City of Melton
Housing Diversity Strategy
DRAFT REPORT
Prepared for
City of Melton
by
Essential Economics Pty Ltd
and
hansen partnership pty ltd
December 2013
Authorship
Report stage
Author
Date
Review
Date
Draft report
Essential Economics
Nick Brisbane
Geof Snell
hansen partnership
Richard Stevenson
Jane Keddie
30 October 2013
John Henshall
1 November 2013
Final report
Essential Economics
Geof Snell
Nick Brisbane
hansen partnership
Richard Stevenson
5 December 2013
John Henshall
13 December 2013
Disclaimer
Although every effort has been made to ensure the accuracy of the material and the integrity
of the analysis presented herein, Essential Economics Pty Ltd accepts no liability for any actions
taken on the basis of the contents of this report.
Contact details
For further details please contact:
Essential Economics Pty Ltd
96 Pelham Street
Carlton
Victoria 3053
Australia
PH 61 3 9347 5255
FAX 61 3 9347 5355
EMAIL mail@essentialeconomics.com
WEB www.essentialeconomics.com
ABN 92 079 850 427
Our Reference: 13029
The City of Melton Housing Diversity has been prepared by Essential Economics Pty Ltd and
hansen partnership pty ltd on behalf of the City of Melton
Contents
Executive Summary .............................................................................................................. i
Part A: Introduction to the Housing Diversity Strategy .......................................................... 1
1
A ‘Vision’ for Housing Diversity in the City of Melton .................................................. 2
2
Introduction to the Strategy ....................................................................................... 3
3
How to Use this Document ......................................................................................... 7
Part B: City of Melton Context.............................................................................................. 8
4
Locational Context ..................................................................................................... 9
5
Policy Context .......................................................................................................... 12
6
Population and Demographic Trends ........................................................................ 14
7
Residential Development Trends .............................................................................. 18
8
Future Housing Requirements .................................................................................. 21
9
Residential Character Analysis .................................................................................. 23
10
Community Consultation .......................................................................................... 26
11
Key Issues for Housing in the City of Melton ............................................................. 27
Part C: City of Melton ‘Change Areas’ ................................................................................. 29
12
Change Areas and Victoria’s Residential Zones .......................................................... 30
13
Methodology for Determining Locations for Housing Change .................................... 32
14
Capacity Assessment ................................................................................................ 37
15
Area Specific Considerations..................................................................................... 39
Part D: City of Melton Housing Diversity Strategy ............................................................... 41
16
Key Themes ............................................................................................................. 42
17
Objectives ................................................................................................................ 46
18
Action and Implementation Plan .............................................................................. 47
19
Monitoring and Review ............................................................................................ 59
Appendix: Victoria’s Planning Zones ................................................................................... 61
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EXECUTIVE SUMMARY
Introduction to the Housing Diversity Strategy
1
Vision: The Vision for Housing Diversity in the City of Melton is identified as follows:
“The planning and development of residential housing in the City of
Melton will respond to the opportunities and challenges associated with
rapid population growth and urban development. A diverse range of
housing stock will be provided that caters for the needs and desires of
residents, and is affordable to people of all socio-economic, demographic
and cultural backgrounds.
Future residential development will occur in a sustainable and innovative
manner, and will provide residents with convenient access to key
infrastructure and services. Important attributes of the City of Melton will
be protected, and development will contribute positively to our
environment and our local economy and will enhance our communities.”
2
Aim of the Housing Diversity Strategy: The aim of the Housing Diversity Strategy is to
provide a comprehensive plan guiding housing growth within the established residential
areas across the City of Melton, ensuring that future housing development provides an
appropriate range of housing choice and diversity to meet the needs of a growing and
changing community.
City of Melton Context
3
Location: The City of Melton is located on the outer western fringe of metropolitan
Melbourne and has a population estimated at 121,470 persons in 2013. The municipality
is an important location for urban growth and development, and has experienced rapid
population expansion over the past decade, with a doubling in population numbers
occurring between 2001 and 2013.
4
Growth Patterns: At present the majority of residential development and population
growth is occurring in the City’s growth areas, and these are subject to the directives of
the Metropolitan Planning Authority (formerly the Growth Areas Authority), through the
delivery of Precinct Structure Plans.
5
Housing Growth and Choice: Melton City Council are assessing the role of established
areas in accommodating future housing growth and improving housing choice. This task
involves identifying appropriate established areas for directing investment into housing,
and provides guidance to Council regarding implementation of the State Government’s
reformed residential zones.
6
Residential Character: In order to plan future residential communities with greater
certainty, an important preliminary step involved assessing, categorising and
documenting the existing character of residential areas in the City of Melton. Residential
character is an important consideration in determining the appropriate location for the
suite of reformed residential zones.
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Community and Stakeholder Consultation: Engagement with key stakeholders and the
community was undertaken throughout the Strategy development. Targeted
consultation with key stakeholders was aimed at identifying potential issues, options
and solutions around housing, while community consultation was aimed at gathering
feedback on the preliminary findings of the Strategy, and as input to the vision and
objectives of the Strategy.
Consultation activities, conducted to obtain feedback, included presentations and
discussions at three drop-in sessions, with attendees also completing a community
survey which provided an opportunity for community input to the Strategy.
Residential ‘Change Areas’
8
Residential ‘Change Areas’: An assessment the residential character of established areas
in the municipality was undertaken as input to identifying the future residential ‘Change
Areas’. Established residential areas were designated for the NRZ (Limited Change), GRZ
(Moderate Change) and RGZ (Substantial Change) based on their character attributes
and their proximity to amenity such as public transport and activity centres.
9
Housing Demand in Residential Change Areas: Demand for new dwellings in the
identified residential Change Areas is forecast to be in the order of +7,100 to +7,700
dwellings over the next 20 years. These estimates are based on detailed demand
analysis which takes into consideration forecast household growth and the propensity
for different types of households (ie, families with/without children, lone person
households etc) to live in different types of dwellings and locations. The forecast
dwelling demand in the Change Areas is estimated to account for approximately 15% of
total dwelling demand in the City over the next 20 years, with the remaining dwellings
to be accommodated in the growth areas and other parts of the municipality.
10
Housing Capacity in Residential Change Areas: Combined, the residential Change Areas
can accommodate an estimated 10,800 dwellings over the period 2011 to 2031,
including a mix of low, medium and high-density development. Consequently, the
estimated dwelling capacity in the established areas identified for the new residential
zones is sufficient to meet forecast demand; however, limited availability of larger sites
exist within the areas identified for Substantial Change that are capable of
accommodating higher-density development.
City of Melton Housing Diversity Strategy
11
Key themes: Five key themes form the basis of the City of Melton Housing Diversity
Strategy and underpin the Vision, Objectives and Actions. The key themes are
Affordability, Character, Housing Diversity, Infrastructure, Services and Transport, and
Housing Design Innovation.
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13
Strategy Objectives: A set of seven Objectives, which respond specifically the Key
Themes, support the Vision for the City of Melton Housing Diversity Strategy. The
Objectives, which also form the basis for more detailed Actions, are identified as follows:
Objective 1:
To recognise the important role of housing diversity
Objective 2:
To promote affordable housing options for households of all income
levels
Objective 3:
To provide a sufficient range of social, retirement, aged-care and special
needs housing types throughout the City of Melton in appropriate
locations
Objective 4:
To encourage initiatives and investment that promote the City of
Melton’s established residential areas as places to live and invest
Objective 5:
To retain the existing housing character in appropriate locations by
managing existing residential precincts through housing policy
Objective 6:
To promote opportunities for site consolidation and support more
intensive residential development close to activity centres and major
public transport nodes
Objective 7:
To encourage innovative housing design and development
Action and Implementation Plan: The Melton Housing Diversity Strategy contains an
Action and Implementation Plan to guide actions for local housing towards 2031. The
Plan identifies specific actions, Council’s roles and responsibilities, partnerships and
indicative timeframe. The actions respond directly to the identified Objectives and the
Strategy outlines a process for monitoring and review.
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PA RT A : I N T RO D U C T I O N
TO T H E H O U SI N G D IV E RS I TY ST R AT EGY
The City of Melton Housing Diversity Strategy is Council’s response to the changing housing
needs and requirements for existing and future residents in the City of Melton. The Strategy
provides a twenty-year plan that establishes the types of housing needed and the suitability of
different residential locations to accommodate different rates of housing change.
Part A of the Strategy provides the following:
1
A ‘Vision’ for Housing Diversity in the City of Melton
2
An Introduction to the Strategy
3
Description of How to Use this Document.
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A ‘ VISION’ FOR HOUSING DIVERSITY IN THE
C I T Y O F M E LTO N
A Vision statement has been prepared in order to provide overall guidance on how the
residential sector in the City of Melton will develop over time. The Vision incorporates the key
themes, namely: affordability, character, diversity, access to infrastructure and services, and
housing design and innovation.
The Vision for Housing Diversity in the City of Melton is as follows:
The planning and development of residential
housing in the City of Melton will respond to the
opportunities and challenges associated with rapid
population growth and urban development. A
diverse range of housing stock will be provided that
caters for the needs and desires of residents, and is
affordable to people of all socio-economic,
demographic and cultural backgrounds.
Future residential development will occur in a
sustainable and innovative manner, and will provide
residents with convenient access to key
infrastructure and services. Important attributes of
the City of Melton will be protected, and
development will contribute positively to our
environment and our local economy and will
enhance our communities.
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I N T R O D U C T I O N TO T H E S T R AT E G Y
2.1
Aim of the Housing Strategy
The aim of the Housing Diversity Strategy is to provide a comprehensive plan guiding housing
growth within the established residential areas across the City of Melton, ensuring that future
housing development provides an appropriate range of housing choice and diversity to meet
the needs of a growing and changing community.
2.2
What is the Housing Strategy?
The Melton Housing Diversity Strategy is Council’s response to this expanding population and
changing community profile, providing a twenty-year plan that establishes the types of
housing needed and the suitability of different residential locations to accommodate different
rates of housing change.
The Strategy responds to the municipality’s growing and changing community profile by
addressing the following:
1
Identify the existing and future housing needs of the City of Melton’s community
2
Identify established areas that are suitable for Limited, Moderate and Substantial
growth and to understand the housing capacity in these areas
3
Identify possible strategic redevelopment sites
4
Facilitate the delivery of preferred residential character outcomes for the municipality’s
neighbourhoods
5
Provide guidance to the future location and type of housing required in the municipality
6
Provide a framework for Council to assist in making decisions regarding future housing
requirements and diversity.
2.3
1
2
Why does Melton need a Housing Strategy?
Housing is a fundamental human right. Housing choice and diversity has a major
influence on people’s quality of life, influencing:
-
Access to employment, retail, education, health, recreation and community
facilities
-
The overall look and feel of neighbourhoods, and the strength of local communities
-
Residents’ travel options and patterns
Melton’s population is expanding and its housing needs are changing. Housing in the
City of Melton needs to evolve in order to accommodate an expanding population, a
changing demographic profile, and differing housing needs and desires.
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A framework for the implementation of Victoria’s reformed residential zones is
required: Identification of housing change areas will provide the strategic justification in
the translation of the State Government’s recently-released suite of residential zones.
4
The Strategy will inform the revised City of Melton Municipal Strategic Statement
(MSS), which provides a concise statement of the key strategic planning, land use and
development objectives for the municipality and the strategies and actions for achieving
the objectives.
2.4
Where does the Strategy apply?
The main focus of the Strategy is the City’s established residential areas, including land in the
Residential 1 Zone (R1Z), Low Density Residential Zone (LDRZ), and in the following locations:

Melton

Caroline Springs

Melton South

Hillside

Melton West

Taylors Hill

Kurunjang

Burnside Heights

Brookfield

Rockbank

Diggers Rest

Toolern Vale.

Eynesbury
In the case of Caroline Springs, land in the Comprehensive Development Zone (CDZ) is also
taken into consideration.
Although the Strategy does not specifically address land in the City’s growth areas (and in the
Urban Growth Zone) and land zoned Mixed Use Zone (MUZ) at Eynesbury, the Strategy does
take into consideration the implications of development in these areas on the City’s
established residential areas.
Diggers Rest
Caroline Springs
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2.5
Project Methodology
Essential Economics Pty Ltd and hansen partnership pty ltd were commissioned by the City of
Melton to prepare the City of Melton Housing Diversity Strategy.
The Strategy has been developed on the basis on a detailed review of relevant policy and best
practice, rigorous analysis of the recent trends and forecasts of housing needs and
requirements, and on a collaborative approach involving the City of Melton (via the Project
Control Group), key stakeholders and the community.
Workshops with key stakeholders were undertaken during the research and analysis phase of
the Strategy, while community consultation sessions were undertaken during the Vision and
Strategic Direction phase of the study.
The following detailed background reports have been prepared which provide the basis for the
development of the Strategy:

Melton Housing Diversity Strategy: Background Paper – Policy Context and Best Practice
Review

Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment
The project methodology is summarised in Figure 1.
Figure 1:
City of Melton Hosing Diversity Strategy – Project Methodology
Consultation
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2.6
Abbreviations
The following is a list of acronyms used in this Strategy.
‘ABS’ Australian Bureau of Statistics
‘ESD’ Ecologically Sustainable Development
‘PSP’ Precinct Structure Plan
‘UGZ’ Urban Growth Zone
‘R1Z’ Residential 1 Zone
‘MSS’ Municipal Strategic Statement
‘PPTN’ Principal Public Transport Network
‘MPA’ Metropolitan Planning Authority
‘RGZ’ Residential Growth Zone
‘GRZ’ General Residential Zone
‘NRZ’ Neighbourhood Residential Zone
‘DPO’ Development Plan Overlay
‘DPCD’ Department of Planning and
Community Development
‘DTPLI’ Department of Transport, Planning
and Local Infrastructure
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H O W TO U S E T H I S D O C U M E N T
The Strategy includes the following four Parts:
Part A: Introduction to the Housing Diversity Strategy provides an introduction to the
Strategy and includes the following:
1
A ‘Vision’ for Housing Diversity in the City of Melton
2
Introduction to the Strategy
3
How to Use this Document
Part B: City of Melton Context describes the context within which the Strategy has been
developed and includes the following:
4
Locational Context
5
Policy Context
6
Population and Demographic Trends
7
Residential Development Trends
8
Future Housing Requirements
9
Residential Character Analysis
10
Community Consultation
11
Key Issues for Housing in the City of Melton
Part C: City of Melton ‘Change Areas’ describes the proposed residential ‘Change Areas’ for
the City of Melton’s established residential areas, and includes the following:
12
Change Areas and Victoria’s Residential Zones
13
Methodology for Determining Locations for Housing Change
14
Capacity Assessment
15
Area Specific Considerations.
Part D: City of Melton Housing Diversity Strategy provides the strategic direction for housing
in the City of Melton and includes the following:
16
Key Themes
17
Objectives
18
Action and Implementation Plan
19
Monitoring and Review
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PA RT B : C I T Y O F M E LTO N
CO N T E X T
Detailed analysis and research has been undertaken as input to the City of Melton Housing
Diversity Strategy, including analysis of the policy context, demographic and population trends,
residential development trends, and a residential character assessment. In addition, the
Strategy has been informed by the views of the community and stakeholders.
The context and background analysis for which the Strategy has been developed is described in
Part B, which includes the following information:
4
The Locational Context within which the City of Melton is situated
5
The Policy Context within which the City of Melton operates
6
Population and Demographics Trends and Forecasts for the City of Melton
7
Residential Development Trends for the City of Melton
8
Future Housing Requirements for the City of Melton
9
Residential Character Analysis for the established areas in the City of Melton
10
A summary of the key themes identified during Community Consultation
11
Key Issues for Housing in the City of Melton.
The detailed analysis and research which has informed the Strategy is provided in the following
two Background Reports:

Melton Housing Diversity Strategy: Background Paper – Policy Context and Best Practice
Review

