2014
DRAFT KINGSTON RESIDENTIAL STRATEGY
UPDATE
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Contents
1.0 Introduction ................................................................................................................................ 4 1.1 Strategy Format ...................................................................................................................... 5 1.2 Scope of the Strategy .............................................................................................................. 5 1.3 Process .................................................................................................................................... 6 2.0 The Strategic Context .................................................................................................................. 7 2.1 The Regional Context .............................................................................................................. 7 2.2 The Policy Context .................................................................................................................. 9 3.0 Key Issues, Opportunities and Challenges ................................................................................ 12 4.0 Strategy Vision .......................................................................................................................... 16 4.1 5.0 The Vision .............................................................................................................................. 16 Residential Framework ............................................................................................................. 18 5.1 Kingston Residential Framework Plan .................................................................................. 18 5.2 Key Issues .............................................................................................................................. 20 5.3 Objectives, Strategies and Implementation Actions ............................................................. 20 5.4 Planning Area Residential Frameworks ................................................................................ 35 6.0 Implementation Program ........................................................................................................ 141 References .......................................................................................................................................... 144 2
TableofFigures
Figure 1: Planning Area 1 ‐ Existing Conditions .................................................................................... 45 Figure 2: Planning Area 1 – Residential Planning Framework .............................................................. 46 Figure 3: Planning Area 1 ‐ Neighbourhood Character Areas ............................................................... 47 Figure 4: Planning Area 2 – Existing Conditions .................................................................................... 53 Figure 5: Planning Area 2 – Residential Planning Framework .............................................................. 54 Figure 6: Planning Area 2 – Neighbourhood Character Areas .............................................................. 55 Figure 7: Planning Area 3 – Existing Conditions .................................................................................... 63 Figure 8: Planning Area 3 – Residential Planning Framework .............................................................. 64 Figure 9: Planning Area 3 – Neighbourhood Character Areas .............................................................. 65 Figure 10: Planning Area 4 – Existing Conditions .................................................................................. 73 Figure 11: Planning Area 4 – Residential Planning Framework ............................................................ 74 Figure 12: Planning Area 4 – Neighbourhood Character Areas ............................................................ 75 Figure 13: Planning Area 5 – Existing Conditions .................................................................................. 82 Figure 14: Planning Area 5 – Residential Planning Framework ............................................................ 83 Figure 15: Planning Area 5 – Neighbourhood Character Areas ............................................................ 85 Figure 16: Planning Area 6 – Existing Conditions .................................................................................. 94 Figure 17: Planning Area 6 – Residential Planning Framework ............................................................ 95 Figure 18: Planning Area 6 – Neighbourhood Character Areas ............................................................ 96 Figure 19: Planning Area 7 – Existing Conditions ................................................................................ 104 Figure 20: Planning Area 7 – Residential Planning Framework .......................................................... 105 Figure 21: Planning Area 7 – Neighbourhood Character Areas .......................................................... 106 Figure 22: Planning Area 8 – Existing Conditions ................................................................................ 115 Figure 23: Planning Area 8 – Residential Planning Framework .......................................................... 116 Figure 24: Planning Area 8 – Neighbourhood Character Areas .......................................................... 117 Figure 25: Planning Area 9 – Existing Conditions ................................................................................ 126 Figure 26: Planning Area 9 – Residential Planning Framework .......................................................... 127 Figure 27: Planning Areas 9 – Neighbourhood Character Areas ........................................................ 129 Figure 28: Planning Area 10 ‐ Existing Conditions .............................................................................. 137 Figure 29: Planning Area 10 – Residential Planning Framework ........................................................ 138 Figure 30: Planning Area 10 – Neighbourhood Character Areas ........................................................ 140 3
1.0 Introduction
The Kingston Residential Strategy (the Strategy) was originally prepared in 2000 to address
residential development within Kingston. The Strategy outcomes informed the development
of the Residential Land Use Framework Plan which provided the enabling framework for the
provision of substantial housing diversity across the municipality since its establishment
through Planning Scheme Amendment C8. This Framework Plan has provided for
development outcomes which include:
• greenfield developments in locations such as Waterways, Heatherton (the Heath),
Mordialloc (Former Epsom Racecourse);
• conversion to housing of former industrial sites such as the Westall Timberyard site, part
Nylex Factory and former industrial land north of Epsom racecourse; and
• residential infill development across the municipality in most residential areas at a variety
of densities.
This update has been initiated in response to:
• the introduction of the new residential zones for Victoria;
• availability of updated demographic data and forecasts;
• changes in Kingston’s housing trends over the past 10 years; and
• further strategic work undertaken particularly in relation to open space, stormwater
drainage, heritage and vegetation.
The Kingston Neighbourhood Character Study and the Kingston Neighbourhood Character
Guidelines continue to provide guidance on neighbourhood character.
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1.1 StrategyFormat
The Kingston Residential Strategy Update 2014 (the Strategy Update) consists of the
following components:
Chapter 1 Introduction
• Scope of the Strategy
• Process
Chapter 2 The Strategic Context
Chapter 3 Key Issues, Opportunities and Challenges
• Overview of the population and housing challenges for Kingston
• Summary of the key issues
Chapter 4 Strategy Vision
• Revised Vision for the Residential Strategy
Chapter 5 Updated Residential Land Use Framework
• Updated Municipal-wide Residential Framework
• Updated Planning Area Residential Frameworks
Chapter 6 Implementation Program
• Implementation actions
1.2 ScopeoftheStrategy
The Strategy Update is intended to assist in informing Council’s role in managing the
planning and regulatory aspects of residential development in the municipality.
The Strategy Update is not specifically intended to address the social policy and welfare role
of housing provision, except insofar as one of the principles is to provide a diversity of
housing types for all people in the community. The Strategy Update has identified certain
housing needs in parts of the community that will require further investigation, specifically in
terms of Council’s role in the provision and/or support of affordable housing and housing for
older people.
The focus of the Strategy Update has been largely defined in response to the introduction of
the new residential zones.
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1.3 Process
Developing the Strategy Update involves the following:
1. Policy and literature review update (June – July 2013)
- New residential zones
- Various council policies and strategies including the Kingston Open Space
Strategy June 2012 and the Kingston Flood Management Plan July 2010.
2. Stage 1 community consultation (June – July 2013)
- 3 information sessions
- Letters to Village Committees, community groups and identified stakeholders
- Distribution of information booklets
- Information made available on Council website, customer service centres and
libraries
- Articles in Kingston Your City and local newspapers
- Social media campaign – Facebook, YouTube.
3. Background research, data collection and analysis (June 2013 – January 2014)
- Demographic data
- Housing trends
- Building and planning approvals
- Housing capacity analysis.
4. Develop the Strategy Update including the revised Residential Land Use Framework Plan
and Planning Area Frameworks (August 2013 – January 2014).
5. Initiate planning scheme amendment (February 2014).
6. Stage 2 community consultation (March 2014) for a period of 20 business days:
- Public exhibition of draft amendment
- Information made available on Council website, customer service centres and
libraries
- Articles in KYC and local newspapers
- Notification will include:
o A notice in The Age and Herald Sun.
o A minimum of two notices in a local newspaper generally circulating in
the area.
o Notices in the Municipal Office(s) and libraries.
o Direct notice to Government agencies and servicing authorities.
o Direct notice to known community groups.
o Direct notice to registered parties.
- Briefings to neighbouring municipalities.
7.
Standing Advisory Committee hearing (April 2014).
8. Anticipated Amendment gazettal (July 2014).
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2.0 TheStrategicContext
2.1 TheRegionalContext
The City of Kingston sits centrally within the coastal strip which makes up Melbourne’s
south eastern suburbs. The north-south corridor of foreshore environs, rail corridor and the
Nepean Highway provide the ‘spine’ of the City.
The Kingston Municipal Strategic Statement provides a broad overview of the municipality
in its regional context.
More specifically, Kingston’s housing role within the south east region has been reviewed in
terms of comparative demography, resident migration patterns, employment centres including
activity centres, environmental aspects, transport and land use patterns.
The range of key challenges includes:
Geographic diversity and Settlement eras
• Kingston is one of the largest and most physically diverse municipalities in metropolitan
Melbourne.
• Kingston contains limited undeveloped residential zoned land and typical ‘middle ring’
suburban areas which are under pressure for consolidation and redevelopment.
• Planning responses will necessarily need to apply at both a municipal and planning area
level.
Comparative population and Housing characteristics
• Kingston has the same proportion of pre-schoolers and a higher proportion of people at
post retirement age than greater Melbourne.
• The average age structure, household size and household types in Kingston tend to be
more like the adjoining municipalities to the north (Bayside and Glen Eira) than the
adjoining southern and eastern municipalities. At a suburb level, there are significant
variations from the Kingston municipal ‘average’.
• The proportion of separate houses in Kingston is similar to the south-east region. Around
65 percent of dwellings are separate houses.
• In Kingston, 34% of the dwellings are medium or high density, compared to 28% in
greater Melbourne.
Industry
• Kingston has one of the highest concentrations of manufacturing employment in
metropolitan Melbourne, and is a major provider of jobs to the south east metropolitan
region.
• Employment opportunities associated with this industrial base are a strong potential
attractor to the municipality for housing markets.
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Retailing
• The Southland Activity Centre is a major retailing presence in the south east metropolitan
region and is recognised as a potential market attractor and employment base.
• There are many other activity centres throughout Kingston. Their continued viability is
critically important to the economic and cultural wellbeing of Kingston. These centres
provide local niches which add vibrancy and a sense of place in promoting Kingston as a
residential location. There is a strong link between the viability of these centres and the
perceived livability of our residential areas.
• The Strategy Update continues to seek to strengthen the relationship between activity
centres and residential areas. Opportunities to explore ‘shop top’ housing and mixed use
development are also provided by these centres.
Environment and open space
• Kingston has a range of regionally significant environmental areas and parklands
including Braeside Park, Karkarook Park, Edithvale/Seaford Wetlands, over 13 km of
foreshore and a number of quality golf courses.
• The combination of these environmental and open spaces assets serve to set Kingston
apart from its neighbours and increase the livability of the City.
Green Wedge areas
• Kingston’s Green Wedge accommodates market gardens, former quarries and landfills.
The area also provides a tangible link to Kingston’s past and future opportunities including
the Chain of Parks project.
• Activities such as land filling and agriculture also create substantial amenity pressures on
nearby residential areas. Interfaces between residential areas and non urban uses require
sensitive management.
• These areas set Kingston apart from municipalities to the north and offer significant
potential for environmental enhancement.
Moorabbin Airport
• The Moorabbin Airport, one of the busiest airports in Australia, is located in Kingston.
This airport is considered a strategic asset for the City and the region.
• The flight paths of the airport are generally protected by the Green Wedge zones.
However, the Australian Noise Exposure Forecast (ANEF) contours do extend into
existing residential areas. Significant work on attenuating dwellings has occurred in new
areas like Epsom Park since the strategy was first prepared.
Private and public transport
• A number of major north-south and east-west arterial road routes traverse Kingston,
linking industrial and commercial areas to local and interstate markets. Some east-west
and north-south vehicle movements across the City have capacity deficiency issues. All of
these roads traverse through primarily residential areas and present substantial traffic
management challenges.
• The construction of the Dingley Arterial will assist in moving traffic through the
municipality.
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• Kingston is serviced by the Frankston and Dandenong Rail lines, and a network of bus
services. Rail service levels along the Frankston line are generally adequate. Bus services
and linkages are an ongoing problem.
• A railway station has been proposed at the Southland Activity Centre.
• Poor access to public transport is a constraint in areas such has Dingley. In areas serviced
by rail, opportunities exist to increase population density to maximise patronage levels and
reduce potential environmental impacts.
2.2 ThePolicyContext
State policy context
The policy context at the State level is defined by the initiatives discussed below.
State Planning Policy Framework
State Planning Policy for Settlement (Clauses 11) and Housing (Clause 16) are relevant to the
consideration of the Kingston Residential Strategy Update. Other clauses that provide State
Planning Policy direction relevant to this Strategy Update include: Clause 15 with respect to
built environment and heritage matters, Clause 18.01 integrated transport; Clause 18.04
which relates to Airports; Clause 19 with respect to Infrastructure.
Reformed Residential Zones
The State Government Department of Transport, Planning and Local Infrastructure (DTPLI)
introduced three new residential zones into the Victoria Planning Provisions on 1 July 2013.
The reformed Residential Zones introduced across Victoria are expected to better manage
growth and protect liveability and neighbourhood character. The new zones are the
Residential Growth Zone (RGZ), General Residential Zone (GRZ) and Neighbourhood
Residential Zone (NRZ). The new zones will provide councils with the planning tools to give
much greater clarity about the type of development that can be expected in any residential
area.
In introducing reforms to the Residential Zones, the State Government has also released
Advisory and Practice Notes to assist all Victorian Councils in implementing the new zones.
This Strategy Update is consistent with the guidance provided in Advisory Note 50 and
Practice Note 78.
Plan Melbourne
Plan Melbourne is the metropolitan planning strategy recently released by the State
Government to address Melbourne’s infrastructure, housing, employment, transport and
environment challenges in an integrated approach to planning and development.
Plan Melbourne defines the vision for Melbourne 2050 as:
Melbourne will be a global city of opportunity and choice.
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This will be achieved by:
• Protecting the suburbs,
• Developing in defined areas near services and infrastructure,
• Creating a clearer and simpler planning system with improved decision making,
• Rebalancing growth between Melbourne and regional Victoria, and
• Identifying an investment and infrastructure pipeline.
This vision for Melbourne is underpinned by seven key outcomes. The outcomes most
relevant to this Strategy Update are:
• Outcome 2: Housing choice and affordability
Provide a diversity of housing in defined locations that cater for different households and
are close to jobs and services.
• Outcome 4: Liveable communities and neighbourhoods
Create healthy and active neighbourhoods and maintain Melbourne’s identity as one of the
world’s most liveable cities.
• Outcome 7: Implementation
Delivering better governance: Achieve clear results through better governance, planning,
regulation and funding options.
Local policy context
The local policy context is defined by the following:
Kingston Planning Scheme
Amendment C8 to the Kingston Planning Scheme introduced Clause 21.05 Residential
development into the Kingston Planning Scheme. Clause 21.05 of the Municipal Strategic
Statement (MSS) established a Residential Land Use Framework, objectives and strategies
for the future management of residential development across the municipality.
The main elements of the Residential Land Use Framework are:
• Designate areas across the municipality suitable to accommodate different rates and types
of housing change, taking account of physical and other characteristics of land across
Kingston.
• Clarify and strengthen the emphasis on ensuring that new residential development respects
neighbourhood character and other valued site features.
• Introduce new objectives and strategies relating to environmental sustainability, physical
infrastructure, social infrastructure and special housing needs.
The Residential Land Use Framework Plan at Clause 21.05 allowed the Council to introduce
its ‘managed change’ approach to new housing in the City which essentially provided for the
identification of residentially zoned land or land that could be used for residential uses to be
classified as Incremental Change, Increased Diversity and Minimal Change. It also helped
identify areas as large residential opportunity sites, Mixed Use or residential renewal areas.
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The Strategy Update does not require or propose a significant departure from this previously
established framework.
In addition to Clause 21.05, a Residential Development Policy at Clause 22.11 provides
discretionary guidance on the residential framework, objectives and strategies of the Kingston
MSS. The policy was based on, and gave effect to, the Kingston Residential Strategy 2000,
the Kingston Neighbourhood Character Study and the Designing Contextual Housing
Guidelines, where relevant.
Amendment C8 also introduced ResCode variations relating to site coverage, private open
space and front fence height components of the Residential 1 Zone Schedule to allow Council
to set differential standards throughout the municipality and to allow Council to implement
its managed change approach to residential development.
Structure Plans for activity centres and strategic redevelopment sites
Kingston has undertaken structure planning for a number of activity centres and strategic
redevelopment sites. The following structure plans identify significant opportunities to
accommodate housing within these areas:
• Cheltenham Structure Plan, 2011.
• Moorabbin Structure Plan, 2011.
• Mentone Structure Plan, 2011.
• Mordialloc Pride of the Bay Structure Plan, 2004.
• Highett Structure Plan, 2006.
Other Council policies and strategies
The Kingston Neighbourhood Character Study contains neighbourhood character guidelines
which identify specific character elements of each identified neighbourhood that make either
a ‘major’ or ‘critical’ contribution to neighbourhood character. These neighbourhood
character guidelines are given effect by the local policy at Clause 22.11 Residential
Development Policy of the Kingston Planning Scheme. The Kingston Neighbourhood
Character Guidelines continue to be relevant to this Strategy Update.
Other policies and strategies relevant to this Strategy Update include:
• Kingston One Vision Council Plan, 2013-2017.
• Living Kingston, 2035.
• Kingston Open Space Strategy, 2012.
• Kingston Flood Management Plan, 2010.
• Kingston Heritage Study, Stage 1 & 2.
• Kingston Significant Tree Register.
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3.0 KeyIssues,OpportunitiesandChallenges
The development of the Residential Strategy Update has primarily involved secondary
research and analysis of a broad range of material including the latest demographic data, new
residential zone provisions, structure plans for activity centres and policies relating to open
space, stormwater management, community facilities, heritage and vegetation. The Strategy
Update has also been informed by the outcomes of Stage 1 community consultations.
Stage 1 consultation on the new residential planning zones began mid-June 2013 for a period
of six weeks, concluding on 26 July 2013. A number of different means were used to promote
this stage of consultation including three information sessions, direct notification to key
stakeholders, various articles and advertisements including website content. During the
consultation period 153 submissions were received. Having reviewed the submissions
received to the first stage of community consultation, it is apparent that a range of
perspectives exist about how the zones may be best applied across the City of Kingston.
Although feedback differed across local areas, it generally reinforced that the principal of
adopting a planned approach by designating areas as Incremental Change and Increased
Diversity has worked reasonably well across the City. Community feedback has also been
useful in outlining areas where greater scope for housing change (beyond that presently
planned) should and should not occur.
The housing issues, opportunities and challenges identified in the 2000 Residential Strategy
have been updated based on the analysis of outcomes of the community feedback from Stage
1 consultations. The key issues are summarised in this chapter.
Not all of the identified issues can be directly addressed by the Residential Strategy Update
and many issues (e.g. social housing) will require further investigation.
The key issues, opportunities and challenges that are considered to influence the Strategy
Update include:
Population and Housing Issues1
• In 2011, the total population of City of Kingston was estimated at 147,915 people.
• In 2031, the population of the City of Kingston is forecast to be 167,044 people.
• Between 2011 and 2031, the population for the City of Kingston is forecast to increase by
19,129 persons (11.45% growth), at an average annual change of 0.61%.
• In 2011, the average household size was estimated as 2.5 which is expected to decline to
2.43 by 2031.
• To accommodate the anticipated population growth, it is estimated that Kingston will need
approximately 10,000 additional dwellings by 2031 based on its forecast in 2011.
• The reason for population and household growth in the City of Kingston can be attributed
to several sources. These include the local demand being created by young adults leaving
home within the region, such as the Cities of Greater Dandenong, Glen Eira, Bayside and
Kingston itself, who will establish new households and families. It also includes net
overseas and interstate migration gains to the region.
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Kingston Population Forecasts, Forecast.id, December 2010 12
• The City of Kingston is also likely to benefit from the diverse range of housing markets
that are active within the City, with young renters, first home buyers, families upgrading to
second and third homes, empty-nesters and retirees and significant elderly accommodation
all available within the municipality.
• Despite significant greenfield development over the last fifteen years family formation age
groups are declining in some parts of Kingston (a trend that is evident throughout
metropolitan Melbourne) and this group tends to have a very strong preference/need for
separate houses on ‘conventional’ lot sizes. Typically first home buyers rank affordability
highly in housing decision making, and often trade off location for preferred housing type
and affordability.
• The majority of Kingtson’s housing stock is made up of separate detached housing,
although some local areas have greater concentrations of medium and higher density
housing than others. Opportunities exist to promote a more balanced mix of housing types
to better cater for the broadest possible range of household types.
• There appears to be a mismatch between household size and the number of bedrooms. In
2011, approximately 58% of households in Kingston consist of 1-2 people, yet about 64%
of dwellings have 3-4 bedrooms2.
• As household sizes are decreasing and the population is ageing, this does not necessarily
mean that people want smaller houses. If anything, people’s demands for internal living
space appear to be increasing. In general, it appears that people are increasingly looking
for greater flexibility in dwelling choice.
• The perceived visual impact of new residential development on older established suburbs
requires measures to ensure adverse impacts on neighbourhood character are minimised.
• Kingston has some relatively sought-after residential locations due to lifestyle and amenity
reasons and accessibility to a range of facilities and natural assets. Suburbs such as
Mentone, Parkdale, Waterways and Patterson Lakes play an important role in the broader
economic development objectives of Council - they assist in the marketing, imaging, and
positioning of Kingston as a desirable location for tourism, investment, employment and
of course living. Preservation of the ‘desirable’ characteristics of these areas is therefore
important for reasons more broad than the desires of the residents who currently live there.
• As housing prices in inner Melbourne suburbs become less attainable, it is anticipated that
increased pressure will be placed on some of Kingston’s suburbs as lifestyle factors are
discovered by the market. This trend is already evident in areas like Mentone, Parkdale,
Patterson Lakes and, increasingly, Mordialloc.
• Opportunities also exist to achieve the rejuvenation of older, deteriorating residential areas
within the municipality.
• Some areas of Kingston appear to have a greater proportion of single detached houses,
while others appear to have a greater proportion of medium and higher density housing.
