is located 10km to the west. The existing settlement is positioned south of the Western Freeway, located between Caroline Springs and Melton Township. Although currently forming a small ‘stand‐alone’ settlement, Rockbank is located within the designated West Growth Corridor for Melbourne. The township contains two distinct precincts, consisting of the low density rural style residential development to the west (accessed from the freeway via Leakes Road), and the standard suburban development found within the eastern part of the township. The entire existing settlement of Rockbank is situated within the Rockbank South Precinct Structure Plan (PSP) area. The existing dwellings are of a conventional suburban density which make up the eastern half of the settlement and are proposed to be retained within the PSP. Alternatively, the low‐density residential land which constitutes the western part of the Rockbank township is included in the Rockbank PSP area. On this basis, the low‐density western part of Rockbank has been excluded from this residential character assessment. A railway line is located on the southern boundary of the existing township, with a railway station located west of Leakes Road. While the township is small in size, it contains a BP Petrol Station, McDonalds, Caravan Park, the Ian Cowie Recreational Reserve, General Store, Church, Rockbank Primary School, Community Hall, Kindergarten and Child Health, CFA and a playground. The street pattern of the eastern pocket of residential land generally consists of 500‐700m2 lots, mostly in a grid formation. Three cul‐de‐sacs extend to the south‐west corner, generating a range of larger, irregular shaped lots. Although the history of the settlement of Rockbank dates back to the mid 1800’s, the general housing typology within the township characterises 1970s to 1980s, single‐storey brick dwellings with medium setbacks. Some weatherboard dwellings exist within the area, along with an allotment of recent medium‐density dwellings with lot sizes less than 450m2. While there are some noted anomalies, the conventional suburban area of Rockbank has been allocated into a single area due to its general consistency in character. Further details of the Rockbank character assessment are provided in Appendix B. 4.6
Eynesbury Residential Character Assessment Eynesbury is an emerging settlement which is located 12 km south of the Melton Township and 40km west of Melbourne CBD. The township is positioned on the south‐western municipal boundary of the City of Melton, with the settlement of Eynesbury extending into the Wyndham municipality located to the south. In a regional context, Eynesbury is situated directly south of Melton (accessed by Eynesbury Road) and north‐west of Werribee. The township is currently contained within a Mixed Use Zone (MUZ), while being located outside of the UGB. Eynesbury constitutes a unique settlement in the context of the City of Melton. The form of the settlement constitutes recently developed ‘standard’ suburban residential dwellings Essential Economics Pty Ltd 56 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T scattered among an existing golf course, ornamental lake and open space. However any development within Eynesbury is subject to assessment by a set of body corporate enforced design guidelines. The application of these guidelines seeks to provide higher quality dwellings to provide a point of difference from existing developments with standard product based residential typologies which are prevalent in other newly developing residential estates. Eynesbury Road provides a dramatic entrance to the township from the north, as it extends through a Grey Box Forest reserve which constitutes a significant landscape character feature for the area. Historically, the settlement was an early pastoral station established by Simon Staughton in the 1840s. A number of the early 19th century pastoral buildings and 20th century farming structures have been retained and redeveloped for commercial and historical purposes. The current settlement pattern of Eynesbury contains eight clusters of housing with a general grid formation, located throughout the Eynesbury Golf Course. Eynesbury Road, which runs through the centre of the settlement, connects most of the different clusters. Early stages of development have been orientated towards the north‐eastern entrance of Eynesbury Road, with new undeveloped subdivision land being sold on the western edge. While consistent street trees are present throughout, more established and informal public vegetation is located on the eastern edge of the township. A consistent but mixed character is evident throughout Eynesbury. Housing typology is typically single and double storey detached dwellings, with small pockets of attached medium‐
density dwellings generally located adjacent to open space. A range of materials, styles and detailing are present throughout the area; however, some repeating white weatherboard dwellings exist along Charlton Avenue. Pedestrian paths surround the residential clusters in Eynesbury do not take advantage of an outlook to the golf course, with the rear of lots backing onto the course and frontages onto internal roads. Streetscapes in Eynesbury are of a high quality with the public realm consisting of establishing vegetation, consistent street trees and generally confined/narrower roads. Canopy vegetation, in the form of the Grey Box Forest which is located at the entrance to Eynesbury, is considered to be a key contributor to the character of the area. As Eynesbury is currently being developed over a number of stages, its character could be said to be ‘emerging’. However, due to the generally consistent nature of the existing development within Eynesbury, and noting also that all future development will be subject to the same design guidelines, the entire settlement has been categorised into a single character area. The Development Plan for Eynesbury is shown in Figure 4.16, while further details of the Eynesbury character assessment are provided in Appendix B. Essential Economics Pty Ltd 57 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 4.16: Eynesbury Development Plan Source: Eynesbury Station Incorporated Plan, September 2001 Essential Economics Pty Ltd 58 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 4.7
Toolern Vale Residential Character Assessment Toolern Vale is a small residential settlement located approximately 11km north of Melton Township and 11 km west of Diggers Rest. The form of the settlement is triangular in shape and is situated on the north‐east corner of Diggers Rest‐Coimadai Road and Gisborne Melton Road intersection. Toolern Vale constitutes a settlement which is disconnected from any of the larger urban settlements/townships in the City of Melton. Gisborne Melton Road is the main connection to Gisborne to the north and Melton Township to the south, while Diggers Rest‐Coimadai Road forms the main connection to Diggers Rest to the west (accommodating the nearest train station). The area consists of approximately 40 lots, and an approximate population of 110 people (based on ABS Census data). The settlement contains minimal services including a primary school, community hall, second‐hand store, and general store with service station on the north side of Diggers Rest‐ Coimadai Road, and tennis courts/ playground and war memorial on the southern side. As is often the case with settlements of this size, residents would access services in Melton Township (11km south of Toolern Vale) or Gisborne (15 km to the north). The settlement pattern of Toolern Vale has been compacted into a triangular format, constituting three internal local streets, which has resulted in a range of lot sizes and shapes. Larger and deeper lots are generally located along Gisborne Melton Road and consist of large landscape buffered verges and setbacks. Toolern Vale typifies a rural settlement with unsealed or rural standard roads and with minimal public realm amenities such as footpaths, lighting, drainage etc. The township is characterised by a range of low‐density residential housing stock and, although the history of the township dates back to the mid‐1800s, the housing stock within Toolern Vale predominantly dates from the 1980s to 1990s. A variety of detailing, materials and typologies are present, mostly consisting of brick or weatherboard with pitched or gabled roofing. The streetscapes are considered to be narrow and contained due to the dominating canopy vegetation, informal streetscapes and slight undulating topography. In considering all of these residential character attributes, and noting that era and lot sizes are the key drivers, Toolern Vale has been categorised into a single broad character area. Further details of the Toolern Vale character assessment are provided in Appendix B. 4.8
Implications for the Strategy Residential character is considered to be important in the designation of the new residential zones, particularly the Neighbourhood Residential Zone. The following Chapter identifies the Change Areas for the City of Melton, and takes into consideration the residential character assessment presented in this Chapter and in Appendix B. Essential Economics Pty Ltd 59 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 5
IDENTIFYING THE FUTURE RESIDENTIAL CHANGE AREAS This Chapter identifies the future residential change areas for the established areas of the City of Melton. 5.1
Overview of the Future Residential Change Areas One of the core objectives of the Melton Housing Diversity Strategy is to provide Council with appropriate tools to plan future residential communities with greater certainty. Part of the initial process in developing such tools involved the designation of the existing residential areas of the City of Melton into applicable existing character areas, as identified in Chapter 4 and Appendix B. By building upon this residential character analysis, future Change Areas were designated following further detailed analysis of appropriate and suitable locations for more intensive forms of residential development. The designation of the future residential Change Areas was specifically guided by the new suite of residential zones (refer Section 1.2) and the intensity of future development outcomes these zones seek to facilitate. Accordingly, the three applicable residential zones and their anticipated development outcomes can be summarised as follows: 
Limited Change Area: 
Incremental Change Area: General Residential Zone (GRZ) 
Substantial Change Area: Residential Growth Zone (RGZ) Neighbourhood Residential Zone (NRZ) As part of the designation of future Residential Change Areas, it should be clearly understood that neighbourhood character is not a static element and by its very nature will change and evolve over time. Accordingly, the outcomes of this study seek to provide guidance to appropriately manage the process of evolution of residential neighbourhood character, and noting that the degree of change likely within the City of Melton will not be the same for all locations and areas. The designated future residential Change Areas build on the existing planning policy framework and the format of the reformed residential zones, which Councils are required to translate in the Planning Scheme by 1 July, 2014. The Change Areas identified in this report nominate those areas that have the ability to accommodate higher residential infill development, balanced against those areas that are more appropriate for lower levels or minimal levels of residential infill development. Specifically, those areas that will be encouraged for high levels of residential change relate to their location and accessibility to activity centres and public transport, while those areas that Essential Economics Pty Ltd 60 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T are slightly more isolated in terms of activity centres, public transportation etc., are expected to accommodate lower levels of residential change. As described at Chapter 4 and in Appendix B, the existing neighbourhood character areas were determined through a process of the identification of unifying elements relating to location, era, road alignment, building materials, landscape quality etc. These character areas were identified to assist with understanding existing neighbourhood character. However, in order to provide a meaningful neighbourhood character policy, it should be clearly understood that it is important to not simply devise ‘future character area statements’ to correspond exactly with the designated existing neighbourhood character areas. As such, the designated future residential Change Areas are spatially mapped based on their locational attributes and opportunity to accommodate future change, meaning that in many instances their boundaries do not accord with the boundaries of designated existing neighbourhood character areas. Another important issue for the Strategy is to ensure the designated future residential Change Areas, and particularly those with higher scope for change, should be grounded in sound planning policy. In accordance with a well‐documented and accepted planning policy position, areas nominated for higher levels of change should have good accessibility to activity centres and associated public transport (i.e. the PPTN). Accordingly, those areas that are closely located to public transport, commercial centres, facilities and services, are deemed to have a high degree of accessibility, and therefore are more suitably located to accommodate higher rates of residential change and to service the needs of future occupants. In order to spatially consider the application of such principles, an analysis of accessibility was undertaken, including convenient walkability to activity centres/ services and access to public transport etc. The outcomes of the analysis are shown in Figures 5.1, 5.2 and 5.3, which identify the ‘areas of influence’ which have been considered in identifying the residential Change Areas. Likewise, to ensure that the future Residential Areas are grounded in sound planning policy, the following principles have been applied: 
The areas with good to excellent accessibility and proximity to activity centres are nominated for higher levels of change (i.e. the substantial change and incremental change areas). 
At the other end of the scale, those areas that are not as well located to activity centres are nominated as being appropriate for a lower rate of change (i.e. limited change area). 
The ‘limited change’ designation has also been applied to areas with a distinctive pattern of development and/or consistent character which, within the context of the City of Melton, includes subdivision estates with larger lots (i.e. greater than 1,000m2) and lower density styled estates. Essential Economics Pty Ltd 61 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 5.1: Melton Township, Areas of Influence Essential Economics Pty Ltd 62 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 5.2: Diggers Rest, Areas of Influence Essential Economics Pty Ltd 63 CITY OF MELTON HO U S ING DI V E RSI T Y ST R AT EGY BA C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U E S A S S E S S M E N T Figure 5.3: Caroline Springs, Areas of Influence
CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 5.2
Methodology in Determining Change Areas The methodology and key principles adopted in identifying the future residential Change Areas are summarised below. However, for clarity it is reiterated that the designated future residential Change Areas are tied specifically to the reformed residential zones, and the intensity of future development outcomes they seek to facilitate. The methodology adopted for the application of the Neighbourhood Residential Zone (NRZ, Limited Change), General Residential Zone (GRZ, Moderate Change) and Residential Growth Zone (RGZ, Substantial Change) to the existing residential areas of the City of Melton is based on the following principles: 
Focus the use of the Residential Growth Zone to the Principal Activity Centres and PPTN transports nodes, based generally ‐ but not exclusively ‐ on a 400‐metre radius walking distance. 
Align the boundary of the Residential Growth Zone to logical and defendable boundaries, i.e. major roads, open public reserves, modifications to land use and zoning etc. 
Exclude the use of the Residential Growth Zone from areas surrounding Neighbourhood Activity Centres which are not located near a train station or public transport interchange. 
Apply the Neighbourhood Residential Zone to areas with a distinctive pattern of development and/or consistent character within the context of the City of Melton, i.e. larger lots (greater than 1,000m2), lower density styled estates etc. 
Apply the Neighbourhood Residential Zone to isolated subdivisional estates / township settlements, which is consistent with published briefing material from DTPLI on the appropriate application of the new residential zones. 
Apply the General Residential Zone to the balance of existing residentially zoned land which is not designed within areas of either the Residential Growth Zone or the Neighbourhood Residential Zone. 
Broadly confirm the designated future Change Areas against the commentary and feedback received during the various consultation phases throughout the project. The designated Change Areas have evolved throughout the preparation of the Strategy and have taken into consideration consultation with key stakeholders and the wider community. Essential Economics Pty Ltd 65 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 5.3
City of Melton Residential Change Areas In general terms, the areas designated for substantial change and which will broadly reflect the Residential Growth Zone are located around the Melton Town Centre, the Melton South Train Station and the Caroline Springs Town Centre. The draft residential Changes Area for the Melton Township, Caroline Springs and Surrounds and Diggers Rest are illustrated in Figures 5.4, 5.5 and 5.6. 5.4
Implications for the Strategy The future residential Changes Areas identified in this Chapter reflect the potential areas designated for the new residential zones. Although some areas may be identified as having potential to accommodate substantial change or significant levels of residential infill development, this does not necessarily mean they will be developed into medium or higher‐density residential areas in the near term. The designation of areas for substantial change reflects the notion that they are well located for higher‐density residential development. A variety of other factors need to align in order to achieve an increase in residential densities, including the availability of willing land owners, the ability to amalgamate sites, whether demand for higher density development exits, the general state of the economy and residential markets, etc. It is also important to note that the areas designated for incremental change can also accommodate some forms of medium‐density development. The following Chapter assessed the extent of housing that could be developed within each of the areas designated for limited, incremental and substantial change. Essential Economics Pty Ltd 66 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 5.4: Melton Township, Residential Change Areas Essential Economics Pty Ltd 67 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 5.5: Caroline Springs and Surrounds, Residential Change Areas
Essential Economics Pty Ltd 68 CITY OF MELTON HO U SI NG DI V E RSI T Y ST RAT E GY B A C KG RO U N D R E P O RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Figure 5.6: Diggers Rest, Residential Change Areas Essential Economics Pty Ltd 69 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 6
C A PA C I T Y A N A LY S I S F O R R E S I D E N T I A L CHANGE AREAS This Chapter provides an assessment of the housing capacity in the residential Change Areas identified in Chapter 5, and includes a detailed assessment of the potential for each Change Area to accommodate different dwelling types over the next 20 years. 6.1
Considerations for Estimating Dwelling Capacity in Change Areas Dwelling capacity estimates have been prepared having regard for the different principles and urban form identified for each Change Area (refer Chapter 5). The assessment of future dwelling capacity takes into to consideration a range of factors likely to influence the availability of residential property for development. The assessment of dwelling capacity for each of the three Change Areas takes into account the following: 
Available vacant and redevelopment development sites 
Age of residential building stock and potential ‘turnover’ rates for redevelopment 
Potential residential densities. These factors are outlined below in terms of implications for the dwelling capacity assessment. Other factors such as applicable zoning, building permit applications, consultation with Council officers etc, have also been considered in the analysis. Development Sites in the Change Areas Vacant land plays an important role in determining future housing supply in the City of Melton. An immediate source of dwelling supply includes ‘regular’ vacant sites in the Change Areas which reflect conventional residential lots (i.e. up to 2,000m2), together with major vacant sites on identified RGZ land of 5,000m2 and larger. However, only a limited supply of large vacant and redevelopment development sites exist within the identified RGZ, and this has a negative impact on the estimates of capacity for higher density housing. In addition, larger residential estates located within the Change Areas contain vacant residential development sites, such as Botanica Springs and Maplewood, and these sites will also be a key source of future dwelling supply in the Change Areas. Essential Economics Pty Ltd 70 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Age of Dwelling Stock The age of dwelling stock has been estimated based on data provided by Council showing year of subdivision. Table 6.1 provides an indication as to the extent of existing aged dwelling stock which may potentially be redeveloped into new housing. Approximately 34% of all dwellings in the three Change Areas were constructed prior to the year 2000, with the identified NRZ containing the highest share of older dwelling stock. It is generally understood that dwellings which are approximately 30 years or older are more likely to be demolished and re‐developed to incorporate additional housing stock, such as through the creation of dual occupancy or detached villas, etc. Table 6.1: Number of Dwellings by Age in Change Areas, 2012 Change Area Pre‐2000 2000 and onwards Residential Growth Zone 1,490
2,570
General Residential Zone 11,550 22,230 Neighbourhood Residential Zone 580 1,220 Total 13,620
26,020
Source: City of Melton; Essential Economics. Note: Subdivision date used to determine age of residential stock Total 4,060
33,780 1,800 39,640
Share of Total Stock constructed prior to 2000 37% 34% 32% 34% Having regard for the recent timing of most development within the municipality, urban regeneration and renewal are expected to be minor, yet important, contributors of new supply in the Change Areas. The replacement of ageing dwelling stock provides opportunities to increase housing density, although assumptions of the rate of dwelling turnover in the Change Areas have also been informed by the rates of development being achieved in comparable areas of Melbourne. Residential Density Industry benchmarks have been used to develop forecast dwelling capacity based on an understanding of the scale of new buildings and the extent of residential development likely to be accommodated on sites within each Change Area. An example is the guide prepared by Landcom, shown in Figure 6.1, which is generally accepted in the property industry as an appropriate indication of the interaction between residential development formats and dwelling density. Constrained Land Estimates of dwelling capacity do not take into consideration environmental constraints associated with individual sites, unless it is obvious that residential development is unlikely to occur. For example, it is most unlikely that residential development will occur on land zoned for residential purposes which has been designated for a major highway, recreation reserve, drainage reserve, education or located in a protection area. Further research into the Essential Economics Pty Ltd 71 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T development constraints of major vacant development land may be required in the future, and may identify some opportunities for residential development not identified in this analysis. Likewise, the potential to rezone existing land to accommodate residential uses has not been included in this residential capacity assessment. Figure 6.1: Residential Density Guide for New Development Source: 6.2
Landcom, Residential Density Guide Dwelling Capacity in the Identified RGZ Areas Methodology For Residential Growth Zone (RGZ) areas, new dwelling capacity has been determined with reference to the following potential sources of new housing stock: 
Melton, Melton South, Caroline Springs -
‘Regular’ vacant sites to be developed for predominantly townhouses at approximately 40 dwellings/ha. -