Melton Housing Diversity Strategy: Background Report – Analysis and Issues
Assessment.
Note that the residential Change Area boundaries have evolved throughout the preparation of
the Strategy based on feedback from key stakeholders, the community and Council.
Consequently, the residential Change Areas described in the Strategy differ from those
presented in the Melton Housing Diversity Strategy: Background Report – Analysis and Issues
Assessment. Discussion is provided in Part C of this Strategy regarding area specific
considerations that have been taken into account in defining the residential Changes Areas.
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L O C AT I O N A L C O N T E X T
The City of Melton encompasses 52,730ha of land on the western fringe of metropolitan
Melbourne. The eastern part of the municipality adjoins the existing urban areas of
metropolitan Melbourne and these include the developing suburbs of Caroline Springs, Taylors
Hill, Burnside and Hillside. These suburbs have only been developed over the past 15 years or
so.
Melton Township is located approximately 15km west of Caroline Springs and, although the
township has been in existence for many years, it has also been experiencing residential
development on the urban fringes.
Land located between Caroline Springs and the Melton Township has been identified for
future urban development and is zoned Urban Growth Zone (UGZ). The future development of
this land is largely governed by the Metropolitan Planning Authority (MPA) through the
implementation of Precinct Structure Plans (PSPs). The extent of this area is shown in Figure 2.
Other smaller townships and settlements are located throughout the municipality and include
Diggers Rest, Toolern Vale, Rockbank, Eynesbury and Exford.
Figure 2 also shows the regional location of the City of Melton and identifies the main
townships and suburbs within the municipality.
Existing and planned activity centres, major employment areas and access to public transport
are also important considerations for the location of future housing in the City of Melton.
Currently, the major employment locations in the municipality include the Melton township
and the nearby industrial areas, as well as industrial areas around Ravenhall and activity
centres around Caroline Springs. In addition, activity centres and major employment areas are
also planned for the City’s growth areas.
Despite the location of these employment areas, only 19% of employed residents living in the
City of Melton actually work within the municipality, according to ABS 2011 Census data.
Activity centres, major employment areas and the Principal Public Transport Network (PPTN)
are shown in Figure 3.
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Figure 2: Regional Location
Produced by Essential Economics using MapInfo and StreetPro
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Figure 3: City of Melton Activity Centres, Employment Areas and Public Transport Network
Produced by hansen partnership pty ltd
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POLICY CONTEXT
The Strategy takes into consideration, and builds upon, existing policy for the City of Melton
and the Victorian State Government. A detailed review of these policies and their implications
for the Strategy is provided in Melton Housing Diversity Strategy: Background Paper – Policy
Context and Best Practice Review.
Of particular importance for the Strategy are Victoria’s residential planning zones. These zones
are currently being reformed, with Councils having 12 months from 1 July 2013 to introduce
the reformed zones into their local planning schemes. The existing residential zones will be
replaced by three new zones. Accordingly, the three applicable residential zones and their
anticipated development outcomes can be summarised as follows:

Neighbourhood Residential Zone (NRZ): Limited change

General Residential Zone (GRZ):
Moderate change

Residential Growth Zone (RGZ):
Substantial change
If, after this period, the City of Melton were choose not to implement the new residential
zones to residential land within the municipality, the GRZ would be applied to all existing
residential land as the default residential zone. However, Council are in the process of
considering their existing strategic plans, housing strategies and related work in preparation
for the appropriate application of the zones. In this regard, this Strategy provides an
important context document in assisting with this process. Further details regarding the new
residential zones are provided in the Appendix of this Strategy.
A significant proportion of new residential development in the City of Melton has occurred on
greenfield land, as opposed to sites located within established areas. This situation is expected
to continue in the future as the City of Melton contains expansive areas of greenfield land
located in the Urban Growth Zone (UGZ). This land is governed by Precinct Structure Plans
(PSPs) to be prepared by the Metropolitan Planning Authority (formerly the Growth Areas
Authority).
The Strategy has also been influenced by the recently-released draft Metropolitan Planning
Strategy (Plan Melbourne). The key concepts of Plan Melbourne relevant to this Strategy
include the following:

Protecting the suburbs by delivering density in defined
locations, to be guided by five sub-regional housing
strategies for metropolitan Melbourne.

20-minute neighbourhoods, where residents have access
to local shops, schools, parks, jobs and a range of
community services within a 20-minute radius.

Housing choice and affordability, including the notion
that affordability includes house prices and the cost of
living.