Areas with greater housing diversity tend to be the areas in close proximity to the
foreshore and the key transport corridors, particularly the Frankston and Dandenong
railway lines.
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Kingston Community Profile, Profile.id 13
• There are significant differences in the supply of residential land within Kingston which
will also have a major influence in structuring different population and household futures
over the next five to twenty years.
• The supply of available ‘greenfield’ or large conversion sites is limited based on the level
of urbanisation in the past decades.
• It is anticipated that the recent trend towards the most significant housing opportunities
occurring on significant former industrial land parcels and in activity centres will continue
into the future.
Neighbourhood Character, Heritage and Environmental Issues
• The importance of new residential development having regard to neighbourhood character,
heritage and environmental issues (particularly vegetation) is important to achieve
sustainable, quality development. This is also a key concern for the community. The
Strategy Update continues to give regard to these issues.
Service and Infrastructure issues
• In the face of potentially declining population, the ability of older neighbourhoods to
maintain their current level of servicing will be an issue (this includes community services
such as child care, schools, libraries and recreation facilities, and to a lesser extent
physical infrastructure such as roads, public transport and drainage). On the other hand,
the ability to keep up servicing standards in fast growing areas will also be an issue.
• Increased pressure on existing infrastructure that was not originally built to cater for
additional capacities is a concern.
• The capacity of Kingston’s drainage network to cope with minor storm events up to 1 in 5
year intensity (being the desirable standard) is directly linked to the era that the
subdivision was constructed. Responding to Community Needs and Concerns
• As redevelopment is taking place, existing residents are experiencing significant levels of
uncertainty about the degree of change likely to occur in their neighbourhood. The
challenge before the Council is to provide greater certainty of planning outcomes through
the application of the new residential zones.
• Special housing needs of some segments of the population are evident and investigation
should be undertaken into how these needs might be provided for. For example, older
people, people with disabilities, people on low incomes, people of diverse cultural and
language backgrounds and single parents.
• Many residents want to be able to live in their current neighbourhood even if their housing
needs change. Providing opportunities for a broad range of housing choices at the local
level will be important in meeting this residential preference.
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Being Realistic
• The Council’s role in and ability to influence the housing market has its limits. The
Council does not see its role as either a direct provider of housing or significant property
developer. Rather, Council activity will extend to identifying opportunities, adopting and
promoting policies supportive of identified housing needs, creating statutory processes to
facilitate achievement of policy objectives and proactively encouraging private sector
investment in appropriate residential development. Conversely, the Council will actively
discourage and reject development which does not achieve policy objectives.
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4.0 StrategyVision
The vision for the Kingston Residential Strategy Update is set out below.
4.1 TheVision
The vision of the Kingston Residential Strategy is:
‘To promote and facilitate increased local housing diversity to meet the changing housing
needs of the community and increased liveability within an integrated planning
framework.’
Key concepts contained within the vision include:
‘Promotion and facilitation’…
The role of the Council in directly influencing the form of housing that is built is necessarily
limited. Council will identify housing opportunities and ensure that the realisation of these
opportunities are promoted and facilitated through planning policy and other means.
The Council will discourage and reject housing proposals which are of a form or in a location
inconsistent with the planning objectives established in this Strategy Update, adopted
structure plans and other established design codes (such as ResCode and Guidelines for
Higher Density Residential Development).
‘Increase local housing diversity’…
A key element of Kingston’s housing vision is the achievement of greater housing diversity,
particularly in areas where the infrastructure, population and housing characteristics suggest
that such diversity is needed to meet current or potential future housing need.
Increased diversity will be pursued at both the municipal and local levels. At a municipal
level, a good spread of housing types should be achieved to maximise the possible mix of
population and household types living in the city.
At each of the local levels, a realistic housing mix which reflects the physical and locational
attributes of each local area should be promoted. For instance ‘optimal’ housing diversity in
Aspendale Gardens will not mean the same thing as it will in Mentone because the two areas
were developed at different times and have different locational, demographic and
infrastructure characteristics.
Planning policies will pursue housing mix at the level of each of the ten planning areas
defined in the Strategy Update. Policies will not be applied at a street by street level in terms
of housing mix.
‘Changing housing needs’…
Changing demographic patterns, housing markets and occupier preferences have been
identified in researching this Strategy Update. Drawing direct links between demographic
data and preferred housing types is problematic. Even if this were not the case, Council’s role
is not one of ‘social engineer’ - individuals and households make housing choices based on a
generally complex range of personal criteria.
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The Council’s role as planning authority is one of recognising the changing housing needs
and developing policies and programs to facilitate the meeting of those needs through either
private housing developments or public housing programs.
The fundamental change in housing need that the Strategy Update continues to attempt to
directly address is a greater diversity of household types and consequently, increased demand
for a diversity of dwelling types to meet this greater diversity of housing needs, including
single detached housing and medium/higher density housing.
‘Increased liveability’…
Enhancement of the ‘liveability’ of Kingston’s residential areas is a broader objective of
Council, as expressed in the One Vision Council Plan 2013-2017. The Residential Strategy
Update will continue to assist the achievement of this overall objective by ensuring that new
residential development contributes to the overall liveability of an area.
Indicators of such a contribution include ensuring that the siting and design of new
developments enhance the physical character of an area and, more directly, ensuring that
contributions such as open space levies, development levies, etc are directed back to local
area improvements.
The protection of existing elements that contribute to liveability is also considered important.
For example, remnant vegetation, open space, street trees, etc.
‘Integrated planning framework’…
The term ‘integrated planning framework’ is defined in Plan Melbourne, the metropolitan
strategy for Melbourne as ‘a more integrated approach to planning and development which
includes, land use, transport, plus social and community infrastructure’ with ‘a strong
emphasis on collaboration between state and local governments, the private sector and the
community to achieve a shared set of outcomes’.
The Strategy Update also seeks to address the lack of certainty in the current planning
environment by local tailoring and making more explicit the housing yield and building
height outcomes for different areas through the implementation of the new residential zones.
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5.0 ResidentialFramework
The Residential Framework consists of two parts as follows:
Kingston Residential Framework Plan
Provides a series of objectives, strategies and implementation actions to address the key
issues for residential development in Kingston. The objectives, strategies and implementation
actions were developed in order to achieve the vision and supporting principles set for the
Residential Strategy Update. The Municipal Residential Framework is documented in section
5.2
Planning Area Residential Frameworks
The Planning Area Residential Frameworks directly link to the first objective of the Kingston
Residential Framework by addressing residential land use issues at a localised scale. The
Planning Area Residential Frameworks are documented in section 5.3.
5.1 KingstonResidentialFrameworkPlan
The updated Kingston Residential Framework Plan is illustrated in figure 2.
Key issues at the municipal level, based on the population and housing challenges for
Kingston and responding to the Strategy Update vision and principles, are set out below. The
revised objectives and strategies have been identified to address the key issues. Some of the
strategies can be immediately implemented via the planning system while others require
further work and a commitment from various stakeholders including Council’s internal
departments.
Implementation actions required to achieve the revised objectives and strategies have also
been identified and follow on from each objective. A revised implementation program is set
out in Chapter 6.0 to prioritise the implementation of actions and assign responsibilities.
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Figure 2. Kingston Residential Framework Plan
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5.2 KeyIssues
• Impact of future population changes on the supply and demand for community and social
facilities.
• In some locations impacts of a decreasing average household size and a general ageing of
the population on the demand for additional dwellings.
• Impact of future changes in household structure on the demand for greater diversity of
housing stock.
• Impact of new residential development on the character and amenity of existing residential
areas.
• Loss of vegetation and historic buildings through the redevelopment process.
• The need to promote environmentally sustainable residential development.
• Impact of future population changes on the supply of and demand for community and
social facilities.
• Impact of new residential development in established urban areas on existing ageing
infrastructure such as drains and roads.
• The need to manage and ensure the extent of new residential development respects the
clear policy intent of areas to accommodate different rates of change.
• Management of the interfaces between residential areas and other sensitive/strategic land
uses.
• Identification of households with specific housing needs within the Kingston community
including older people and people with disabilities.
• Increasingly prohibitive costs of purchasing and renting housing across the municipality
for people on low to moderate incomes.
5.3 Objectives,StrategiesandImplementationActions
The revised objectives that have been defined for the Kingston Residential Strategy Update
are set out below. An explanation of each objective and strategies to achieve the objective
and relevant implementation actions are detailed in the following pages.
1.
To provide a range of housing types across the municipality to increase housing
diversity and cater for the changing needs of current and future populations, taking
account of the differential capacity of local areas in Kingston to accommodate different
types and rates of housing change.
2.
To ensure new residential development respects neighbourhood character and that
medium density dwellings are of the highest quality in design and amenity.
3.
To preserve and enhance well landscaped/vegetated environments and minimise the
impact of residential development on vegetation.
4.
To promote environmentally sustainable forms of residential development.
20
5.
To manage the interface between residential development and adjoining or nearby
sensitive/strategic land uses.
6.
To ensure residential development does not exceed known physical infrastructure
capacities.
7.
To ensure all residential neighbourhoods in Kingston are provided with supporting
social infrastructure adequate to the population’s needs.
8.
To recognise and respond to special housing needs within the community.
9.
To ensure subdivision proposals respect intended development patterns.
21
Objective1
To provide a range of housing types across the municipality to increase housing diversity
and cater for the changing needs of current and future populations, taking account of the
differential capacity of local areas in Kingston to accommodate different types and rates of
housing change.
Each local area within Kingston has a different set of local circumstances that affect its
ability to provide a diversity of housing types. In summary, the following characteristics
have an impact on an area’s ability to absorb change:
-
accessibility to public transport, shops and other services
concentrations of existing unit development
infrastructure capacities
age and quality of existing housing stock
degree to which a positive and consistent neighbourhood character exists
Increased residential densities should be supported where they are close to facilities and
services. The vibrancy and viability of local shopping precincts has and will continue to be
enhanced by increasing residential densities on the periphery of activity centres, subject to a
range of issues such as traffic and parking and pedestrian circulation being addressed.
StrategiestoachieveObjective1:
• Address housing needs and the provision of a diversity of housing types within Kingston
at a localised scale, taking into consideration local conditions and the capacity to
accommodate change.
• Encourage innovative residential development above the ground level within activity
centres and on transitional sites at the periphery of activity centres.
• Support innovative residential infill development along identified transit corridors and on
former commercial/industrial sites adjacent to established residential areas.
• Encourage innovative redevelopment and renewal of deteriorating housing stock and older
medium density flats and villa units. These areas are located within or adjoining areas
designated for Increased Diversity.
•
Promote innovative, high quality integrated higher and medium density housing on large
residential renewal sites, where these sites are located in proximity to the services and
facilities required to support increased densities.
• Identify areas that can accommodate Increased Diversity as those areas that are in walking
distance to public transport/commercial activity nodes. Such areas will accommodate a
variety of housing types and layouts at increased residential densities, within the context
of an established but evolving urban character.
• Promote lower density housing forms in established suburban areas that do not have direct
access to activity/transport nodes. Such areas will retain their predominantly single
22
dwelling character and change will occur in the form of single dwelling and dual
occupancy developments on average sized lots.
• Identify areas that can accommodate Minimal Change where development is unlikely due
to allotment size, the recent establishment of housing, legal constraints or areas impacted
by aircraft noise.
• Prevent any loss of existing residential land through unnecessary or inappropriate
rezonings.
• Investigate opportunities to work with the private sector (developers, builders, real estate
agents) to ensure they are informed about the residential development opportunities
available and can actively respond to them.
ImplementationActionstoachieveObjective1:
1.1 Update the Planning Area Frameworks to identify the local demographic influences.
Develop responses to address these issues at the Planning Area level to demonstrably
accommodate housing change and needs anticipated by population forecasts.
1.2 Undertake an amendment to the Kingston Planning Scheme to include the following
elements in the Local Planning Policy Framework (LPPF) section:
• Revise the Residential Land Use Framework in the Municipal Strategic Statement
to incorporate the relevant components of the Kingston Residential Framework
Plan documented in chapter 5.0 of this Strategy Update.
• Revise the Residential Land Use Framework in the Municipal Strategic Statement
to provide guidance on:
-
residential use within activity centres
areas for Mixed Use/Residential Growth
areas for Increased Diversity
areas for Incremental Change
areas for Minimal Change
the preferred future for the major residential renewal sites.
• Use local policy to provide guidance on:
-
medium density development
the neighbourhood character guidelines
interface issues
1.3 Conduct information sessions with the building/development industry to outline the
Residential Strategy Update and the opportunities for provision of different housing
types.
1.4 As part of the ongoing place making initiatives, continue to develop guidelines to
promote opportunities for shop top housing in activity centres including possible
incentives to encourage this type of housing and ways to target shop owners/lessees who
might be interested.
23
1.5 In areas of deteriorating housing stock, particularly in parts of Chelsea and Clayton
South, investigate and promote the opportunities for innovative redevelopment and/or
renovation of this dwelling stock.
1.6 Utilise the Mixed Use Zone in appropriate locations to provide a pipeline of land that may
in the future be used for innovative residential development.
24
Objective2
To ensure new residential development respects neighbourhood character and heritage
values and that medium density dwellings are of the highest quality in design and amenity.
The impact of new residential development in existing suburbs can sometimes create a
negative impact on the character of the streetscape. It is important that new development fits
in with the existing character and that it creates an acceptable living environment for both
residents and neighbours.
StrategiestoachieveObjective2:
• Ensure new residential development is consistent with the relevant Neighbourhood
Character Guidelines for the area.
• Promote new residential development that is of a high standard of design and construction.
• Protect areas/buildings of recognised State and local historical/cultural significance.
• Ensure medium density housing is consistent with relevant design standards, specifically
relating to private open space, car parking requirements and vegetation and landscaping
requirements.
ImplementationActionstoachieveObjective2:
2.1 Review the Neighbourhood Character Guidelines periodically to keep it up-to-date.
25
Objective3
To preserve and enhance well landscaped/vegetated environments and minimise the impact
of residential development on vegetation.
Where vegetation is of identified significance (including remnant vegetation), it should be
protected. However, often vegetation lost is not of any identified significance; it is the loss of
the ‘green-ness’ it adds to a street that is felt. In this instance landscaping can be required in
new development to complement or improve the ‘vegetated’ nature of the street and soften the
built form.
StrategiestoachieveObjective3:
• Require new residential development to respond to vegetation issues by protecting
identified significant vegetation and accommodating appropriate landscaping.
• Protect trees that have been identified as significant in the Register of Significant Trees.
• Develop detailed landscape guidelines to ensure new residential development includes
high quality landscaping of an appropriate nature.
ImplementationActionstoachieveObjective3:
3.1 Continue to undertake community education and awareness campaigns to support the
local law and the broader vegetation management program.
26
Objective4
To promote environmentally sustainable forms of residential development.
The planning, design, siting and construction of new residential development should be
managed to be more environmentally sustainable.
StrategiestoachieveObjective4:
• Ensure the planning, design, siting and construction of new residential development
responds to best practice environmental design guidelines for energy efficiency, waste
recycling and stormwater management.
• Implement Design Excellence Awards to recognise, publicise and promote innovation and
excellence in design and construction, specifically projects that contribute to
Environmentally Sensitive Design (ESD) principles in innovative ways.
ImplementationActionstoachieveObjective4:
4.1 Develop an ESD local policy to provide guidance on environmental sustainability in the
planning, design, siting and construction of new residential development in Kingston.
4.2 Investigate the possibilities and report to Council on the opportunity to run Design
Excellence Awards. The report should include the recommended scope and resources
required to undertake an Awards program and provide some examples of where such
awards are currently being implemented.
4.3 Include sustainability objectives, strategies and application requirements in new local
planning provisions where appropriate (e.g. Schedule to the Activity Centre Zone).
27
Objective5
To manage the interface between residential development and adjoining or nearby
sensitive/strategic land uses.
Siting and design of new residential development must respond to the interface with other
land uses and resources, such as the foreshore, Mordialloc Creek, Patterson River, industrial
areas, public open space linkages, remnant vegetation, habitat corridors, etc. The interface
between areas of higher density residential development and other residential areas will also
need to be addressed through sensitive design and siting.
StrategiestoachieveObjective5:
• Ensure the siting and design of new residential development responds to the interface with
adjoining land uses.
• Facilitate appropriate forms of residential development at the interface between residential
and sensitive / special land uses, including:
- residential areas around Moorabbin Airport that are sensitive to aircraft noise;
- residential areas adjacent to the foreshore and other sensitive waterway
environments;
- urban / non-urban interface areas;
- residential areas adjacent to industrial areas, extractive industries and rural land
uses;
- higher density residential areas adjacent to lower density residential areas;
- residential areas adjacent to areas of significant vegetation and fauna habitat;
- residential areas adjacent to sites/buildings of identified heritage significance.
ImplementationActionstoachieveObjective5:
5.1 Use local policy to identify the requirements for new development to address interface
issues. Specific interfaces that must be addressed include:
- residential areas around Moorabbin Airport that are sensitive to aircraft noise;
- residential areas adjacent to the foreshore and other sensitive waterway
environments (such as Mordialloc Creek and Patterson River);
- urban / non-urban interface areas, including residential areas adjacent to extractive
industries and rural land uses;
- residential areas adjacent to industrial areas;
- higher density residential areas adjacent to lower density residential areas;
- residential areas adjacent to areas of significant vegetation and fauna habitat;
- residential areas adjacent to sites/buildings of identified heritage significance.
28
Objective6
To ensure residential development does not exceed known physical infrastructure
capacities.
New residential development must acknowledge and respond to the known capacity of
existing physical infrastructure to support increased development. This infrastructure
generally relates to drainage, traffic and open space. Where necessary new residential
development must provide contributions to the upgrading of infrastructure required as a
result of the development. Where the capacity of infrastructure is known, precaution must be
exercised when considering new development.
StrategiestoachieveObjective6:
Drainage
• Require new development to undertake a land capability assessment of the site in areas
where infrastructure capacity is currently unknown and ensure unreasonable stress is not
placed upon the capacity of the drainage system.
• Further investigate drainage issues at the local level in order to implement relevant overlay
controls in the planning scheme.
• Implement the Urban Stormwater Best Practice Environmental Management Guidelines.
Traffic
• Ensure Local Area Traffic Management Plans are developed for all areas in Kingston.
• Ensure all new medium density development provides for adequate on-site parking.
Open Space
• Ensure public open space is provided in accordance with the recommendations of the
Kingston Open Space Strategy.
• In areas identified for Increased Diversity, ensure the provision of open space / public
space appropriate to increased densities.
• Ensure all new medium density housing provides adequate private open space that is
appropriately landscaped.
29
ImplementationActionstoachieveObjective6:
Drainage
7.1 Complete drainage surveys for all areas in Kingston to implement relevant overlay
controls.
7.2 In areas identified for Increased Diversity, further investigate the capacity of drainage
infrastructure to accommodate medium density development.
7.3 Implement the Kingston Flood Management Plan. Use local policy to specify design
requirements for stormwater drainage in both new residential subdivisions and infill
development.
Traffic
7.4 To alleviate on-street parking and consequent traffic congestion, ensure adequate on-site
parking is provided in all new medium density development.
7.5 In the preparation of local structure plans for areas of Increased Diversity, ensure issues
of local traffic circulation and parking are addressed.
Open Space
7.6 Implement the Kingston Open Space Strategy.
7.7 Require provision of appropriate open space contribution in areas of open space shortfall
as identified in the Kingston Open Space Strategy.
30
Objective7
To ensure all residential neighbourhoods in Kingston are provided with supporting social
infrastructure adequate to the population’s needs.
The changing Kingston population and identification of locations for different residential
densities will require the provision of adequate supporting community infrastructure. The
population is ageing and this significant shift needs to be addressed in terms of relevant aged
services. Some areas in Kingston are also experiencing rapid growth which has implications
for the ability to ‘keep up’ the supply of appropriate community infrastructure. The
designation of specific areas for Increased Diversity will also have implications for the
appropriate provision of services and facilities.
StrategiestoachieveObjective7:
• Continue to monitor the population profile and current and possible future trends to ensure
infrastructure provision is responsive to the community’s needs.
• Address the general ageing of the population and consequent requirements for relevant
services and facilities.
• In areas experiencing rapid growth, ensure appropriate social infrastructure is provided in
accordance with the growth.
• Investigate opportunities to improve the access of some areas of Kingston to public
transport, including working with local bus operators to increase and improve services.
ImplementationActionstoachieveObjective7:
7.1 Continue to undertake investigation into the provision of community infrastructure,
specifically addressing:
- the implications of an ageing population
- community infrastructure needs in the high growth locations.
7.2 Establish an ongoing system to monitor the population profile and current and possible
future trends to ensure infrastructure provision is responsive to the community’s changing
needs.
7.3 Continue to investigate opportunities to improve the access of some areas of Kingston to
public transport, including working with local bus operators to increase and improve
services. Areas that should be targeted include:
- Dingley Village,
- Clayton South, and
- Clarinda.
31
Objective8
To recognise and respond to special housing needs within the community.
Analysis of the profile of the Kingston population has revealed that certain sectors of the
population are likely to have specific housing needs, such as affordable housing and housing
suitable for older people. These needs are not always identified or provided for in the private
housing market. It is recognised that Council may have a limited role in the direct provision
of housing specific to particular needs. However, Council will support the provision of
‘social’ housing at a policy level where it is consistent with the Residential Strategy and
other relevant Council policy.
StrategiestoachieveObjective8:
• Support opportunities for the innovative provision of housing specific to certain housing
needs such as aged accommodation and housing for low income groups.