Renewal of older stock, with an assumption that approximately a net change of 21 dwellings per annum will occur in these areas. This assumption is based on an average of seven applications per annum and an average of three (net) additional dwellings per application, and is applied to dwellings around 30 years old. This will include a mix of apartments, townhouses and detached dwellings. Essential Economics Pty Ltd 72 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Major development sites, which includes three key development sites at Caroline Springs. Existing major development sites (ie, over 5,000m2) to be developed for townhouses and apartments at approximately 75 dwellings/ha. -
For the purpose of this assessment, the estimated dwelling capacity for RGZ in the City of Melton includes Comprehensive Development Zoned (CDZ) land in Caroline Springs (refer Section 6.5). Outcomes The RGZ has potential to supply approximately 890 net new dwellings over the period 2011 to 2031, as summarised in Table 6.2. The renewal of RGZ areas will occur in the two RGZ areas identified for the Melton Township, noting that no dwellings older than 30 years exist in the Caroline Springs RGZ. Based on the assumption of seven applications per annum are approved by Council each year in their RGZ areas, and having regard for the 1,490 existing dwellings which are approximately 30 years or older (refer Table 6.1), it is estimated that 9% of the RGZ older housing stock will be turned over during the next 20 years. Residential development on existing vacant lots within the area would provide approximately 270 new dwellings, while major development sites in Caroline Springs will also be important sources of new dwelling supply contributing approximately 190 dwellings, including the provision of some housing diversity in the form of apartments. Table 6.2: Residential Growth Zone, Potential Net New Dwelling Supply to 2031 Residential Growth Zone Detached Semi‐detached Units/Apartments Major Development Sites 0
40
150 Regular vacant sites 90 100 80 Urban renewal 110 210 110 Total Potential Dwelling Supply 200 350 340 Source: Essential Economics Note: Analysis includes Comprehensive Development Zoned land in Caroline Springs 6.3
Total 190
270 430 890 Dwelling Capacity in the Identified GRZ Areas For General Residential Zone (GRZ) areas, new dwelling capacity has been determined with reference to the following potential sources of new housing stock: 
Small vacant sites (ie, under 2,000m2) to be developed for detached dwellings (75%) and townhouses (25%) at approximately 30 dwellings/ha, noting that many of the smaller sites are located in established residential areas in close proximity to the municipality’s activity centres or key transport infrastructure. 
Large vacant sites (ie, over 2,000m2) to be developed for detached dwellings (90%) and townhouses (10%) at approximately 15 dwellings/ha, noting that many of the large sites are located on the periphery of the townships. Essential Economics Pty Ltd 73 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 
Renewal of older housing stock. Approximately 15 applications per annum to 2021, increasing to 29 applications per annum beyond 2021 based on expectations of the turnover of existing housing stock, with an average of 3 new dwellings per application incorporating a mix of detached dwellings and townhouses. 
Discussions with City of Melton planning officers indicate potential exists for new detached dwellings in large greenfield estates within the identified GRZ areas. Where possible, actual estimates of lot numbers for estates such as Botanica Springs, Arnolds Creek, Peppermint Grove and The Pinnacle have been incorporated into the capacity estimate. Outcomes Large areas identified for GRZ have the potential to supply approximately 9,990 net new dwellings in the period 2011 to 2031, as shown in Table 6.3. Large vacant sites are expected to provide a large share of potential new supply in the coming years, potentially accommodating 7,460 new dwellings. Smaller vacant lots tend to be located in closer proximity to established activity areas and other infrastructure. Similarly to the RGZ, the Melton township will be a key focus for identifying urban renewal opportunities in the GRZ Change Area. The renewal of existing stock in the identified GRZ Change Area can potentially accommodate an additional 880 new dwellings in the next 20 years, noting that some dwellings in the eastern parts of the municipality will also have housing stock approaching 30 years just prior to 2030. Forecasts for the renewal of existing stock assume approximately 15 applications are approved by Council each year in GRZ areas to 2021, with an additional 14 applications approved between 2021 and 2031. Having regard for the 11,550 existing dwellings in this area aged around 30 years during this period, it is estimated that around 8% of older dwelling stock in the GRZ will be turned over during the 2011 to 2031 period. Table 6.3: General Residential Zone, Potential Net New Dwelling Supply to 2031 General Residential Zone 2
Large vacant sites (>2,000m ) 2
Small vacant sites (<2,000m ) Urban renewal Total Potential Dwelling Supply Source: Essential Economics 6.4
Detached 6,710 1,240 660 8,610
Semi‐detached 750 410 220 1,380
Units/Apartments 0 0 0 0
Total 7,460 1,650 880 9,990
Dwelling Capacity in the Identified NRZ Areas For the identified Neighbourhood Residential Zone (NRZ) areas, new dwelling capacity has been determined with reference to the following potential sources of new housing stock: 
Large vacant sites (ie, over 1,000m2) to be developed for a maximum of two dwellings. Essential Economics Pty Ltd 74 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 
Renewal of older housing stock. An assumption that an average of one application per annum to 2021, increasing to two applications per annum beyond 2021 based on expectations of the turnover of existing housing stock, with an average of only one net additional detached dwelling per application. Outcomes Additional dwelling supply in the identified NRZ will also be generated by development on the existing vacant allotments of over 1,000m2 (320 dwellings), and a small allowance is also made for some very minor subdivision of ageing NRZ lots ‐ noting that lifestyle lots play an important role in providing housing choice and diversity to residents of the City of Melton. Overall, the identified NRZ has the potential to supply approximately 350 new dwellings in the City of Melton over the next 20 years, as shown in Table 6.4. Table 6.4: Neighbourhood Residential Zone, Potential Net New Dwelling Supply to 2031 Neighbourhood Residential Zone Large vacant sites (>1,000m2) Urban renewal Total Potential Dwelling Supply Source: Essential Economics 6.5
Detached 320
30
350 Semi‐detached 0
0
0 Units/Apartments 0
0
0 Total 320
30
350 Dwelling Capacity for Comprehensive Development Zoned Land in Caroline Springs For the purpose of this assessment, the estimated dwelling capacity for the RGZ in the City of Melton includes Comprehensive Development Zoned (CDZ) land in Caroline Springs. While limited opportunities for higher‐density development exist in the municipality, Caroline Springs is a location where demand for such form of development does exist, as evidenced by the recent development of various multi‐storey apartment developments. 6.6
Dwelling Capacity for Eynesbury Estimates for dwelling capacity at the Eynesbury settlement are significantly influenced by the precinct’s Development Plan which indicates additional forecast stock of approximately 4,000 lots. Having regard for the current Mixed Use zoning and the strict design guidelines applied to the lifestyle‐based estate, the balance of development capacity in the Eynesbury township is forecast to comprise an unknown mix of detached and semi‐detached dwellings. 6.7
Summary of Capacity Assessment and Implications The total net new dwelling supply capacity of the identified Change Areas in the period 2011 to 2031 is estimated to be in the order of 11,230 dwellings, as shown in Table 6.5. Essential Economics Pty Ltd 75 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Table 6.5 also provides an indication of potential dwelling capacity by dwelling type. The distribution of dwelling type is indicative only, and would change depending on the eventual development outcomes achieved at an individual site basis. Table 6.5: Potential Net New Dwelling Supply to 2031, Total Change Areas Change Area Detached
Semi‐detached
Units/Apartments Total Residential Growth Zone 200 350 340 890 (6%) General Residential Zone 8,610
1,380
‐
9,990 (66%)
Neighbourhood Residential Zone Sub‐total: Change Areas 350 ‐ ‐ 350 (2%) 9,160
1,730
340
11,230 (74%)
Eynesbury 4,000 (26%) Total Potential Dwelling Supply Source: Note: 15,230 Essential Economics Dwelling capacity for the Residential Growth Zone includes land zoned Comprehensive Development Zone in Caroline Springs. Figures rounded. By 2031, the GRZ has the capacity to provide the greatest supply of net new dwellings (66%), while the large majority of new dwelling supply in the Change Areas may be provided in the form of detached dwellings (82%, excluding future supply at Eynesbury). Large tracts of GRZ land within the Change Areas, together with development at Eynesbury, are expected to account for the majority detached dwelling supply. The development of small vacant sites in proximity to key infrastructure will also be expected to play an important role in providing this form of housing. Approximately 1,730 semi‐detached dwellings can be supplied generally across the combined Change Areas, noting that this form of development is not deemed appropriate for lots within the identified NRZ areas, in accordance with the objectives of the zone. The identified GRZ area is likely to be able to provide around 1,380 new semi‐detached dwellings. Only a limited supply of higher‐density dwellings is identified in the RGZ (including CDZ land in Caroline Springs), with the estimated capacity for only 340 units/apartments. This limited supply has a significant impact on the estimated capacity for higher density residential formats. As a consequence, the Strategy should identify ways in which future opportunities for higher‐density housing can be supplied with the RGZ and in the CDZ in Caroline Springs. These may include the following: 
Encourage the amalgamation of smaller sites to form major development sites. 
Encourage the development of higher‐density formats within activity centres, where the land use zoning permits. 
Identify potential future residential areas that area currently not zoned for residential, but where the current use is no longer deemed appropriate or suitable. This should only occur where a demonstrable demand for higher‐density development in the particular area can be identified. Essential Economics Pty Ltd 76 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 7
FORECAST RESIDENTIAL DEMAND An assessment of forecast demand for dwellings by type in the City of Melton over the next 20 years is provided in this Chapter. These findings are based on household forecasts prepared by id Consulting specifically for the City of Melton, DPCD’s Victoria In Future 2012 forecasts, and an analysis of recent trends in building approvals data. A particular focus is the preparation of forecast dwelling demand for the identified Change Areas, and an assessment of whether or not the dwelling capacity within the Change Areas (as identified in Chapter 6) is sufficient. In addition, analysis on the potential future demand for specialised residential markets is also provided. 7.1
Forecast Household Types in the City of Melton, 2011‐2031 Forecasts of the types of households in the City of Melton have been prepared in order to assess the likely mix of dwelling types required in the municipality over the next 20 years. These forecasts have been based on data prepared by id Consulting and DPCD. id Consulting Household Forecasts Table 7.1 shows the forecast households by household type for the City of Melton based on the forecasts prepared by id Consulting. Overall, the number of households in the City of Melton is expected to increase from 37,570 in 2011 to approximately 86,550 households in 2031, representing an increase of +48,890 households which need to be accommodated in the municipality over the next 20 years. Table 7.1: Household Type Trends, City of Melton, 2006‐2031 (No. Households) Household Type 2006 Couple families with dependents 12,090 Couples without dependents 6,720
Group households 530
Lone person households 4,010 One parent family 3,360 Other families 530 Total Households 27,240 Source: id Consulting (reviewed 3 May 2012) 2011 2031 16,600 9,540
1,200
5,020 4,500 700 37,570 34,510 22,830
2,170
16,310 9,070 1,650 86,550 Essential Economics Pty Ltd 77 Change
2006‐2011 +4,510 +2,820
+670
+1,010 +1,140 +170 +10,330 Change 2011‐2031 +17,910 +13,290 +970 +11,290 +4,570 +950 +48,980 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Table 7.2 summarises the change in household types by suburb over the period 2011 to 2031 (refer Figure 2.1 for geographical boundaries). The data highlights the changing nature of households in the municipality over the next 20 years, noting the following in particular: 
The majority of household growth is forecast for greenfield development areas. For instance, over the next 20 years the suburbs of Toolern, Rockbank North Growth Area, Plumpton Growth Area, Melton West, Rockbank Growth Area and Brookfield are forecast to account for 74% of the increase in households, including 86% of growth in households with couple families with dependants. These key growth suburbs are likely to accommodate a share of growth beyond 2031. 
Only limited growth is forecast in the recently developed suburbs of Caroline Springs, Hillside, Burnside, Taylors Hill and Burnside Heights, as the available land for development becomes exhausted. Combined, these suburbs are forecast to account for only 8% of new households to 2031. These suburbs are forecast to experience a decline in the number of households containing couples with children. 
The suburbs of Melton and Melton South are forecast to accommodate a limited share of household growth, accounting for only 5% of the total increase in households in the municipality. Lone person households are expected to account for the highest share (39%) of household growth. Table 7.2: Additional Households by Type, City of Melton, 2011‐2031 Suburb Couple families with dependents +5,260 Couples without dependents Group h’holds Toolern +4,000 +280 Rockbank North +3,140 +1,460 +140 Growth Area Plumpton Growth +2,360 +1,250 +100 Area Melton West +1,300 +950 +50 Rockbank Growth +1,700 +1,250 +80 Area Brookfield +1,610 +790
+90
Eynesbury +1,230 +990 +70 Township +910 +440 +40 Diggers Rest Melton South +430 +330 +40 (Existing) Caroline Springs ‐140 +590
+50
Kurunjang +120 +270
+10
Taylors Hill +90 +280 0 Burnside +110 +230 +10 Hillside ‐330 +290 0 Melton +120 +70 +20 Burnside Heights ‐30 +60
‐10
Northern Rural +20 +30
0
Southern Rural 0 +30 0 City of Melton +17,910 +13,290
+970
Source: id Consulting (reviewed 3 May 2012) Note: ‘h’holds’ refers to households; Figures are rounded Lone person h’holds One parent family Other families Total h’holds +1,860 +1,080 +340 +12,820 +950 +680 +130 +6,500 +780 +490 +110 +5,090 +1,510 +480 +50 +4,340 +490 +370 +90 +3,980 +850
+320
+50 +3,720
+530 +250 +70 +3,140 +530 +240 +50 +2,200 +690 +270 +30 +1,790 +910
+520
+490 +160 +560 +210 +190
+30
+20 +11,290
+130
+60
+50 +20 ‐20 +80 +40
0
0 +4,570
0 +10 0 +10 +10 +10 ‐20 0 0 +950 +1,550
+1,000
+910 +530 +510 +510 +230 +90 +50 +48,980
Essential Economics Pty Ltd 78 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Comparison with DPCD Household Forecasts Household forecasts presented in Victoria in Future 2012 (DPCD) are conservatively low compared to those prepared by id Consulting. The modelling process used for producing these forecasts differs slightly: id Consulting produce small‐area forecasts based on a 'bottom‐up' approach, with all assumptions being derived from a local perspective, whereas the DPCD forecasts are predominantly based on assumptions on development and demographic trends at a macro level. DPCD forecast an increase of approximately +42,650 households in the City of Melton over the 2011 to 2031 period, which is 6,330 households or ‐13% below the increase of +48,980 households forecast by id Consulting. In regard to the distribution of households by type, id Consulting forecast a greater share of couple families with dependants (37%) compared to the DPCD forecasts (30%). A comparison the two sets of household forecasts are shown in Table 7.3. Table 7.3: Comparison for Forecast Household Growth, 2011‐2031 Household Type DPCD Forecasts
Change, 2011‐2031 % id Consulting Forecasts Change, 2011‐2031 % Couples without dependents 12,420 29% 13,290 27% Couple families with dependents 12,720
30%
17,910
37% One parent family 5,680 13% 4,570 9% 340 1% 950 2% 10,570
25%
11,290
23% 920 2% 970 2% 42,650
100%
48,980
100% Other families Lone person households Group households Total households (No.) Source: id Consulting (reviewed 3 May 2012); DPCD, Victoria in Future, 2012 The two sets of forecasts provide an indication of the potential requirement for new dwellings to accommodate the changing household structure in the City of Melton. These household forecasts are used as the basis for estimating the future dwelling requirements in the City of Melton and in the identified Change Areas in the following Sections. To this extent, the DPCD forecasts represent the Low Scenario and the id Consulting forecast represent the High Scenario. 7.2
Forecast Dwellings for the City of Melton, 2011‐2031 Forecast new dwelling requirements over the period 2011 to 2031 for the City of Melton by the household type are shown in Table 7.4. These forecast dwelling requirements have been prepared with reference to the household forecasts presented in Section 7.1 and take into consideration that not all dwellings are Essential Economics Pty Ltd 79 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T occupied at any one time. Dwellings may be unoccupied for a number of reasons (eg. under‐
repair, awaiting sale, or derelict). Thus, noting that 6.5% of dwellings in the City of Melton were vacant at the time of the 2011 Census, a vacancy rate of 6.5% has been applied to the forecast household requirements shown earlier in Section 7.1. Table 7.4 shows the number of dwellings required to accommodate forecast household growth, including an allowance for vacant dwellings. In total, a forecast supply of between 45,600 and 52,400 new dwellings is required to accommodate forecast household demand in the City of Melton by 2031. This equates to approximately 2,300 to 2,600 new dwellings a year over the next 20 years. Table 7.4: Forecast Dwellings Requirements by Household Types, City of Melton, 2011‐2031 Household Type Low Scenario High Scenario Couples without dependents +13,280 +14,210 Couple families with dependents +13,600
+19,160 One parent family +6,070 +4,890 Other families Lone person dwellings +360
+1,020 +11,300 +12,070 Group dwellings +980 +1,040 Total Dwellings +45,590 +52,390 Annual change, 2011‐2031 +2,280 +2,620 Source: 7.3
id consulting (reviewed 3 May 2012); DPCD, Victoria in Future, 2012; ABS, Census of Population and Housing, 2011; Essential Economics Forecast Dwellings in the Residential Change Areas, 2011‐
2031 In total, approximately 15% of future dwelling demand in the City of Melton is expected to be directed to the identified Change Areas (excluding Eynesbury, but including the CDZ land in Caroline Springs). Based on this, the forecast demand for new dwellings in the residential Changes Areas over the next 20 or so years is estimated to be in the order of 7,100 to 7,700 dwellings, as shown in Table 7.5. The share of dwelling demand varies between household types. For instance, the Change Areas – which are more likely to accommodate medium‐ to high‐density development ‐ are forecast to accommodate approximately 30% of lone person household dwellings; dwelling types such as units and apartments tend to cater for smaller households. Conversely, the Change Areas are forecast to accommodate a smaller share of dwellings for couple families with dependents, as these households will be more attracted to the residential product offered in the growth areas of the municipality. Estimates of dwelling demand for the Change Areas take into account the share of forecast household growth at small area levels as projected by id Consulting. In addition, the forecasts also take into consideration that although the Change Areas have accounted for a significant Essential Economics Pty Ltd 80 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T proportion of residential development in the past, this share of development will decline in the near future as vacant, easily developable greenfield development sites become exhausted, and increased competition from new estates in the designated PSP areas become available for development. Table 7.5: Forecast Dwellings Requirements in Residential Change Areas by Household Types, 2011‐2031 Forecast Share of Dwellings in Low Scenario High Scenario the Residential Change Areas, No. Dwellings No. Dwellings 2011‐2031 Couples without dependents 15%
2,000
2,100 Couple families with dependents 5%
700
1,000 One parent family 15% 900 700 Other families 5% ‐ 100 Lone person households 30% 3,400 3,600 Group households 15% 100 200 Total Dwellings 15% 7,100 7,700 Source: id Consulting (reviewed 3 May 2012); DPCD, Victoria in Future, 2012; ABS, Census of Population and Housing, 2011; Essential Economics Household Type Based on the above expectation that 15% of dwelling demand to 2031 will be in the residential Change Areas, it is reasonable to expect that the majority of the balance of 85% of residential dwelling demand will be directed to residential estates in the UGZ, while a small proportion may be directed to the rural parts of the municipality. On this basis, it is estimated that future demand for new dwellings in the balance of the City of Melton will amount to approximately 38,400 to 44,700 dwellings over the 2011 to 2031 period. These figures are shown in Table 7.6. Having regard for an estimated supply of 37,275 residential dwellings in the five approved PSPs areas (refer Table 1.1), and noting that a further 13 PSPs are still to be prepared, a more than sufficient supply of land in the UGZ exists to accommodate forecast demand over the next 20 or so years. Table 7.6: Forecast Dwellings Requirements in the City of Melton, 2011‐2031 Total Dwelling Demand, 2011‐2031 Location Low Scenario
Average Annual Dwelling Demand High Scenario Low Scenario
High Scenario Residential Change Areas +7,100
+7,700
+355
+385 Balance of the City of Melton +38,400 +44,700 +1,920 +2,235 City of Melton +45,500
+52,400
+2,275
+2,620 Source: 7.4
id Consulting (reviewed 3 May 2012); DPCD, Victoria in Future, 2012; ABS, Census of Population and Housing, 2011; Essential Economics Dwelling Type Definitions For the purpose of this report, an analysis of dwelling trends has been undertaken, based on ABS Census data. The following definitions are used by the ABS to classify each broad classification of dwelling type. Essential Economics Pty Ltd 81 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 1.
Separate house This is a house which is separated from other dwellings by at least half a metre. A separate house may have a flat attached to it, such as a granny flat or converted garage (the flat is categorised under Flat, unit or apartment ‐ see below). The number of storeys of separate houses is not recorded. Also included in this category are occupied accommodation units in manufactured home estates which are identified as separate houses. 2.
Semi‐detached, row or terrace house, townhouse, etc. These dwellings have their own private grounds and no other dwelling above or below them. They are either attached in some structural way to one or more dwellings, or are separated from neighbouring dwellings by less than half a metre. 3.
Flat, unit or apartment This category includes all dwellings in blocks of flats, units or apartments. These dwellings do not have their own private grounds and usually share a common entrance foyer or stairwell. This category also includes flats attached to houses such as granny flats, and houses converted into two or more flats. Note on Use of ABS Dwelling Type Data Discussions with ABS staff indicate that the individual Census collector is responsible for classifying each house according dwelling type. The consultant understands from these discussions that interpretation of dwelling types can differ marginally between Census collectors. For this reason, although the consultant has undertaken a detailed assessment of the historical trends in dwelling by type in the City of Melton based on ABS data, the forecasts of dwelling mix are also informed by a range of other inputs. This approach reflects a strong degree of confidence in the quality of the ABS data in understanding dwelling change across Melbourne, but the need for caution in forecasting future outcomes solely on the basis of existing trends is highlighted. 7.5