Transitioning to a more sustainable city, in response to increasing water, energy and
waste costs, and to the increasing impacts of a changing climate.
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In general, the existing body of local and state government policies have also been considered
in the preparation of this Strategy (refer graphic to the right) and contain a number of
common themes relating to the achievement of housing diversity, these are summarised
below.
Consolidate existing urban settlement…
and promote efficient use of existing physical and community
infrastructure. This objective can be achieved by encouraging higherdensity development around existing and proposed activity centres
and concentrating urban expansion into growth areas that are served
by high-capacity public transport.
Increase the supply of well-located affordable housing…
which would provide social housing and affordable housing options
for the City’s residents.
Achieve housing outcomes that meet the diverse needs of the
City’s rapidly growing population…
through integrated strategic, social, and community planning. The
future housing provision in the municipality needs to be flexible
enough to meet the needs of households as they move through lifecycle changes, provide a mix of housing in and around town centres
and areas of high amenity, and provide a range of lot sizes and
housing styles across the precinct.
Ensure jobs and community services are more accessible to
residents…
through the appropriate planning of urban development.
Promote the use of sustainable personal transport options.
Give more priority to cycling and walking in planning urban
development and in managing the City of Melton’s road system and
neighbourhoods.
Focus on good urban design to make the environment more
liveable and attractive.
Promote excellent neighbourhood design to create attractive,
walkable, safe and diverse communities.
Promote healthy neighbourhoods through planning outcomes.
People’s health varies markedly according to where they live; environment is a major influence
on health. The health and well-being of residents needs to be taken into consideration when
planning for new and established residential areas.
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P O P U L AT I O N A N D D E M O G R A P H I C T R E N D S
A detailed review of the population and demographic trends in the City of Melton is presented
in the Melton Housing Diversity Strategy: Background Report – Analysis and Issues
Assessment. The main implications of this analysis for the Strategy are summarised below.
Greenfield land releases for residential development in and around Caroline Springs
have contributed to the population in the City of Melton more than doubling over the
period 2001 to 2011.
Population in the City of Melton increased from approximately 52,830 residents in 2001 to
112,170 residents in 2011, representing growth of more than 59,000 residents over this
period. The majority of this population growth occurred in the eastern parts of the City which
have experienced the significant greenfield residential development. The extent of population
growth that has occurred in the eastern part of Melton is shown in Figure 4.
Figure 4:
Population Growth by Statistical Local Area, 2001-2011
Annual Population Growth
8,000
7,000
6,000
5,000
4,000
3,000
2,000
1,000
01-02
02-03
03-04
04-05
05-06
Melton (S) - East
06-07
07-08
08-09
09-10
10-11
Melton (S) Bal
Source: ABS, Regional Population Growth, Cat No: 3218.0
Over the next 20 or so years, the City’s population is forecast to double again.
According to forecasts prepared by id Consulting, total population in the City of Melton is
expected to reach 241,700 persons in 2031, representing an increase of approximately
+129,530 residents over the period 2011 to 2031, at a forecast growth rate of +3.9% pa.
By comparison, the Department of Planning and Community Development forecasts (Victoria
in Future, 2012) indicate that the population is expected to increase to approximately 225,770
persons by 2031, representing an average rate of 3.5% pa.
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The majority of future population growth in the City of Melton is expected to occur in
greenfield development locations.
The PSPs located in the City of Melton which have been completed and approved are
anticipated to account for a population of approximately 100,000 residents. The location and
extent of development and population expected within these PSPs is shown in Figure 5.
Figure 5:
City of Melton Precinct Structure Plans (indicative)
Source:
Metropolitan Planning Authority (formerly the Growth Areas Authority) and City of Melton
Figure 6 on the following page summarises the forecast population growth by suburb as
prepared by id Consulting, and shows that a large proportion of population growth will occur
in the greenfield development areas located between Caroline Springs and the Melton
Township.
Conversely, only limited population growth is forecast for the established residential areas in
the Melton Township and suburbs in the eastern part of the City that have been developed
over the past 15 or so years.
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Figure 6:
Forecast Population Growth, 2011-2031
Source:
id Consulting
The demographic profile of residents of the City of Melton varies considerably and
this will have implications for the diversity of housing stock.
The City of Melton contains a number of areas with lower socio-economic characteristics,
including lower levels of income and education, with the result that housing affordability and
living costs are particular issues for these sections of the community.
Figure 7 illustrates one example: the difference in weekly household incomes between
residents in the Melton Township, the Eastern Suburbs (including Caroline Springs, Burnside,
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Hillside, etc) and the Balance of the City of Melton (including Eynesbury, Diggers Rest, Toolern
Vale, Rockbank, etc).
Figure 7:
Weekly Household Income, 2011
20%
15%
10%
5%
0%
Melton Township
Eastern Suburbs
Melton Balance
Metropolian Melbourne
The City of Melton will need to accommodate the housing needs of residents of all
ages in the future
Forecasts prepared by id Consulting show that an additional +71,000 residents of working age
(i.e. 20 years to 59 years) will be attracted to the City of Melton over the next 20 or so years.
Consequently, a diverse range of housing is required that meets the needs and desires of all
these residents in locations that have access to local employment and/or access to a variety of
transport options. Similarly, access to education, childcare and recreation facilities will be
important for the additional +36,000 residents who will be aged between 0 and 19 years.
The number of people aged 60 years or over is forecast to increase by more than +22,000
residents, and this will have implications for the type of housing to be provided. For instance,
as people age their ability and desire to maintain large properties diminishes and many older
residents seek smaller, easily maintainable properties, often with only one or two bedrooms.
Furthermore, the need for specialised housing, such as retirement living or aged-care, will also
expand.
A high proportion of the City of Melton households have a mortgage
Home ownership patterns in the City of Melton reflect those of a typical growth area where a
high degree of recently-constructed dwellings are in the process of being purchased.
Approximately 56% of occupied houses in the City of Melton in 2011 are subject to a mortgage
– compared to 38% for metropolitan Melbourne -and therefore the majority of City of Melton
home owners are affected by movements in interest rates.
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7
RESIDENTIAL DEVELOPM ENT TRENDS
Analysis of the residential development trends shown in Melton Housing Diversity Strategy:
Background Report – Analysis and Issues Assessment indicates that, since the development of
Caroline Springs commenced in 1999, the City of Melton has been a major focus for greenfield
residential development.
With significant areas of new greenfield development planned in the UGZ, and expected to
occur over the next 20 or so years, the ability to attract investment and new residential
development to the established areas of the municipality will continue to be a significant
challenge.
Some of the key features of the analysis of residential development and market trends are
summarised below.
Since Caroline Springs was first released to the market in 1999, the City of Melton has
experienced a consistently high level of residential development.
Figure 8 summarises the recent trends in residential building approvals. The graph shows that
the annual average number of new dwelling building approvals has increased significantly in
the City of Melton over the past 15 or so years.
Figure 8:
New Dwelling Building Approvals, City of Melton, 1995-96 to 2012-13
3,000
2,500
2,000
1,500
1,000
500
-
Source:
ABS, Building Approvals, Australia (Cat. No. 8731.0)
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Only a limited share of development has occurred in the City of Melton’s established
areas.
Analysis of building approvals data provided by Council and reference to aerial photography
dating back to 1994 shows the location of new residential development in more recent years,
2008 to 2012. Figure 9 highlights that the growth areas in the eastern part of the municipality
and around the Melton Township continue to account for a large proportion of development.
Figure 9:
New Dwelling Building Approvals in the City of Melton, 2008-2012
Eynesbury
Source:
City of Melton; Essential Economics; MapInfo; StreetPro
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The majority of residential development consists of separate houses.
Based on analysis of Council’s building approvals data, detached dwellings accounted for 92%
of new residential development in the City of Melton over the period 2000 to 2012.
As expected, the share of medium-high density development is higher in the established areas
and accounts for 80% of residential development in these areas over the period 2000 to 2012.
In contrast, medium-high density development accounts for only 6% of residential
development in the Balance of the municipality. Table 1 below summarises the new dwelling
building approvals by type and location, based on Council’s data.
Table 1:
New Dwelling Building Approvals by Type, Annual Average 2000-2012
Location
Annual Average, 2000-2012
Share
Detached dwellings
9
20%
Other (dual occupancy, attached dwellings,
units/flats, apartments)
35
80%
Total
44
100%
1,833
94%
126
6%
1,958
100%
1,842
92%
161
8%
2,003
100%
Established Areas of 1994
Balance (or greenfield areas) of the City of Melton
Detached dwellings
Other (dual occupancy, attached dwellings,
units/flats, apartments)
Total
Total City of Melton
Detached dwellings
Other (dual occupancy, attached dwellings,
units/flats, apartments)
Total
Source: City of Melton; Essential Economics
Residential property prices vary considerably in the City of Melton, and include some
of the lowest-value residential property in metropolitan Melbourne.
In a metropolitan Melbourne context, the City of Melton presents as an affordable residential
location, with median prices for houses, units and vacant land all below the median prices for
metropolitan Melbourne.
In general terms, property values around the Melton Township tend to be among the lowest in
the City of Melton and have experienced below-average price growth since 2000, which
coincided with the release of significant areas of greenfield land in the Caroline Springs area.
In contrast, the developing suburbs in the eastern part of the municipality tend to have the
higher median property values. For instance, the median house price in Taylors Hill of
$480,000 in 2012 was in line with the median for metropolitan Melbourne ($480,000).
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8
FUTURE HOUSING REQUI REMENTS
A forecast of the future residential dwelling requirements in the City of Melton is provided in
Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment.
This forecast has a particular focus on the existing residential areas, which are the focus of the
new residential zones.
Over the next 20 years, an additional +45,600 to +52,400 new dwellings will be required in the
City of Melton. Forecasts of dwelling demand are based on several sources which comprise
household forecasts prepared by id Consulting specifically for the City of Melton, DPCD’s
Victoria In Future 2012 forecasts, and an analysis of recent trends in building approvals data. A
summary of the findings is provided below.
Between 2011 and 2031, existing residential areas are forecast to account for an
additional +7,100 to +7,700 new dwellings, representing around 15% of total forecast
demand.
The share of dwelling demand varies between household types. For instance, the established
residential areas – which are more likely to accommodate medium- to high-density
development – are forecast to accommodate approximately 30% of lone person household
dwellings in the City of Melton.
Conversely, existing residential areas are forecast to accommodate a smaller share of
dwellings for couple families with dependents (5%), as these households will be more
attracted to the residential product offered in the growth areas of the municipality. This
information is shown in Table 2.
Table 2:
Forecast Dwellings Requirements in Residential Change Areas by Household
Types, 2011-2031
Forecast Share of Dwellings in
Low Scenario
High Scenario
the Residential Change Areas,
No. Dwellings
No. Dwellings
2011-2031
Couples without dependents
15%
2,000
2,100
Couple families with dependents
5%
700
1,000
One parent family
15%
900
700
Other families
5%
100
Lone person households
30%
3,400
3,600
Group households
15%
100
200
Total Dwelling
15%
7,100
7,700
Source:
id Consulting (reviewed 3 May 2012); DPCD, Victoria in Future 2012; ABS, Census of Population and
Housing, 2011; Essential Economics
Note:
Figures differ from the Background Report – Analysis and Issues Assessment due to the subsequent
Change Area boundary modifications, including the removal of Eynesbury.
Household Type
The forecast demand for new dwellings in existing residential areas will include demand for a
variety of dwelling types, including separate houses; semi-detached, row or terrace house,
townhouse etc; and flat, unit or apartments.
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Based on an analysis of the propensity of different household types to live in different types of
dwellings, an indicative distribution of dwelling demand in existing residential areas by types is
shown below:

Separate house: 70-75% of demand for dwellings in existing residential areas, equating
to approximately 5,000 to 5,800 dwellings

Semi-detached, row or terrace house, townhouse etc: 15-20% of demand for dwellings
in existing residential areas, equating to approximately 1,100 to 1,500 dwellings

Flat, unit or apartment: 5-10% of demand for dwellings in existing residential areas,
equating to approximately 400 to 800 dwellings.
Housing potential exists for specialised residential markets in the City of Melton.
Opportunities for specialised residential markets – such as social and affordable housing,
retirement village living and aged-care – will also emerge in the future. Demand for these
market segments has been identified in the Melton Housing Diversity Strategy: Background
Report – Analysis and Issues Assessment and indicates demand over the next 20 years for the
following in the City of Melton:

580 to 1,400 ‘social housing’ dwellings

1,000 retirement village units

950 aged-care beds.
In the period 2011 to 2031, the total net new dwelling capacity of the identified
existing residential areas is estimated to be in the order of 10,780 dwellings.
The existing residential areas are sufficient to accommodate forecast demand, based on the
application of the residential Change Area described in Part C of the Strategy.
However, based on the indicative distribution of demand for dwellings by type, only limited
opportunities exist for medium to high-density development compared to forecast demand.
Therefore, this Strategy recommends investigating ways by which to enable increased levels of
medium to higher-density development to occur if future demand for such development
eventuates. Table 3 provides an indicative distribution of future dwelling supply by dwelling
types and residential Change Area.
Table 3:
Potential Net New Dwelling Supply to 2031, Existing Residential Areas (No.
Dwellings)
Change Area
Detached
Semi-detached
Units/Apartments
Total
Residential Growth Zone
200
350
340
890
(i.e. Substantial Change Area)
General Residential Zone
8,300
1,280
0
9,580
(i.e. Moderate Change Area)
Neighbourhood Residential Zone
310
0
0
310
(i.e. Limited Change Area)
Total Potential Dwelling Supply
8,810
1,630
340
10,780
Source:
Essential Economics
Note:
Figures differ from the Background Report – Analysis and Issues Assessment due to the subsequent
Change Area boundary modifications, including the removal of Eynesbury.
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9
R E S I D E N T I A L C H A R A C T E R A N A LY S I S
An assessment the residential character of established areas in the municipality was
undertaken as input to identifying the future residential Change Areas. An overview of this
analysis is provided below. Refer to the Background Report – Analysis and Issues Assessment
for a more detailed Residential Character Assessment of the established residential areas.
Melton Settlement Overview
The Melton Township was first settled by squatters in the 1830s with the settlement
benefiting from through traffic to the Ballarat goldfields during the Victorian Gold Rush in the
1850s. Melton was declared a ‘satellite city’ in 1974, which at the time lead to major
residential development and has significantly influenced the Township’s current urban form.
The development of Melton has occurred in a number of waves, which is evidenced by the
progressive outward expansion of the Township over a number of eras, from its original
settlement in the mid-1800s. Early development of the Township occurred organically, with
later major growth in the 1970s and 1980s being driven by the declaration of Melton as a
satellite city. Melton continued to expand around the original Township core between the
early 1990s to early 2000s, and this pattern has continued with recent residential development
generally located on the outer edges of the Township.
Overall, Melton Township has a fairly consistent residential character despite these gradual
changes over time from the inner Township to the outer edges. Subdivision patterns
throughout Melton are relatively consistent in size, with typical lots ranging between 4001,000m2 in the standard residential areas, with the exception of the larger lots which exceed
2,000m2.
Street patterns vary significantly between grid arrangements to curvilinear cul-de-sac
arrangements, and these patterns have an impact on the consistency of setbacks, lot sizes and
shapes, and building siting. Vegetation type and scale in Melton Township is also a
considerable distinguishing feature due to significant variation. Generally, the more
established areas in the inner Township consist of scattered but well-established canopy
vegetation, bleeding out to dispersed shrub vegetation in the inner ring of residential
development, to minimal or consistent immature landscaping in the estates on the fringes of
Melton Township.
Caroline Springs, Hillside, and Taylors Hill Settlement Overview
The combined residential suburbs of Caroline Springs, Hillside and Taylors Hill form the current
extent of residential development located on the eastern edge of the City of Melton. These
specific areas form the westward continuation of urban development located within the
Brimbank municipality, which is located immediately to the east of Melton.
The residential character of the combined residential suburbs of Caroline Springs, Hillside and
Taylors Hill are predominantly derived from the recent age of building stock, subdivision size
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and associated allotment pattern. These suburbs are representative of Melbourne’s western
‘development front’ over the past 10-15 years, which is currently nearing completion.
These suburbs are what could be typically described as ‘standard’ detached dwelling
residential development, with built form including both single and double storey dwellings in a
variety of architectural design styles. Built form typology found around the Caroline Springs
Town Centre is more mixed, containing a concentration of medium-density development,
including attached townhouses and apartment buildings which benefit from the amenity and
accessibility associated with proximity to the town centre.
Rockbank Settlement Overview
Rockbank is a small, isolated township located south of the Western Freeway, between
Caroline Springs and Melton. Although currently forming a small ‘stand-alone’ settlement,
Rockbank is located within the designated West Growth Corridor for Melbourne.
The township contains two distinct components, consisting of the low density rural style
residential development to the west (accessed from the freeway via Leakes Road), and the
standard suburban development found within the eastern portion. The township is small in
size and contains a limited range of commercial and community uses.
The general housing typology is characterised by 1970s to 1980s, single storey brick dwellings
with medium setbacks. Some weatherboard dwellings exist in the area, along with some
recent medium-density dwellings.
Diggers Rest Settlement Overview
The settlement of Diggers Rest constitutes a small township located at the crossroads of Old
Calder Highway / Calder Freeway bypass and the train line. The township is compact in area,
consisting of a couple of hundred residential allotments located within a tightly arranged
settlement pattern. While the history of Diggers Rest dates back to the mid-1800s, much of
the original building stock has been replaced by later periods of development.
The urban character of Diggers Rest accommodates three distinct residential character types.
These consist of the standard residential urban development dating predominantly from the
1980s; newer lower density residential development dating from the 1990s; and a specific
compact residential estate dating from the mid-2000s.
The predominantly1980s era of Diggers Rest constitutes the largest proportion of residential
development found in Diggers Rest, where allotment size, street pattern and building stock
reflect the suburban style and feel of the 1980s era of construction. The larger lower- density
allotments, dating from the 1990s, display a slightly more informal character due to the larger
block sizes and dwelling setbacks, in combination with the lack of front fencing which creates
an open streetscape feel. The compact residential estate dating from the mid-2000s displays a
character where allotment size, street pattern and building stock are reflective of the suburban
style and feel of the era of construction.
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Eynesbury Settlement Overview
Eynesbury is an emerging settlement and ‘stand-alone’ township positioned on the southwestern municipal boundary of Melton Shire, with the settlement of Eynesbury extending into
the Wyndham municipality located to the south.
Eynesbury is a unique settlement in the context of the City of Melton. The form of the
settlement constitutes recently developed ‘standard’ suburban residential dwelling scattered
among an existing golf course, ornamental lake and open space. Development in Eynesbury is
subject to assessment by a set of body corporate-enforced design guidelines which seek to
provide higher-quality dwellings.
The current settlement pattern of Eynesbury contains eight clusters of housing with a general
grid formation, located throughout the Eynesbury Golf Course. Early stages of development
have been oriented towards the north-eastern entrance of Eynesbury Road, with new
undeveloped subdivision land being sold on the western edge. A range of materials, styles and
detailing are located throughout, set within high quality streetscapes and with the public realm
consisting of establishing vegetation, consistent street trees and generally confined/ narrower
roads.
Toolern Vale Settlement Overview
Toolern Vale is a small residential settlement located approximately 11 km north of Melton
and 11 km west of Diggers Rest, and is disconnected from any of the larger urban settlements/
townships within the City of Melton. The settlement contains minimal commercial and
community uses.
Lot sizes and shapes area significantly varied, with Toolern Vale typifying a rural settlement
with unsealed or rural standard roads and with minimal public realm amenities such as
footpaths, lighting, drainage etc. Housing stock is generally of a low-density residential type,
with a variety of detailing and materials, but mostly consisting of brick or weatherboard with
pitched or gabled roofing. Streetscapes are narrow and contained due to the dominating
canopy vegetation, informal streetscapes and slight undulating topography.
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10
C O M M U N I T Y C O N S U LTAT I O N
Engagement with key stakeholders and the community was undertaken throughout the
Strategy development process. Targeted consultation with key stakeholders was aimed at
identifying potential issues, options and solutions around housing, while community
consultation was aimed at gathering feedback on initial findings of the Strategy.
As part of the community consultation, an awareness campaign was conducted for the Draft
Change Areas by Melton City Council and this included public displays and advertisements on
community notice boards, Council’s website and the local newspaper to inform landowners
and residents of the “Community Visioning Drop-In Sessions”.
Consultation activities, conducted to obtain feedback, included presentations and discussions
at three drop-in sessions, with attendees also completing a community survey, thus providing
an opportunity for the community to provide further insight. Sessions were held in Diggers
Rest Bowls Club, Melton Library and Caroline Springs Library, and this provided multiple
avenues for residents to provide feedback on the Strategy progress, including the Draft Change
Areas.
The following considerations were identified during consultation:

Commercial viability of apartment development in low-value residential areas

Further opportunities may exist for lifestyle residential lots in the City of Melton

Implications of single-dwelling covenants in select residential precincts

Implications of infrastructure costs and developer contributions on preferred
development locations

Implications of urban design on health outcomes

The design of residential development and areas is considered important to the
community

Potential exists for innovative and adaptable residential design (see Figure 10)
Figure 10:
Examples of Innovative and Adaptable Residential Design
Source:
Various websites
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11
KEY ISSUES FOR HOUSING IN THE CITY OF
M E LTO N
Key issues surrounding housing and development in the City of Melton identified in this
Strategy have been informed by detailed analysis of trends in population, demography and
housing, along with consultation with Council officers, stakeholders, local residents and
relevant government departments. The background analysis identifying these key issues is
provided in the Melton Housing Diversity Strategy: Background Report – Analysis and Issues
Assessment, a summary of which is provided below.
In general terms, the key issues which the Strategy seeks to address include the following:

The application of the State Government’s new residential zones to all existing
residential zoned land.

The City of Melton contains a significant amount of greenfield land that will be available
for urban development in the future. These new urban areas will compete with existing
established residential areas for investment and development.

Only a small proportion of residential development and population growth has occurred
in established residential areas, and this pattern is anticipated to continue into the
future.

The provision of infrastructure, facilities, services and transport options are key factors
that need to be considered when planning for residential areas. In addition, other
important factors include the existing residential character and the capacity of areas to
accommodate increased residential densities.

The demographic profile of residents the City of Melton varies considerably and this will
have implications for the future diversity requirements of the municipality’s housing
stock.

Some sections of the City of Melton are considered ‘disadvantaged’ from a socioeconomic perspective, and therefore affordability and cost of living are considered to be
important issues.

Opportunities have been identified for specialised residential markets, including social
and affordable housing, and aged-care and retirement.

Identification of areas for change will help inform where specific areas of
neighbourhood character should be protected, such as the Punjel precinct in Diggers
Rest and some lower-density areas of Kurunjang.

Limited examples of large development or redevelopment sites exist in areas close to
facilities, services and key infrastructure that would enable higher-density residential
development.

Low property values in some areas will limit the commercial viability of high-density
residential development.
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
Ensuring that the design of residential dwellings and residential areas in general reflects
the existing character of an area. This issue is considered important by the City of
Melton community.

Opportunities for innovative design were identified by key stakeholders, including
‘adaptable’ housing design.

Based on a select range of health-related measures (e.g. obesity, diabetes, life
expectancy, etc) the health status of residents of the City of Melton is considered to be
below average. The Strategy should respond to the need to plan for residential areas
that promote healthy living opportunities.
Melton Township
Melton Township
Melton Township
Diggers Rest
Melton Township
Melton Township
Caroline
Springs
Melton Township
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PA RT C : C I T Y O F M E LTO N
‘ C H A N G E A REA S’
Part C of the City of Melton Housing Diversity Strategy provides the basis for the identification
of Changes Areas in the established parts of the City of Melton, and includes the following
information:
12
A description of the Change Areas and Victoria’s New Residential Zones
13
The Methodology for Determining Locations for Housing Change
14
A Capacity Assessment for the City’s Change Areas
15
Area Specific Considerations.
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12
C H A N G E A R E A S A N D V I C TO R I A’ S R E S I D E N T I A L
ZONES
One of the core objectives of the Melton Housing Diversity Strategy is to provide Council with
appropriate tools to plan future residential communities with greater certainty. Part of the
initial process in developing such tools involved the designation of the existing residential
areas of the City of Melton into applicable existing character areas. The detailed character
assessments are provided in the Melton Housing Diversity Strategy: Background Report –
Analysis and Issues Assessment, a summary of which is provided in Part B of this Strategy.
By building upon this residential character analysis, future Change Areas were designated
following further detailed analysis of appropriate and suitable locations for more intensive
forms of residential development.
The designation of the future residential Change Areas was specifically guided by the suite of
residential zones (refer Section 5) and the intensity of future development outcomes these
zones seek to facilitate. Accordingly, the three anticipated development outcomes and their
applicable residential zones can be summarised as follows:

Limited Change Area:
Neighbourhood Residential Zone (NRZ)

Moderate Change Area:
General Residential Zone (GRZ)

Substantial Change Area:
Residential Growth Zone (RGZ)
As part of the designation of future residential Change Areas, it should be clearly understood
that neighbourhood character is not a static element and by its very nature will change and
evolve over time. Accordingly, this Strategy provides guidance to appropriately manage the
process of evolution of residential neighbourhood character, and noting that the degree of
change likely in the City of Melton will not be the same for all locations and areas.
The designated future residential Change Areas build on the existing planning policy
framework and the format of the reformed residential zones, which Councils are required to
translate in the Planning Scheme by 1 July, 2014. The Change Areas identified in this Strategy
nominate those areas that have the ability to accommodate higher residential infill
development, balanced against those areas that are more appropriate for lower levels or
minimal levels of residential infill development.
Specifically, those areas that will be encouraged for substantial levels of residential change
relate to their location and accessibility to activity centres and public transport, while those
areas that are slightly more isolated in terms of activity centres, public transportation etc., are
expected to accommodate lower levels of residential change.
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Examples of the expected housing typologies for each of the above zones are provided in Table
4 below.
Table 4:
Examples of Expected Housing Typology by Residential Zone
Zone
Expected Housing Type
A mixture of townhouses and apartments with underground car
parking.
Residential Growth Zone
(Substantial Change Area)
General Residential Zone
(Moderate Change Area)
A mixture of single dwellings, dual occupancies with some villa units
and in limited circumstances town houses, where appropriate.
Single dwellings and dual occupancies under some circumstances
Neighbourhood Residential
Zone
(Limited Change Area)
Source:
Department of Transport, Planning and Local Infrastructure, July 2013
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13
METHODOLOGY FOR DETE RMINING
L O C AT I O N S F O R H O U S I N G C H A N G E
The methodology adopted for the application of the Neighbourhood Residential Zone (NRZ,
Limited Change), General Residential Zone (GRZ, Moderate Change) and Residential Growth
Zone (RGZ, Substantial Change) to the existing residential areas of the City of Melton is based
on the following principles:

Focus the use of the Residential Growth Zone to the Melton and Caroline Springs
Activity Centres and Principal Public Transport Network (PPTN) transports nodes, based
generally but not exclusively on a 400-metre radius walking distance.

Align the boundary of the Residential Growth Zone to logical and defendable
boundaries, i.e. major roads, open public reserves, modifications to land use and zoning,
etc.

Exclude the use of the Residential Growth Zone from use in areas surrounding smallerscale neighbourhood commercial and/or car-dominated commercial centres with
barriers to pedestrian accessibility.

Apply the Neighbourhood Residential Zone to areas with a distinctive pattern of
development and/or consistent character in the context of the City of Melton, i.e. larger
lots (greater than 1,000m2), lower density-styled estates, etc.

Apply the Neighbourhood Residential Zone to isolated subdivisional estates/township
settlements.

Apply the General Residential Zone to the balance of existing residentially zoned land
not designed for either the Residential Growth Zone or the Neighbourhood Residential
Zone.