• Ensure the provision of aged and low cost accommodation is integrated within residential
neighbourhoods to ensure linkages with the general community and social networks and to
avoid isolation of certain groups of people.
• Recognise and respond to the specific needs for supporting infrastructure and services.
• Actively pursue the provision of affordable housing including low cost rental
accommodation, particularly in areas designated for Increased Diversity and in the
rejuvenation of older and poorly maintained areas.
• Work with other agencies to further investigate specific housing needs within the
community and to develop appropriate responses.
ImplementationActionstoachieveObjective8:
8.1 Further investigate and define Council’s roles and responsibilities in meeting social
objectives and obligations to those members of the Kingston community who are
disadvantaged in the private housing market (generally due to affordability reasons). This
investigation should result in the development of Council policy with regard to both
public housing and community housing and should address the following:
- identification of target groups who are inadequately housed, particularly older
people, people from different cultural and linguistic backgrounds, people on
low incomes and single parent families;
- development of a working relationship with the regional Office of Housing;
- development of a working relationship with community housing providers in
Kingston;
- opportunities for the innovative provision of housing specific to certain
housing needs, particularly aged accommodation and housing for people on
low incomes, specifically focusing on innovative funding models.
32
8.2 Further explore Council’s ability to promote, facilitate and support projects which aim to
provide affordable social and community housing through the planning system.
8.3 In areas identified for Increased Diversity, ensure the development of local structure
plans incorporates an investigation of the innovative provision of affordable housing, low
cost rental accommodation and housing suitable for older people.
33
Objective9
To ensure subdivision proposals respect intended development patterns.
StrategiestoachieveObjective9:
• Promote a lower rate of subdivision and thus dwelling density in areas of Incremental and
Minimal Change.
• Strongly discourage vacant or partially vacant lot subdivision applications where it does
not meet the zone objectives.
ImplementationActionstoachieveObjective9:
9.1 In areas identified for Incremental/Minimal Change, ensure appropriate guidance for
subdivision applications are introduced through the schedule provisions of the
Neighbourhood Residential Zone.
34
5.4 PlanningAreaResidentialFrameworks
Kingston is made up of a number of distinct communities. In order to address residential
issues in Kingston at an appropriate scale, Kingston has been divided into ten (10) Planning
Areas.
The designation of the ten (10) areas is based on demographic characteristics, dwelling stock,
age of development and physical boundaries. The demographic information relevant to these
areas is periodically reviewed and information is made available to the community.
Figure 3 illustrates the ten (10) Planning Areas within Kingston. Each area covers the
following suburbs:
• Planning Area 1 - Moorabbin / Highett
• Planning Area 2 - Clarinda/ Oakleigh South
• Planning Area 3 - Clayton South
• Planning Area 4 - Cheltenham
• Planning Area 5 - Heatherton / Dingley Village
• Planning Area 6 - Mentone / Parkdale
• Planning Area 7 - Mordialloc
• Planning Area 8 – Aspendale / Aspendale Gardens/ Edithvale
• Planning Area 9 – Chelsea / Chelsea Heights/ Bonbeach
• Planning Area 10 – Carrum / Patterson Lakes
Each of the ten (10) Planning Area Residential Frameworks are set out as follows:
Part A provides a general profile of the planning area.
Part B
draws out the specific population and housing challenges of the area; and
Part C sets out a Planning Area Residential Framework, providing locally specific
responses to the key challenges. These responses are focused on land use issues and provide
direction in terms of:
• defining an appropriate level of change (Activity Centres, Residential Growth, Mixed Use,
Increased Diversity, Incremental Change, Minimal Change);
• neighbourhood character and residential design guidelines;
• interface issues; and
• future development of residential renewal sites.
It should be noted that some of the key issues affecting each Planning Area will be addressed
by municipal-wide strategies (see Chapter 5.0).
Part C contains other recommendations in relation to nine (9) areas located throughout the
municipality where opportunities to provide an advanced pipeline of future residential
development opportunities have been identified. These opportunities follow the success of
35
similar initiatives over the last decade in rezoning led catalysts for urban renewal. They are
also now possible following the completion of key strategic retail initiatives and structure
planning work.
Figure 3. Kingston Planning Areas
36
5.4.1 Planning
gArea1
Moorab
bbin
Highettt
PART
T A - Proffile of the Area
Figure 1 provides a representaation of the existing con
nditions in Planning Ar
Area 1.
Planninng Area 1 is located in
n the northeern part of the municiipality and is one of th
he older
establisshed areas inn Kingston. It adjoinss the Kingston Green Wedge
W
to thhe east, thee City of
Glen Eiira to the noorth and Citty of Baysidde to the weest. It has a total area oof 614 hectaares with
a gross population density of 13.58 persoons per hectaare3.
The areea includes industrial uses
u
and opeen space faacilities. Thee Southlandd Activity Centre
C
is
to the im
mmediate soouth of this area.
Residenntial develoopment in Planning
P
Arrea 1 generally dates from
f
the 19920s throug
gh to the
1940s aand 1950s. A number of flats from
m the 1960
0s have also
o been built in the areaa. 1950s
and 19660s brick veeneer suburb
ban villa esttates are parrticularly prrominent arround Moorrabbin.
Populattion and Household
Ho
Characterist
C
tics
Source: Poopulation and households
h
foreecasts, Forecast..id, December 2010
2
The oveerall populaation is pred
dicted to bee the fastestt growing am
mongst all the Plannin
ng Areas
over thhe next 20 years
y
as major redeveelopment siites are marrketed and infill development
continuues.
This arrea has onee of the low
west averagge househo
old sizes in
n the municcipality butt this is
expecteed to declinee less dramatically duee to the exp
pectation thaat mature faamilies are likely to
move innto some off the major redevelopm
r
ment sites.
In 20111, 30% of households
h
were made up of coup
ples with ch
hildren com
mpared with
h 33% in
the Cityy of Kingstton. This ty
ype of houssehold is an
nticipated to
o continue tto be the dominant
d
type in the short to medium term.
t
This area has a higher prop
portion of ppre-schoolers and a
higher pproportion of
o people att post retirem
ment age th
han the whole of Kingstton.
3
Kingston Communityy Profile, Profile.id 37
By 2031, there is expected to be continued growth in young workforce and some increase in
young and mature families as second and third homebuyers are attracted to new housing. In
the older established areas, the existing population will age in place.
Housing Stock
Dwelling structure
Separate houses
Medium density
High density
Other
Number
2,609
1,017
0
31
Percent %
71.3
27.8
0
0.8
Source: Kingston Community Profile, based on Australian Bureau of Statistics,
Census of Population and Housing 2011, Profile.id
Housing stock in this area consists predominantly of single detached houses. There are
pockets of largely older established residential areas that have been very well maintained. Hillston Road in Moorabin has been identified by the Kingston Neighbourhood Character
Guidelines as one of the five ‘special character areas’ in Kingston. This area was
subsequently included in a Neighbourhood Character Overlay (Schedule 1).
In the past decade, small scale infill development provided the majority of the housing supply
while a small percentage of supply was from major developments. The data suggests that, as
per the Kingston Residential Land Use Framework, a higher proportion of medium density
development (development yielding 3-9 dwellings and 10-19 dwellings) has occurred in the
Increased Diversity Areas.
The majority of residential development over the next 20 years is likely to take place within
and on the edge of the Highett and Moorabbin Activity Centres, as well as areas in proximity
to retail and transport facilities, including along Nepean Highway. A key major
redevelopment site is the former Highett Gasworks site which is expected to provide a
significant amount of new higher density dwellings. Highett has been identified as a renewal
location in Plan Melbourne the new Metropolitan Strategy.
Open Space
The area is considered to be well serviced by a range of passive and active open space
although these areas could benefit from enhancement and the improvement of access.
The area includes the Sir William Fry Reserve and Turner Road Reserve on either side of
Nepean Highway, a number of sporting reserves and playgrounds and is the location of
Council’s regional Australian rules football facility, Moorabbin Reserve. It is anticipated that development of key strategic sites including, the former Highett
Gasworks site, is likely to significantly increase demand for open space within this area.
Community Infrastructure
There are two kindergartens in the area providing services that meet community needs for
four year old classes but not three year old classes. Access to a number of primary schools is
considered to be good but the nearest secondary school is Cheltenham Secondary College.
While some community facilities like Community Centres/Neighbourhood Houses are
undersupplied in the area, other facilities like the community halls senior citizens centres are
38
well supplied and well used. Facilities in the neighbouring municipality of Glen Eira may be
servicing some of the needs of the community. Residential aged care services are not
provided in the area resulting in people needing these services having to move elsewhere.
The Waves Leisure Centre, which is a City level recreational asset owned by Council,
provides a major indoor recreational resource located in Highett.
Activity Centres
Activity Centres located in Planning Area 1, include the Moorabbin and Highett Activity
Centres. The Southland Activity Centre is to the immediate south of the Planning Area 1.
Public Transport
The Frankston railway line runs down the western boundary of Planning Area 1 and
Moorabbin and Highett Stations lie within the area at Activity Centre nodes. In 2011, about
13% of people in this area travel to work by public transport. This area had a larger
proportion of people who walk (2.9%) and a smaller proportion of people who travel by car
as driver (61.8%) when compared to whole of Kingston.
Bus services operate out of Moorabbin providing linkages throughout the area and further
afield.
Road Network
The Nepean Highway runs down the western boundary of the area although this is a heavily
trafficked route. There is a lack of a north-south and east-west capacity along some routes.
The Dingley Bypass will provide a reduction in east west movements on other roads in the
City though consideration needs to be given to the impacts on South Road in relation to its
capacity.
Infrastructure Capacity (local drainage)
The drainage network in this area is serviced by drainage systems that were predominately
installed between 1940 and 1975 with pipe capacities that can typically cope with around 1 in
3 year intensity storm events. Storm events up to 1 in 10 year intensity would typically result
in small volumes of water ponding within properties and distributed throughout the street
network with some small isolated pockets experiencing more significant flooding. Extreme
storm events would result in significant areas being subject to flooding as shown in the
Kingston Planning Scheme.
PART B - Population and Housing Challenges for Planning Area 1
• In 2011, the total population of Planning Area 1 was estimated at 8,664 people.
• In 2031, the population of Planning Area 1 is forecast to be 15,089, an increase of 6,425
persons from 2011.
• In 2011, the average household size was estimated as 2.39 which is expected to decline to
2.37 by 2031.
39
• In order to facilitate the population forecast for Planning Area 1, it is estimated an
additional 2,766 net new dwellings would be required by 2031.
• There is a limited diversity of housing types in this area, with the majority of dwellings
separate detached houses.
• Although some of the housing stock tends to be older, it is generally very well maintained
and doesn’t at this time readily lend itself to redevelopment.
• There are opportunities to encourage medium and higher density development in locations
close and within the activity centres/railway station nodes of Moorabbin and Highett.
These areas should be designated for Residential Growth/Mixed Use or contained within
activity centres.
• Areas along key arterial roads where good proximity to services and immediate road
access exists should be designated for Increased Diversity.
• Areas at reasonable distances from shopping centres/public transport nodes/services that
have achieved moderate housing diversity largely through development of two storeys
should be distinguished from the areas designated for Increased Diversity. These areas
should retain their predominantly one or two storey built form while allowing for a mix of
dwellings.
• The more suburban locations that do not have good access to shopping centre/railway
station nodes should be designated for Incremental/Minimal Change.
• Interface issues between residential and industrial areas and between different residential
areas need to be addressed.
• A range of residential renewal sites exist in the area. Conversion of some industrial areas
to residential is also planned e.g. Horscroft Place in Moorabbin.
• Some locations in the area have excellent access to public transport while others have
relatively poor access.
• Access to public transport, shops, schools and relative affordability make the area
potentially attractive to first home buyers.
PART C - Planning Area 1 Residential Framework
New residential development within Planning Area 1 will be guided by the Framework Plan
illustrated by figure 2 and in accordance with the following.
Activity Centres:
• A key objective for the Moorabbin Activity Centre (proposed Schedule 3 to the Activity
Centre Zone) is to provide for increased density, high residential amenity development
which provides for residential living opportunities within the centre which capitalise on
access to public transport, open space and retail opportunities. Schedule 19 to the Design
and Development Overlay provides guidance on preferred land use and built form
outcomes for various precincts within the Moorabbin Activity Centre.
• The Highett Neighbourhood Activity Centre will accommodate some residential
development in the form of apartments/shop-top housing. The following principles apply:
40
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ medium to higher density development will be promoted in accordance with the
prevailing scale of an activity centre or in accordance with the direction established
through adopted structure plan;
∗ a diversity of dwelling layouts and sizes will be promoted in accordance with the land
use objectives of the zone and the relevant Design and Development Overlay
provisions (DDO12); and
∗ siting and design of new residential development will take into account any interface
with sensitive and strategic land uses.
Mixed Use/Residential Growth Areas:
• The Mixed Use/Residential Growth area category has been applied to the following
location in Planning Area 1:
∗ the former Highett Gasworks site;
∗ area within the Highett Neighbourhood Activity Centre adjoining Nepean Highway;
∗ the area on the north east corner of Nepean Highway and Karen Street;
∗ identified urban renewal locations; and
∗ other areas to be identified subject to further strategic work.
• In these locations, the following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ medium and higher density development and a wide diversity of housing types and
sizes will be accommodated on sites that offer substantial development opportunities;
∗ some limited non-residential development compatible with residential uses will be
allowed;
∗ interface with residential will be sensitively treated; and
∗ a minimum recommended percentage permeability of 25%.
Increased Diversity Areas:
• The Increased Diversity category has been applied to the following locations in Planning
Area 1 (see figure 2):
∗ within close proximity (specific boundaries subject to physical conditions) to the
Moorabbin Activity Centre and railway station;
∗ within close proximity to the Highett Neighbourhood Activity Centre and railway
station;
∗ within close proximity to the Southland Activity Centre;
∗ along key arterial roads (i.e. Nepean Highway).
• In these locations, the following principles apply:
41
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ multi dwelling development like villa units/townhouses/apartments will become a
common element;
∗ a diversity of dwelling layouts and sizes will be promoted; and
∗ a minimum recommended percentage permeability of 30%.
Moderate Growth Areas:
• The Moderate Growth category has been applied to the following locations in Planning
Area 1 (see figure 2):
∗ in areas that have achieved moderate housing diversity;
∗ areas at the interface between the Residential Growth/Increased Diversity areas and
Incremental/Minimal Change areas to provide a transition in built form and intensity of
development between the two areas; and
∗ at a reasonable distance from shopping centres/public transport nodes/services.
• In these locations, the following principles apply:
∗ a mix of single dwellings, dual occupancy and smaller-scale multi dwelling
developments like villa units/townhouses will be promoted;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%.
Incremental Change Areas:
• The Incremental Change category has been applied to the following locations in Planning
Area 1 (see figure 2):
∗ areas where single dwellings dominate the characteristic of the area;
∗ the locations that are not considered to have as good access to transport choices, local
shopping and community services;
∗ areas where policy has sought to achieve development outcomes that provided for no
more than two dwellings on an average sized allotment.
• In these locations, the following principles apply:
∗ predominantly single dwellings will be maintained with some increase in dual
occupancy development over time;
∗ a modest rate and type of housing change will be promoted where the existing character
is an important determinant in the design of new residential development;
∗ a minimum recommended percentage permeability of 40%.
42
Minimal Housing Change Areas:
• The Minimal Change category has been applied to the following location in Planning Area
1 (see figure 2):
∗ areas with lots smaller than 500m2 in area; and/or
∗ recently developed greenfield areas.
• In these locations, the following principles apply:
∗ no further unit development;
∗ all new residential development to be no more than one dwelling per lot;
∗ a minimum recommended percentage permeability of 40%.
Other areas:
• The following areas have been identified as land that may in the future be used for
innovative residential development:
∗ Nos. 970, 972-988 (even numbers), Nepean Highway, Moorabbin – Mixed Use;
∗ 1000 Nepean Highway, Moorabbin – Increased Diversity;
∗ Nos. 1117-1123 and 1123a (odd numbers) Nepean Highway, Highett – Increased
Diversity.
Major Residential Renewal Sites:
• The former Highett Gasworks site will accommodate integrated medium and higher
density housing development due to its strategic location on a key transit corridor (Nepean
Highway) and its proximity to the Highett Neighbourhood Activity Centre.
• Other renewal sites may be considered for medium to higher density housing to increase
housing diversity in the area, however, careful attention must be paid to the appropriate
design and provision of supporting facilities.
Neighbourhood Character:
• Figure 3 illustrates the neighbourhood character areas within Planning Area 1.
• In areas designated for Mixed Use/Residential Growth/Increased Diversity, new
residential development shall be consistent with the relevant neighbourhood character
guidelines for the area, within the context of an evolving urban character.
• In areas designated for Incremental Change and Minimial Housing Change new
residential development must be consistent with the relevant neighbourhood character
guidelines for the area.
43
Design of Medium Density Housing:
• New residential development must be consistent with the Kingston Residential Design
Guidelines.
Interface Issues:
• At the interface between residential development and other land uses, the siting and design
of residential development must respond to interface issues, specifically:
∗ residential areas adjacent to industrial uses;
∗ urban/non-urban interface areas;
∗ residential areas adjacent to major traffic routes.
• In the areas identified for Increased Diversity/Mixed Use/Residential Growth, including
residential development within activity centres, the siting and design of residential
development must respond to interface issues, specifically:
∗ whether the development would result in a loss of amenity to surrounding properties;
and
∗ whether the development achieves a gradual visual transition to the surrounding built
form.
Areas affected by interface issues are represented on figure 2.
44
Figure 1: Planning Area 1 ‐ Existing Conditions 45
Figure 2: Planning Area 1 – Residential Planning Framework 46
Figure 3: Planning Area 1 ‐ Neighbourhood Character Areas 47
5.4.2 Planning
gArea2
Clarind
da
Oakleiggh South
PART
T A - Proffile of the Area
Figure 4 provides a representaation of the existing con
nditions in Planning Ar
Area 2.
Planninng Area 2 iss located in
n the northeern-most paart of the municipality
m
y and tends to have
strongerr physical links
l
with th
he adjoiningg municipaalities of Mo
onash and G
Glen Eira th
han with
the rest of Kingstoon. Planning
g Area 2 is physically separated frrom the restt of Kingsto
on to the
south byy the Kingsston Green Wedge.
W
Plaanning Areaa 2 has an arrea of 647 hhectares and
d a gross
populattion density of 18.04 peersons per hhectare.
The areea includes primarily
p
reesidential annd industriaal uses. Resiidential devvelopment generally
g
dates frrom the 1970s onwardss.
The areea is uniquee in Kingsto
on in termss of its high
h proportion
n of migrannts. About half the
populattion was born overseas and speeak a langu
uage other than Engllish at hom
me. The
predom
minant originns sources of
o migrants are Greece,, India and South
S
East A
Asia.
t area wo
ork in manuufacturing th
han any oth
her industryy; however has
h been
More reesidents in this
declininng between 2006-2011. People em
mployed in tertiary
t
sectors (like heealth care an
nd social
assistannce, educatiion and traiining) and the constru
uction secto
or has experrienced the highest
growth over this peeriod. This is probablyy a reflection
n of accessiible employyment opportunities
that exiist in the inddustrial areaas located iin Clarinda, Clayton an
nd Westall, the City off Greater
Dandennong and the
t
commeercial emplooyment op
pportunities in the M
Monash Technology
Precincct.
Populattion and Household
Ho
Characterist
C
tics
Source: P
Population andd household forecasts,
f
Foreecast.id, Decem
mber 2010
n Kingston expected to
o experience populatioon decline over
o
the
This arrea is the onnly area in
short too medium teerm. This is due to a laack of signiificant majo
or residentiaal renewal sites
s
and
declininng average household
h
size.
s The areea currently has the larg
gest averagge household
d size in Kiingston andd is characteerised by a lowerr proportionn of pre-sch
hoolers and a higher prroportion off people at ppost retirem
ment age
48
than the City of Kingston. Over the short to medium term, it is expected that there will be
more mature families and significant numbers of people aged 70 and over as the population
ages.
The average number of people per dwelling in this area is much higher than most other areas
in Kingston and maintenance of relatively large household size is expected with the area
generally attracting the first home buyer market.
In this area, 74% of households are purchasing or fully own their home which is higher than
the Kingston average of 70%. This figure coupled with the age profile indicates a more
settled area with mature families and empty-nesters.
People in the area generally have lower income levels than the Kingston average.
Housing Stock
Dwelling structure
Separate houses
Medium density
High density
Others
Number
3,255
908
49
3
Percent %
77.2
21.5
1.2
0.1
Source: Kingston Community Profile, based on Australian Bureau of Statistics,
Census of Population and Housing 2011, Profile.id
Housing stock in this area consists predominantly of single detached houses. In the past 10
years, small scale infill development provided the majority of new housing supply.
Few development opportunities are left in the area and development is constrained by the
non-urban area in the south and poor public transport connectivity. There are some
opportunities for further infill development on large plots and over the next 20 years it is
anticipated that the continuation of this form of development will continue.
Open Space
The area is considered to be well serviced by a range of local spaces although this area could
benefit from a reasonably-sized open space with a sporting function. Future stages of the
‘Chain of Parks’ may influence the immediate access residents in this precinct have to
additional open space areas.
Community Infrastructure
Two kindergartens are located in the area but the three and four year old classes being
provided are not meeting community needs. Access to primary schools is considered to be
good, Westall Secondary College is located closely in Clayton South and Monash University
is reasonably accessible to the north of the area. There is a lack of youth service provision in
this northern area of Kingston, with a disconnect to Southland Activity Centre where
Kingston Youth Services is located.