Household and Dwelling Types for New Households in the City of Melton The propensity of different types of households to live in different types of dwellings is shown in Table 7.7 for the City of Melton, and this is based on analysis of ABS data for households that had moved between 2006 and 2011. On the one hand, the analysis shows that 94% of couple households with dependents recently moved to a separate house, and only 5% moved to a semi‐detached, row or terrace house, townhouse. Essential Economics Pty Ltd 82 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T On the other hand, semi‐detached, row or terrace houses, townhouses (17%) and flats, units or apartments (8%) were more popular with lone‐person households. Interestingly, separate houses still accounted for the vast majority (75%) of households who moved houses between 2006 and 2011. This may in part be a reflection of the dwelling stock available. In effect, while detached housing (single dwellings) remains the dominant dwelling type in the municipality, to a certain degree a share of all household types are prepared to reside in higher‐density housing formats, including semi‐detached building stock (eg, townhouses). Table 7.7: Household and Dwelling Types for the City of Melton that Moved Between 2006 and 2011 Dwelling Type Couples Couple One Other Lone person Group without families with parent families households households dependents dependents family Total
Separate house 86% 94% 86% 81% 75% 83% 87% Semi‐detached, row or terrace house, townhouse etc 11% 5% 10% 14% 17% 13% 9% Flat, unit or apartment Total 3% 1% 5% 5% 8% 4% 3% 100% 100% 100% 100% 100% 100% 100% Source: ABS Census, 2011 7.6
Forecast Dwelling Demand by Household Type in the Change Areas, 2011‐2031 Indicative Distribution of Demand for Dwelling Types An indicative distribution for the future demand for new dwellings in the residential Change Areas is provided below, based on analysis of the distribution of households by dwelling types presented in Section 7.5, together with the general observation of an increasing acceptance of medium‐ to high‐density development in established areas: 
Separate house: 70‐75% 
Semi‐detached, row or terrace house, townhouse etc : 15‐20% 
Flat, unit or apartment: 5‐10% Forecast Demand for Dwelling by Type The following listing represents an indicative level of demand by dwelling type in the residential Change Areas over the period 2011 to 2031. This estimate of forecast dwelling demand is based on the forecast total demand for new dwellings of between 7,100 and 7,700 units, and the indicative distribution of dwelling demand by type, as described above. Essential Economics Pty Ltd 83 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 
Separate house: 
Semi‐detached, row or terrace house, townhouse etc : 1,100 to 1,500 dwellings 
Flat, unit or apartment: 5,000 to 5,800 dwellings 400 to 800 dwellings. This listing of dwelling demand is provided as an indication only, as many factors will influence the actual distribution of dwelling types over the next 20 or so years. These factors include the availability of appropriate sites, competition from other major residential locations, government policy decisions, and affordability and the general economic climate. 7.7
Demand and Supply Situation in Residential Change Areas, 2011‐2031 The residential Changes Areas, as identified in Chapter 5, provide sufficient opportunity to cater for the total forecast demand for residential dwellings, taking into consideration the types of dwellings in demand by the various household types who are likely to seek accommodation in the established areas of the City of Melton. For example, the capacity analysis identifies a potential supply of approximately 11,230 dwellings in the Change Areas, and this compares to the forecast demand for 7,100 to 7,700 dwellings over the next 20 or so years. However, based on the indicative distribution of dwellings by type, only limited opportunities for medium to high‐density development exist, compared to forecast demand. For instance, based on existing land use patterns the capacity analysis indicates that capacity for only 340 units/apartments exists in the identified RGZ areas. This compares to an indicative demand of between 400 and 800 units/apartments over the next 20 or so years. For medium‐density development (i.e. semi‐detached, row or terrace house, townhouse etc), a capacity of 1,730 dwellings is identified, while demand over the next 20 years is forecast to be in the vicinity of 1,100 to 1,500 dwellings. Although the distribution of medium and high‐density development within both the capacity and demand assessments is indicative, the analysis highlights that Council should investigate ways in which to enable medium to higher‐density development to occur if future demand for such development eventuates as is forecast in this report. 7.8
Potential Demand for Specialised Residential Markets in the City of Melton Having regard for the forecast ageing and the diverse and changing demographic characteristics of the City of Melton residents, potential for retirement village, aged‐care and social and affordable housing will exist over the next 20 or so years. A summary of the development opportunities for these sectors is presented below. Essential Economics Pty Ltd 84 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Retirement Village and Aged Care Despite families with children being attracted to the growth areas in the City of Melton, a significant ageing of the City of Melton’s population is forecast to occur over the next 20 years. For example, based on id Consulting forecasts for the older population shown in Table 7.8, the City of Melton’s population aged 65 years or over is forecast to increase by approximately 17,000 persons, including approximately 11,800 persons aged 70 years or over. This level of growth in the older population will require the development of appropriate housing, including smaller housing lots, retirement village development and aged‐care facilities, all of which should be located in close proximity to appropriate facilities and services. Table 7.8: Forecast Population Aged 65 Plus Years, 2011‐2031 Year Population Aged 65‐years plus Population Aged 70‐years plus 2011 7,400 4,540 2031 24,450 16,390 +17,050 +11,850 Population change, 2011‐2031 Source: Note: id Consulting Figures rounded Retirement Village Demand Retirement villages are a form of development that caters for independent retirees, typically aged 65 years or over. In general, retirement villages will contain a range of Independent Living Units (ILUs) and a community centre that may contain a range of recreational facilities. A large number of private and not‐for‐profit organisations operate retirement villages, although the industry has undergone a period of consolidation in recent years. Retirement village developers/operators will typically seek locations that are in close proximity to shops and services, medical facilities, public transport, and entertainment/recreational pursuits. In addition, a secure environment is also a major consideration for retirees. The City of Melton already has a significant number of retirement villages, particularly in the eastern parts of the municipality where retirement village developers had been attracted by the availability of vacant greenfield site in relative close proximity to (at the time) planned activity centres. It is anticipated that in the future, retirement village developers will continue to be attracted to greenfield sites in the growth areas of the City of Melton. The extent of retirement village supply in the municipality is illustrated by the ABS data that shows 11% of the City of Melton residents aged 65 years or over live in retirement villages, and that this share is closer to 20% in the eastern part of the municipality. For comparison purposes, this share is around 5% nationally. A high level analysis of the potential demand for retirement living indicates that over the next 20 years potential will exist in the municipality for approximately an additional 1,000 ILUs, Essential Economics Pty Ltd 85 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T provided in possibly 5 to 7 retirement villages (depending on the size of the village). This analysis is based on the following: 
Forecast population growth aged 65 years as shown in Table 7.8. 
An assumed market penetration of 8% of residents aged 65 years and over residing in retirement villages, noting that this share is around 11% in 2011 and is more than double the national share of around 5%. 
A share of 10% of retirement village residents aged younger than 65 years. 
An average household size of 1.3 persons per ILU. 
An existing supply of approximately 700 ILUs in the City of Melton, based on information contained in the ABS 2011 Census. Aged Care Aged‐care is similar to retirement villages, in that it is a specialised industry. However, some key differences exist, including the following: 
Aged‐care provides care services to residents, whereas retirement villages are for independent retirees. 
Aged‐care operators generate the majority of income from obtaining bed licence fees, rather than from property‐related transactions. For this reason, not‐for‐profit organisations account for a large share of operators in the aged care sector, reflecting the limited financial returns compared to investment opportunities otherwise sought by private sector entities. Over the next 20 years demand will develop for an estimated additional 950 aged care beds in the City of Melton. This analysis is based on the following: 
The future national planning benchmark of 80 aged care beds per 1,000 residents aged 70 years or over (based on recent aged‐care sector reforms described in Living Longer. Living Better). 
Supply of approximately 360 aged care beds in the City of Melton at June 2012, based information from the Department of Health and Ageing. 
Forecast population aged 70 years and over as shown in Table 7.8. Social Housing Based on ABS Census data compiled by id Consulting, 1.3% of households in the City of Melton were renting from a ‘social housing’ provider in the form of a State/Territory Government housing authority (generally referred to as public housing) or a housing co‐operative, community organisation or church group. This share is significantly below the average of 2.9% for metropolitan Melbourne. Essential Economics Pty Ltd 86 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Having regard for the forecast growth of between approximately 44,500 and 49,000 new households, it is likely demand for ‘social housing’ as defined above will occur in the future. Assuming a constant share of households renting from a ‘social housing’ provider of 1.3% prevails in the future, demand for an additional ‘social housing’ over the next 20 years will be in the order of 580 to 640 dwellings. Assuming the share increases to an average of 2.9%, demand for an additional ‘social housing’ over the next 20 years would be in the order of 1,300 to 1,400 dwellings. 7.9
Implications for the Strategy Over the next 20 years, an additional +45,600 to +52,400 new dwellings will be required in the City of Melton. The identified residential Change Areas are forecast to account for an additional +7,100 to +7,700 new dwellings, representing around 15% of total forecast demand. This forecast total demand for new dwellings in the identified Change Areas can be accommodated on the basis of a total estimated capacity of approximately 11,230 dwellings in these areas. However, based on the indicative distribution of dwellings by type, only limited opportunities exist for medium to high‐density development compared to forecast demand. Therefore, the Strategy should investigate ways in which to enable increased levels of medium to higher‐
density development to occur if future demand for such development eventuates. This may involve the following: 
Encouraging the amalgamation of smaller sites to form major development sites. 
Encouraging the development of higher‐density formats in activity centres, where the land use zoning permits. 
Identifying potential future residential areas that are currently not zoned for residential, but where the current use is no longer deemed appropriate or suitable. This should only occur where a demonstrable demand for higher density development in the particular area can be identified. In regard to forecast demand for dwellings in the balance of the municipality, land zoned UGZ is sufficient to accommodate future demand. The Strategy will also need to recognise and account for future demand for retirement village, aged‐care and social housing. Essential Economics Pty Ltd 87 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 8
O T H E R C O N S I D E R AT I O N S Engagement and consultation with key stakeholders was undertaken in the preparation of this background report. Targeted consultation with key stakeholders was aimed at identifying potential issues, options and solutions around housing in the City of Melton. Consultation workshops were held in July 2013. This Chapter presents a summary of relevant issues identified during these discussions. Commercial Viability of Apartment Development in Low‐Value Residential Areas A key issue impacting the viability of developing apartments in the two areas identified for RGZ in the Melton Township is that, at the present time, the price of existing conventional low‐
density housing stock for sale is similar to the price achieved with medium or high‐density dwellings. From the buyer’s perspective, the opportunity to purchase a larger, detached dwelling provides an appealing alternative to the purchase of a smaller dwelling for a similar price. Currently, the variation in value between new and existing product is therefore not sufficient to encourage new development. Developers indicated that renewal and re‐development in low‐valued localities is unlikely to be viable in the short‐term due to low sale prices and limited returns on investment. Opportunities for Lifestyle Residential Lots Lifestyle residential allotments are acknowledged as an important component in the municipality’s residential stock. Larger lots provide an important source of housing diversity, and scope may exist to provide additional future lifestyle lots in appropriate areas, as well as affording a level of policy protection to the existing areas. To this extent, the identified Neighbourhood Residential Zone has been applied to these areas and seeks to restrict housing growth and promote urban preservation. Implications of Single‐Dwelling Covenants Select residential precincts are currently subject to single‐dwelling covenants, although these agreements are due to expire in the near future. It is unknown whether property owners burdened by a single‐dwelling covenant are intending to submit planning applications for more extensive sub‐division upon the covenant expiry. Implications of Infrastructure Costs on Preferred Development Locations A perception exists that the Growth Areas Infrastructure Contribution (GAIC) has raised the final sale price, reduced developer margins, and/or lowered the value of the undeveloped land, all of which can make the process of housing development less viable. The added financial obligation impacts on the municipality’s provision of affordable land for housing and employment opportunities. Essential Economics Pty Ltd 88 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Additionally, the infrastructure charge ‐ applicable to greenfield developments ‐ has moderated the competitive advantage of greenfield sites in comparison with infill development options; areas in or close to the three RGZ precincts predominantly have access to existing services without being required to undertake major civil works. Implications of Urban Design on Health Outcomes The Department of Health have indicated that City of Melton residents have a poor health status profile in comparison with Victoria in general, according to a select range of measures such as obesity, life expectancy and incidence of diabetes. The health and wellbeing of residents needs to be taken into consideration when planning for new and established residential areas. Council should encourage developments which maximise physical activity, community cohesion, provide a mix of housing types, and are economically and environmentally sustainable. Potential for Innovative and Adaptable Residential Design Stakeholders indicated interest in exploring new product types in growth areas, such as single dwelling form but with two actual dwellings, European family model, Studio format, and structures such as ‘Soho’ or ‘Fonzee’ flats. These dwelling typologies are reportedly gaining interest in the development community. Adaptable residential design can accommodate and encourage densification, diversity and evolution in the municipality’s housing stock. Essential Economics Pty Ltd 89 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 9
I M P L I C AT I O N S F O R T H E S T R AT E G Y A summary of the main implications for the City of Melton Housing Diversity Strategy is provided below. 1 Regional Context and Background The City of Melton is located on the western fringe of metropolitan Melbourne and planned to undergo significant change over the next 20 or years. Significant urban development is planned in the growth areas of the municipality, in particular for the areas located between the Melton township and Caroline Springs. The future development of these growth areas is being planned by the MPA through the development of Precinct Structure Plans. A major focus of the Strategy is to identify the appropriate locations for residential development and change within the established areas, which will assist in the implementation of the new residential zones. 2 Identification of Residential Change Areas The future Residential Change Areas identified in this background report reflect the potential areas designated for the following new residential zones: 
Neighbourhood Residential Zone (NRZ): areas for limited change 
General Residential Zone (GRZ): areas for incremental change 
Residential Growth Zone (RGZ): areas for substantial change. The identification of the Change Areas is based around planning policy and a residential character analysis. Although some areas may be identified as having potential to accommodate substantial change or significant levels of residential infill development, this does not necessarily mean they will be developed into medium or higher‐density residential areas in the near term. The designation of areas for substantial change reflects the understanding that they are well located for higher‐density residential development. A variety of other factors need to align in order to achieve an increase in residential densities, including the availability of willing land owners, the ability to amalgamate sites, the level of demand for higher density development, the general state of the economy and residential markets, etc. The identified Change Areas will provide Council with the appropriate tools to plan future residential communities with greater certainty. Essential Economics Pty Ltd 90 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 3 Estimated Dwelling Capacity in the Identified Change Areas The total estimated dwelling capacity of the identified Change Areas (including Eynesbury) in the period 2011 to 2031 is in the order of 11,230 dwellings. The table below summarises the dwelling capacity by identified zone and provides an indication of potential dwelling capacity by dwelling type. The distribution of dwelling types is indicative only and would change depending on the eventual development outcomes achieved at an individual site basis. Table 9.1: Dwelling Capacity by Residential Zone and Dwelling Type Change Area Detached
Semi‐detached
Units/Apartments Total Residential Growth Zone 200 350 340 890 (6%) General Residential Zone 8,610
1,380
‐
9,990 (66%)
350 ‐ ‐ 350 (2%) 9,160
1,730
340
11,230 (74%)
Neighbourhood Residential Zone Sub‐total: Change Areas Eynesbury 4,000 (26%) Total Potential Dwelling Supply Source: Note: 15,230 Essential Economics Dwelling capacity for the Residential Growth Zone includes land zoned Comprehensive Development Zone in Caroline Springs One of the key findings of the residential capacity assessment is the limited capacity for medium and higher‐density development. The limited supply of large development sites in the identified RGZ has a significant impact on the estimated capacity for higher density residential formats in this zone. 4 Forecast Dwelling Demand in the Identified Change Areas The identified residential Change Areas (excluding Eynesbury) are forecast to account for an additional +7,100 to +7,700 new dwellings, and represent around 15% of total forecast dwelling demand in the City of Melton to 2031. Based on a total estimated capacity of approximately 11,230 dwellings in the identified Change Areas, forecast total demand for dwellings in the identified Change Areas can be readily accommodated. However, only limited opportunities for medium to high‐density development exist. The Strategy should therefore investigate ways in which to enable medium to higher‐density development to occur if future demand for such development eventuates as is forecast. This may involve the following actions: 
Encouraging the amalgamation of smaller sites to form major development sites. 
Encouraging the development of higher‐density formats in activity centres, where the land use zoning permits. Essential Economics Pty Ltd 91 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 
5 Identifying potential future residential areas that area currently not zoned for residential, but where the current use is no longer deemed appropriate or suitable. This should only occur where a demonstrable demand for higher density development in the particular area can be identified. Growth Areas in the City of Melton will Accommodate the Majority of Future Residential Development New residential estates in the City of Melton’s growth areas have accounted for the majority of residential development over the past 10‐15 years. This pattern of development is expected to continue as the significant areas of land in the Urban Growth Zone develop. The analysis in this report indicates that sufficient land exists in the Urban Growth Zone to accommodate future demand in these locations over the next 20 or so years. 6 Competing Influences of the Growth Areas The established areas in the City of Melton, including the identified Change Areas, will need to compete with the growth areas of the municipality in order to realise the level of demand identified in point 4 above. Since Caroline Springs was first developed in 1999, a significant share of new residential development and associated investment has been directed to the growth areas in the municipality. New residents to these areas are attracted by the new estates and the new facilities that are also developed, including schools, shopping centres, community facilities, etc. These new growth areas in the municipality now represent the areas which achieve the highest property values, while residents in these areas tend to reflect a more affluent socio‐economic profile. Conversely, only limited development and investment has occurred in the established areas of the municipality, including the Melton township. These areas now represent the areas with the lowest property values in the municipality and have achieved below‐average growth in property values since Caroline Springs was initially developed. These low property values mean that the commercial viability of high‐density development in these areas is constrained. With significant areas of new greenfield development planned in the Urban Growth Zone and expected to occur over the next 20 or so years, the ability to attract investment and new residential development to the established areas of the municipality will continue to be a significant challenge. 7 Other Considerations for the Strategy Based on the analysis presented in this background report and consultation with key stakeholders, the Strategy will also need to consider the following: 
The forecast changing demographic of the City of Melton residents and the implications on the demand for specialised housing sectors (i.e. retirement, aged‐care, social, affordable housing, etc). Essential Economics Pty Ltd 92 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T 
The need to provide for a variety of housing types, including large ‘lifestyle’ lots. 
Implications of soon‐to‐expire Single‐Dwelling Covenants which apply to select residential precincts. 
The need to foster innovation in housing design that responds to the changing household types and the need to foster healthy and active communities. Essential Economics Pty Ltd 93 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T APPENDIX A: SUMMARY OF THE REFORMED RESIDENTIAL ZONES Essential Economics Pty Ltd 94 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T Essential Economics Pty Ltd 95 CITY OF MELTON H O U SIN G DIV E RSIT Y ST RAT EGY BAC KG RO U N D RE PO RT: A N A LYS I S A N D I S S U ES A S S ES S M E N T A P P E N D I X B : R E S I D E N T I A L C H A R A C T E R A N A LY S I S Essential Economics Pty Ltd 96 Melton Housing Diversity Strategy
Residential Character Assessments
Introduction
One of the core objectives of the Melton Housing Diversity Strategy is to provide Council with
the appropriate planning tools to plan future residential communities with greater certainty. A
first step in the process it is necessary to assess, categorise and document the existing
residential area of the City of Melton into applicable existing character areas.
The process utilised in undertaking the assessment of existing residential character is outlined
below. Following the identification of existing character areas, a summary assessment table
has been prepared for each which succinctly summarises and articulates the key attributes of
each of the identified character areas.
Methodology
The process which guided the residential character assessments consisted of the following
tasks:





Background research into other residential character assessments in Melbourne,
including the identification of the elements by which residential character was
assessed.
Establishment of key criteria for assessing of existing neighbourhood character.
High level desktop assessment and associated mapping of influential information,
including: zoning, overlays (including heritage), lot size pattern and distribution, street
pattern and alignment, vacant lots, setbacks, site coverage, access and crossovers.
Site visits were conducted over 2 days in July to confirm desktop mapping data and
provide addition information regarding: housing typology, landscaping in the private
and public realm, housing era and style, building materials, fencing and any noted
anomalies that would assist in forming the neighbourhood character boundaries.
Collected data was analysed in detail in order to formulate character areas
boundaries, including the documentation and description of their characteristics
within individual character assessment tables.
The existing character areas identified through the above analysis formed the basis of further
assessment and identification of future change areas for higher density residential housing
and more intensive forms of residential development may be suitably and appropriately
targeted. Further details of the methodology utilised for the identification of future change
areas is provided within the Background report.
Melton Residential Character Assessment
Settlement Overview
The Melton Township is orientated towards the western boundary of the City of Melton. Its
history dates back to the 1830’s when Melton was first settled by squatters who establishing
sheep runs, with the settlement benefiting from through traffic to the Ballarat gold fields during
the Victorian Gold Rush. Melton was declared a satellite city in 1974, which at the time lead to
major residential development and has significantly influenced the townships urban form.
With its ‘satellite city’ designation a green belt existed between it and the urban area of
Melbourne until the late 1990s.Although noting Melton’s original ‘satellite city’ status, it forms
part of the GAA’s West Growth Corridor, where the township of Melton constitutes the
western-most edge of Melbourne’s designated Urban Growth Boundary (UGB). PSPs are
being progressively prepared for UGZ land, which will eventually connect the residential areas
of Caroline Springs to Melton Township.
Contextually, the Western Freeway runs through the centre of Melton township, which
connects Ballarat (to the west) to Melbourne CBD, and effectively bisects the township. A
larger proportion of the Melton township is located to the north of the Western Freeway where
it accommodates a greater proportion of recent urban expansion to both the north and west of
the established settlement.
Melton Highway, which terminates at Melton township, provides a secondary link back to the
western suburbs of Melbourne. Melton township is bounded to the east by Gisborne-Melton
Road which provides vehicular access to northern towns such as Gisborne.
The residential character of Melton Township is older than the newly developed suburban
estates of Caroline Springs, Hillside and Taylors Hill, noting the township was originally
established in the mid-1800s. The subsequent development of Melton has occurred in a
number of waves, which is evidenced by the progressive outward expansion of the township
over a number of eras. As such, Melton’s neighbourhood character can be categorised in five
broader residential typologies.

The first residential housing typology covers the period from its original settlement in
the 1830’s through to the post war period and up until the 1970’s. During this period
the development and growth of the town occurred in an organic manner, focusing on
the core and surrounds of the Melton Activity Centre and Melton South Activity Centre,
featuring a grid street pattern. A range of building and architectural styles are
evidenced from this time period, being reflective of the various eras, however single
detached dwellings in a range of material is the common type.

The second residential housing typology covers from the early 1970’s through to the
late 1980’s, which resulted from the declaration of Melton as a ‘satellite city’. The
housing typology consists of single storey standard brick dwellings which are evident in
the expanded area surrounding Melton Activity Centre and Melton South Activity
Centre, featuring a curvilinear and cul-de-sac street pattern. This area contains a large
proportion of Melton’s current unit-style medium-density development.
2

The third is the sequential development that occurred between 1990s to early 2000s
situated on the outer-rim of traditional township residential areas. This typology starts
to introduce double storey dwellings with brick facades and a range of detailing and
styles.

The fourth consists of the ‘standard suburbia’ recent development from the early 2000s
to present, generally located on the outer fringes of Melbourne. These typify smaller
lots, lesser setbacks and the introduction of rendering finishes, and are generally
located on the outer fringes of Melton township. Within these areas, new estates with
planning permits exist on the edges of Melton, some of which are currently underconstruction. There is a current application for 1,000 lots for Botanic Springs Estate
located on the south-western urban boundary of Melton township.

The last category consist of the low-density residential housing spread throughout the
north and south of Melton township, including the areas nominated in the Low Density
Residential Zone (LDRZ). Housing era and typologies differ in these areas depending
on when they were established; however, they generally have larger setbacks and
building footprints and wide frontages to the street.
Overall, Melton township has a fairly consistent residential character despite these gradual era
changes from the inner township to the outer edges. Subdivision patterns throughout Melton
are relatively consistent in size, ranging between 400-1000m2 lots in the standard residential
areas, with the exception of the larger lots which exceed 2,000m2.
Street patterns vary significantly between grid arrangements to curvilinear cul-de-sac
arrangements, which have an impact on the consistency of setbacks, lot sizes and shapes
and building sittings.
Vegetation type and scale in the Melton township is a considerable distinguishing feature as it
varies significantly. Generally, the more established areas in the inner township consist of
scattered but well-established canopy vegetation, bleeding out to dispersed shrub vegetation
in the inner ring of residential development to minimal or consistent immature landscaping of a
contemporary nature in the more recent estates on the fringes of Melton township.
In considering all of these character attributes, with era and lot sizes as the key drivers, it has
been possible to divide Melton in the different neighbourhood character areas. Each of the
eight designated character types/ precincts are illustrated on the Character Areas Map and is
documented within an individual character area assessment table provided below.
3
Melton: Character Area Map
Existing Character Area 1: Melton
Typical example of character area 1: early 2000’s
brick dwelling with minimal private landscaping
Typical example of character area 1: early 2000’s brick
and rendered dwelling with modern landscaping
existing character area 1: character statement
Area 1 constitutes the dominant residential character of the residential estates positioned to
the northern, western and southern urban fringes of Melton. The various precincts which make
up Area 1 range in size from smaller pockets (located to the south) and larger more expansive
estates (located to the north and west), but all consist of newly established residential
development, which represents recent expansion of the existing township. This area broadly
typifies a ‘standard suburbia’ format consisting of single and double storey detached dwellings
with dominant garage frontages. While there are a range of styles, brick and render is a
consistent material palette.
details description
location/ description of There are nine individual precincts of Area 1 spread out on the
bounding roads
northern, western and southern urban edges of Melton.
topography
Topography is relatively flat, however there are gradual slopes down
the creek corridors in areas.
streetscape / road
layout pattern
Streetscapes are generally high quality with a formal public realm
including rolled gutters, pedestrian footpaths and consistent lighting.
This area has relatively narrow streetscapes due to the smaller
setbacks and road widths. This area has a grid pattern with the
inclusion of cul-de-sac’s to deal with creek and open space corridors
that run throughout Melton.
era/ lot size
The housing era is recent from early 2000’s onwards with an
average subdivision lot sizes of approximately 650sqm. There are
pockets of medium density housing throughout this area, which
consist of significantly smaller lot sizes, however the character and
era remain consistent.
building types/ quality/
siting
Buildings in this area are predominately detached single and double
storey dwellings with brick facades and masonry/ render finishes.
Garage frontages are a dominant feature in these newly developed
areas. Housing is generally sited parallel to the street frontage with a
generally consistent of 5m setbacks.
landscaping: public /
private realm
Public and private landscaping in minimal in most areas, however
some consistent immature street trees exist within the public realm.
Private landscaping is of a contemporary nature including the use of
materials use as synthetic grass, pebbles and drought tolerant
species.
fence treatment
There are no fencing in this area.
noted anomalies
An anomaly within the area is found to the north of Melton, west of
Coburns Road and surrounded by a creek corridor. Within this
precinct it contains a slight variance in character with the addition of
wrought iron detailing, mock heritage styling, porch detailing,
exaggerated frontages etc., however the era is still consistent
. It is also noted that those dwellings and lots fronting creek corridors
are generally larger, with wider frontages and consistent double
storey facades. Some older residential housing stock (1990’s)
existing on the corner of Bulmans Road and High Street. Other
anomalies are the approved permit estates currently (some under
construction) located within Area 1. These are located on the
southern boundary either side of the railway line, and on the north
west boundary. As Area 1 contains the newest housing stock in
Melton, it was appropriate to include these new estates within Area
1.
6
Existing Character Area 2: Melton
Typical example of character area 2: single brick
dwelling from late 1900’s
Typical example of character area 2: single storey brick
dwelling with generous setback
existing character area 2: character statement
Area 2 represents the early expansion of the original Melton township, with a blend of early
1980’s to 2000 housing stock. These precincts generally spreads out to the north and south
edges of the original more compact Melton township and generally displays a mixture of single
and double storey housing stock with brick construction. Lots sizes are more generous, with
medium setbacks and predominant cul-de-sac arrangements.
details description
location/ description
of bounding roads
topography
There are four precincts of residential development which constitute
Area 2 as follows:

The first precinct is located to the north, bounded by
Gisborne Melton Road to the east and Centenary Avenue to
the south.

The second precinct is located between Bulmans Road and
Coburns Road, north of High Street.

The third precinct is located south of Western Freeway and
east of Coburns Road.

The fourth precinct is located on the southern urban
boundary of Melton to the east of Station Road.
Topography in these areas is generally flat, with gradual slopes
down to creek corridors.
7
streetscape / road
layout pattern
Curvilinear roads and cul-de-sac arrangements constitutes the
dominant road layout pattern in this area, noting that the cul-de-sac
arrangement is exaggerated in the western most pocket. There is
generally a low quality public realm throughout the area with minimal
footpaths and street lighting. Streetscapes appear to be wide and
open due to large verges and moderate dwelling setbacks.
era/ lot size
This area contains single and double storey housing constructed
between 1980 through to 2000. Allotment sizes are generous lots
sizes being between 600 and 900sqm.
building types/ quality/
siting
This area contains single and double storey housing where brick is
the most common material. Whilst moderate setbacks are located
throughout, they vary due to the cul-de-sac and curvilinear road
pattern. The pocket of development north of High Street and west of
Coburns Road consists of a strong curvilinear, cul-de-sac pattern
which has a large influence on angled building siting and the range
of lot sizes. There is minimal but scattered medium density housing
throughout these areas.
landscaping: public /
private realm
Landscaping throughout these established areas are varied in
planting and coverage, but where present (in both the public and
private realm) they display a degree of establishment and maturity.
fence treatment
There is a mixture of fencing treatments throughout, ranging from
some areas containing no fencing through to others with a more
diverse fencing style.
noted anomalies
The southernmost pocket constitutes the newest housing stock.
8
Existing Character Area 3: Melton
Typical example of character area 3: wide building
footprint with generous setback
Typical example of character area 3: early 2000’s brick
and render dwelling with minimal landscaping
existing character area 3: character statement
Area 3 displays a general characteristic of newer subdivision estates (from 2000 onwards),
with slightly larger allotments accommodating predominately single storey dwellings, medium
setbacks and wide frontages. Area 3 is made up of four smaller residential precincts: three are
positioned in Melton North and the other is in Brookfield on the western urban boundary.
There is a range of dwellings styles on display but with a consistency of brick construction.
The character typology and lot sizes sit between the typical suburban lots and Low Density
Residential Zone (LDRZ) land.
details description
location/ description
of bounding roads
topography
Three precincts of residential development which constitute Area 4
include:

Two precincts of land are located to the north of Centenary
Avenue and east of Coburns Road, being located
immediately to the north and south of Area 4 (which
accommodates large allotment LDRZ land).

The third is located on the northern urban boundary, west of
Gisborne Melton Road.

The fourth precinct is on the western urban edge of
Brookfield, south of Brooklyn Road and east of Clarkes
Road.
Topography is relatively flat.
9
streetscape / road
layout pattern
Road layout consists of grid roads with cul-de sac arrangements,
accommodating direct access to Coburns Road, Brooklyn Road and
Gisborne Melton Road. The flat terrain, medium setbacks and
predominately single storey character of this area creates a wide
streetscape with open view lines. The public realm is of a good
quality, which facilitates a suburban character.
era/ lot size
The era falls into the most recent category of development, with
building being constructed between 2000’s to present. The lot size
average is approximately 2000sqm, with some substantially larger.
building types/ quality/
siting
This area typifies single storey buildings with large building footprints
and the occasional double storey dwelling. A range of influencing
styles are evident in this area, however brick materials and pitched
and gabled roofing are a consistent theme throughout. Building
setbacks range with frontages covering the full extent of the property
width.
landscaping: public /
private realm
Public landscaping is scattered throughout displaying different scale
and maturity levels, which is reflective of when the estates where
developed and planted. However it is noted that the southernmost
precinct contains consistent street trees. Private landscaping is
varied with some lots containing minimal vegetation and others are
densely vegetated. Landscaping overall is generally minimal, when
combined with the large grass verges contributes to the open
streetscapes.
fence treatment
There is a mixture of fencing treatments throughout, with none in the
newer northern area, and the occasional high solid fencing,
particularly side fencing on corner lots, to the southern area.
noted anomalies
The northern and southern pockets of residential land are more
recent with a slightly more formalised public realm and the existence
of occasional vacant lots.
10
Existing Character Area 4: Melton
Typical example of character area 4: wide, single
storey building footprint with veranda frontage
Typical example of character area 3: single storey brick
dwelling, veranda frontage with permeable front fencing
existing character area 4: character statement
Area 4 typifies large lot rural style development which exists within the Melton township. This
is characterised by large low density allotments with wide frontages/ ample depth. Within this
allotment context single storey built form is set well within the blocks, which accommodate an
expansive built footprints and verandas in response to the larger block size i.e. ‘ranch’ style
single storey dwellings.
details description
location/ description of Three precincts of residential development which constitute Area 4
bounding roads
include:

A large precinct located to the north of Centenary Avenue,
south of Minns Road, east of Gisborne Melton Road
(forming the current township edge of Melton to the east).

A large precinct located to the east of Coburns Road.

A small precinct of six properties located to the north of
Centenary Avenue, and east of Gisborne Melton Road.
topography
The topography is relatively flat.
streetscape / road
layout pattern
The public realm displays an informal rural character with unformed
road edge and grass verge swale drains, with the associated
absence of guttering, footpaths or lighting. The streetscape character
is wide and open with larger road verges which generate long
sightlines. Road layout is a curvilinear cul-de-sac style arrangement.
11
era/ lot size
Dwellings in this area are predominately from the 1980’s- 90’s. While
these lot sizes are the largest in Melton, there are a range of lot sizes
and shapes due to the cul-de-sac arrangement and abnormal
boundaries formed by creek corridors and the zoning boundaries.
Lot sizes are between 5000sqm and 16,000sqm with an average of
9000sqm.
building types/ quality/
siting
Housing typology is consistent single storey, brick dwellings with
verandas running the full length of the frontage. Lots have large
building footprints, a range of large setbacks and building sittings
area angled to reflect the abnormal street pattern.
landscaping: public /
private realm
There is a degree of ‘bleed’ between the public and private realm
due to the lack of front boundary fencing and lower density rural
character. The public realm consisting of larger grassed verges, with
sporadic street trees and shrubs which blend with established with
larger canopy trees and dense plantings scattered throughout the
private realm.
fence treatment
Where fencing is present the predominant treatment is 1.2m
permeable wire, steel or wood fencing on the boundary, reflecting
the informal rural character.
noted anomalies
No noted anomalies.
12
Existing Character Area 5: Melton
Typical example of character area 5: late 1900’s
single brick dwelling
Typical example of character area 5: 2000’s brick and
render dwelling with scattered landscaping
existing character area 5: character statement
Area 5 constitutes two smaller residential precincts which accommodate mixed character by
virtue of the range of housing styles from pre 1980’s to more recent construction. Building
scale includes both single and double storey housing stock. The residential character is further
mixed by virtue of the medium density housing scattered throughout this area which
constitutes much of the newer dwelling stock. Due to the mix of old and new developments,
there is no consistent character other than the dominant use of brick as a construction
material.
details description
location/ description
of bounding roads
topography
Two precincts of residential development which constitute Area 5
include:

Precinct bounded by Coburns Road to the west, Centenary
Avenue to the south and Mowbray College and Kurunjang
Secondary Collage to the east. The northern boundary is
located along the rear fence line of the larger residential lots
fronting Gloaming Ride.

Precinct located to the north of the Western Freeway, west
of the Industrial Park.
The topography is flat.
13
streetscape / road
layout pattern
Streetscapes are relatively open with medium setbacks, wide verges
and scattered vegetation both within the public and private realms.
These elements create a suburban character with a generally a high
quality public realm. This precinct contains a road pattern of mostly
cul-de-sacs.
era/ lot size
There is a variety of lot sizes and era styles in this area. Building
styles range from pre-1980 to recent, while lots sizes differ due to the
large number of medium density developments and the curvilinear
cul-de-sac street arrangement.
building types/ quality/ The building typology for this area is mixed, with a range of single
siting
storey detached dwellings, with the occasional larger double storey
dwellings. The dominant building material is brick, with some
rendered finishing to the newer developments including a range of
influencing styles and detailing. There are scattered semi-detached
and attached dwellings throughout the area. Larger clusters of unit
style development exists in the southernmost pocket on the eastern
edge.
landscaping: public /
private realm
Landscaping in the public and private realm is scattered, including
established canopy vegetation. Street tree planting is inconsistent,
however where present street trees are ‘establishing’ rather than
mature in scale and prominence.
fence treatment
Whilst there is some medium to high fencing located throughout the
area, most properties have no front fencing.
noted anomalies
No noted anomalies.
14
Existing Character Area 6: Melton
Typical example of character area 6: wide building
footprint, single dwelling with veranda frontage
Typical example of character area 6: large building
footprint with exaggerated entrance
existing character area 6: character statement
Area 6 constitutes the newly developed low-density residential land located on the urban edge
of Melton. However it is completely segregated from the balance of the Melton township by
major roads, creek corridors and Melton Industrial Park to the south. The character is typified
by the early 2000’s building stock, which consist of single and double storey dwellings with
wide frontages. Buildings generally accommodate large building footprints and setbacks with
exaggerated entrances or verandas, which is responsive to the large allotment size.
Residential development surrounds a large central water body and open space, with most lots
taking advantage of this outlook and visual interface.
details description
location/ description of Area 6 accommodates the LDRZ land located north of the Gisbornebounding roads
Melton Road and Melton Highway junction on the eastern urban
edge of Melton.
topography
The topography is flat.
streetscape / road
layout pattern
This area has a wide, open streetscape due to the lack of vegetation,
large setbacks and wide verges. Public realm amenities are limited,
however formal rolled guttering exists. Road pattern accommodates
a curvilinear road with connecting cul-de-sacs.
era/ lot size
The housing style is recent including from the early 2000’s to
present. Lot sizes range significantly between 4000-8000sqm with an
average of 4000sqm.
15
building types/ quality/
siting
Housing typology consists of detached, single storey and larger
proportioned double storey dwellings, which is comparable to other
LDRZ areas which accommodate large lots and wide frontages.
Building footprints and scale appear to be the largest in Melton.
Due to the curvilinear cul-de-sac pattern, lot shapes and setbacks
vary and building sittings are angled.
While brick is a common material in the area, there are different
materials and influencing style throughout with a range of veranda
and entrance detailing. There are a large number of vacant lots in
the area, which is representative of the recent age of the subdivision.
landscaping: public /
private realm
Public and private vegetation in the area are minimal and scattered,
which is partly due to the establishing period the estate is currently
in. However there is some establishing vegetation around the centre
lake and open space corridor.
fence treatment
Minimal fencing is found throughout the area, however where fencing
exists, it is low and permeable.
noted anomalies
Area 6 is effectively an island estate as it is segregated from all other
residential areas is Melton.
16
Existing Character Area 7: Melton
Typical example of character area 7: Pre- 1980’s
single storey brick dwelling
Typical example of character area 3: medium density
units located within established landscaping
existing character area 7: character statement
Area 7 constitutes the traditional Melton township character which is representative of the
original extent of the Melton township, containing the original 1960’s to late 80’s post-war,
single storey brick housing. This forms one of the major character areas found within the
township, being focused around Melton and Melton South Activity Centres. Area 7 consists of
a mix of residential, retail, education, open space and civic uses in areas surrounding the
centre, with large clustering of medium density housing mostly in the form of attached and
semi-attached units. Established public and private vegetation and larger building setbacks
create a dominant streetscape character.
details description
location/ description
of bounding roads
topography
Three precincts of residential development which constitute Area 7
include:

Two precincts located to the north and south of Melton
(High Street) Activity Centre, bounded by Coburns Road to
the west, Centenary Avenue to the north and the golf club
and industrial park to the east.