An ageing demographic in the coming years mean that there will be increased pressure on
aged care facilities to meet future needs. The area is well serviced by Community Centres and
Neighbourhood Houses.
49
Activity Centres
Good access to the busy Oakleigh and Clayton Activity Centres is available, as well as the
Clarinda Neighbourhood Centre.
Public Transport
Clayton Railway station is the closest railway station located to the north-east of the area.
The proportion of people travelling to work by public transport in the surrounding area is
low.
The area is serviced by a number of bus routes although service outside business hours is
poor. Some parts of Oakleigh South and Clarinda are considered to have poor access to
public transport.
Road Network
The area has good access to the regional road network, although congestion on the
surrounding road network is heavily impacted by the at-grade rail crossings on Centre Road
and Clayton Road. This will be improved with the completion of the Dingley Bypass.
Infrastructure Capacity (local drainage)
The older areas in Oakleigh South are serviced by drainage systems that were predominately
installed during the 1960’s with pipe capacities that can typically cope with around 1 in 3
year intensity storm events. Storm events up to 1 in 10 year intensity would typically result in
small volumes of water ponding within properties and distributed throughout the street
network.
The areas in Clarinda consist predominately of newer residential estates with drainage
systems predominately installed between 1970 to 1990. Generally the capacity of the
drainage system is close to current standards and a lower priority for drainage improvements
compared to other suburbs.
Extreme storm events occurring within both Oakleigh South and Clarinda would result in
areas being subject to flooding as identified in the Kingston Planning Scheme, however
flooding is typically contained to roadways and public open space.
PART B - Population and Housing Challenges for Planning Area 2
• In 2011, the total population of Planning Area 2 was estimated at 12,158 people.
• In 2031, the population of Planning Area 2 is forecast to be 12,650, an increase of 492
persons from 2011.
• In 2011, the average household size was estimated as 2.85 which is expected to decline to
2.75 by 2031.
• In order to facilitate the population forecast for Planning Area 2 (this is the only area
forecast to experience population decline), it is estimated an additional 326 net new
dwellings would be required by 2031.
50
• There is a limited diversity of housing types in this area, with the majority of dwellings
separate detached houses. It is anticipated that this area will continue to attract ‘families’.
• Newer residential areas, specifically around Bourke Road and Clarinda Road, do not
readily lend themselves to significant redevelopment in the medium term and should be
designated for Incremental/Minimal Change.
• Interface issues between residential and industrial areas need to be addressed.
• There are few residential renewal sites in this area, so most new development is likely to
consist of redevelopment in existing areas.
• Some locations in the area have poor access to public transport.
• There will be a continued need for low cost housing and rental accommodation.
• Opportunities exist to further investigate the specific housing needs of the culturally
diverse communities in this area.
PART C - Planning Area 2 Residential Framework
Different types of residential development within Planning Area 2 will be guided by the
Framework Plan illustrated by figure 5 and in accordance with the following.
Activity Centres:
• The Clarinda Neighbourhood Activity Centre has limited potential to accommodate
residential development in the form of shop-top/apartment housing due to the type of retail
format and limited public transport connectivity.
Residential Growth/Mixed Use Areas:
• The residential growth/Mixed Use category has not been applied to any location in
Planning Area 2.
Moderate Growth Areas:
• The Moderate Growth category has not been applied to any location in Planning Area 2.
Increased Diversity Areas:
• The Increased Diversity category has not been applied to any location in Planning Area 2
(see figure 5).
Incremental Change Areas:
• The Incremental Change category has been applied to the following locations in Planning
Area 2 (see figure 5).
∗ the locations that are not considered to have good access to public transport,
commercial activity nodes and services; and
∗ the locations that are not likely to experience significant population growth.
51
• In these locations, the following principles apply:
∗ predominantly single dwellings will be maintained with some increase in dual
occupancy development over time;
∗ a modest rate and type of housing change will be promoted where the existing character
is an important determinant in the design of new residential development;
∗ a minimum recommended percentage permeability of 40%.
Minimal Change Areas
• The Minimal Change category has been applied to the following location in Planning Area
1:
∗ lots smaller than 500m2 in area; and
∗ areas with entrenched new forms of housing.
• In these locations, the following principles apply:
∗ no further unit development; all new residential development to be no more than one
dwelling per lot.
∗ a minimum recommended percentage permeability of 40%.
Major Residential Renewal Sites:
• Not applicable to Planning Area 2.
Neighbourhood Character:
• Figure 6 illustrates the neighbourhood character areas within Planning Area 2.
• In areas designated for Incremental/Minimal Change, new residential development must
be consistent with the relevant neighbourhood character guidelines for the area.
Design of Medium Density Housing:
• New residential development must be consistent with the Kingston Residential Design
Guidelines.
Interface Issues:
• At the interface between residential development and other land uses, the siting and design
of residential development must respond to interface issues, specifically:
∗ residential areas adjacent to industrial uses;
∗ urban / non urban interface areas, particularly extractive industries and landfills;
∗ residential areas adjacent to major traffic routes;
Areas affected by interface issues are represented on figure 5.
52
Figure 4: Planning Area 2 – Existing Conditions 53
Figure 5: Planning Area 2 – Residential Planning Framework 54
Figure 6: Planning Area 2 – Neighbourhood Character Areas 55
Plann
ningArea
a3
Clayton
n South
PART
T A - Proffile of the Area
Figure 7 provides a representaation of the existing con
nditions in Planning Ar
Area 3.
n the northh-eastern paart of the municipality
m
y and tends to have
Planninng Area 3 is located in
strongerr physical links
l
with th
he adjoininng municipaalities of Mo
onash and G
Greater Dan
ndenong
than wiith the restt of Kingston. Planninng Area 3 is physically separateed from thee rest of
Kingstoon by the noon-urban areea.
o uses inclluding resid
dential, indu
ustry and G
Green Wedge uses.
The areea includes a variety of
Residenntial developpment geneerally dates from the 19
970s onward
ds.
The areea is unique in Kingston
n in terms oof its high proportion of migrants. More than
n half the
populattion was born overseass and more than two th
hirds speak a languagee other than English
at homee. The preddominant sources of miigrants are India
I
and Ch
hina.
Accessiible employyment opp
portunities eexist in th
he industriaal areas loccated on Clarinda,
C
Claytonn and Westaall Roads, as
a well as iin the City of Greater Dandenongg and Monaash. An
attractioon of living in the area is its proxim
mity to a nu
umber of em
mployment oopportunitees.
Populattion and Household
Ho
Characterist
C
tics
Source: P
Population andd household forecasts,
f
Foreecast.id, Decem
mber 2010
c
ely large aaverage hou
usehold sizze (2.81) inn Kingston
n and is
The areea has a comparative
characteerised by young
y
families, with siignificant nu
umber of people in the
he 20-29 agee group.
The areea has a yoounger pop
pulation agee structure than many other areaas in Kingsston and
significcantly low proportion
p
of people at post retiirement agee. In the nnext 20 yeaars, it is
expecteed that theree will be more
m
mature families an
nd a significcant increasse in the 25
5-39 age
group.
The aveerage numbber of people per dwellling in this area
a is much higher thaan most oth
her areas
in Kinggston and maintenance
m
e of relativvely large household
h
size
s
is expeected with the area
generally attractingg the first ho
ome buyer m
market.
The prooportion of rented dweellings in thhe area is higher
h
than the Kingstoon average and the
proportion of housseholds purcchasing or ffully ownin
ng their hom
me is the low
owest of all areas in
56
Kingston. The significant rental dwelling stock in the area tends to attract young adults (1829 years).
People in the area generally have lower income levels than the Kingston average which
coupled with the rental data suggests a high proportion of student population.
Housing Stock
Dwelling structure
Separate houses
Medium density
High density
Number
2,866
1,475
88
Percent %
64.5
33.2
2.0
Source: Kingston Community Profile, based on Australian Bureau of Statistics,
Census of Population and Housing 2011, Profile.id
Housing stock in this area consists predominantly of single detached houses although there
are some concentrations of poor quality older style flats in the area known as Poets Corner,
south of Westall Railway Station.
In the past decade, small scale infill development provided a significant proportion of the
housing supply with some of the supply coming from medium and higher density
developments. The data suggests that, as per the Kingston Residential Land Use Framework,
a higher proportion of medium density development (development yielding 3-9 dwellings)
and large scale development (developments yielding 10+ dwellings) has occurred in the
Increased Diversity Areas. In contrast, most of the small scale infill development and large
lot medium density development occurred in the Incremental Change areas.
It is anticipated that future conversion of industrial areas could potentially add to the supply
of residential land in this area. One such recent example is the rezoning of the former Sigma
Pharmaceuticals premise on Centre Road.
Open Space
The area is considered to be currently well serviced by a range of passive and active open
spaces. Namatjira Park provides this area with a good diversity of open space opportunities.
The Grange Heathland area is also in close proximity to the south-eastern part of this area.
Future stages of the ‘Chain of Parks’ may influence the immediate open space needs of
residents within the study area.
It is anticipated that development of key strategic sites, including the Sigma site, is likely to
significantly increase demand for open space within this area, particularly the northern part,
which has been identified as an area of open space shortfall in the Kingston Open Space
Strategy.
Community Infrastructure
Two kindergartens are located in the area and are not meeting community need for three and
four year old programs. The building of a new kindergarten on the Clayton South Primary
School site, to open in 2015, will help to meet this unmet need. Access to a two primary
schools and one secondary college is considered to be good and Monash University is
reasonably accessible to the north of the area. There is a lack of youth service provision in
this northern area of Kingston, with a disconnect to Southland Activity Centre where
Kingston Youth Services is located.
57
Potential infill and continuing service use pattern changes (increasing uptake of facilities)
could generate demand for additional community services and facilities in the area.
Community Centres and Neighbourhood Houses are undersupplied in the area but flexible
meeting spaces are available for community use. There is pressure on aged care services in
the area to meet community needs.
Activity Centres
Reasonable access to the busy Clayton and Springvale Activity Centres is available, as well
as the local Rosebank Road shops.
Public Transport
Clayton Railway station is located immediately to the north of the area and Westall Railway
station falls within the area. The proportion of people travelling to work by public transport
in the surrounding area is high.
The area is also serviced by a number of bus routes.
Road Network
The area has good access to the regional road network. Westall and Heatherton Roads have
been identified as heavily trafficked and access from some local roads onto arterials is also a
problem in this area. Congestion on the surrounding road network is impacted by the at-grade
rail crossings on Centre Road and Clayton Road. Access will be improved with the
completion of the Dingley Bypass, grade separation of Springvale Road at Springvale
Railway Station and at Clayton Road at Clayton railway Station.
Infrastructure Capacity (local drainage)
The drainage network in this area is serviced by drainage systems that were predominately
installed between 1950 and 1980 with pipe capacities that can typically cope with around 1 in
3 year intensity storm events. Storm events up to 1 in 10 year intensity would typically result
in water ponding within properties and distributed throughout the street network. The landfill
catchments abutting Deals Road are not serviced by an urban drainage system. Extreme storm
events would result in some areas being subject to flooding as shown in the Kingston
Planning Scheme.
PART B - Population and Housing Challenges for Planning Area 3
• In 2011, the total population of Planning Area 3 was estimated at 12,211 people.
• In 2031, the population of Planning Area 3 is forecast to be 13,647, an increase of 1,436
persons from 2011.
• In 2011, the average household size was estimated as 2.82 which is expected to remain
stable at 2.82 by 2031.
• In order to facilitate the population forecast for Planning Area 3, it is estimated an
additional 562 net new dwellings would be required by 2031. Assumptions about
58
population growth and dwelling numbers do not include sites that have been recently or
are in the process of being rezoned (eg former Sigma precinct).
• There is a reasonable diversity of housing types in this area, with the majority of dwellings
being separate detached houses and some medium and high density development closer to
the railway stations and shopping areas. There are significant numbers of young families
in the area and it is predicted that this area will continue to attract a significant proportion
of ‘families’.
• Newer residential areas do not readily lend themselves to redevelopment in the medium
term and should be designated for Incremental/Minimal Change.
• Opportunities exist to promote the rejuvenation of older housing stock (largely consisting
of walk-up flats) that is poorly maintained, particularly around the Poets Corner area in
Westall. These areas should be designated for Increased Diversity.
• Areas at reasonable distances from shopping centres/public transport nodes/services that
have achieved moderate housing diversity largely through development of two storeys
should be distinguished from the areas designated for Increased Diversity. These areas
should retain their predominantly two storey built form while allowing for a mix of
dwellings.
• There are further opportunities to encourage medium density development in locations
close to the Clayton Shopping Centre and Westall Station. These areas should be
designated for Increased Diversity.
• Interface issues between residential and industrial areas need to be addressed.
• There are few residential renewal sites in this area so most new development is likely to
consist of redevelopment in existing areas and conversion of industrial areas should
further analysis deem this appropriate.
• There will be a continued need for low cost housing and rental accommodation.
• Opportunities exist to further investigate the specific housing needs of the multicultural
community in this area.
PART C - Planning Area 3 Residential Framework
New residential development within Planning Area 3 will be guided by the Framework Plan
illustrated by figure 8 and in accordance with the following.
Activity Centres:
• The Westall Neighbourhood Activity Centre is not considered suited to accommodate
substantial residential development due to its limited size and scale.
Residential Growth/Mixed Use Areas:
• The Mixed Use category has been applied to the following location in Planning Area 3:
∗ Some areas within the Sigma site (proposed Schedule 24 to the Design and
Development Overlay).
59
• The principles that apply are as follows:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ medium and higher density development and a wide diversity of housing types and
sizes will be accommodated on sites that offer substantial development opportunities;
∗ interface with residential will be sensitively treated; and
∗ a minimum recommended percentage permeability of 25%.
Increased Diversity Areas:
• The Increased Diversity category has been applied to the following locations in Planning
Area 3 (see figure 8):
∗ within close proximity (specific boundaries subject to physical conditions) to the
Clayton Activity Centre and station; and
∗ within close proximity to the Westall Station.
• In these locations, the following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ multi dwelling development like villa units/townhouses/apartments will become a
common element;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%.
Moderate Growth Areas:
• The Moderate Growth category has been applied to the following locations in Planning
Area 3 (see figure 8):
∗ in areas that have achieved moderate housing diversity;
∗ areas at the interface between the Residential Growth/Increased Diversity areas and
Incremental/Minimal Change areas to provide a transition in built form and intensity of
development between the two areas; and
∗ at a reasonable distance from shopping centres/public transport nodes/services.
• In these locations, the following principles apply:
∗ a mix of single dwellings, dual occupancy and smaller-scale multi dwelling
development like villa units/townhouses will be promoted;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%.
60
Incremental Change Areas:
• The Incremental Change category has been applied to the following locations in Planning
Area 3 (see figure 8):
∗ the locations that are not considered to have good access to public transport,
commercial activity nodes and services.
• In these locations, the following principles apply:
∗ predominantly single dwellings will be maintained with some increase in dual
occupancy development over time;
∗ a modest rate and type of housing change will be promoted where the existing character
is an important determinant in the design of new residential development;
∗ a minimum recommended percentage permeability of 40%.
Minimal Change Areas:
• The Minimal Change category has been applied to the following locations in Planning
Area 3:
∗ lots smaller than 500m2 in area; and
∗ areas with entrenched new forms of housing.
• In these locations, the following principles apply:
∗ no further unit development; all new residential development to be no more than one
dwelling per lot.
∗ a minimum recommended percentage permeability of 40%.
Major Residential Renewal Sites:
• Residential renewal sites may be considered for medium to higher density housing to
increase housing diversity in the area, however, careful attention must be paid to the
appropriate design and provision of supporting facilities.
Neighbourhood Character:
• Figure 9 illustrates the neighbourhood character areas within Planning Area 3.
• In areas designated for Residential Growth/Increased Diversity, new residential
development shall be consistent with the relevant neighbourhood character guidelines for
the area, within the context of an evolving urban character.
• In areas designated for Incremental/Minimal Change new residential development must be
consistent with the relevant neighbourhood character guidelines for the area.
61
Design of Medium Density Housing:
• New residential development must be consistent with the following:
∗ Kingston Residential Design Guidelines;
∗ Clayton South Medium Density Housing Development Guidelines.
Interface Issues:
• At the interface between residential development and other land uses, the siting and design
of residential development must respond to interface issues, specifically:
∗
∗
∗
∗
residential areas adjacent to industrial uses;
urban/non urban interface areas, particularly extractive industries and landfills;
residential areas adjacent to major traffic routes;
residential areas adjacent to the environmentally sensitive Grange Reserve.
• In the areas identified for Increased Diversity/Mixed Use/Residential Growth, the siting
and design of residential development must respond to interface issues, specifically:
∗ whether the development would result in a loss of amenity to surrounding properties;
and
∗ whether the development achieves a gradual visual transition to the surrounding built
form.
Areas affected by interface issues are represented on figure 8.
62
Figure 7: Planning Area 3 – Existing Conditions 63
Figure 8: Planning Area 3 – Residential Planning Framework 64
Figure 9: Planning Area 3 – Neighbourhood Character Areas 65
5.4.3 Planning
gArea4
Chelten
nham
PART
T A - Proffile of the Area
Figure 10 providess a representtation of thee existing co
onditions in
n Planning A
Area 4.
Planninng Area 4 is located in
n the northh-western paart of the municipality
m
y and is on
ne of the
older esstablished areas
a
in King
gston. It addjoins the Kingston
K
Greeen Wedge and the Mo
oorabbin
airport tto the east, industrial and
a residenttial areas to the north an
nd Bayside municipality to the
west. T
The Cheltennham Statisttical local A
Area falls partly
p
withiin Kingstonn and partly
y within
Baysidee City Counncil.
The areea includes industrial uses,
u
the Souuthland Acttivity Centrre and openn space facillities. It
encomppasses an arrea of 718 hectares w
with a gross population
n density off 24.12 perssons per
hectare..
Residenntial develoopment in Planning
P
Arrea 4 generally dates from
f
the 19920s throug
gh to the
1940s aand 1950s. A number of flats from
m the 1960s have also been built in the area. Newer
residenttial areas arre also found
d around paarts of Chelttenham.
Populattion and Household
Ho
Characterist
C
tics
Source: P
Population andd household forecasts,
f
Foreecast.id, Decem
mber 2010
p
tto grow in
n the shortt to mediuum term as major
The ovverall popuulation is predicted
redevelopment sitees are markeeted and inffill developm
ment contin
nues.
The areeas has onee of the lo
owest averaage househo
old sizes in
n the municcipality but this is
expecteed to stabilisse due to th
he expectatioon that youn
ng and matu
ure familiess are likely to move
into som
me of the major
m
redeveelopment sittes.
Significcant numbeers of peoplle post retirrement agee live in thee area. Thhe area has a lower
proportion of childdren and bettween 20066-2011, the number
n
of persons
p
in th
the 14-17 ag
ge group
declinedd.
Over thhe next 20 years,
y
it is expected
e
thhat there willl be contin
nued growthh in people aged 85
and oveer and somee increase in
n young andd mature fam
milies as seccond and thhird homebu
uyers are
attracted to new hoousing. In the older eestablished areas, the existing
e
poppulation willl age in
place.
66
Housing Stock
Dwelling structure
Separate houses
Medium density
High density
Other
Number
4,965
2,399
125
14
Percent %
66.2
32
1.7
0.2
Source: Kingston Community Profile, based on Australian Bureau of Statistics,
Census of Population and Housing 2011, Profile.id
Housing stock in this area consists predominantly of single detached houses and medium
density dwellings. Some of the areas consist largely of older established residential areas that
have been well maintained. A significant rental dwelling stock in the area tends to attract
young adults (18-29 years).
In the past decade, while small scale infill development provided a significant proportion of
the housing supply in the area, residential development within the Cheltenham Activity
Centre and larger developments in close proximity to the Nepean Highway and the
Cheltenham and Southland Activity Centres are beginning to yield a significant amount of
housing. The data suggests that, as per the Kingston Residential Land Use Framework, a high
proportion of medium density development has occurred in the Increased Diversity areas.
Further intensification of areas in proximity to retail and transport facilities, particularly
around Cheltenham and Southland Activity Centres is also expected to add significantly to
the amount of new dwellings. A greater concentration of medium/higher density dwellings in
close proximity to shops, services and railway station is likely to attract more young adults
and smaller households, often renting.
Open Space
While a significant proportion of this area is considered to be deficient in open space
provision, the area to the north of Centre Dandenong Road and east of Warrigal Road is
currently well serviced by a range of open spaces. The rest of the areas not well serviced by
open space have been identified as areas of open space shortfall in the Kingston Open Space
Strategy.
Community Infrastructure
Three kindergartens in the area currently meet community need for four year old programs
but will potentially be in undersupply as the population of young children increases in
Cheltenham. Access to four primary schools and Cheltenham Secondary College is
considered to be good. The only youth hub in Kingston is located in the Southland Activity
Centre.
There is some pressure on community services and facilities in Cheltenham which may be
due to Heatherton residents travelling to Cheltenham rather than Dingley Village for services.
The area is well serviced by seven residential aged care services.
67
Activity Centres
The Southland Activity Centre functions as a major regional retail destination, the
Cheltenham Activity Centre provides a more localised shopping and service experience.
Public Transport
The Frankston railway line runs down the western boundary of Local Area 4 and Cheltenham
Station lies within the area at the Cheltenham Activity Centre node. The proportion of people
traveling to work by public transport in these areas is high, particularly in Cheltenham.
Bus services operate out of the Southland Regional Bus Interchange providing linkages
throughout the area and further afield.
Road Network
The Nepean Highway runs down the western boundary of the area although this is identified
as having congested intersections. There is a lack of east-west capacity along some routes
which generate excessive through traffic in the residential streets behind Southland.
Infrastructure Capacity (local drainage)
The drainage network in this area is serviced by drainage systems that were predominately
installed between 1950 and 1980 with pipe capacities that can typically cope with around 1 in
3 year intensity storm events. Storm events up to 1 in 10 year intensity would typically result
in small volumes of water ponding within properties and distributed throughout the street
network with some small isolated pockets experiencing more significant flooding. Extreme
storm events would result in significant areas being subject to flooding as shown in the
Kingston Planning Scheme.
PART B - Population and Housing Challenges for Local Area 4
• In 2011, the total population of Planning Area 4 was estimated at 18,026 people.
• In 2031, the population of Planning Area 4 is forecast to be 21,169, an increase of 3,143
persons from 2011.
• In 2011, the average household size was estimated as 2.41 which is expected to decline to
2.36 by 2031.
• In order to facilitate the population forecast for Planning Area 4, it is estimated an
additional 1,497 net new dwellings would be required by 2031.
• There is a reasonable amount of diversity of housing types in this area, with the majority
of dwellings separate detached houses and some medium and high density development
close to the Cheltenham railway station and shopping areas.
• There are opportunities to encourage medium density development in locations close to
the Cheltenham Activity Centre / railway station and Southland Activity Centre. These
areas have been included in Schedule 1 to the Activity Centre Zone.
• Areas along key arterial roads (e.g. Nepean Highway) where good proximity to services
and immediate road access exists should be designated for Increased Diversity.
68
• Areas at reasonable distances from shopping centres/public transport nodes/services that
have achieved moderate housing diversity largely through development of two storeys
should be distinguished from the areas designated for Increased Diversity. These areas
should retain their predominantly two storey built form while allowing for a mix of
dwellings.
• The more suburban locations that do not have good access to shopping centre/railway
station nodes should be designated for Incremental/Minimal Change.
• Interface issues between residential and industrial areas and between residential areas with
differing development intensities need to be addressed.
• Some areas are affected by aircraft noise generated by the Moorabbin Airport. The
Airport Environs policy affects some residential areas, requiring noise attenuation
measures to incorporated into the construction of new residential development.
• Some locations in the area have excellent access to public transport while others have
relatively poor access.
• Access to public transport, shops, schools and relative affordability make the area
potentially attractive to first home buyers.
PART C - Planning Area 4 Residential Framework
New residential development within Planning Area 4 will be guided by the Framework Plan
illustrated by figure 11 and in accordance with the following.
Activity Centres:
•
A key objective for the Cheltenham Activity Centre (Schedule 1 to the Activity Centre
Zone) is to provide for increased density, diversity and high amenity accommodation.
ACZ1 provides guidance on preferred land use and built form outcomes for various
precincts within the Activity Centre.
•
Southland Activity Centre is currently a large format, stand-alone shopping centre. Any
future redevelopment of the centre to accommodate a more diverse mix of uses need to
considered as part of a structure planning process.
Residential Growth/Mixed Use Areas:
• The Residential Growth/Mixed Use category has not been applied to any locations in
Planning Area 4.
69
Increased Diversity Areas:
• The Increased Diversity category has been applied to the following locations in Planning
Area 4 (see figure 11):
∗ within close proximity to the Cheltenham Activity Centre and railway station;
∗ within close proximity to the Southland Activity Centre; and
∗ along key arterial road e.g. Nepean Highway.
• In these locations, the following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ multi dwelling development like villa units/townhouses/apartments will become a
common element;
∗ a diversity of dwelling layouts and sizes will be promoted; and
∗ a minimum recommended percentage permeability of 30% should be achievable
without further decreasing the performance of the drainage system.
Moderate Growth Areas:
• The Moderate Growth category has been applied to the following locations in Planning
Area 4 (see figure 11):
∗ in areas that have achieved moderate housing diversity;
∗ areas at the interface between the Increased Diversity areas and Incremental/Minimal
Change areas to provide a transition in built form and intensity of development between
the two areas; and
∗ at a reasonable distance from shopping centres/public transport nodes/services.
• In these locations, the following principles apply:
∗ a mix of single dwellings, dual occupancy and smaller-scale multi dwelling
development like villa units/townhouses will be promoted;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%.
Incremental Change Areas:
• The Incremental Change category has been applied to the following locations in Planning
Area 4 (see figure 11):
∗ the locations that are not considered to have good access to public transport,
commercial activity nodes and services.
• In these locations, the following principles apply:
∗ predominantly single dwellings will be maintained with some increase in dual
occupancy development over time;
70
∗ an incremental rate and type of housing change will be promoted where the existing
character is an important determinant in the design of new residential development;
∗ a minimum recommended percentage permeability of 40%.
Minimal Change Areas:
• The Minimal Change category has been applied to the following locations in Planning
Area 4 (see figure 11):
∗ allotments smaller than 500m2;
∗ areas with entrenched new forms of housing.
• In these locations, the following principles apply:
∗ no further unit development; all new residential development to be no more than one
dwelling per block, in accordance with the requirements of the Airport Environs
Overlay;
∗ a minimum recommended percentage permeability of 40%.
Other Areas:
• The following areas have been identified as land that may in the future be used for
innovative residential development:
∗ 1375 Nepean Highway, Cheltenham – Increased Diversity.
Major Residential Renewal Sites:
• Renewal sites may be considered for medium to higher density housing to increase
housing diversity in the area, however, careful attention must be paid to the appropriate
design and provision of supporting facilities.
Neighbourhood Character:
• Figure 12 illustrates the neighbourhood character areas within Planning Area 4.
• In areas designated for Mixed Use/Increased Diversity, new residential development shall
be consistent with the relevant neighbourhood character guidelines for the area, within the
context of an evolving urban character.
• In areas designated for Incremental Change and Minimial Housing Change, new
residential development must be consistent with the relevant neighbourhood character
guidelines for the area.
Design of Medium Density Housing:
• New residential development must be consistent with the Kingston Residential Design
Guidelines.
71
Interface Issues:
• At the interface between residential development and other land uses, the siting and design
of residential development must respond to interface issues, specifically:
∗
∗
∗
∗
residential areas adjacent to industrial uses;
residential areas affected by the Moorabbin Airport;
urban/non-urban interface areas;
residential areas adjacent to major traffic routes.
• In the areas identified for Increased Diversity, including residential development within
Activity Centres, the siting and design of residential development must respond to
interface issues, specifically:
∗ whether the development would result in a loss of amenity to surrounding properties;
and
∗ whether the development achieves a gradual visual transition to the surrounding built
form.
Areas affected by interface issues are represented on figure 11.
72
Figure 10: Planning Area 4 – Existing Conditions 73
Figure 11: Planning Area 4 – Residential Planning Framework 74
Figure 12: Planning Area 4 – Neighbourhood Character Areas 75
5.4.4 Planning
gArea5
Dingleyy Village
Heatheerton
PART
T A - Proffile of the Area
Figure 13 providess a representtation of thee existing co
onditions in
n Planning A
Area 5.
Planninng Area 5 iss located in
n the east oof the municipality and
d is one of the newer areas in
Kingstoon, being deeveloped fro
om the 19700s onwards. It encomp
passes an areea of 1479 hectares
with a ggross populaation densitty of 8.75 peersons per hectare.
h
The areea is relativvely isolated
d from the rrest of King
gston by bu
uffers of inddustrial land, green
wedge land and major
m
road
ds. The areea is flanked by Braeside Park in the south, the
Moorabbbin Airporrt to the so
outh-west, iindustrial an
nd residenttial areas too the west and the
north. T
The area inccludes the seemi-rural arreas of Heattherton.
Dingleyy Village exxperienced rapid grow
wth from thee 1960s thro
ough to the early 1980
0s and is
characteerised by siignificant in
nvestment inn its residen
ntial buildin
ng stock. Thhe relativelly recent
Heath ddevelopmennt has consid
derably addded to the ho
ousing stock
k available iin the area.
The areea is notablee for higher than Kingsston averagee household
d income levvels and sub
bstantial
homes. The high value
v
of pro
operties in the area is likely to discourage
d
yyoung famiilies and
first hom
mebuyers frrom moving
g in.
Populattion and Household
Ho
Characterist
C
tics
Source: P
Population andd household forecasts,
f
Foreecast.id, Decem
mber 2010
While ddemographiically, Ding
gley is reachhing ‘maturrity’ and gro
owth in poppulation hass slowed
in recennt years, Heeatherton haas the highesst proportio
on of pre-sch
hool aged chhildren in Kingston
K
in 2011.
The agee structure is significaantly differrent to King
gston as a whole withh large num
mbers of
mature families annd teenage children andd lower num
mbers of seniors and eldderly.
p
ages
a
in placce there willl be increaasing numbeers of olderr middle
Howeveer, as the population
aged annd elderly, meaning
m
sig
gnificant nuumbers of peeople at retiirement agee. It is forecast that
76
changes in the numbers of children, teenagers and young adults will be negligible due to inmigration of second and third home buyers replacing those that get older and possibly leave.
The area has relatively high numbers of people per dwelling which is a reflection of the
predominant household type, which is couples with children. Dingley Village tends to attract
more mature families looking to upgrade to their second and third home.
While the average number of persons per household is expected to decline as the population
ages in place, the expected net gain of dwellings in the area will maintain a relatively stable
population over the forecast period.
The area has very few dwellings that are rented.
Housing Stock
Dwelling structure
Separate houses
Medium density
High density
Others
Number
4142
573
100
69
Percent %
84.8
11.7
2.0
1.5
Source: Kingston Community Profile, based on Australian Bureau of Statistics,
Census of Population and Housing 2011, Profile.id
Planning Area 5 has one of the lowest proportions of medium density housing in Kingston
and has few opportunities to increase this proportion due the isolation of the area constraining
accessibility to services and facilities.
In the past decade, small scale infill development provided a majority of the housing supply.
This Planning Area has maintained a low density development as a result of larger lots.
Open Space
Most of the area is considered to be well serviced by a range of passive and active open space
and is likely to be further bolstered by the future addition of the Sandbelt Parklands creating
improved open space linkages. The Heath (a newer residential area) has considerable
amounts of open space and there are a number of sites of ecological significance in this area.
The area in the south in the vicinity of Centre Dandenong Road (east of Howard Road and
north of Jacks Avenue) is inadequately served in terms of open space and has been identified
as an area of open space shortfall in the Kingston Open Space Strategy.
Community Infrastructure
Heatherton Christian College is located within the boundaries of Planning Area 5 and
provides schooling from prep to year 12. Access to other schools in adjoining areas is
possible but it is likely that given the lack of public transport, access to secondary schools
may be a problem. Three primary schools and two kindergartens are located in Dingley
Village and service this area well, residents from Heatherton access these services in
Cheltenham.
Overall, the area has a good supply of community services and facilities, however most are
located in Dingley Village and residents in Heatherton may have trouble accessing if using
public transport.
77
Aged care facilities in the area are not meeting current community need and an ageing
demographic is anticipated to generate further demand.
Activity Centres
The Dingley Village Activity Centre is the primary shopping centre in the area. Access to
shopping centres in the surrounding region is possible but largely limited to car access.
Public Transport
Planning Area 5 suffers from a very poor provision of public transport services. There is no
ready access to rail services and bus services are limited and provide poor service outside
business hours.
Road Network
Access to the regional road network is good and will be improved by the Dingley Bypass and
the proposed Mornington Peninsula Freeway. Centre Dandenong Road runs through the
middle of the area, however speeding problems and high volumes of through traffic are
common, exacerbated by access from local roads.
Infrastructure Capacity (local drainage)
The drainage network in Dingley Village and the residential areas of Heatherton are serviced
by drainage systems that were predominately installed between 1960 and 1980 with pipe
capacities that can typically cope with around 1 in 3 year intensity storm events. Storm events
up to 1 in 10 year intensity would typically result in small volumes of water ponding within
properties and distributed throughout the street network with some small isolated pockets
experiencing more significant flooding. Extreme storm events would result in significant
areas being subject to flooding as shown in the Kingston Planning Scheme.
The semi-rural areas of Heatherton including properties along sections of Old Dandenong Rd
are not serviced by an urban drainage system.
PART B - Population and Housing Challenges for Planning Area 5
• In 2011, the total population of Planning Area 5 was estimated at 13,442 people.
• In 2031, the population of Planning Area 5 is forecast to be 13,957, an increase of 515
persons from 2011.
• In 2011, the average household size was estimated as 2.75 which is expected to decline to
2.67 by 2031.
• In order to facilitate the population forecast for Planning Area 5, it is estimated an
additional 329 net new dwellings would be required by 2031.
• There is a very limited diversity of housing types in this area, with the majority of
dwellings separate detached houses.
• The population has reached maturity and a substantial increase in older people is expected.
Maintenance of numbers of family type households is also expected.
78
• There are very limited opportunities to encourage medium density development in the area
due to its isolation and lack of supporting services.
• The housing stock is relatively new and very well maintained so is unlikely to undergo
redevelopment in the medium term.
• Given the relative isolation and lack of facilities and services and the newer wellmaintained housing stock, this local area should be designated for Incremental/Minimal
Change.
• Some areas are affected by aircraft noise generated by the Moorabbin Airport. The Airport
policy area affects some residential areas in the west, requiring noise attenuation measure
to be incorporated into construction of new residential dwellings.
• Provision of public transport in the area is extremely poor.
• Access to shopping and other community facilities is limited.
• The ageing of the population has implications for the provision of appropriate services and
facilities. The future population will consist of a large proportion of affluent retirees.
• The area is relatively isolated.
PART C - Planning Area 5 Residential Framework
New residential development within Planning Area 5 will be guided by the Framework Plan
illustrated by figure 14 and in accordance with the following.
Activity Centres:
• The Dingley Village Neighbourhood Activity Centre has some potential to accommodate
residential development in the form of shop-top/apartment housing.
Residential Growth/ Mixed Use Areas:
• The Residential Growth/Mixed Use category has not been applied to any location in
Planning Area 5.
Increased Diversity Areas:
• The Increased Diversity category has not been applied to any location in Planning Area 5.
Moderate Growth Areas:
• The Moderate Growth category has not been applied to any location in Planning Area 5.
Incremental Change Areas:
• The Incremental Change category has been applied to the following locations in Planning
Area 5 (see figure 14):
∗ as all residential locations of Dingley Village - this local area is considered to have poor
access to public transport and commercial activity nodes.
79
• In these locations, the following principles apply:
∗ predominantly single dwellings will be maintained with some increase in dual
occupancy development over time;
∗ an incremental rate and type of housing change will be promoted where the existing
character is an important determinant in the design of new residential development;
∗ a minimum recommended percentage permeability of 40%.
Minimal Change Areas:
• The Minimal Change category has been applied to the following locations in Planning
Area 5 (see figure 14):
∗ allotments smaller than 500m2;
∗ areas with entrenched new forms of housing.
• In the Minimal Change locations, the following principles apply:
∗ no further unit development; all new residential development to be no more than one
dwelling per block;
∗ a minimum recommended percentage permeability of 40%.
Major Residential Renewal Sites:
• There are limited residential renewal sites within Planning Area 5.
Neighbourhood Character:
• Figure 15 illustrates the neighbourhood character areas within Planning Area 5.
• In areas designated for Incremental/Minimal Change, new residential development must
be consistent with the relevant neighbourhood character guidelines for the area.
Design of Medium Density Housing:
• New residential development must be consistent with the Kingston Residential Design
Guidelines.
Interface Issues:
• At the interface between residential development and other land uses, the siting and design
of residential development must respond to interface issues, specifically:
∗
∗
∗
∗
residential areas adjacent to sensitive environmental areas;
residential areas affected by the Moorabbin Airport;
residential areas adjacent to the environmentally sensitive Rowan Woodlands and
other areas of significant vegetation and fauna habitat;
residential areas in proximity to major traffic routes.
80
• In the areas identified for Mixed Use, the siting and design of residential development
must respond to interface issues, specifically:
∗ whether the development would result in a loss of amenity to surrounding properties;
and
∗ whether the development achieves a gradual visual transition to the surrounding built
form.
Areas affected by interface issues are represented on figure 14.
81
Figure 13: Planning Area 5 – Existing Conditions 82
Figure 14: Planning Area 5 – Residential Planning Framework 83
84
Figure 15: Planning Area 5 – Neighbourhood Character Areas 85
5.4.5 Planning
gArea6
Menton
ne
Parkdaale
PART
T A - Proffile of the Area
Figure 16 providess a representtation of thee existing co
onditions in
n Planning A
Area 6.
Planninng Area 6 is located in the midddle of the municipality and inclludes the Mentone
M
foreshoore. The areea is one off the older eestablished neighbourh
hoods in Kinngston and parts of
Mentonne are some of the oldest settled inn the municiipality.
s
older industrial aareas and thee Mentone and
a Parkdalle Activity Centres.
C
The areea contains some
Housingg generally dates from
m the 1920s to the 1940
0s and 1950
0s. A numbber of flats from
f
the
1960s aare also evident in the area. Manny residentiaal areas hav
ve good acccess to the Bay
B and
the areaa is one of the
t most div
verse in term
rms of dwellling types in
i all of Kinngston. Sig
gnificant
redevelopment hass occurred in
n the area oover the pastt 30 years.
pping centrres are vibrant centrees that accoommodate railway
Mentonne and Parrkdale shop
stationss and bus seervices.
Populattion and Household
Ho
Characterist
C
tics
Source: P
Population andd household forecasts,
f
Foreecast.id, Decem
mber 2010
The poppulation is generally
g
ollder than thhe Kingston
n average. A large propportion of residents
r
in this area are currently
c
middle
m
agedd or elderly
y and the area has ssubstantially lower
proportions of children.
The num
mber of peeople per ho
ousehold iss the lowest of all areeas in Kinggston, however it is
expecteed to declinne less than in other arreas due to the mature families w
who are exp
pected to
move annd the alreaady low aveerage househhold size.
The areea is expeccted to exp
perience ovverall growtth, particularly in mat
ature adults and an
increasee in young and
a mature families.
There iss some redeevelopment potential inn the areas around
a
Men
ntone. The population in areas
with lim
mited accesss to retail an
nd transportt facilities iss likely to age in place..
86
The area also has a substantial proportion of rented dwellings which tends to attract young
adults (18-29 years).
Housing Stock
Dwelling structure
Separate houses
Medium density
High density
Others
Number
4144
3919
129
52
Percent %
50.3
47.5
1.6
0.6
Source: Kingston Community Profile, based on Australian Bureau of Statistics,
Census of Population and Housing 2011, Profile.id
Planning Area 6 provides a good diversity of housing types and has one of the highest
proportions of medium density housing in Kingston. Parts of the area have significant
concentrations of medium density housing, particularly between the foreshore and Frankston
rail line.
In the past 10 years, while small scale infill development provided a significant proportion of
the housing supply, some of the supply was also from larger developments on the periphery
of the Mentone and Parkdale Activity Centres, and in close proximity to the train line. The
data suggests that, as per the Kingston Residential Land Use Framework, a high proportion of
medium density development has occurred in the Increased Diversity Areas.
It is envisaged that the majority of development occurring over the next 20 years will be
centred around the Activity Centres, which will provide a higher density of living and better
connectivity to the surrounding areas with the implementation of structure plans, particularly
for the Mentone Major Activity Centre.
Significant redevelopment of existing areas is also likely due to the many population
attractors in the area (eg. Foreshore, public transport and vibrant shopping centres).
Open Space
Whilst the northern and eastern part of this area is currently under-served by open space, the
area closer to the foreshore is considered to be well serviced by a range of passive and active
open spaces. The railway line and Nepean Highway are substantial barriers to
cycling/walking access to the foreshore. The under-served areas have been identified as areas
of open space shortfall in the Kingston Open Space Strategy.
Community Infrastructure
There are three primary, two early years to twelve schools and three secondary schools in the
area. It is particularly notable for the number of private schools. Three preschools and
kindergartens are also located in the area.
While there is no Community House/Neighbourhood House in the Mentone/Parkdale area,
there are two centres operating in close proximity on the other side of Nepean Highway.
There are also flexible meeting spaces available for community use that would help meet this
community need.
87
The Shirley Burke Community Hall, which is a City level Arts and Cultural Services facility,
is located in Parkdale.
An ageing demographic is anticipated to put additional pressure on existing facilities to meet
future demand.
Activity Centres
Mentone Parkdale and Thrift Park Activity Centres are successful vibrant shopping centres
located in the area.
Public Transport
Planning Area 6 is well serviced by the Frankston rail line with Mentone and Parkdale
stations in the area. A good level of bus services are also available in the area although there
is a poor level of service outside business hours. Relatively high proportions of people travel
to work by public transport in these areas. The proportion of school commuters using public
transport is also relatively high.
Road Network
The Nepean Highway runs through the area, providing access to regional road networks. A
range of traffic congestion and capacity issues have been identified on some roads in the area,
both on main roads and on some local residential streets in the Mentone area. Much of this
relates to the high number of schools in the immediate area and at-grade level crossing on
Balcombe Road.
Infrastructure Capacity (local drainage)
The drainage network in this area is serviced by drainage systems that were predominately
installed between 1950 and 1975 with pipe capacities that can typically cope with around 1 in
3 year intensity storm events. Storm events up to 1 in 10 year intensity would typically result
in small volumes of water ponding within properties and distributed throughout the street
network with some small isolated pockets experiencing more significant flooding. Extreme
storm events would result in some areas being subject to flooding as shown in the Kingston
Planning Scheme.