Precinct located to the south of the Western Freeway
extending south to surround the Melton South Activity
Centre and train station. This area is also located on the
eastern urban edge of Melton, bound by Coburns Road to
the west and bleeds around the Victoria University to the
south.
Topography is mostly flat. There is some topographical differentiation
on the south eastern edge of the area along the creek corridor and in
the area south of the Western Freeway and west of Coburns Road.
17
streetscape / road
layout pattern
Although not narrower in physical dimension, streetscapes appear to
be contained due to the canopy spread of established trees and
associated vegetation in the area. A grid formation is dominant in
this area with some cul-de-sacs.
era/ lot size
This area has a dominant housing era between 1960’s to late 80’s.
Lot sizes average between 600-800sqm in this area. Larger single
lots are evident closer to Melton High Street Activity Centre, where
there are examples of where some smaller subdivisions have
occurred.
building types/ quality/ This area typifies mostly single storey detached dwellings. Areas
siting
north and south of High Street Activity Centre and surrounding
Melton South train station and Activity Centre contains pockets of
medium density, attached and semi-attached units style
development. Materials are predominately brick with dark pitched,
tiled roofing. Buildings have ample setbacks between 8-12m allowing
for substantial landscaping.
landscaping: public /
private realm
Established canopy vegetation within the public or private realm is a
dominant character in this area, however there is very little
consistency with street planting.
fence treatment
There is large proportion of medium to high solid fencing in a variety
of materials and styles found throughout.
noted anomalies
The two blocks of residential development surrounding the Melton
Activity Centre consisting of a greater variety of housing styles and
eras due to its proximity to High Street Activity Centre. Another
anomaly is two pockets of medium density housing located just south
of the Western Freeway which are fairly recent developments.
18
Existing Character Area 8: Melton
Typical example of character area 8: wide building frontage,
single storey dwelling with established vegetation
Typical example of character area 8: mock. … brick
dwelling with wide front setbacks
existing character area 8: character statement
Area 8 displays a character which is more typical of a low density estate due to its larger
allotment size and informal open streetscape presence with established canopy vegetation.
This area is situated in Brookfield, just south of Brooklyn Road, containing single and double
storey dwelling, predominantly of brick construction, in a range of styles from 1980’s to later
eras of construction.
details description
location/ description of
bounding roads
The area is located south of Brooklyn Road, bounded to east, south
and west by large two creek corridors.
topography
Topography is generally flat with a gradual decrease to the east and
west creek corridors.
streetscape / road
layout pattern
Wide open streetscapes, including large grass verges with swale
drains, are characteristic elements. With its more low density
development format, there are no footpaths, guttering or street
lighting. This area has a cul-de-sac arrangement with connecting
loop roads which provide access to Brooklyn Road.
era/ lot size
There are a range of eras and styles in this area, varying between
the 1980’s and early 2000’s. Lot sizes are consistent, fluctuating
between 2000sqm and 17,000sqm with an average of 4,000sqm.
19
building types/ quality/
siting
Building topology consisting of single and doubles storey, brick
dwellings with a range of detailing and influencing styles. Lots
contain large building footprints and wide frontages to the street. Due
to the cul-de-sac arrangement, building siting varies.
landscaping: public /
private realm
Landscaping in the public and private realm is scattered, however
established with some canopy vegetation.
fence treatment
There is no front fencing within this area, however, rear lots on the
creek corridor boundary are generally fenced off and do not
capitalise on the amenity of this open space.
noted anomalies
No noted anomalies.
20
Caroline Springs, Hillside, and Taylors Hill
Settlement Overview
The combined residential suburbs of Caroline Springs, Hillside and Taylors Hill form the
current extent of residential development located on the eastern edge of the City of Melton. It
is an important contextual consideration that these suburbs themselves form the current
western urban edge of the urban growth corridor which links with urban development located
within the Brimbank municipality immediately to the east.
The combined neighbourhood suburbs Caroline Springs, Hillside and Taylors Hill are located
broadly north of Ballarat Road and extend further north to Melton Highway. The northern
sections of Hillside are located to the north side of Melton Highway, with the northern and
western suburban edge of Hillside forming the current Urban Growth Boundary (UGB). The
current Urban Growth Boundary (UGB) then extends west along Melton Highway to Melton,
which will facilitate future urban development extending west from the existing urban edge of
Taylors Hill and Caroline Springs.
The Residential Character of the combined residential suburbs of Caroline Springs, Hillside
and Taylors Hill are predominantly derived from the recent age of building stock, subdivision
size and associated allotment pattern. These suburbs are representative of Melbourne’s
western ‘development front’ over the past 10-15 years, which is currently nearing completion.
A large majority of these suburbs are what could be typically described as ‘standard’ detached
dwelling residential development, with built form including both single to double storey
dwellings in a variety of architectural design styles. It is also clearly evident that the built form
typology found around the Caroline Springs Town Centre is more mixed, containing a more
focused concentration of medium density style development, including attached town houses
and apartment buildings which leverage off the amenity and accessibly associated with
proximity of the town centre. Some medium density development is dispersed throughout this
area.
The Caroline Springs Town Centre and immediate is covered by a Comprehensive
Development Zone (CDZ), which guides development and built form outcomes. Residential
development within the Comprehensive Development Zone (CDZ) of Caroline Springs is
substantially higher than the surrounding suburbs, reaching heights of 6 storeys with minimal
or no street setbacks, creating a vastly different street character. As such it the character the
Caroline Springs Town Centre is considered to be of a more inner urban character than the
standard suburban character of the precincts which more broadly surrounds it.
21
Landscaping across these suburbs provides some future markers of urban character, however
it is a relevant consideration that landscaping across these suburbs is in a state of flux,
particularly as trees and associated vegetation planting are currently establishing and/ or
recently established. Landscaping within both the public and private realm is likely to become
an elevated character consideration in future years as trees within both the public and private
realm reach a greater degree of maturity and dominance, including general canopy
appearance and the associated sense of framing and enclosure of streetscapes they provide.
Noting the relative consistency of building age and subdivision pattern, clearly there is a
degree of homogeneity in the overall character of these suburbs. Notwithstanding this, it has
been possible to categorise Caroline Springs, Hillside and Taylors Hill into 10 character types/
precincts. Each of these character types/ precincts are illustrated on the Character Area Map
and briefly documented below within a standardised table format.
22
Caroline Springs, Hillside, and Taylors Hill: Character Area Map
Map
23
Existing Character Area 1: Caroline Springs, Hillside, and Taylors Hill
Typical example of character area 1: double storey
brick dwelling with wide dwelling and dominant
garage frontage
Typical example of character area 1: cul-de-sac street
arrangement with scattered vegetation
existing character area 1: character statement
Area 1 relates to two separate pockets of residential land located within Caroline Springs and
Hillside and typifies a form of ‘standard’ residential development, but within the context of
accommodating slightly larger blocks. Noting the wider frontages and greater depths of
allotments, the subdivision pattern has created deeper rear yards and slightly larger dwelling
form. The character is relatively homogeneous throughout, with generally detached dwellings
of both single and double storey scale which express a conventional suburban character, in a
range of material, details and architectural styles.
details description
location/ description of Area 1 relates to two separate precincts as follows:
bounding roads
 Located to the north western corner of Hillside, located
immediately north of Melton Highway and situated on the
current urban edge to the west.

topography
Located to the south west of Caroline Springs, situated
immediately north of Ballarat Road and west of Caroline
Springs Boulevard.
Topography is generally flat.
24
streetscape / road
layout pattern
The streetscapes are quite contained due to small roadways,
established street trees and building scale, which differs from
surrounding precincts/ areas which display more of a consistent
boulevard setting with a more open public realm. The street pattern
is mixed with a combination of grid roads and series of small cul-desacs.
era/ lot size
Building era in these areas is a mix between 1990’s and 2010. Lot
sizes range between 600sqm and 1000sqm.
building types/ quality/
siting
Housing typology in this estate is detached, with 1-2 storey presence
and a vast range of materials, styles and detailing including: roofing
styles, turrets, gabling, balconies, etc. Building siting accommodates
ResCode frontage setbacks generally in the order of 5 metres.
landscaping: public /
private realm
The landscaping within this precinct is well established with
consistent deciduous avenue planting throughout, whilst landscaping
in the private realm is scattered but well established.
fence treatment
Inconsistent treatment which ranges from either no fencing or low
unobtrusive forms of fencing.
noted anomalies
Lots running along the western urban edge of Melton are much
deeper and larger than the other lots in the area, however building
siting and character remain consistent.
25
Existing Character Area 2: Caroline Springs, Hillside, and Taylors Hill
Typical example of character area 2: standard
suburbia, rendered single storey dwelling
Typical example of character area 2: double storey brick
and rendered dwellings
existing character area 2: character statement
Area 2 accommodates the largest coverage of the suburban area within the suburbs of
Caroline Springs, Hillside and Taylors Hill where the dominant character typifies a form of
‘standard’ detached residential dwellings. The character is relatively homogeneous
throughout, with generally detached dwellings of both single and double storey scale which
express a conventional suburban character, in a range of material, details and architectural
styles. These areas contain a generally even distribution of small ‘pocket parks’, where such
reserves are prioritised, with roads wrapping around and dwellings accommodating a direct
interface.
details description
location/ description of Area 2 covers a large proportion of Caroline Springs, Hillside and
bounding roads
Taylors Hill within the following locations:
topography

All residential areas located to the south of the Caroline
Springs Town Centre (except for Areas 1 & 8).

All residential land located north of Taylors Road extending
to just north of Hume Drive (east/ west aligned).

All residential areas located to the north of Melton Highway
and to the east of (except for Area 1).
Topography is generally flat.
26
streetscape / road
layout pattern
The housing style is a mix of recent buildings with a vast range of
styles and materials, but predominantly consisting of brick and
render construction. The street pattern is generally mixed being
broadly based on a combination of larger connecting grid roads and
series of smaller internal cul-de-sacs.
era/ lot size
Building era is between 1990’s to recent with majority of
development built between 2000 and 2010. Allotment sizes across
Area 2 are predominately of a medium size, being between 4501000m2 . However the Area 2 precinct located to the south of
Caroline Springs Town Centre display a relatively even mixture of
smaller allotments (below 450m2) and medium allotments (4501000m2).
building types/ quality/
siting
Housing typology consists of detached single and double storey
dwellings. Housing styles and materials in this precinct are diverse
(mostly brick and render). Lots are predominantly of a medium
standard block size which creates a degree of consistency with lot
widths, frontage setbacks generally in the order of 5 metres
(consistent with ResCode). Medium density housing is present,
mostly in the form of attached and semi-attached units however it is
generally in small pockets spread sparely throughout.
landscaping: public /
private realm
Landscaping in the public realm is relatively consistent in street tree
planting and distribution, however their maturity between streets and
thereby their contribution to streetscape differs. Private landscaping
is scattered throughout, however it is quite formal due to most areas
being developed in the last 5-10 years.
fence treatment
Fencing in this precinct is minimal. Some medium height fencing is
scattered throughout.
noted anomalies
Some medium density pockets of development are noted throughout,
however these are not a dominant feature as they generally have a
private communal driveway off the main street frontage.
27
Existing Character Area 3: Caroline Springs, Hillside, and Taylors Hill
Typical example of character area 3: larger double
storey built form
Typical example of character area 3: wide building frontage
on large lots with consistent street tree planting
existing character area 3: character statement
Area 3 typifies a form of ‘standard’ residential, but within the context of having slightly larger
blocks and the influence larger allotments has on built form, being slighter larger and wider
with greater setbacks to take advantage of the greater block proportions. The character is
relatively homogeneous throughout, with generally detached dwellings of single and double
storey scale which express a conventional suburban character, in a range of material, details
and architectural styles. Housing materials consist of a range of predominantly brick and
render construction.
details description
location/ description
of bounding roads
Area 3 is located to the current western edge of Hillside to the south
of Melton Highway and Beattys Road.
topography
Topography is generally flat.
streetscape / road
layout pattern
The streetscapes are typified by a standard residential development
road construction, consisting of rolled curbs and footpath to one side
of the street and street tree planting. The street pattern of this area
constitutes curvilinear road with a series of cul-de-sacs.
era/ lot size
Housing era is a mix of 1990’s to 2000’s with over 1000sqm lots
sizes. Housing stock in the north-west and south-east corners are
slightly older.
28
building types/ quality/
siting
Housing typology is detached, single and double storey dwellings
(greater double storey presence), noting the size of the building
footprints are generally larger/ more spread out, with wide frontages
which influences the large built form scale on allotments. Housing
materials consist of predominantly brick with minimal rendering.
landscaping: public /
private realm
This precinct has consistent street trees, some with a moderate
degree of maturity and some still establishing canopy scale and
spread. Landscaping in the private realm is mixed, however displays
a degree of formality due to the more recent age of development.
fence treatment
There is a mix of low and medium and high fencing of a range of
construction types, including, brick pier, wood paling, colorbond
metal sheeting and vegetation planting. Medium height fencing
where present is permeable.
noted anomalies
No noted anomalies.
29
Existing Character Area 4: Caroline Springs, Hillside, and Taylors Hill
Typical example of character area 4: large building
footprint with grand double storey frontage
Typical example of character area 3: medium density
units located within established landscaping
existing character area 4: character statement
Area 4 typifies a low density residential type character which is derived from its larger block
size, wide streets and large dwellings set deep within blocks. The larger size of the blocks
have heavily influencing the siting and grand design of buildings, which accommodate
substantial setbacks and either cover a large footprint ‘ranch’ style single storey dwelling, or
opt for a more monolithically wide double storey design. The streetscapes also articulate an
informal character due to the use of grass verge swale drains and the associated lack of curb,
channel and footpath.
details description
location/ description
of bounding roads
This precinct is located within Hillside located south of Melton
Highway and west of Gourlay Road.
topography
Topography is generally flat.
streetscape / road
layout pattern
The streetscapes are typified by a degree of informality due to the
unformed road pavement edge which bleeds into grass verge swale
drains, noting this area does not accommodate footpaths. The street
pattern consists of cul-de-sacs with loop roads (Sugar Gum Drive
and Boronia Drive) which connect the cul-de-sacs back to Gourlay
Road.
30
era/ lot size
Buildings in this precinct are recent from the 1980’s onwards,
however they are a range in influencing styles and detailing. This
area contains the largest lots sizes in Hillside, Taylors Hill and
Caroline Springs which well exceed 1000sqm.
building types/ quality/
siting
Housing typology consists of detached, single and double storey
developments noting the size of the building footprints are generally
larger/ more spread out, with wider frontages and grander designs
which influences the large built form scale on allotments. Brick is the
most dominant material, with some render throughout.
landscaping: public /
private realm
There is almost no public realm tree planting of vegetation in this
precinct. Private vegetation and landscaping is limited in scope and
scattered throughout.
fence treatment
There is a mix of low, medium and high fencing of a range of
construction types, including post and wire, brick peir, steel pickets
and vegetation planning. Medium height fencing where present is
permeable.
noted anomalies
No noted anomalies.
31
Existing Character Area 5: Caroline Springs, Hillside, and Taylors Hill
Typical example of character area 5: single storey brick
dwelling with detailing
Typical example of character area 5: single storey brick
dwelling with minimum vegetation
existing character area 5: character statement
Area 5 typifies a form of ‘standard’ residential development, where there prevailing character
is derived from its age, being predominantly from the 1990’s to 2000’s. The character is
relatively homogeneous throughout, with generally detached dwellings of both single and
double storey scale which express a conventional suburban character, in a range of details
and architectural styles, but exclusively of brick construction. Medium density housing is
present but, mostly in small pockets, spread sparely throughout.
details description
location/ description of
bounding roads
The precinct is located on the eastern edge of the Melton municipal
boundary, located south of Melton Highway and east of Gourlay
Road.
topography
Topography is generally flat.
streetscape / road
layout pattern
The streetscapes are typified by a standard residential development
road construction, consisting of rolled curbs and footpath to one side
of the street and varied street tree planting. The street pattern for
this precinct is predominately cul-de-sacs with few through roads.
era/ lot size
Housing era is a mix from 1980’s to recent, with most between 90’s2000’s. Lot sizes are a mix between smaller medium density lots
(less than 450sqm), and lots between 450 and 1000sqm.
32
building types/ quality/
siting
Housing typology in this precinct is detached, mostly single storey
brick dwellings. The lots sizes are relatively small, with small to
medium setbacks. Building present a range of details and
architectural styles, but exclusively of brick construction.
landscaping: public /
private realm
Public landscaping and street tree planting through the area is
mixed. Some streets have no street tree planting, other have street
trees of varying species, maturity and canopy scale. Private
landscaping and vegetation planting is mixed throughout.
fence treatment
Low to medium fencing throughout this area including, brick pier,
wood paling, metal picket and vegetation planting. Fencing where
present is generally permeable.
noted anomalies
No noted anomalies.
33
Existing Character Area 6: Caroline Springs, Hillside, and Taylors Hill
Typical example of character area 6: semi-attached
single storey brick dwelling
Typical example of character area 6: semi-attached brick
and rendered dwelling with minimal vegetation
existing character area 6: character statement
Area 6 is similar to Area 5 in that it typifies a form of ‘standard’ residential development.
However Area 6 accommodates slightly smaller allotments with building stock being of a semidetached type and of a slightly newer age. The character is relatively homogeneous
throughout, with generally semi-detached dwellings of both single and double storey scale
which express a conventional suburban character, in a range of details and architectural styles
of brick and render construction.
details description
location/ description of
bounding roads
The precinct includes two pockets of residential land located:

To the east of Gourlay Road and to the south of Parkwood
Green Reserve.

On the south east corner of Gourlay Road and Melton
Highway.
topography
Topography is generally flat.
streetscape / road
layout pattern
The streetscapes are typified by a standard residential development
road construction, consisting of rolled curbs and footpath to one side
of the street however the general feel is of narrow streets due to the
reduced frontage setbacks, attached/ semi-detached style of
dwellings and lack of street tree planting. The street pattern for these
areas are grid formation.
34
era/ lot size
Housing era is recent from 2000’s to recent. A greater proportion of
lots in this area are below 450sqm.
building types/ quality/
siting
Housing typology in this precinct contains predominantly dense
clusters of semi-detached and attached, single storey dwellings with
the occasional small 2 storey townhouse style buildings. Brick and
render are the predominant materials throughout. It is noted that this
area is still developing with some vacant lots.
landscaping: public /
private realm
Public landscaping is minimal, with no street street tree planting.
Private landscaping is also minimal with a high rate of impervious
surfaces such as gravel and toppings.
fence treatment
No front fences are present.
noted anomalies
No noted anomalies.
35
Existing Character Area 7: Caroline Springs, Hillside, and Taylors Hill
Typical example of character area 7: mix of double
and single storey brick and rendered dwellings
Typical example of character area 7: range of building
styles with dominant double storey built form
existing character area 7: character statement
Area 7 constitutes the more density developed precincts which broadly surrounds the Caroline
Springs Town Centre. The character is mixed by virtue of built form scale ranging from single,
double and some triple storey buildings, including dwellings, medium density development and
townhouses. Buildings display a range of details and architectural styles of brick and render
construction.
details description
location/ description of
bounding roads
This precinct is located south of Taylors Road and wraps around the
Caroline Springs Town Centre to the north, east and west
peripheries. Area 7 also relates to a small estate development
located to the south of Melton Highway and to the north of Beattys
Road.
topography
Topography is generally flat.
streetscape / road
layout pattern
The streetscapes are typified by a standard residential development
road construction, consisting of rolled curbs and footpath to one side
of the street however the general feel is of narrow streets due to the
reduced frontage setbacks, attached/ semi -detached style of
dwellings and larger built form scale. The street pattern for this
precinct is mostly a mix between cul-de-sacs and grid formation.
36
era/ lot size
Housing stock in this area is newer than the ‘standard suburbia’ to
the north and south, built from 2000 to present. Lot sizes in this area
average 600sqm, with an even proportion under 450sqm.
building types/ quality/
siting
The housing typology of this precinct is small lots, greater density,
smaller houses and greater variation in building styles. This precinct
contains 1-2 and even some 3 storey dwellings. Building materials
are a mix between brick and render with a larger variation of both.
There is a large proportion of medium density semi-attached and
attached residential throughout with a greater number of town
houses.
landscaping: public /
private realm
Private vegetation is generally minimal, reflective of the reduced
setbacks and available space for landscaping. Public landscaping
and deciduous street trees are currently establishing height and
canopy spread which will become more dominant over time.
fence treatment
There is low fencing throughout.
noted anomalies
An anomaly site has been included within Area 7. The Pinnacle is a
new estate located on the eastern municipal boundary (south of
Gateway Hill), which has an approved planning permit for part of the
estate. As this Area 7 contains the newest housing stock, it was
appropriate to include this new estate.
37
Existing Character Area 8: Caroline Springs, Hillside, and Taylors Hill
Typical example of character area 8: double storey
rendered dwelling with large front fence
Typical example of character area 8: consistent
double storey streetscape
existing character area 8: character statement
Area 8 forms a small self-contained character area, which also exclusively contains double
storey dwellings siting on slightly larger allotments. The subdivision pattern is orientated to
provide an interface with the adjacent lake system/ water feature. Building material consists of
brick and render construction in a range of material, details and architectural styles.
details description
location/ description of Area 8 is located to the south western quadrant of Caroline Springs
bounding roads
and immediately to west of Caroline Springs Boulevard and to the
south of Bridgewater Terrace.
topography
Topography is generally flat.
streetscape / road
layout pattern
The streetscapes are generally spacious and wide due to a broad
street width, whilst the road layout pattern of this constitutes mostly
cul-de-sacs.
era/ lot size
The housing era is recent from 2000 to present. Lots sizes are
slightly larger lots that the surrounding precincts with some under
450sqm creating a compact suburb with the two storey built form.
building types/ quality/
siting
Housing typology of this precinct is almost exclusively 2 storey with
materials consisting predominantly of brick and render construction
in a range of material, details and architectural styles.
38
landscaping: public /
private realm
There is well established public and private vegetation throughout
this precinct, with private vegetation displaying a generally more
formal visual aesthetic.
fence treatment
There is a range of medium to high fencing located throughout.
noted anomalies
No noted anomalies.
39
Existing Character Area 9: Caroline Springs, Hillside, and Taylors Hill
Typical example of character area 9: large,
contemporary four storey apartment building
Typical example of character area 9: double storey
townhouse, rendered dwellings
existing character area 9: character statement
Area 9 relates to the areas at the immediate peripheral of the Caroline Springs Town Centre
and displaces a significantly different residential character by virtue of its prominent apartment
block form. Building typology reflects that of inner city Melbourne, with minimum to no
setbacks, heights increasing up to 6 stores and brick and render finishes. The development
wraps around Lake Caroline which provides large open space and amenity assets.
details description
location/ description of This area is located east of Caroline Springs Town Centre, wrapping
bounding roads
around Lake Caroline. It is bound to the east by Westwood Drive,
west by Caroline Springs Boulevard and north by Commercial Road.
A creek corridor runs along the south.
topography
Topography is generally flat.
streetscape / road
layout pattern
The streetscape is substantially different to the rest of Caroline
Springs, with narrow confined public realm due to minimum setback
and higher built form. Road layout pattern wraps around Lake
Caroline in a grid pattern with cul-de-sac extensions.
era/ lot size
Housing era is very recent with majority of the lots built from 2010 to
present. There is a lot developments currently under construction
with some lots still vacant. Lot sizes are mostly under 450sqm.
40
building types/ quality/
siting
Building typology is of apartment style, medium density housing with
heights reaching 6 storeys in some areas with most around 2-4
storeys. Buildings have minimal to zero front setbacks with very little
setbacks of the upper storeys. Brick and render are the dominant
material choices in the area.
landscaping: public /
private realm
There is scattered public and private vegetation given then lack of
setbacks and full lot coverage. Some established vegetation existing
in the public realm.
fence treatment
There is medium to high permeable fencing throughout.
noted anomalies
No noted anomalies.
41
Rockbank
Settlement Overview
Rockbank constitutes a small isolated township located in between Caroline Springs and
Melton. Caroline Springs is located6.5 km to the east and Melton is located 10km to the west.
The existing settlement is positioned south of the Western Freeway, located between Caroline
Springs and Melton. Although currently forming a small ‘stand alone’ settlement, it is located
within the designated West Growth Corridor for Melbourne. The township itself contains two
distinct halves, consisting of the low density rural style residential development to the west
(accessed from the freeway via Leakes Road), and the standard suburban development found
within the eastern half.
The entire existing settlement of Rockbank is situated within the Rockbank South Precinct
Structure Plan (PSP) area. The existing dwellings of a conventional suburban density which
makes up the eastern half of the settlement are proposed to be retained within the PSP.
Alternately the low density residential land which constitutes the western half of the Rockbank
township is included in the Rockbank PSP area. On this basis the low density western half of
Rockbank has been excluded from this study.
A railway line is located on the southern boundary of the existing township with a small
informal railway station located west of Leakes Road. While the township is small in size, it
contains a BP Petrol Station, McDonalds, Caravan Park, the Ian Cowie Recreational Reserve,
General Store, Church, Rockbank Primary School, Community Hall, Kindergarten and Child
Health, CFA and Playground.
The street pattern of the eastern pocket of residential land generally consists of 500-700sqm
lots, mostly within a grid formation. Three cul-de-sacs extend to the south west corner
generated a range of larger, irregular shaped lots.
Although the history of the settlement of Rockbank dates back to the mid 1800’s the general
housing typology characterises 1970’s to 80’s, single storey brick dwellings with medium
setbacks. Some weatherboard dwellings exist with in the area, along with an allotment of
recent medium density dwellings with lots sizes less than 450sqm. While there are some
noted anomalies, the conventional suburban area of Rockbank has been allocated into a
single area due to its general consistency in character. The single character type/ precinct is
illustrated on the Character Area Map and briefly documented below within a standardised
table format.
42
Rockbank: Character Area Map
Existing Character Area 1: Rockbank
Typical example of character area 1: single storey
brick dwelling with medium front fence
Typical example of character area 1: single storey
dwelling with scattered vegetation
existing character area 1: character statement
Area 1 is positioned on the south eastern edge of Rockbank’s existing township, located south
of the Western Highway. The area typifies contemporary 70’s to 80’s single storey dwellings
with central pockets of open space.
details description
location/ description of Area 1 is located south of the Western Highway, west of Troups
bounding roads
Road North, north of the railway line and east of Ian Cowie
Recreational Reserve.
topography
Topography is this area is generally flat.
streetscape / road
layout pattern
Road alignments consist of mostly a grid pattern with some
extending cul-de-sacs to the south due to the railway line barrier.
Streetscapes are relatively open with medium grassed verges and
medium setbacks.
era/ lot size
Housing era typifies 70’s to 80’s style dwellings, with lot sizes
between 450-1000sqm. Some smaller medium density lots exist on
the eastern edge of the area.
building types/ quality/
Building typologies consists of both brick and weatherboard (some
siting
rendered) dwellings, of a predominately single storey nature.
Dwellings are generally well setback from the street with pitched
roofs.
landscaping: public /
private realm
Public vegetation in this area is scattered with a degree of variation
in establishment and maturity. Private vegetation is also varied but
well established in the front and rear of the lots. Building siting vary
with some angled to the street.
fence treatment
There is a vast range of fencing in this area with some low, medium
and high. Some are solid and others permeable.
noted anomalies
There is a small pocked or semi-attached single storey dwellings
which are of a newer housing stock. These are located on the
eastern edge of the character area.
45
Diggers Rest Residential Character Assessment
Settlement Overview
The settlement of Diggers Rest constitutes a small township located at the crossroads of Old
Caulder Highway/ Caulder Freeway bypass and the regional overland train line (Sunbury &
Bendigo Vline). The township is compact in area, consisting of in the order of a total of 765
residential allotments located within a tightly arranged settlement pattern. The history of
Diggers Rest dates back to the mid 1800’s, with the settlement being established as a
stopping place on the road to the Bendigo goldfields. Whilst noting the history of the township,
much of the original building stock has been replaced during subsequent eras of development.
Although a ‘stand alone’ settlement Diggers Rest is located to the south of the much larger
regional township settlement of Sunbury. Both of the combined settlements of Diggers Rest
and Sunbury are captured by the Growth Areas Authority’s Sunbury/ Diggers Rest Growth
Corridor Plan. A PSP has already been prepared for Diggers Rest, particularly focusing on the
UGZ to the west and the integration of this new development area with the existing township.
A PSP will also be prepared for Urban Growth Zone (UGZ) land surrounding Sunbury,
however there will still be a significant visual and physical divide between Sunbury and
Diggers Rest due to the existing alignments of the Calder Freeway and Railway line.
Notwithstanding this future township form, the original settlement pattern of Diggers Rest
constitutes a series of residential streets located to the west of the Old Calder Highway.
Whilst the Calder Highway remains as the main arterial road through the township, the later
development of the Calder Freeway upgrade has improved the amenity of Diggers Rest,
where the freeway now bypasses around the township in immediate proximity to the west.
Regarding its urban character the settlement of Diggers rest accommodates three distinct
residential character types. This consists of the standard residential urban development
dating the late 1960’s, substantially the 1970’s and into the early 1980’s, newer lower density
residential development dating from the 1990’s, and a compact residential estate dating from
the mid 2000’s.
The predominantly1960 to 1980’s era of Diggers Rest constitutes the largest proportion of
residential development found within Diggers Rest. This area covers a generally triangular
section of land located to the western side of the Calder Highway and further bounded by
Plumpton Road to the west and Diggers Rest - Coimadai Road to the south. Allotment size,
street pattern and building stock are reflective of the suburban style and feel of the 1960 to
1980’s era of construction.
The larger lot lower density allotments dating from the 1990’s are located on land to the east
of Calder Highway including rear boundary interfaces with the adjacent Calder Freeway
alignment. The character of this precinct is slightly more informal due to the larger block sizes
and dwelling setbacks, in combination with the lack of front fencing which creates an open
streetscape feel.
46
The compact residential estate dating from the mid 2000’s accommodates 37 allotments
within Pepper Close is located to immediately to the north of Diggers Rest - Coimadai Road.
The streetscape character of this estate is more compact and contained, where allotment size,
street pattern and building stock are reflective of the suburban style and feel of the 2000’s era
of construction.
In considering all of these character attributes, with era and lot sizes as the key drivers, it has
been possible to divide Diggers in the different neighbourhood character areas. Each of the
three designated character types/ precincts are illustrated on the Character Areas Map and is
documented within an individual character Area assessment table provided below.
47
Diggers Rest: Character Area Map
Existing Character Area 1: Diggers Rest
Typical example of character area 1: 1980’s brick
dwelling with medium front fencing
Typical example of character area 1: 1980’s single brick
dwelling with no vegetation
existing character area 1: character statement
Area 1 constitutes the main township character which is representative of the original
development of Diggers Rest. Containing predominantly 1960 to1980’s single storey brick
housing, some double storey dwellings and dwellings in weatherboards construction are also
noted. Street width are of a standard 1960’s width and design, accommodating curb and
channel, grass verges and footpaths to either side of the street. Street tree planting is
inconsistent, but where present, trees are of a medium height and scale. Vegetation within
the private realm is moderate in coverage and relatively formal, whilst there is a high degree of
variation in fencing style in terms of height, permeability and material of construction.
details description
location/ description of Area 1 covers a generally triangular section of land located to the
bounding roads
western side of the Calder Highway and further bounded by
Plumpton Road to the west and Diggers Rest - Coimadai Road to the
south. Area 1 also includes Tame Street located to the south of
Diggers Rest - Coimadai Road.
topography
Topography is generally flat.
streetscape / road
layout pattern
Road layout constitutes a traditional grid pattern, with a number of
small cul-de-sacs. Streetscape character is heavily influenced by the
standard 1980’s width and design, accommodating curb and
channel, grass verges and footpaths to either side of the street.
Street tree planting is inconsistent, but where present, trees are of a
medium height and scale.
era/ lot size
The dominant housing era of this area is from the 1980’s. Lot sizes
are standard in size and dimension for their era and generally
consistent in size and distribution being approximately 700-800sqm.
building types/ quality/
siting
This area typifies mostly single storey detached dwellings, although
occasional double storey dwellings are noted. Materials are
predominately brick with dark pitched, tiled roofing, with the
occasional dwelling of weatherboards construction. Buildings have
ample setbacks of between 8-12m, allowing for substantial
landscaping.
landscaping: public /
private realm
Established canopy vegetation is scattered throughout, either within
the public or private realm, and forms a contributing character
element. However there is very little consistency with street planting
or landscape themes through this area.
fence treatment
There is high degree of variation in fencing style in terms of height,
permeability and material of construction.
noted anomalies
Properties located on Tame Street are separate from the balance of
Area 1 and accommodate allotment sizes slightly larger than that
found in the balance of Area 1, in addition to rolled curbs and no
formal footpaths. Notwithstanding these variations the housing
stock, era and associated character is generally consistent with Area
1 overall.
50
Existing Character Area 2: Diggers Rest
Typical example of character area 2: wide frontage,
large landscaped setback and front verandas
Typical example of character area 2: wide building
footprint with minimal vegetation
existing character area 2: character statement
Area 2 constitutes a small subdivision estate dating from the 1990’s and displays a general
low density residential character based on its larger allotment sizes. The area accommodates
predominately single storey dwellings, with large medium setbacks and wide frontages. The
area located on land to the east of Calder Highway including rear boundary interfaces with the
adjacent Calder Freeway alignment, where a loop road provides allotment access to Calder
Highway. There is a range of dwellings styles on display but with a consistency of brick
construction. The character typology and lot sizes sit between the typical suburban lots and
Low Density Residential Zone (LDRZ) land.
details description
location/ description of Located to the east of Calder Highway including rear boundary
bounding roads
interfaces with the adjacent Calder Freeway alignment.
topography
Topography is relatively flat.
streetscape / road
layout pattern
Road layout constitutes a single loop road (with a single small culde-sac) which connects back to Calder Freeway. The streetscape
features rolled curb and footpath to one side of the street. With a
general lack of front fencing there is a degree of ‘bleed’ between the
grass verges and the front yards of the property. The flat terrain,
large setbacks and predominately single storey character of this area
creates a wide streetscape with open view lines.
51
era/ lot size
The estate is of the 1990’s era, where lot sizes range between 20005000sqm, although some blocks are noted to have accommodated 2
lot ‘battle axe’ subdivisions.
building types/ quality/
siting
This area typifies single storey buildings (with the occasional double
storey dwelling), with large building footprints. A range of influencing
styles are evident in this area, however brick materials and pitched
and gabled roofing are a consistent theme throughout. Building
setbacks range from 8-15m and spread across the property width.
landscaping: public /
private realm
Public landscaping is generally consistent, accommodating evenly
planted street trees. As the trees are only of a moderate height and
canopy spread, they have only a moderate impact on streetscape.
Landscaping of the private realm is generally minimal and low in
scale, where when combined with the large grass verges contributes
to the open streetscapes.
fence treatment
There is predominantly no front fencing in the area, which
occasionally is marked by planting or low garden barriers.
noted anomalies
No noted anomalies.
52
Existing Character Area 3: Diggers Rest
Typical example of character area 3: single storey
brick and rendered dwelling with stone frontage
Typical example of character area 3: single storey building with
range of materials and minimal landscaping
existing character area 3: character statement
Area 3 constitutes two recently developed residential precincts within Diggers Rest. The first
constitutes a compact residential estate dating from the mid 2000’s, and accommodates 37
allotments within Pepper Close, located to immediately to the north of Diggers Rest Coimadai Road. The second precinct constitutes another compact residential estate located
to the north of the train station and to the east side of Calder Highway which is currently being
developed. Both estates consist of newly established residential developments which forms
small pocket infill on the edges of the Diggers Rest township. Allotment sizes differ in that
they are slightly smaller in width and depth than allotments within Area 1. With smaller
allotment sizes setbacks are duly reduced. This area broadly typifies a current ‘standard
suburbia’ format, which accommodates single storey detached dwellings with dominant
garage frontages, and occasional double storey dwellings. While there are a range of styles,
brick and render is a consistent material palette.
details description
location/ description
of bounding roads
There are two precincts of residential development which constitute
Area 3 as follows:

The first precinct constitutes a compact residential estate
located to immediately to the north of Diggers Rest Coimadai Road.

The second precinct constitutes another compact residential
estate located to the north of the train station and to the
east side of Calder Highway.
53
topography
Topography within the first precinct accommodates a slight rise to
the west, otherwise generally flat.
streetscape / road
layout pattern
Streetscapes are standard in appearance for the era and include
rolled gutters, pedestrian footpath (one side of the street only) and
street lighting. This area has relatively narrow streetscapes due to
the smaller setbacks and road widths. This area has a standard grid
pattern with the inclusion of a single cul-de-sac.
era/ lot size
The housing era is recent from the 2000’s onwards with an average
subdivision lot size average between 400-600sqm.
building types/ quality/
siting
Buildings in this area are predominately detached single dwellings
(and occasional double storey) with brick facades and masonry/
render finishes. Garage frontages are a dominant feature in this
newly developed area. Housing is generally sited parallel to the
street frontage with a generally consistent of 5m setbacks.
landscaping: public /
private realm
Street tree planting is inconsistent and where present is small in
scale and influence on the streetscape. Private landscaping in
minimal, predominantly consisting of low formal planting where
present, including the use of materials use as, tan bark, pebbles and
drought tolerant species.
fence treatment
There are no fencing in this area, however some front boundaries
are demarcated by vegetation planting/ shrubs.
noted anomalies
No noted anomalies.
54
Eynesbury
Settlement Overview
Eynesbury is an emerging settlement located 12 km south of the Melton Township and 40 km
west of Melbourne CBD. The ‘stand-alone’ township is positioned on the south-western
municipal boundary of Melton Shire, with the settlement of Eynesbury extending into the
Wyndham municipality located to the south.
In a regional context Eynesbury is situated directly south of Melton (accessed by Eynesbury
Road) and north-west of Werribee. The township is currently contained within a Mixed Use
Zone (MUZ), whilst being located outside of the Urban Growth Boundary (UGB).
Eynesbury constitutes a somewhat unique settlement in the context of the City of Melton. The
form of the settlement constitutes recently developed ‘standard’ suburban residential dwelling
scattered amongst an existing golf course, ornamental lake and open space. However any
development within Eynesbury is subject to assessment by set of body corporate enforced
design guidelines. The application of these guidelines seeks to provide higher quality
dwellings to provide a point of difference from existing developments with standard product
based residential typologies which is prevalent within other newly developing residential
estates.
Eynesbury Road provides a dramatic entrance to the township from the north, as it extends
through a Grey Box Forest reserve, which constitutes a significant landscape character
feature for the area.
Historically the settlement was an early pastoral station established by Simon Staughton in the
1840’s. A number of the early 19th century pastoral buildings and 20th century farming
structure have been retained and redeveloped for commercial and historical purposes.
The current settlement pattern of Eynesbury contains eight clusters of housing with a general
grid formation, located throughout the Eynesbury Golf Course. Eynesbury Road connects
most of the different clusters, which runs through the centre of the settlement. Early stages of
development have been orientated towards the north-eastern entrance of Eynesbury Road
with new undeveloped subdivision land being sold on the western edge. While consistent
street trees are present throughout, more established and informal public vegetation is located
on the eastern edge of the township.
A consistent but mixed character is evident throughout Eynesbury. Housing typology typifies
single and double storey detached dwellings, with small pockets of attached medium density
dwellings usually located adjacent to open space. A range of materials, styles and detailing
are throughout the area, however some repeating white weatherboard dwellings exist along
Charlton Avenue. While pedestrian paths surround the residential clusters, lots in Eynesbury
not take advantage of an outlook to the golf course, as rear of lots backing onto the course
and frontages onto internal roads.
55
Streetscapes in Eynesbury are of a high quality with the public realm consisting of establishing
vegetation, consistent street trees and generally confined/ narrower roads. Canopy vegetation,
in the form of the Grey Box Forest which is located at the entrance to Eynesbury is considered
to be a key contributor to the character of the area.
As Eynesbury is currently being developed over a number of stages, its character could be
said to be ‘emerging’. However due to the generally consistent nature of the existing
development within Eynesbury, noting also that all future development will be subject to the
same design guidelines the entire settlement has been categorised into a single character
area. The single character type/ precinct is illustrated on the Character Area Map and briefly
documented below within a standardised table format.
56
Eynesbury: Character Area Map
Existing Character Area 1: Eynesbury
Typical example of character area 1: single storey
rendered dwelling with deciduous street trees
Typical example of character area 1: single storey
standard suburbia with a medium front fence
existing character area 1: character statement
Area 1 contains all of Eynesbury’s residential areas, consisting of recent single and double
storey dwellings situated throughout the Eynesbury estate. The area is addressed by the
dramatic Grey Box Forest reserve, via the Eynesbury Road entry from the north. More
broadly the estate is characterised by landscaped, fenced and WSUD streetscapes. While the
housing stock is consistently built from 2000’s to recent, there is a large range of housing
sizes, materials, styles and detailing.
details description
location/ description of
bounding roads
Area 1 contains all of Eynesbury residential areas, including the
developing land to the west. Eynesbury is located south of Melton
and north of Werribee and Bacchus Marsh-Werribee Road. The
suburb is entered to the north by Eynesbury Road which runs
throughout the residential areas, Mount Mary Road from the south or
Spring Hill Road to the east and west.
topography
Topography within the residential areas is relatively flat.
streetscape / road
layout pattern
Streetscapes are relatively confined due to established vegetation,
medium setbacks, fencing and large areas of the Golf Course. The
area has a grid layout with a single connecting road (Eynesbury
Road).
era/ lot size
Lot sizes are generally between 450-1000sqm with some smaller
medium density lots which are less than 450sqm, generally located
along the main road. Housing era is consistently recent from 2000’s
onwards.
building types/ quality/
siting
There is a large variety of era styles, materials and detailing.
Materials range from brick, render, weatherboard or a mix. Buildings
are of a high quality with generally medium setbacks and street
frontages. Dwellings are generally detached, with some pockets of
semi-attached smaller lots and of a greater density than its
surroundings.
landscaping: public /
private realm
Public landscaping in this area is establishing, but contains
consistent street tree planting. Private vegetation is scattered but
generally well established. Vegetation on the eastern edge of the
area, including the entrance is far more established with canopy
trees dominating the streetscapes.
fence treatment
There are consistent medium height and mostly permeable fencing.
This is a strong character in the area.
noted anomalies
This area consists of pockets of disconnected residential areas
throughout the Eynesbury Golf Course, which adds a unique amenity
to the settlement.
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Toolern Vale
Settlement Overview
Toolern Vale constitutes a small residential settlement located approximately 11 km north of
Melton and 11 km west of Diggers Rest. The settlement of Toolern Vale is positioned north of
Melton, west of Diggers Rest and south of Gisborne. The form of the settlement (referring
specifically to Low Density Residential Zone (LDRZ) land), is triangular in shape and is
situated on the north east corner of Diggers Rest-Coimadai Road and Gisborne Melton Road
intersection.
Toolern Vale constitutes a settlement which is disconnected from any of the larger urban
settlements/ townships within the City of Melton. Gisborne Melton Road constitutes the main
connection to Gisborne to the north and Melton to the south while Diggers Rest-Coimadai
Road forms the main connection to Diggers Rest to the west (accommodating the nearest
train station). The area consists of approximately 42 lots, and an approximate population of
113 people (based on an average of 2.7 persons per household according to the ABS 2011
Census).
The settlement contains minimal services including; a primary school, community hall, second
hand store, and general store (with service station) on the north side of Diggers RestCoimadai Road and tennis courts/ playground and war memorial on the southern side. As is
often the case with settlements of this size, residents would access services in Melton 11km
south, or Gisborne 15 km to the north.
The settlement pattern of Toolern Vale has been compacted into a triangular format,
constituting of three internal local street which has resulted in a range of lot sizes and shapes.
Larger and deeper lots are generally located along Gisborne Melton Road consisting of large
landscape buffered verges and setbacks. Toolern Vale typifies a rural settlement with
unsealed or rural standard roads, minimal public realm amenities such as footpaths, lighting,
drainage etc.
The township is characterised by a range of low density residential housing stock, although
the history of the township dates back to the mid 1800’s the housing stock within Toolern Vale
predominantly dales from the 1980’s to 1990’s. A variety of detailing, materials and typologies
are present, mostly consisting of brick or weatherboard with pitched or gabled roofing. The
streetscapes are considered to be narrow and contained due to the dominating canopy
vegetation, informal streetscapes and slight undulating topography.
In considering all of these residential character attributes, noting that era and lot sizes as the
key drivers, Toolern Vale has been categorised into a single broad character area. The single
character type/ precinct is illustrated on the Character Area Map and briefly documented
below within a standardised table format.
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Toolern Vale: Character Area Map
Existing Character Area 1: Toolern Vale
Typical example of character area 1: single storey
dwelling within rural, informal setting
Typical example of character area 1: single storey
weatherboard dwelling with minimal vegetation
existing character area 1: character statement
Area 1 consists of a small pocket of residential land on the corner of Diggers Rest-Coimadai
Road and Gisborne Melton Road. The character typifies single storey dwellings in a
landscaped, semi-rural, informal setting. While there is a range of styles, materials, lot sizes
and era’s the area has a consistent character.
details description
location/ description of
bounding roads
The area is of a triangular shape, bound by Diggers Rest-Coimandai
Road to the south, Gisborne Melton Road to the west and Creamery
Road to the north.
topography
Topography is undulating.
streetscape / road
layout pattern
The streetscape pattern is of a triangular shape with connecting and
bounding roads. The streetscape in this area is quite unique, it
consists of gravel roads and wide informal grass verges. Little to no
footpaths, street lights or verges exist in this area.
era/ lot size
There is a range of era’s or styles in this area, however most are
from the 1980 to 1990’s. Lot sizes and shapes vary, however most
are over 1000sqm. Narrow but deep lots exist along Gisborne Melton
Road.
building types/ quality/
siting
Building typology in this area range in styles, materials and lot sizes
however most consist of either brick or weatherboard with front
fencing. Most lots contain deep setbacks with some angled frontages
to the street. Dwelling heights are consistently single storey with a
semi-rural character.
landscaping: public /
private realm
Private landscaping is well established and dominating, with a large
proportion of canopy trees in the front and rear of lots. Public
vegetation is minimal however consists of canopy trees.
fence treatment
Lots contain either 1.2m permeable or solid fencing or none at all.
noted anomalies
This residential area is disconnected from any other residential land,
located on two major roads.
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