PART B – Population and Housing Challenges for Planning Area 6
• In 2011, the total population of Planning Area 6 was estimated at 18,560 people.
• In 2031, the population of Planning Area 6 is forecast to be 21,234, an increase of 2,674
persons from 2011.
• In 2011, the average household size was estimated as 2.28 which is expected to decline to
2.2 by 2031.
• In order to facilitate the population forecast for Planning Area 6, it is estimated an
additional 1,349 net new dwellings would be required by 2031.
• There is a high level of dwelling diversity in this area.
88
• Some areas have extremely high concentrations of medium density housing, particularly
the area between the foreshore and the railway, west of Warrigal Road. These
concentrations of unit development have constrained the capacity for further change and
provide a degree of existing housing diversity, therefore they should be designated for
Incremental/Minimal Change.
• An increase in the number of middle aged and elderly is expected.
• Significant numbers of one and two person households are evident.
• Access to public transport, shopping centres and other community facilities in the area is
very good.
• There are a number of opportunities to encourage medium density development in
proximity to the Activity Centres, key sites and along key arterial roads. These areas
should be designated for Increased Diversity.
• Areas at reasonable distances from shopping centres/public transport nodes/services that
have achieved moderate housing diversity largely through development of
units/townhouses should be distinguished from the areas designated for Increased
Diversity. These areas should retain their predominantly two storey built form while
allowing for a mix of dwellings.
• The more suburban locations within these suburbs that do not have good access to
shopping centre/railway station nodes should be designated for Incremental/Minimal
Change.
• Some areas are affected by aircraft noise generated by the Moorabbin Airport. The Airport
Environs Overlay constrains the development capacity of some residential areas in
Mordialloc. These areas should be designated for Minimal Change.
• Residential renewal sites in the area provide the potential for integrated medium density
development. Some areas are affected by the airport policy control, requiring noise
attenuation measures to be incorporated into the construction of new dwellings.
• A range of other attractors include the foreshore and a number of private schools.
• Housing prices in the area increasing as the area is ‘discovered’ and the area is considered
to be the most desirable residential location in Kingston.
• The ageing of the population has implications for the provision of appropriate services and
facilities.
• Interface issues related to the foreshore must be addressed.
• There is a high proportion of rented dwellings, particularly in the upper end of the market.
• Residential properties in the vicinity of Marina Road and Mundy Street, Mentone are
affected by a single dwelling covenant. Therefore these areas should be designated for
Minimal Change.
89
PART C – Planning Area 6 Residential Framework
New residential development within Planning Area 6 will be guided by the Framework Plan
illustrated by figure 17 and in accordance with the following.
Activity Centres:
• A key objective for the Mentone Activity Centre (proposed Schedule 2 to the Activity
Centre Zone) is to provide for increased density development which provides for a mix of
uses to enable residential living opportunities within the centre which capitalise on access
to public transport, open space, community services and retail opportunities. Schedule 18
to the Design and Development Overlay provides guidance on preferred land use and built
form outcomes for various precincts within the Mentone Activity Centre.
• The Parkdale Neighbourhood Activity Centre will accommodate some residential
development in the form of apartments/shop-to housing. The following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ medium density development will be promoted in accordance with the prevailing scale
of an activity centre;
∗ a diversity of dwelling layouts and sizes will be promoted in accordance with the land
use objectives of the zone;
∗ siting and design of new residential development will take into account any interface
with sensitive and strategic land uses and the heritage sensitivities of this precinct.
• The Thrift Park Neighbourhood Activity Centre will accommodate some limited
residential development in the form of shop-top/apartment housing.
Residential Growth/Mixed Use Areas:
• The Residential Growth/Mixed Use category has been applied to the following locations in
Planning Area 6:
∗ The former Nylex site;
∗ Areas within Mentone Junction; and
∗ Areas next to Parkdale Shopping Centre.
• In these locations, the following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ medium and higher density development and a wide diversity of housing types and
sizes on sites that offer substantial development opportunities;
∗ interface with established residential areas will be sensitively treated; and
∗ a minimum recommended percentage permeability of 25%.
90
Increased Diversity Areas:
• The Increased Diversity category has been applied to the following locations in Planning
Area 6 (see figure 17):
∗ within close proximity (specific boundaries subject to physical conditions) to the
Mentone Activity Centre and railway station where opportunities exist;
∗ within close proximity to the Parkdale Activity Centre and railway station; and
∗ along key arterial roads e.g. Nepean Highway.
• In these locations, the following principles apply:
∗ integrated residential consolidation will be optimised to facilitate a broad range of
housing types;
∗ multi dwelling development like villa units/townhouses/apartments will become a
common element;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%; and
∗ proposed basement carparks within the foreshore area (west of Nepean Highway, south
of Warrigal Road) will need to consider impacts of groundwater and will need to
undertake a Coastal Vulnerability Hazard Assessment.
Moderate Growth Areas:
• The Moderate Growth category has been applied to the following locations in Planning
Area 6 (see figure 17):
∗ in areas that have achieved moderate housing diversity;
∗ areas at the interface between the Increased Diversity areas and Incremental/Minimal
Change areas to provide a transition in built form and intensity of development between
the two areas;
∗ at a reasonable distance from shopping centres/public transport nodes/services; and
∗ the foreshore (west of Nepean Highway, south of Warrigal Road).
• In these locations, the following principles apply:
∗ a mix of single dwellings, dual occupancy and smaller-scale multi dwelling
development like villa units/townhouses will be promoted;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%.
Incremental Change Areas:
• The Incremental Change category has been applied to the following locations in Planning
Area 6 (see figure 17):
91
∗ the suburban residential locations of Mentone and Parkdale that are not considered to
have good access to public transport and commercial activity nodes; and
∗ areas with high concentrations of medium density housing, in the location between the
foreshore and the railway, west of Warrigal Road, Mentone.
• In the Incremental Change Areas, the following principles apply:
∗ predominantly single dwellings will be maintained with some increase in dual
occupancy development over time;
∗ a modest rate and type of housing change will be promoted where the existing character
is an important determinant in the design of new residential development;
∗ a minimum recommended percentage permeability of 40%.
Minimal Change Areas:
• The Minimal Change category has been applied to the following locations in Planning
Area 6 (see figure 17):
∗ a small area affected by the Airport Environs Overlay, to the north of Mordialloc, south
of Lower Dandenong Rd;
∗ residential properties affected by single dwelling covenant in Marina Road and Mundy
Street, Mentone;
∗ allotments smaller than 500m2; and
∗ areas with entrenched new forms of housing.
• In these locations, the following principles apply:
∗ no further unit development; all new residential development to be no more than one
dwelling per block.
∗ a minimum recommended percentage permeability of 40%.
Other Areas:
• The following areas have been identified as land that may in the future be used for
innovative residential development:
∗ Nos. 1, 3, 23, 25, 27 and 29 Nepean Highway, Mentone – Mixed Use;
∗ Nos. 2-44 (even numbers) Balcombe Road, Mentone – Increased Diversity;
∗ Nos. 41-47 (odd numbers) Melrose Street, 355-361 (odd numbers) Nepean Highway
and 2-10 (even numbers) Carrier Avenue, Parkdale – Increased Diversity.
Major Residential Renewal Sites:
• Renewal sites will be considered for medium/higher density development in proximity to
the activity centres.
Neighbourhood Character:
• Figure 18 illustrates the neighbourhood character areas within Planning Area 6.
92
• In areas designated for Increased Diversity new residential development must be
consistent with the relevant neighbourhood character guidelines for the area, within the
context of an evolving urban character.
• In areas designated for Incremental Change and Minimal Change new residential
development must be consistent with the relevant neighbourhood character guidelines for
the area.
Design of Medium Density Housing:
• New residential development must be consistent with the Kingston Residential Design
Guidelines and relevant Design and Development Overlay provisions in place.
Interface Issues:
• At the interface between residential development and other land uses, the siting and design
of residential development must respond to interface issues, specifically:
∗
∗
∗
∗
∗
∗
residential areas adjacent to sensitive environmental areas;
residential areas adjacent to the foreshore;
residential areas affected by the Moorabbin Airport;
residential areas in proximity to major traffic routes;
residential areas adjacent to the environmentally sensitive Bradshaw Park and other
areas of remnant vegetation and fauna habitat;
residential areas adjacent to industrial uses.
• In the areas identified for Increased Diversity/Mixed Use, including residential
development within activity centres, the siting and design of residential development must
respond to interface issues, specifically:
∗ whether the development would result in a loss of amenity to surrounding properties;
and
∗ whether the development achieves a gradual visual transition to the surrounding built
form.
Areas affected by interface issues are represented on figure 17.
93
Figure 16: Planning Area 6 – Existing Conditions 94
Figure 17: Planning Area 6 – Residential Planning Framework 95
Figure 18: Planning Area 6 – Neighbourhood Character Areas 96
5.4.6 Planning
gArea7
Mordiaalloc
PART
T A – Proffile of the Area
Figure 19 providess a representtation of thee existing co
onditions in
n Planning A
Area 7.
Planninng Area 7 iss located in the middlee of the mun
nicipality an
nd includess part of Mo
ordialloc
Creek aand the foreeshore. It encompasse
e
es and areaa of 608 hecctares with a gross population
density of 20.65 peersons per hectare.
h
Thee area is onee of the old
der establishhed neighbo
ourhoods
in Kinggston and paarts of Mord
dialloc are ssome of the oldest settleed in the muunicipality.
The areea containss some ind
dustrial andd employm
ment develop
pment, inclluding oldeer, poor
quality industrial areas
a
in Morrdialloc adjooining the former
f
Epso
om Trainingg Track.
Housingg generally dates from
m the 1920s to the 1940
0s and 1950
0s. A numbber of flats from
f
the
1960s aare also evident in the area. Som
me residentiaal areas hav
ve good acccess to the Bay
B and
the areaa is one of thhe most div
verse in term
ms of dwelliing types in all of Kinggston.
Mordialloc Activitty Centre is a vibrant sshopping ceentre that acccommodatees a railway
y station
and buss services.
Populattion and Household
Ho
Characterist
C
tics
Source: P
Population andd household forecasts,
f
Foreecast.id, Decem
mber 2010
y
agee groups (0 to 17 yearrs) and a
The areea has a higgher proporttion of peopple in the younger
lower pproportion of
o people in
n the older age groupss (60+ yearrs). The larrgest changee in age
structurre in this areea between 2006 and 2 011 was in the age gro
oup 35-49.
The nuumber of peeople per household
h
iss the amon
ngst the low
west of all areas in Kingston,
K
howeveer it is expeected to decline less thaan in other areas due to
t the maturre families who are
expecteed to move and
a the alreeady low aveerage houseehold size.
The areea is expeccted to exp
perience ovverall growtth, particularly in mat
ature adults and an
increasee in maturee families. The lower proportion of people in the oldeer age grou
ups (60+
years) is expected to
t continue in the shortt to medium
m term.
97
There is significant redevelopment potential in the areas around Mordialloc and major
redevelopment sites such as Epsom has attracted a mixture of housing types, including
mature families (second and third home buyers). The population in areas with limited access
to retail and transport facilities is likely to age in place.
The area also has a substantial proportion of rented dwellings.
Housing Stock
Dwelling structure
Separate houses
Medium density
High density
Others
Number
2,909
2,415
66
26
Percent %
53.7
44.6
1.2
0.5
Source: Kingston Community Profile, based on Australian Bureau of Statistics,
Census of Population and Housing 2011, Profile.id
Planning Area 7 provides a good diversity of housing types and has one of the highest
proportions of medium density housing in Kingston. Parts of the area have significant
concentrations of medium density housing.
In the past decade, small scale infill development provided a significant proportion of the
housing supply. The data suggests that, as per the Kingston Residential Land Use
Framework, a high proportion of medium density development has occurred in the Increased
Diversity areas.
Significant redevelopment of existing areas is also likely due to the many population
attractors in the area (eg. Foreshore, public transport and the vibrant Mordialloc Activity
Centre).
Open Space
This area to the south of White Street has access to considerable amounts of open space. The
area to the north of White Street (particularly in the vicinity of White Street and Lower
Dandenong Road and the area south of McKay Street east and west of Warren Street) has
been identified as an area of open space shortfall in the Kingston Open Space Strategy.
Community Infrastructure
There are five primary schools and two secondary schools in the Mordialloc area. Two
preschools and kindergartens are also located in the area but are not meeting demand for
three and four year old programs. The Parkdale Family and Children’s Centre is being built
on the Parkdale Secondary site in Mordialloc and will help meet demand for children’s
services in the area.
The Don Tatnell Leisure Centre, which is a City level recreational asset, is located in
Mordialloc. Kingston’s only toy library is also located in Mordialloc.
Currently Mordialloc’s facilities are meeting community needs. However, expected
population growth and demand suggest that specific community facilities might be warranted
in the future.
98
Activity Centres
Mordialloc Activity Centre is a successful vibrant shopping centre located in the area.
Public Transport
Planning Area 7 is well serviced by the Frankston rail line with the Mordialloc station in the
area. Bus services are also available in the area although there is limited service outside
business hours.
Relatively high proportions of people travel to work by public transport in these areas.
Road Network
The Nepean Highway runs through the area, providing access to regional road networks. A
range of traffic congestion and capacity issues particularly on east-west roads have been
identified in the area.
Infrastructure Capacity (local drainage)
The drainage network in this area is serviced by drainage systems that were predominately
installed between 1950 and 1975 with pipe capacities that can typically cope with around 1 in
2 year intensity storm events. Storm events up to 1 in 10 year intensity would typically result
in water ponding within properties and distributed throughout the street network with some
pockets experiencing more significant flooding particularly within the low lying areas.
Extreme storm events would result in significant areas being subject to flooding as shown in
the Kingston Planning Scheme.
PART B – Population and Housing Challenges for Planning Area 7
• In 2011, the total population of Planning Area 7 was estimated at 13,072 people.
• In 2031, the population of Planning Area 7 is forecast to be 14,566, an increase of 1,494
persons from 2011.
• In 2011, the average household size was estimated as 2.44 which is expected to decline to
2.35 by 2031.
• In order to facilitate the population forecast for Planning Area 7, it is estimated an
additional 825 net new dwellings would be required by 2031.
• There is a high level of dwelling diversity in this area.
• An increase in the number of middle aged and elderly is expected.
• Significant numbers of lone person households are evident.
• Access to public transport, shopping centres and other community facilities in the area is
very good.
• There are some opportunities to encourage medium density development in proximity to
the Mordialloc shopping centre and railway station and along key arterial roads (e.g.
Nepean Highway). These areas should be designated for Increased Diversity.
99
• Areas at reasonable distances from shopping centres/public transport nodes/services that
have achieved moderate housing diversity largely through development of two storeys
should be distinguished from the areas designated for Increased Diversity. These areas
should retain their predominantly two storey built form while allowing for a mix of
dwellings.
• The more suburban locations within these suburbs that do not have good access to
shopping centre/railway station nodes should be designated for Incremental/Minimal
Change.
• Some areas are affected by aircraft noise generated by the Moorabbin Airport. The
Airport Environs Overlay constrains the development capacity of some residential areas in
Mordialloc. These areas should be designated for Minimal Change.
• Residential renewal sites in the area provide the potential for medium and higher density
development. Some areas are affected by the airport policy control, requiring noise
attenuation measures to be incorporated into the construction of new dwellings.
• A range of other attractors include the foreshore and schools.
• Housing prices in the area increasing as the area is ‘discovered’ and the area is considered
to be one of the most desirable residential location in Kingston.
• Interface issues related to Mordialloc Creek and the foreshore must be addressed.
PART C – Planning Area 7 Residential Framework
New residential development within Planning Area 7 will be guided by the Framework Plan
illustrated by figure 20 and in accordance with the following.
Activity Centres
• Schedule 10 to the Design and Development Overlay provides guidance on preferred land
use and built form outcomes for various precincts within the Mordialloc Activity Centre.
Medium density residential development is provided for predominantly on key sites within
the activity centre. Siting and design of new residential development will take into account
any interface with sensitive and strategic land uses and heritage constraints.
Mixed Use /Residential Growth Areas
• The Mixed Use areas category has been applied to the following locations in Planning
Area 7:
∗ North of the former Epsom racecourse; and
∗ areas within Mordialloc Activity Centre.
• In these locations, the following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ medium and higher density development and a wide diversity of housing types and
sizes on sites that offer substantial development opportunities;
100
∗ interface with residential will be sensitively treated; and
∗ a minimum recommended percentage permeability of 25%.
Increased Diversity Areas:
• The Increased Diversity category has been applied to the following locations in Planning
Area 7 (see figure 20):
∗ along key arterial roads e.g. Nepean Highway;
∗ within Mordialloc Activity Centre; and
∗ within close proximity to the Mordialloc Shopping Centre and railway station.
∗ a minimum recommended percentage permeability of 30%; and
∗ proposed basement carparks within the foreshore area will need to consider impacts of
groundwater and will need to undertake a Coastal Vulnerability Hazard Assessment.
• In these locations, the following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ multi dwelling development like villa units/townhouses/apartments will become a
common element;
∗ a diversity of dwelling layouts and sizes will be promoted.
Moderate Growth Areas:
• The Moderate Growth category has been applied to the following locations in Planning
Area 7 (see figure 20):
∗ in areas that have achieved moderate housing diversity;
∗ areas at the interface between the Increased Diversity areas And Incremental/Minimal
Change areas to provide a transition in built form and intensity of development between
the two areas;
∗ at a reasonable distance from shopping centres/public transport nodes/services; and
∗ the foreshore (west of Nepean Highway).
• In these locations, the following principles apply:
∗ a mix of single dwellings, dual occupancy and smaller-scale multi dwelling
development like villa units/townhouses will be promoted;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%.
101
Incremental Change Areas:
• The Incremental Change category has been applied to the following locations in Planning
Area 7 (see figure 20):
∗ the suburban residential locations of Mordialloc that are not considered to have good
access to public transport and commercial activity nodes; and
∗ areas with high concentrations of medium density housing.
• In these locations, the following principles apply:
∗ predominantly single dwellings will be maintained with some increase in dual
occupancy development over time;
∗ an incremental rate and type of housing change will be promoted where the existing
character is an important determinant in the design of new residential development;
∗ a minimum recommended percentage permeability of 40%.
Minimal Change Areas:
• The Minimal Change category has been applied to the following locations in Planning
Area 7 (see figure 20):
∗ a small area affected by the Airport Environs Overlay, to the north of Mordialloc, south
of Lower Dandenong Road;
∗ allotments smaller than 500m2; and
∗ areas with entrenched new forms of housing.
• In these locations, the following principles apply:
∗ no further unit development; all new residential development to be no more than one
dwelling per block.
∗ a minimum recommended percentage permeability of 40%.
Major Residential Renewal Sites:
• Renewal sites will be considered for integrated medium density development in proximity
to the Mordialloc Activity Centre.
Neighbourhood Character:
• Figure 21 illustrates the neighbourhood character areas within Planning Area 7.
• In areas designated for Mixed Use/Increased Diversity and within the Mordialloc Activity
Centre, new residential development shall be consistent with the relevant neighbourhood
character guidelines for the area, within the context of an evolving urban character and
heritage significance.
102
• In areas designated for Incremental Change and Minimal Change new residential
development must be consistent with the relevant neighbourhood character guidelines for
the area, relevant Design and Development overlays and local policies in place.
Design of Medium Density Housing:
• New residential development must be consistent with the Kingston Residential Design
Guidelines, relevant Design and Development overlays and local policies in place.
Interface Issues:
• At the interface between residential development and other land uses, the siting and design
of residential development must respond to interface issues, specifically:
∗
∗
∗
∗
∗
∗
residential areas adjacent to sensitive environmental areas, particularly Mordialloc
Creek;
residential areas adjacent to the foreshore;
residential areas affected by the Moorabbin Airport;
residential areas in proximity to major traffic routes;
residential areas adjacent to the environmentally sensitive Bradshaw Park and other
areas of remnant vegetation and fauna habitat;
residential areas adjacent to industrial uses.
Areas affected by interface issues are represented on figure 20.
• In the areas identified for Residential Growth/Mixed Use/Increased Diversity, including
residential development within activity centres, an urban design response should address
the following issues:
∗ whether the development would result in a loss of amenity to surrounding properties.
∗ whether the development achieves a gradual visual transition to the surrounding built
form.
103
Figure 19: Planning Area 7 – Existing Conditions 104
Figure 20: Planning Area 7 – Residential Planning Framework 105
Figure 21: Planning Area 7 – Neighbourhood Character Areas 106
5.4.7 Planning
gArea8
Aspend
dale
Aspend
dale Gardens
Edithvaale
PART
T A – Proffile of the Area
Figure 222 providess a representtation of thee existing co
onditions in
n Planning A
Area 8.
Planninng Area 8 iss located in the middle to southern
n portion off the municiipality and includes
some oof the receently developed areass in Kingsston. In the past, thhe area’s drainage
d
characteeristics madde developm
ment difficuult. It encom
mpasses an area of 1,8855 hectares with a
gross poopulation deensity of 11
1.23 personss per hectarre.
The areea is bordereed by the Sp
pringvale R
Road to the east, Wells Road/Morddialloc Creeek to the
north w
west, the fooreshore to the west aand residen
ntial areas to
t the south
th. It inclu
udes the
relativeely new induustrial estates in the Brraeside areaa and the residential esstates of Waaterways
and Asppendale Gaardens (nortth of Wellss Road). It also includees the olderr, more established
residenttial areas off Aspendalee and Edithvvale.
The setttlement of the Aspend
dale/Edithvaale areas daates back to the 1800s,, although it
i wasn’t
until thhe Carrum Carrum
C
swaamp was firrst drained in the 1930
0s that subuurban deveelopment
began to take placee. Some of the
t originall 1920s and 1930s housses are still located in the
t area.
Further suburbaniisation of the area toook place shortly affter the Seecond Worlld War.
Significcant developpment of Aspendale
A
toook place during
d
the 1970s and hhas continueed to the
present. The 1980s and 1990
0s has seen significantt developmeent in the A
Aspendale Gardens
ment comm
menced in th
he late 1990s.
area. Thhe Waterwaays developm
Populattion and Household
Ho
Characterist
C
tics
Source: P
Population andd household forecasts,
f
Foreecast.id, Decem
mber 2010
Planninng Area 8 haas a significcantly differrent age strructure to th
he general K
Kingston prrofile. It
is homee to young family
f
housseholds, subbstantially more
m
young children annd young ad
dults. In
2011, W
Waterways had the highest prooportion of primary school agged children
n while
Aspenddale Gardenns had the highest propportion of seecondary scchool aged cchildren in the City
of Kinggston. Theree is a loweer proportioon of peoplee at post reetirement agge than the City of
Kingstoon. The areea has high
h average nnumbers of people per dwellingg due to th
he large
numberrs of familiees attracted to the area.
107
Aspendale Gardens and Waterways will continue to attract couples and families seeking new
housing opportunities. The population will continue to increase and as the existing population
begins to move through the lifecycle there will be more mature family households and older
middle aged people. Young families will age in place resulting in increases in teenagers and
middle aged and older adults. The proportion of rented dwellings in this area is relatively low, with most people in the
process of purchasing their own home.
Housing Stock
Dwelling structure
Separate houses
Medium density
High density
Others
Number
6,309
1,541
71
17
Percent %
79.5
19.4
0.9
0.2
Source: Kingston Community Profile, based on Australian Bureau of Statistics,
Census of Population and Housing 2011, Profile.id
Planning Area 8 consists predominantly of single detached houses and the opportunity to
increase dwelling diversity in the area is constrained due to the lack of access to appropriate
services and facilities.
In the past decade, small scale infill development provided majority of the housing supply.
The data suggests that, as per the Kingston Residential Land Use Framework, medium
density development (3-9 dwelling yield and 10-19 dwelling yield) has occurred in the
Increased Diversity areas along the foreshore and in close proximity to the activity centres.
Relatively little redevelopment or infill is expected in some areas like Waterways and
Aspendale Gardens (north of Wells Road) due to their relative ‘newness’.
Open Space
The area is considered to be well serviced by a range of open spaces and has access to the
Edithvale/Seaford Wetlands and the foreshore. The Waterways development is characterised
by a large body of water, plus linear buffers and visual amenity spaces and trails. Braeside
Park can be accessed via a shared trail and pedestrian crossing across Governor Road in the
north of the local area. The Nepean Highway creates a barrier to the beach for residences
already not well served in terms of open space provision.
Community Infrastructure
There is adequate provision of early years’ services and facilities in the area but the buildings
are ageing. The Edithvale Family and Children’s Centre is being built in Edithvale Rd and
will provide new facilities to better meet community need. There are four kindergartens and
four primary schools also in the area.
No secondary schools are available in the area but Mordialloc Secondary College and
Patterson River Secondary College are both fairly accessible.
108
There is one community centre in Aspendale Gardens that is experiencing pressure to meet
local needs, however residents may travel to similar services in Mordialloc. There is a lack of
flexible meeting spaces for community use in the area.
An ageing demographic is expected to put additional pressure on the existing community
facilities.
Activity Centres
Aspendale, Edithvale and Aspendale Gardens Activity Centres are the fully functioning local
shopping centres in this area. Waterways does not have its own local shopping centre and
relies on the nearby centres for its retail needs.
Public Transport
Aspendale and Edithvale are serviced by the Frankston rail line with Aspendale and
Edithvale railway stations in the area.
Parts of Planning Area 8 (Waterways, Aspendale Gardens, Braeside) are not very well
serviced by public transport. There is no rail service in these areas and few bus services. It
appears that the bus services are characterised by indirect routes and low frequency.
Road Network
East-west road linkages are limited due to the barriers caused by the Main Drain and the
Frankston railway line between Mordialloc Creek and Patterson River and characterised by
excessive through traffic. Problems exist with the missing links of the Mornington Peninsula
Freeway.
Infrastructure Capacity (local drainage)
The areas within the coastal suburbs of Aspendale and Edithvale (on the in-land side of
Nepean Highway) are serviced by drainage systems that were predominately installed during
the 1960’s with the street network subject to frequent nuisance flooding. Due to the way that
these estates were originally constructed within a former swamp area, and the lack of
capacity within the Melbourne Water main drain (known as the 7 km long Centre Swamp
drain beside the Long Beach Trail), the pipe capacity cannot typically cope with storm events
higher than 1 in 1 year intensity. Typically this results in water ponding throughout parts of
the street network. These areas are considered a high priority for future drainage
improvements. Extreme storm events would result in significant areas being subject to
flooding, particularly in Edithvale, as shown in the Kingston Planning Scheme.
Generally the drainage systems within the foreshore areas (on the foreshore side of Nepean
Highway) perform better than other older areas due to improved overland flow towards the
beach.
The newer estates such as Braeside (circa 1975 to 1990), Aspendale Gardens, (circa 1980 to
2010) and Waterways (circa 2000 to 2013) where constructed with drainage systems that
generally provide the desirable service standard to typically cope with a 1 in 5 year intensity
storm event. Extreme storm events would result in some areas of Braeside being subject to
flooding as shown in the Kingston Planning Scheme.
109
PART B – Population and Housing Challenges for Planning Area 8
• In 2011, the total population of Planning Area 8 was estimated at 21,478 people.
• In 2031, the population of Planning Area 8 is forecast to be 22,608, an increase of 1,130
persons from 2011.
• In 2011, the average household size was estimated as 2.75 which is expected to decline to
2.62 by 2031.
• In order to facilitate the population forecast for Planning Area 8, it is estimated an
additional 810 net new dwellings would be required by 2031.
• There is a lack of dwelling diversity in this area, and the ability to improve this situation is
constrained due to a lack of access to supporting infrastructure. However, the population
is such that there are high proportions of family households and it is predicted that the area
will continue to attract ‘families’.
• The area consists of both newer residential areas (e.g. Waterways and the area north of
Wells Road) that do not readily lend themselves to redevelopment in the medium term and
older established residential areas of Aspendale, Edithvale and the area south of Wells
Road in Aspendale Gardens.
• There is some opportunity to encourage medium density development in proximity to the
Aspendale and Edithvale Activity Centres and along Nepean Highway frontage. These
areas should be designated for Increased Diversity.
• Areas at reasonable distances from shopping centres/public transport nodes/services that
have achieved moderate housing diversity largely through development of two storeys
should be distinguished from the areas designated for Increased Diversity. These areas
should retain their predominantly two storey built form while allowing for a mix of
dwellings.
• Access to public transport in the area is poor for residents in Waterways and Aspendale
Gardens. For residents in Waterways, access to shopping centres and other community
facilities is limited. These factors constrain the ability of the area to provide an increase in
housing diversity. Therefore these areas should be designated for Incremental/Minimal
Change.
• Interface issues between residential development and environmentally sensitive areas,
particularly the non-urban area, the Edithvale-Seaford Wetlands and the Mordialloc Creek.
• Dwelling and land prices are relatively expensive.
• Residential properties in the vicinity of Batten Place, Aspendale Gardens are affected by a
neighbourhood agreement regarding the maintenance of single dwellings. Therefore this
area should be designated for Minimal Change.
PART C – Planning Area 8 Residential Framework
New residential development within Planning Area 8 will be guided by the Framework Plan
illustrated by figure 23 and in accordance with the following.
110
Activity Centres:
• The following activity centres will accommodate some residential development in the
form of apartments/shop-top housing:
∗ Aspendale Neighbourhood Activity Centre; and
∗ Edithvale Neighbourhood Activity Centre.
• The following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ medium to higher density development will be promoted in accordance with the
prevailing scale of the activity centre;
∗ a diversity of dwelling layouts and sizes will be promoted in accordance with the land
use objectives of the zone;
∗ siting and design of new residential development will take into account any interface
with sensitive and strategic land uses.
• The Aspendale Gardens Neighbourhood Activity Centre has limited potential to
accommodate residential development due to limited public transport connectivity.
Mixed Use/Residential Growth Areas:
• The Mixed Use area category has not been applied to any location in Planning Area 8.
Increased Diversity Areas:
• The Increased Diversity area category has been applied to the following locations in Local
Area 8 (see figure 23):
∗ Along key arterial roads e.g. Nepean Highway, Edithvale Road;
∗ within close proximity to the Aspendale and Edithvale Shopping Centres and railway
stations.
• In these locations, the following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ multi dwelling development like villa units/townhouses/apartments will become a
common element;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%; and
∗ proposed basement carparks within the foreshore area will need to consider impacts of
groundwater and will need to undertake a Coastal Vulnerability Hazard Assessment.
111
Moderate Growth Areas:
• The Moderate Growth category has been applied to the following locations in Planning
Area 8 (see figure 23):
∗ in areas that have achieved moderate housing diversity;
∗ areas at the interface between the Increased Diversity areas and Incremental/Minimal
Change areas to provide a transition in built form and intensity of development between
the two areas;
∗ at a reasonable distance from shopping centres/public transport nodes/services; and
∗ the foreshore (west of Nepean Highway).
• In these locations, the following principles apply:
∗ a mix of single dwellings, dual occupancy and smaller-scale multi dwelling
development like villa units/townhouses will be promoted;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%.
Incremental Change Areas:
• The Incremental Change category has been applied to the following locations in Planning
Area 8 (see figure 23):
∗ all residential locations in Aspendale Gardens, Waterways, Braeside and some
locations in Aspendale and Edithvale – these areas are considered to have poor access
to public transport and activity centres.
• In these locations, the following principles apply:
∗ predominantly single dwellings will be maintained with some increase in dual
occupancy development over time;
∗ a modest rate and type of housing change will be promoted where the existing character
is an important determinant in the design of new residential development;
∗ a minimum recommended percentage permeability of 40% would appear to be more
practical.
Minimal Change Areas:
• The Minimal Change category has been applied to the following locations in Local Area 8
(see figure 23):
∗ Batten Place, Aspendale Gardens – affected by a neighbourhood agreement regarding
maintenance of single dwellings.
∗ allotments smaller than 500m2;
∗ areas with entrenched new forms of housing.
112
• In this locations, the following principles apply:
∗ no further unit development; all new residential development to be no more than one
dwelling per lot.
∗ a minimum recommended percentage permeability of 40%.
Major Residential Renewal Sites:
• Caution must be exercised in the development of renewal sites for medium density
housing due to lack of supporting infrastructure. However, these sites do create an
opportunity to increase the diversity of housing provided in the area. If this is the case,
careful attention must be paid to the appropriate design and provision of facilities.
• Due to the level of isolation of the sites in this area, investigation must be given to the
appropriate provision of social infrastructure.
Neighbourhood Character:
• Figure 24 illustrates the neighbourhood character areas within Planning Area 8.
• In areas designated for Mixed Use/Residential Growth/Increased Diversity/Activity
Centres, new residential development must be consistent with the relevant neighbourhood
character guidelines for the area, within the context of an evolving urban character.
• In areas designated for Incremental Housing Change and Minimal Change new residential
development must be consistent with the relevant neighbourhood character guidelines for
the area.
Design of Medium Density Housing:
• New residential development must be consistent with the Kingston Residential Design
Guidelines.
Interface Issues:
• At the interface between residential development and other land uses, the siting and design
of residential development must respond to interface issues, specifically:
∗
∗
∗
∗
residential areas adjacent to sensitive environmental areas, particularly the EdithvaleSeaford Wetlands and the Mordialloc Creek;
residential areas adjacent to non-urban/green wedge areas;
residential areas in proximity to major traffic routes; and
residential areas adjacent to industrial uses.
Areas affected by interface issues are represented on figure 23.
• In the areas identified for Residential Growth/Mixed Use/Increased Diversity, including
residential development within activity centres, the siting and design of residential
development must respond to interface issues, specifically:
∗
whether the development would result in a loss of amenity to surrounding properties
and
113
∗
whether the development achieves a gradual visual transition to the surrounding built
form.
114
Figure 22: Planning Area 8 – Existing Conditions 115
Figure 23: Planning Area 8 – Residential Planning Framework 116
Figure 24: Planning Area 8 – Neighbourhood Character Areas 117
5.4.8 Planning
gArea9
Chelseaa
Chelseaa Heights
Bonbeaach
PART
T A – Proffile of the Area
Figure 225 providess a representtation of thee existing co
onditions in
n Planning A
Area 9.
Planninng Area 9 iss located in the southerrn part of th
he municipality. It encoompasses an
n area of
861 hecctares with a gross popu
ulation denssity of 21.08 persons per hectare.
The setttlement off the area dates
d
back to the 180
00s, althoug
gh it wasn’ t until the Carrum
Carrum
m swamp waas first drain
ned in the 19930s that su
uburban dev
velopment bbegan to tak
ke place.
Some oof the originnal 1920s an
nd 1930s hooliday housees are still located in thhe area, particularly
in Chellsea and Boonbeach. Further
F
subuurbanisation
n of the areea took placce shortly after
a
the
Second World Warr.
The griid layout of
o streets an
nd large bllocks attraccted significant unit ddevelopmen
nt in the
Chelseaa and Bonbeeach areas in
i the late 1 960s and eaarly 1970s. Developm
ment along th
he beach
front also took off at this time.
a
the Frankston linne and other small
The areea is servicced by Chellsea Activitty Centre along
neighboourhood shoopping centtres. Accesss to the fo
oreshore as well as oppen space allong the
secondaary drain is very good.
Populattion and Household
Ho
Characterist
C
tics
Source: ppopulation andd household fo
orecasts, Foreecast.id, Decem
mber 2010
It is exppected that continued infill devellopment in Planning Area
A
9 will enable a sm
mall but
steady iincrease in population
p
in
i the futuree.
The Chhelsea and Bonbeach
B
arreas have a significantlly higher prroportion off older midd
dle aged
and eldderly peoplee and a loweer proportioon of person
ns in the 5--17 and 18-224 age grou
ups than
the Kinngston averrage. It is expected thhat the futu
ure population will coontinue to age
a with
mature families annd retirees prevalent.
p
T
These areas attract older people (6 0+ years), which
w
is
a reflecction on the traditional coastal rolee of the areaa, as well ass accessibiliity to aged care
c and
retiremeent villagess. The area has a high proportion of smaller householdss with two thirds
t
of
118
households consisting of one or two people. The proportion of single parent families,
particularly in Chelsea, is higher than for the rest of Kingston which may be attributable to
the relative affordability of the area and a comparatively high rental stock.
This is in contrast to Chelsea Heights which has a higher proportion of people aged 35-49 and
persons below the age of 17 than the Kingston average. The newer residential development in
Chelsea Heights will continue to attract couples and families seeking new housing
opportunities.
Housing Stock
Dwelling structure
Separate houses
Medium density
High density
Others
Number
4882
3183
0
11
Percent %
58.5
38.2
0
0.1
Source: Kingston Community Profile, based on Australian Bureau of Statistics,
Census of Population and Housing 2011, Profile.id
Planning Area 9 provides a fairly good diversity of housing types and some areas in Chelsea
have very high concentrations of existing unit development. In the past decade, small scale infill development and some medium density development
along the foreshore provided a significant proportion of the housing supply. The data
suggests that, as per the Kingston Residential Land Use Framework, a high proportion of
medium density development has occurred in the Increased Diversity areas.
There are very few vacant residential blocks remaining in the area so the only source of
additional dwellings will be from infill development and the rejuvenation of older areas.
Some parts of Planning Area 9 provide the opportunity for rejuvenation, consisting of old run
down dwelling stock.
Significant redevelopment of existing areas is also likely due to the many population
attractors in the area (eg. Foreshore, public transport and proximity to shops).
Open Space
Chelsea and Bonbeach are considered to be well serviced by a range of open spaces and have
good access to the foreshore and open space reserves along the secondary drain. Chelsea
Heights has been identified as an area of open space shortfall.
Although the southern part of Bonbeach includes access to the Patterson River Country Club,
Patterson River and the foreshore, the Nepean Highway is a significant barrier for
pedestrians.
Community Infrastructure
There are three kindergartens and four primary schools in the area. A secondary school is not
available in the area but Mordialloc Secondary College and Patterson River Secondary
College are both fairly accessible. There is a lack of youth service provision in this southern
area of Kingston, with a disconnect to Southland Activity Centre where Kingston Youth
Services is located.
119
Overall, the area is well serviced by a range of community services and facilities but there is
a lack of cultural and arts centres in the south of Kingston.
Activity Centres
Small to medium shopping centres are located in conjunction with the railway stations at
Chelsea and Bonbeach Activity Centres. The Chelsea Activity Centre is fairly vibrant.
Public Transport
While most of Planning Area 9 is well serviced by the Frankston rail line with Chelsea and
Bonbeach railway stations in the area, Chelsea Heights has poor accessibility to the public
transport network.
Some bus services are also available in the area although there is limited service outside
business hours.
Road Network
The Nepean Highway runs through the area and is recognised as experiencing traffic
congestion problems, particularly along east-west routes. East-west road linkages are limited
due to the barriers caused by the Main Drain and the Frankston railway line between
Mordialloc Creek and Patterson River.
Infrastructure Capacity (local drainage)
The areas within the coastal suburbs of Chelsea and Bonbeach (on the in-land side of Nepean
Highway) are serviced by drainage systems that were predominately installed during the
1960’s with the street network subject to frequent nuisance flooding. Due to the way that
these estates were originally constructed within a former swamp area, and the lack of
capacity within the Melbourne Water main drain (known as the 7 km long Centre Swamp
drain beside the Long Beach Trail), the pipe capacity cannot typically cope with storm events
higher than 1 in 1 year intensity. Typically this results in water ponding throughout parts of
the street network. These areas are considered a high priority for future drainage
improvements. Extreme storm events would result in significant areas being subject to
flooding as shown in the Kingston Planning Scheme.
Generally the drainage systems within the foreshore areas (on the foreshore side of Nepean
Highway) perform better than other older areas due to improved overland flow towards the
beach.
The drainage system within Chelsea Heights is serviced by drainage systems that were
predominately installed between 1965 and 1980 with pipe capacities that can typically cope
with around 1 in 3 year intensity storm events. Storm events up to 1 in 10 year intensity
would typically result in isolated pockets experiencing flooding within properties and within
the street network. The frequency of flooding is more common along the northern end of First
Avenue to Sixth Avenue. Extreme storm events would result in some isolated areas being
subject to flooding.
120
PART B – Population and Housing Challenges for Planning Area 9
• In 2011, the total population of Planning Area 9 was estimated at 18,777 people.
• In 2031, the population of Planning Area 9 is forecast to be 19,382, an increase of 605
persons from 2011.
• In 2011, the average household size was estimated as 2.25 which is expected to decline to
2.2 by 2031.
• In order to facilitate the population forecast for Planning Area 9, it is estimated an
additional 464 net new dwellings would be required by 2031.
• There is a fairly high level of dwelling diversity in this area, with some areas experiencing
extremely high concentrations of medium density housing, particularly in the Chelsea
area. These areas should be designated for Incremental/Minimal Change.
• There are some opportunities to encourage medium density development in proximity to
the Chelsea shopping centre, the railway station nodes of Chelsea and Bonbeach and along
the Nepean Highway and Station Street frontages. These areas should be designated for
Increased Diversity.
• Areas at reasonable distances from shopping centres/public transport nodes/services that
have achieved moderate housing diversity largely through development of two storeys
should be distinguished from the areas designated for Increased Diversity. These areas
should retain their predominantly two storey built form while allowing for a mix of
dwellings.
• The strip of land between the foreshore and Nepean Highway provides a unique
opportunity to achieve high quality medium density housing, designed in sympathy with
the coastal environment. Development in this area will continue to be guided by the
Design and Development Overlay (Schedule 1) provisions.
• Existing concentrations of unit development constrain the capacity for further change in
some areas, particularly around Chelsea. These areas consist of a significant amount of
poor quality flats developed in the 60s and 70s and lend themselves to rejuvenation. This
area should be designated for Incremental/Minimal Change.
• Very few residential renewal sites exist in the area, limiting most new residential
development to infill.
• There are a significant proportion of small households and continued ageing of the
population is expected.
• The ageing of the population has implications for the provision of appropriate services and
facilities.
• Access to public transport in the area along the railway/Nepean Highway corridor is very
good, as is access to shopping centres and other community facilities.
• Chelsea Heights and some areas of Chelsea and Bonbeach have poor public transport
connectivity.
• Housing prices in the area are likely to increase as people begin to discover the lifestyle
attributes of the area. However, the substantial numbers of low income households and
121
single parent households in the area have implications for maintaining housing
affordability.
• The foreshore is a significant attribute and attractor of people to the area.
• Interface issues between residential areas and the environmentally sensitive areas of the
foreshore, Patterson River and Edithvale-Seaford Wetlands need to be addressed.
PART C – Planning Area 9 Residential Framework
New residential development within Planning Area 9 will be guided by the Framework Plan
illustrated by figure 26 and in accordance with the following.
Activity Centres:
• The Chelsea Neighbourhood Activity Centre will accommodate some residential
development in the form of apartments/shop-to housing.
• The following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ medium to higher density development will be promoted in accordance with the
prevailing scale of an activity centre;
∗ a diversity of dwelling layouts and sizes will be promoted in accordance with the land
use objectives of the zone; and
∗ siting and design of new residential development will take into account any interface
with sensitive and strategic land uses.
Residential Growth/Mixed Use Areas:
• The Residential Growth/Mixed Use Area category has not been applied to any location in
Planning Area 9.
Increased Diversity Areas:
• The Increased Diversity category has been applied to the following locations in Planning
Area 9 (see figure 26):
∗ within close proximity to the Chelsea Activity Centre and railway station;
∗ along key arterial roads e.g. east of Nepean Highway.
• In these locations, the following principles apply:
∗ integrated residential consolidation will be optimised to facilitate a broad range of
housing types;
∗ multi dwelling development like villa units/townhouses/apartments will become a
common element;
∗ a diversity of dwelling layouts and sizes will be promoted;
122
∗ a minimum recommended percentage permeability of 30% should be achievable
without further decreasing the performance of the drainage system; and
∗ proposed basement carparks within the foreshore area will need to consider impacts of
groundwater and will need to undertake a Coastal Vulnerability Hazard Assessment.
Moderate Growth Areas:
• The Moderate Growth category has been applied to the following locations in Planning
Area 9 (see figure 26):
∗ in areas that have achieved moderate housing diversity;
∗ areas at the interface between the Residential Growth/Increased Diversity areas and
Incremental/Minimal Change areas to provide a transition in built form and intensity of
development between the two areas;
∗ at a reasonable distance from shopping centres/public transport nodes/services; and
∗ the foreshore (west of Nepean Highway).
• In these locations, the following principles apply:
∗ a mix of single dwellings, dual occupancy and smaller-scale multi dwelling
development like villa units/townhouses will be promoted;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%.
Incremental Housing Change Areas:
• The Incremental Change category has been applied to the following locations in Planning
Area 9 (see figure 26):
∗ the suburban residential locations of Chelsea and Bonbeach that are not considered to
have good access to public transport and commercial activity nodes.
• In these locations, the following principles apply:
∗ predominantly single dwellings will be maintained with some increase in dual
occupancy development over time;
∗ an incremental rate and type of housing change will be promoted where the existing
character is an important determinant in the design of new residential development;
∗ a minimum recommended percentage permeability of 40%.
Minimal Change Areas:
• The Minimal Change category has been applied to the following locations in Planning
Area 9 (see figure 26):
∗ areas with extremely high concentrations of medium density housing, in the vicinity of
Baxter Avenue, Jacksons Road, Embankment Grove, Swan Walk, Golden Avenue,
Broadway and York Street, Chelsea and Bonbeach.
123
∗ allotments smaller than 500m2;
∗ areas with entrenched new forms of housing.
• In these locations, the following principles apply:
∗ no further unit development; unless redeveloping existing rundown flats and units.
∗ a minimum recommended percentage permeability of 40%.
Other Areas:
• The following areas have been identified as land that may in the future be used for
innovative residential development:
∗ No. 3 and 4 Egret Drive, 2-16 Piper Drive, Chelsea Heights – Increased Diversity.
Major Residential Renewal Sites:
• Renewal sites will be considered for integrated medium density development as they
become available.
Neighbourhood Character:
• Figure 27 illustrates the neighbourhood character areas within Planning Area 9.
• Within activity centres, new residential development must be consistent with the relevant
Council endorsed structure plans and the relevant Design and Development Overlay
provisions in place.
• In areas designated for Increased Diversity, new residential development must be
consistent with the relevant neighbourhood character guidelines for the area, within the
context of an evolving urban character.
• In areas designated for Incremental Change and Minimal Change new residential
development must be consistent with the relevant neighbourhood character guidelines for
the area.
Design of Medium Density Housing:
• New residential development must be consistent with the Kingston Residential Design
Guidelines.
Interface Issues:
• At the interface between residential development and other land uses, the siting and design
of residential development must respond to interface issues, specifically:
∗ residential areas adjacent to sensitive environmental areas of the Patterson River, and
Edithvale-Seaford Wetlands;
∗ residential areas adjacent to the foreshore;
124
∗ residential areas in proximity to major traffic routes.
Areas affected by interface issues are represented on figure 26.
• In the areas identified for Increased Diversity, including residential development within
activity centres, the siting and design of residential development must respond to interface
issues, specifically:
∗ whether the development would result in a loss of amenity to surrounding properties;
and
∗ whether the development achieves a gradual visual transition to the surrounding built
form.
125
Figure 25: Planning Area 9 – Existing Conditions 126
Figure 26: Planning Area 9 – Residential Planning Framework 127
128
Figure 27: Planning Areas 9 – Neighbourhood Character Areas 129
5.4.9 Planning
gArea10
0
Pattersson Lakes
Carrum
m
PART
T A – Proffile of the Area
Figure 28 providees a repressentation off the existing conditiions in Plaanning Areaa 10. It
encomppasses and area
a
of 582
2 hectares w
with a grosss population
n density off 19.22 perssons per
hectare..
Planninng Area 10 is
i located in
n the southeern-most porrtion of the municipalitity and inclu
udes one
of the reecently devveloped areaa (Patterson Lakes) in Kingston.
K
The areea is borderred by the Mornington
M
n Peninsula Freeway to
o the east an
and the foreshore to
the wesst, the subuurbs of Ch
helsea Heigghts and Bo
onbeach to the north and the municipal
m
boundarry to the souuth.
While tthe older area dates fro
om the 19500s, significaant developm
ment has taaken place from
f
the
1970s oonwards, whhen the Pattterson Lakees canal estaate was dev
veloped. Thhe 1980s an
nd 1990s
has seenn significannt developm
ment in the A
Aspendale Gardens area and on tthe remainin
ng areas
of Patteerson Lakes.
Populattion and Household
Ho
Characterist
C
tics
Source: P
Population andd household forecasts,
f
Foreecast.id, Decem
mber 2010
Planninng Area 10 has a lowerr proportionn of pre-sch
hoolers and a higher prroportion of people
at postt retirementt age than
n the City of Kingston. Betweeen 2006-20011, this area
a
has
experiennced a signnificant incrrease in thee proportion
n of the 60
0-69 age grooup which coupled
with thee decreasingg average household
h
siize indicatees a trend off maturing families an
nd empty
nesters..
The poppulation wiill continuee to experieence a mod
derate increaase as the eexisting population
begins tto move thrrough the liifecycle theere will be more
m
mature family hoouseholds an
nd older
middle aged peoplle. Young families w
will age in place
p
resultting in incrreases in teenagers,
adults inn their earlyy twenties and
a middle aaged and ollder adults.
The rem
maining landd available for developpment is likeely to attracct mature fam
amilies with teenage
childrenn.
130
The proportion of rented dwellings in this area is relatively low, with most people in the
process of purchasing their own home.
Housing Stock
Dwelling structure
Separate houses
Medium density
High density
Others
Number
3,029
1,971
75
19
Percent %
59.5
38.7
1.5
0.4
Source: Kingston Community Profile, based on Australian Bureau of Statistics,
Census of Population and Housing 2011, Profile.id
Planning Area 10 consists of a mix of single detached houses and some medium density
development, particularly in Carrum and in the vicinity of the Patterson Lakes
Neighbourhood Activity Centre.
In the past decade, small scale infill development provided a significant proportion of the
housing supply. The data suggests that, as per the Kingston Residential Land Use
Framework, a high proportion of medium density development has occurred in the Increased
Diversity areas in Carrum.
Housing opportunities include some areas of new medium density housing in Patterson
Lakes.
Open Space
Although this area has good access to Patterson River and the Bay, the Nepean Highway and
railway line are considerable barriers to pedestrian movement. The area north of Patterson
River has been identified as an area of open space shortfall in the Kingston Open Space
Strategy. The proposed Peninsula Link Shared Trail will run adjacent to the Mornington
Peninsula Freeway and head south toward the City of Frankston along Old Wells Road
(following the Freeway alignment).
Community Infrastructure
Two primary schools and two kindergartens are located in the area. The long day care
building in Carrum is in need of an upgrade. Patterson River Secondary College is located
just over the border in the City of Frankston. There is a lack of youth service provision in this
southern area of Kingston, with a disconnect to Southland Activity Centre where Kingston
Youth Services is located. Patterson Lakes also has a new library and a community centre.
Overall, the area is well serviced by a range of community services and facilities but there is
a lack of cultural and arts centres in the south of Kingston. Aged care services are not
meeting current community need and an ageing demographic is anticipated to create further
demand on these services.
Activity Centres
Patterson Lakes and Carrum Activity Centres are the two fully functioning shopping centres
in the area.
131
Public Transport
While Carrum is serviced by a railway station, the rest of Planning Area 10 is not well
serviced by public transport and there are only a few bus services. It appears that the bus
services are characterised by long delays, possibly due to circuitous routes.
Road Network
East-west road linkages are limited and characterised by increasing volume of through traffic
from development further east in the adjoining municipality of Dandenong. There is very
little through traffic in Carrum/Patterson Lakes that is not on either Mornington Peninsula
Freeway, Nepean Highway or McLeod/Thompson Road – where through traffic should be.
Problems exist with the missing links of the Mornington Peninsula Freeway in the north.
Infrastructure Capacity (local drainage)
The drainage network in Carrum is serviced by drainage systems that were predominately
installed during the 1960’s. Due to the way that these estates were originally constructed
within a former swamp area, and the low lying nature of the land relative to Patterson River,
the pipe capacity cannot typically cope with storm events higher than around 1 in 3 year
intensity events. Storm events up to 1 in 5 year intensity would typically result in small
volumes of water ponding within properties and distributed throughout the street network and
rely upon recently constructed stormwater pumping stations to prevent more significant
flooding within isolated areas. Extreme storm events would result in significant areas being
subject to flooding as shown in the Kingston Planning Scheme.
The drainage system within Patterson Lakes (south of Patterson River) is serviced by
drainage systems that were predominately installed between 1970 and 1985 with pipe
capacities that can typically cope with around 1 in 4 year intensity storm events. Storm events
up to 1 in 10 year intensity would typically result in some isolated pockets experiencing
relatively minor flooding.
The drainage system within Patterson Lakes (north of Patterson River) is serviced by
drainage systems that were predominately installed between 1995 and 2005 with pipe
capacities that provide the desirable service standard to typically cope with a 1 in 5 year
intensity storm event and extreme storm events.
PART B - Population and Housing Challenges for Planning Area 10
• In 2011, the total population of Planning Area 10 was estimated at 11,527 people.
• In 2031, the population of Planning Area 10 is forecast to be 12,742, an increase of 1,215
persons from 2011.
• In 2011, the average household size was estimated as 2.37 which is expected to decline to
2.29 by 2031.
• In order to facilitate the population forecast for Planning Area 10, it is estimated an
additional 737 net new dwellings would be required by 2031.
• There is a high proportion of family households and it is predicted that the area will
continue to attract ‘families’.
132
• The area consists predominantly of newer residential areas that do not readily lend
themselves to redevelopment in the medium term.
• Access to public transport in the area is poor for some parts of this area.
• The areas with poor public transport connectivity and newer residential areas that do not
readily lend themselves to redevelopment should be designated for Incremental/Minimal
Change.
• The areas in close proximity to Carrum railway station/shopping centre, Patterson Lakes
shopping centre and along key arterial roads (e.g. Nepean Highway) should be designated
Increased Diversity areas.
• Areas at reasonable distances from shopping centres/public transport nodes/services that
have achieved moderate housing diversity largely through development of two storeys
should be distinguished from the areas designated for Increased Diversity. These areas
should retain their predominantly two storey built form while allowing for a mix of
dwellings.
• Interface issues between residential development and environmentally sensitive areas,
particularly the Edithvale-Seaford Wetlands and the Patterson River.
• Dwelling and land prices are relatively expensive in some locations.
PART C - Planning Area 10 Residential Framework
New residential development within Planning Area 10 will be guided by the Framework Plan
illustrated by figure 29 and in accordance with the following.
Activity Centres:
• The Carrum Neighbourhood Activity Centre will accommodate some residential
development in the form of apartments/shop-top housing.
• The following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ medium to higher density development will be promoted in accordance with the
prevailing scale of an activity centre or in accordance with the direction established
through adopted structure plans and local policies (Clause 22.12 Carrum Activity
Centre Policy;
∗ a diversity of dwelling layouts and sizes will be promoted in accordance with the land
use objectives of the zone; and
∗ siting and design of new residential development will take into account any interface
with sensitive and strategic land uses.
• There is limited residential development opportunity within the Patterson Lakes
Neighbourhood Activity Centre due to the type of retail format, multiple ownership and
limited public transport connectivity.
133
Residential Growth/Mixed Use Areas:
• The Mixed Use category has been applied to the following location in Planning Area 10
(see figure 29):
∗ some areas around Carrum Neighbourhood Activity Centre.
• In these locations, the following principles apply:
∗ residential consolidation will be optimised to facilitate a broad range of housing types;
∗ medium and higher density development and a wide diversity of housing types and
sizes on sites that offer substantial development opportunities;
∗ interface with residential will be sensitively treated; and
∗ a minimum recommended percentage permeability of 25%.
Increased Diversity Areas:
• The Increased Diversity category has been applied to the following locations in Planning
Area 10 (see figure 29):
∗ residential locations along Station Street in close proximity to the Carrum Activity
Centre;
∗ areas adjoining Patterson Lakes Activity Centre; and
∗ the easternmost section of Patterson River interface.
• In these locations, the following principles apply:
∗ integrated residential consolidation will be optimised to facilitate a broad range of
housing types;
∗ multi dwelling development like villa units/townhouses/apartments will become a
common element;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30% should be achievable
without further decreasing the performance of the drainage system; and
∗ proposed basement carparks within the foreshore area will need to consider impacts of
groundwater and will need to undertake a Coastal Vulnerability Hazard Assessment.
Moderate Growth Areas:
• The Moderate Growth category has been applied to the following locations in Planning
Area 10 (see figure 29):
∗ in areas that have achieved moderate housing diversity;
∗ areas at the interface between the Residential Growth/Increased Diversity areas and
Incremental/Minimal Change areas to provide a transition in built form and intensity of
development between the two areas;
134
∗ at a reasonable distance from shopping centres/public transport nodes/services; and
∗ the foreshore (west of Nepean Highway).
• In these locations, the following principles apply:
∗ a mix of single dwellings, dual occupancy and smaller-scale multi dwelling
development like villa units/townhouses will be promoted;
∗ a diversity of dwelling layouts and sizes will be promoted;
∗ a minimum recommended percentage permeability of 30%.
Incremental Change Areas:
• The Incremental Change category has been applied to the following locations in Planning
Area 10 (see figure 29):
∗ all residential locations considered to have poor access to public transport, shopping
centres and services.
• In these locations, the following principles apply:
∗ predominantly single dwellings will be maintained with some increase in dual
occupancy development over time;
∗ an incremental rate and type of housing change will be promoted where the existing
character is an important determinant in the design of new residential development;
∗ a minimum recommended percentage permeability of 40%.
Minimal Change Areas:
• The Minimal Change category has been applied to the following locations in Local Area 5
(see figure 29):
∗ lots smaller than 500m2;
∗ areas with entrenched new forms of housing.
• In this locations, the following principles apply:
∗ no further unit development; all new residential development to be no more than one
dwelling per lot.
∗ a minimum recommended percentage permeability of 40%.
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Major Residential Renewal Sites:
• Caution must be exercised in the development of renewal sites for medium density
housing due to lack of supporting infrastructure, particularly access to public transport.
However, these sites do create an opportunity to increase the diversity of housing provided
in the area. If this is the case, careful attention must be paid to the appropriate design and
provision of facilities.
• Due to the level of isolation of the eastern part of this area, investigation must be given to
the appropriate provision of social infrastructure.
Neighbourhood Character:
• Figure 30 illustrates the neighbourhood character areas within Planning Area 10.
• In areas designated for Incremental Change and Minimal Change new residential
development must be consistent with the relevant neighbourhood character guidelines for
the area.
Design of Medium Density Housing:
• New residential development must be consistent with the Kingston Residential Design
Guidelines.
Interface Issues:
• At the interface between residential development and other land uses, the siting and design
of residential development must respond to interface issues, specifically:
∗ residential areas adjacent to sensitive environmental areas, particularly the EdithvaleSeaford Wetlands and the Patterson River;
∗ residential areas adjacent to non-urban / green wedge areas;
∗ residential areas in proximity to major traffic routes;
∗ residential areas adjacent to industrial uses.
• In the areas identified for Increased Diversity/Mixed Use, including residential
development within activity centres, the siting and design of residential development must
respond to interface issues, specifically:
∗ whether the development would result in a loss of amenity to surrounding properties;
and
∗ whether the development achieves a gradual visual transition to the surrounding built
form.
Areas affected by interface issues are represented on figure 29.
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Figure 28: Planning Area 10 ‐ Existing Conditions 137
Figure 29: Planning Area 10 – Residential Planning Framework 138
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Figure 30: Planning Area 10 – Neighbourhood Character Areas 140
6.0 ImplementationProgram
It is important that Council commits to the implementation actions to ensure the Kingston
Residential Strategy Update is realised.
The implementation program assigns priority and responsibilities to the implementation
actions identified in Chapter 5.0.
The implementation program is documented in the following table:
Implementation Action
Priority
Responsibility
Objective 1
1.1
Update the Planning Area Residential Frameworks (see chapter
5.3).
Completed
SP
1.2
Amend the Kingston Planning Scheme LPPF as follows:
- Revise Kingston Municipal Strategic Statement.
- Revise local policy to reflect the outcomes of the Residential
Strategy Update.
H
SP
1.3
Conduct information sessions with the community/building/
development industry.
Ongoing
SP
1.4
Continue to develop shop top housing guidelines as part of the
ongoing place making initiatives.
Ongoing
SP
1.5
In areas of deteriorating housing stock, promote rejuvenation.
H-M
SP
1.6
Utilise the Mixed Use Zone in appropriate locations to provide a
pipeline of land that may in the future be used for innovative
residential development.
Ongoing
SP
M
SP
Objective 2
2.1
Revise the Neighbourhood Character Guidelines.
Objective 3
3.1
Continue to undertake community education and awareness
campaigns.
Ongoing
SP
3.2
Update the Kingston Significant Tree Register at regular
intervals.
Ongoing
CD
Objective 4
4.1
Develop an ESD local policy to provide guidance on
environmental sustainability in the planning, design, siting and
construction of new residential development.
M
SP
4.2
Report to Council on the possibilities for Kingston Design
Excellence Awards.
L
SP
H
SP
Objective 5
5.1
Use local policy to identify the requirements for new
development to address interface issues.
Objective 6
6.1
Continue to undertake drainage surveys to implement the
Special Building Overlay (SBO).
Ongoing
I
6.2
In areas identified for ‘increased diversity’ further investigate
the capacity of drainage infrastructure to accommodate medium
density development.
Ongoing
I
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6.3
Amend the Kingston Planning Scheme to use local policy to
address stormwater issues.
6.4
Implement the Kingston Open Space Strategy.
Ongoing
SP
I
H
LP
Objective 7
7.1
Continue to undertake investigation into the provision of
community infrastructure.
Ongoing
CB
SP
7.2
Continue to monitor the population profile and future trends.
Ongoing
SP
7.3
Continue to investigate opportunities to improve public
transport services.
Ongoing
SP
Objective 8
8.1
Investigation into Council’s roles and responsibilities regarding
social housing.
M
SP
8.2
Exploration of Council’s ability to support social housing
through the planning system.
M
SP
I
H
SP
Objective 9
9.1
In areas identified for incremental or minimal change, ensure
appropriate guidance for subdivision applications are introduced
through the schedule provisions of the Neighbourhood
Residential Zone.
Priorities
H = High - undertake immediately
M = Medium - undertake within the next budget cycle
L = Low
Responsibilities
SP = Strategic Planning
I = Roads and Drains
LP = Leisure Planning
CD = City Development
CB = Community Buildings
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6.1 MonitoringandReview
This Residential Strategy Update is an outcome of information collected and reviewed over a
period of time. The Council will continue to undertake monitoring and review of the housing
supply and demand in Kingston to inform future updates to the Residential Strategy.
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References
• City of Kingston, Kingston Housing Data (2000-2011), 2014.
• Department of Transport, Planning and Local Infrastructure (DTPLI), Analysis of
Kingston Change Areas 2004-2011 - Housing and Development Data, October 2013.
• City of Kingston, Impacts of proposed Residential Zones on Kingston stormwater
drainage system, October 2013.
• City of Kingston, Community Services and Facilities Review – Future Service Needs,
March 2013.
• City of Kingston, Open Space Strategy, June 2012.
• City of Kingston, Cheltenham Structure Plan, 2011.
• City of Kingston, Moorabbin Structure Plan, 2011.
• City of Kingston, Mentone Structure Plan, 2011.
• City of Kingston, Flood Management Plan, July 2010.
• City of Kingston, Highett Structure Plan, 2006.
• City of Kingston, Mordialloc Pride of the Bay Structure Plan, 2004.
• City of Kingston, Heritage Study, Stages 1 and 2, July 2004.
• City of Kingston, Clayton South Urban Design Framework Plan, June 2003.
• City of Kingston, Neighbourhood Character Study, May 2003.
• City of Kingston, Neighbourhood Character Guidelines, Revised 2003.
• City of Kingston, Register of Significant Trees.
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