Broadly confirm the designated future change areas against the commentary and
feedback received during initial consultation processes and the project control group.
The locations of the new residential zones have been developed in consultation with the
community and the Project Steering Committee.
The following series of maps (Figures 11 to 14) show the recommended residential zones to be
applied to the areas of the Melton Township, Caroline Springs, Diggers Rest and Rockbank.
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Figure 11: Melton Township
Source:
hansen partnership pty ltd
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Figure 12: Caroline Springs and Surrounds
Source:
hansen partnership pty ltd
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Figure 13: Diggers Rest
Source:
hansen partnership pty ltd
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Figure 14: Rockbank
Source:
Note:
hansen partnership pty ltd
Rockbank LDRZ areas have not been included as they are part of the Rockbank PSP
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14
C A PA C I T Y A S S E S S M E N T
A key consideration for the application of the new residential zones is the need to provide
sufficient opportunity for the development of a diverse housing stock that will meet the future
needs of all households. Ensuring sufficient capacity exists within established residential areas
to accommodate forecast demand will be critical to the eventual success of the Strategy and
the implementation of the new residential zones.
Consequently, an assessment of the future demand for housing in established areas, and the
capacity of these areas to accommodate demand, has been reiterated to verify the
recommendations regarding locations for the new residential zones.
Demand for new dwellings in areas identified for the new residential zones is in the order of
+7,100 to +7,700 dwellings over the next 20 years (refer Section 8). These estimates are based
on detailed demand analysis which takes into consideration forecast household growth and
the propensity for differing households types to live in specific types of dwellings and
locations. Demand for dwellings in areas identified for the new residential zones is estimated
to account for approximately 15% of total dwelling demand in the overall City of Melton. The
balance of dwelling demand would be directed to other areas in the City of Melton, including
areas of greenfield land located in the Urban Growth Zone.
Dwelling capacity estimates have been prepared having regard for the different principles and
urban form identified for each of the new residential zones. The assessment of future dwelling
capacity takes into to consideration a range of factors likely to influence the availability of
residential property for development, including the following:

Available vacant and infill development sites

Age of residential building stock and potential ‘turnover’ rates for redevelopment

Potential residential densities.
Other factors such as applicable zoning, building permit applications, consultation with Council
officers etc, have also been considered in the analysis.
Consequently, the estimated dwelling capacity within in the areas identified for the new
residential zones is approximately 10,800 dwellings as shown in Table 5; this is sufficient to
meet forecast demand.
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Table 5:
Potential Net New Dwelling Supply to 2031, Total Change Areas
Residential Growth Zone
Major development sites
Small vacant sites (<2,000m2)
Urban renewal
Total RGZ Potential Dwelling Supply
General Residential Zone
Large vacant sites (>2,000m2)
Small vacant sites (<2,000m2)
Urban renewal
Total GRZ Potential Dwelling Supply
Neighbourhood Residential Zone
Large vacant sites (>1,000m2)
Urban renewal
Total NRZ Potential Dwelling Supply
Total Change Areas
Residential Growth Zone
General Residential Zone
Neighbourhood Residential Zone
Total Potential Dwelling Supply
Source:
Essential Economics (2013)
Detached
0
90
110
200
Detached
6,690
950
660
8,300
Detached
300
10
310
Detached
200
8,300
310
8,810
Semi-detached
40
100
210
350
Semi-detached
740
320
220
1,280
Semi-detached
0
0
0
Semi-detached
350
1,280
0
1,630
Units/Apartments
150
80
110
340
Units/Apartments
0
0
0
0
Units/Apartments
0
0
0
Units/Apartments
340
0
0
340
Total
190
270
430
890
Total
7,430
1,270
880
9,580
Total
300
10
310
Total
890
9,580
310
10,780
However, the capacity assessment highlights the limited availability of larger sites within the
identified Residential Growth Zone that are capable of accommodating higher-density
development.
Consequently, the Strategy provides recommendations (refer Section 18) which may assist in
increasing the opportunity for medium to higher-density development in appropriate
locations. These recommendations include the following:

Encouraging the amalgamation of smaller sites to form major development sites

Encouraging the development of higher-density formats in activity centres, where the
land use zoning permits

Identifying potential future residential areas that are currently not zoned for residential,
but where the current use is no longer deemed appropriate or suitable.
The Melton Housing Diversity Strategy: Background Report – Analysis and Issues Assessment
provides further details on the methodology of assessing housing capacity in the City of
Melton’s established residential areas.
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15
A R E A S P E C I F I C C O N S I D E R AT I O N S
A number of area-specific issues were raised throughout the preparation of the Strategy that
have been considered in the identification of the new residential zones and the Objectives and
Actions for the Strategy. These considerations are summarised below.
Existing Low Density Residential Zone
It is recommended that existing Low Density Residential Zoned land throughout the City of
Melton be retained for the purpose of providing a diverse range of housing choice. These
areas, which include areas on the fringes of the Melton Township and in Toolern Vale, provide
an opportunity for those seeking large, lifestyle lots.
Low Density Residential Zoned land which is surrounded by conventional density housing has
been identified for a transition to the NRZ in this Strategy.
Melton Residential Growth Zone (bounded by Barries Road, Station Street, Henry
Street and Palmerston Road)
Concerns were raised regarding the extent of higher-density development that could be
accommodated in the area identified for the RGZ in Melton that is bounded by Barries Road,
Station Street, Henry Street and Palmerston Road.
These concerns focussed on potential traffic and permeability issues associated with higherdensity residential development in an area containing a cul-de-sac street pattern.
It is recommended that built form guidance and/or urban design guidelines be considered and
developed for this area as input into the schedule to the RGZ or otherwise implemented via a
specific Development Plan Overlay. The guidelines should investigate the overall capacity of
the area to accommodate higher density development, having regard for the existing
connections with the High Street Activity Centre.
Diggers Rest
Concerns were raised regarding the potential implication of applying the GRZ in Diggers Rest
(as opposed to the NRZ). Comment focused on existing issues associated with traffic
movement within and surrounding the township and particularly the railway level crossing,
and the concern that any additional development in Diggers Rest would exacerbate existing
issues. In order to address such concerns, it is recommended that Council undertake a study
of existing traffic movement and management issues within and surrounding Diggers Rest, to
better inform how any identified traffic issues could be appropriately addressed.
The GRZ has been applied to the majority of residential land in Diggers Rest on the following
basis:
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
The GRZ is considered to be the default position by the State Government, and would
apply to areas in Diggers Rest if Council were not to implement the new residential
zones by July 1, 2014.

Residential land in Diggers Rest is currently zoned Residential 1 Zone (R1Z). The GRZ is
considered to be the equivalent translation zone for the R1Z, and therefore there will
not be any theoretical increase in development potential based on the application of the
GRZ.

Areas that are closely located to public transport, particularly the train network, are
deemed to have a high degree of accessibility and therefore are better located to
accommodate higher rates of residential change and to service the needs of future
occupants. The close proximity of existing residential areas to the Diggers Rest train
station is a contributing factor in identifying the area for the GRZ.
Notably, the existing lot pattern in Diggers Rest would not be conducive to significant levels of
infill development.
Eynesbury
Eynesbury performs an important role in the provision of a diverse range of housing choice for
those people seeking a variety of housing options in the City of Melton. A Mixed Use Zone
applies to Eynesbury and a Development Plan provides guidance to the future development of
the area. The application of the new residential zones for the purposes of this Strategy apply to
residential zoned land only, and therefore Eynesbury has been excluded from the demand and
capacity analysis.
In the longer-term, Council will need to consider the potential application of a more
appropriate residential zone to Eynesbury, as opposed to the existing Mixed Use Zone which
allows a wide-range of commercial activity. Notwithstanding, the consideration of the most
appropriate zone constitutes a separate process to this Housing Diversity Strategy.
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PA RT D : C I T Y O F M E LTO N
H O U S I N G D IV E RS I T Y ST RAT EGY
Part D presents the City of Melton Housing Diversity Strategy, which includes the following
information:
16
The Key Themes upon which the Strategy has been developed
17
The Objectives of the Strategy, which will assist in achieving the Vision (refer below)
18
An Action and Implementation Plan, outlining the actions required to be undertaken by
Council in order to achieve the Objectives
19
Suggested features for the Monitoring and Review of the Strategy.
The ‘Vision’ for Housing Diversity in the City of Melton is reproduced below:
The planning and development of residential housing in the City of
Melton will respond to the opportunities and challenges associated
with rapid population growth and urban development. A diverse
range of housing stock will be provided that caters for the needs and
desires of residents, and is affordable to people of all socio-economic,
demographic and cultural backgrounds.
Future residential development will occur in a sustainable and
innovative manner, and will provide residents with convenient access
to key infrastructure and services. Important attributes of the City of
Melton will be protected, and development will contribute positively
to our environment and our local economy and will enhance our
communities.
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16
KEY THEMES
In broad terms, the key themes relating to the Housing Diversity Strategy are categorised
under the following headings:

Affordability

Character

Housing Diversity

Infrastructure, Services and Transport

Housing Design Innovation
These Key Themes, along with Council’s commitment to achieving a ‘Sustainable City’ (refer
Council Plan), form the basis of the City of Melton Housing Diversity Strategy, including the
Vision, Objectives and Actions.
The Key Themes and their relevance to the City of Melton are described below.
16.1 Affordability
Housing costs represent the largest share of household budgets and thus, housing is a major
determinant of both the cost of living and the standard of living. Affordability is an increasing
concern for many people in different socio-economic groups, with housing stress being
experienced by many, either with a mortgage or renting.
While housing affordability is a key issue for Australia in general, it is particularly important for
residents in the City of Melton where areas of significant economic disadvantage exist. For
instance, households in the Melton Township have household incomes significantly below the
metropolitan Melbourne average and areas in the eastern parts of the municipality. Median
incomes are $57,940 per household in Melton Township compared with $69,510 for
metropolitan Melbourne and $83,940 in the eastern parts of the municipality (ABS, Census,
2011).
Many households in the City of Melton – with limited local employment opportunities, the
need to travel significant distances for work, and a high share of households with a mortgage –
are vulnerable to increases in interest rates, petrol prices and general changes in economic
conditions.
Importantly, the sensible planning and design of residential housing has the potential to
positively impact on housing affordability and other factors that contribute to the cost of
living. For instance, encouraging housing in areas with good access to facilities and services
reduces travel costs, while adherence to ESD outcomes has the potential to reduce ongoing
household running costs, such as energy and water costs.
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16.2 Character
The term ‘character’ refers to the physical appearance of housing and the ambience or setting
of neighbourhoods in which they are located. City of Melton residents value many things about
the character of their neighbourhoods and in this context Melton City Council supports the
protection and enhancement of recognised character where appropriate.
Where unique and valued neighbourhood character can be retained, this can have positive
influences on residents’ ‘pride of place’ and potentially on property values, and also
contributes to a diverse range of housing and housing choice.
The application of the new residential zones is intended to acknowledge and protect
neighbourhood character where appropriate, while directing higher-density development into
areas with high levels of accessibility to infrastructure and services.
In the City of Melton, emphasis is placed on directing new housing to areas in close proximity
to activity centres and public transport. This goal can be realised by encouraging
redevelopment of well-located infill sites, and more compact residential development in areas
located in and surrounding designated activity centres in Melton and Caroline Springs, and
around the Melton train station.
Caroline Springs
Diggers Rest
Melton Township
16.3 Housing Diversity
A diverse housing stock is important as it enables the local community to remain living in the
City of Melton as they progress through the various life-cycle stages. For example, providing a
diverse range of housing can assist older residents to downsize as their children leave the
family home, or can assist young families to move to a family home with a backyard.
Similarly, diversity in housing also provides a variety of housing choices for people and
households of various income levels, desires and needs.
Housing in the City of Melton needs to accommodate people at different life stages so that
they can establish meaningful and ongoing connections with their community. Reflective of
the various life stages, housing is required that satisfies the needs of numerous household
types, including single people, couples, young and older families, and households with
different incomes and other socio-economic features.
In general terms, the development of greenfield areas in the City of Melton over the past 10 to
15 years has catered largely for the housing needs of families with children. For example, more
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than 90% of new dwellings developed in the City of Melton between 2001 and 2012 were
detached dwellings.
As time goes by and as the children of these families leave the family home, opportunities
need to be created for the development of housing that suits the needs of future ‘empty
nesters’ and other residents. This involves the development of areas for medium and higherdensity residential development. While future greenfield sites will provide these opportunities,
other opportunities for this type of development need to be created in the well-serviced
established areas.
Housing diversity also encompasses the provision of a genuine choice in housing products,
including large lifestyle lots, a variety of housing designs, and specialised housing that caters
for specific sections of the community, including the elderly and the disabled.
A diverse range of housing also has significant benefits for the local economy by attracting a
labour force with a broad range of skills and experience.
Caroline Springs
(high density living)
Melton Township
(low density living)
Melton Township
(conventional density)
16.4 Infrastructure, Services and Transport
Infrastructure, Services and Transport are all vital considerations when planning for future
housing development, regardless of whether such development is located in a greenfield,
brownfield or infill context. A sustainable future relies on households having convenient access
to Infrastructure, Services and Transport.
Significant investment will be made in the provision of Infrastructure, Services and Transport in
the City’s greenfield areas. This will include the development of a Metropolitan Town Centre
and major employment area at Toolern, while activity centres, schools, health centres, and
recreation and community facilities are also planned for the City’s growth areas.
However, it is important that quality Infrastructure, Services and Transport in the City’s
established areas is continually provided and improved. This is particularly the case for the
Melton Township. The established areas will continue to compete for housing investment with
the City’s growth areas, and the proximity and quality of key infrastructure are important
considerations for those responsible for making investment decisions.
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Providing increased residential densities in locations with high levels of access to
Infrastructure, Services and Transport has positive implications for the following:

Economy, in particular local businesses which benefit from an expanded ‘walkable’
catchment for the workforce.

Environment, via reduced car reliance due to the ease of access to services and public
transport.

Social, by encouraging ‘walkable’ communities and promoting healthy living.
Melton Train Station
Public Transport
High Street, Melton
16.5 Housing Design Innovation
The key theme of ‘Housing Design Innovation’ relates to the encouragement of housing
development that features innovation in housing design and planning, and also responds to
the principle of sustainability. Standard housing designs offer poor diversity of housing in
terms of size, appearance and flexibility, and can provide limited access for people with
restricted mobility.
The principle of ‘Sustainability’ is promoted throughout the world and – through innovative
design – planners, architects and developers are continually contributing to sustainability and
responding to associated local and global issues. Environmentally-sustainable design principles
are primarily implemented through the building control process, and this Strategy seeks to
foster innovative ways by which to deliver housing that meets the future needs of residents in
the City of Melton.
Innovative design measures may include aspects relating to suitable interfaces with the
adjoining street, appropriate factoring of car parking and access, private and communal open
spaces, solar orientation, and internal and external amenity.
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17
OBJECTIVES
The Vision for the City of Melton Housing Diversity Strategy is supported by a set of seven
Objectives which respond specifically the Key Themes described in Section 16. The Objectives
shown below form the basis for more detailed Actions, set out in Section 18:
Objective 1:
To recognise the important role of housing diversity
Objective 2:
To promote affordable housing options for households of all income levels
Objective 3:
To provide a sufficient range of social, retirement, aged-care and special
needs housing types throughout the City of Melton in appropriate locations
Objective 4:
To encourage initiatives and investment that promote the City of Melton’s
established residential areas as places to live and invest
Objective 5:
To retain the existing housing character in appropriate locations by managing
existing residential precincts through housing policy
Objective 6:
To promote opportunities for site consolidation and support more intensive
residential development close to activity centres and major public transport
nodes
Objective 7:
To encourage innovative housing design and development
The identification of areas for Limited change, Moderate change, and Substantial change are
closely linked to several Objectives by directing housing growth to those areas with the
greatest potential for change, while seeking to limit development in areas with established
neighbourhood character values.
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18
A C T I O N A N D I M P L E M E N TAT I O N P L A N
This Section identifies a set of actions designed to implement the City of Melton Housing
Diversity Strategy. For each Objective, a supporting rationale is provided, together with
detailed actions and an implementation plan which identifies key roles and responsibilities.
The following conventions have been adopted in identifying the suggested timing for
implementation:

Short-term:
Within 12 months

Medium-term:
From 1 year to 5 years

Longer-term:
From 5 years and beyond

On-going:
An action that continues for the life of the plans
Objective 1: To recognise the important role of housing diversity
Demand for approximately +50,000 new dwellings is forecast for the City of Melton over the
next 20 years. This will include demand ranging from large separate houses with multiple
bedrooms sufficient to accommodate large families, to single bedroom apartments suitable for
single person households. For instance, in the order of +14,000 to +19,000 dwellings will be
required to accommodate forecast growth in couple families with children, while a further
+11,000 to +12,000 dwellings will be required to meet demand for lone person households.
In recent years, the majority of residential development has been in larger homes of three- or
four-bedrooms, while only limited housing stock exists with just one- or two- bedrooms.
The City of Melton’s housing stock will need to meet the diverse needs of the population,
including new families, single parent families, singles, the elderly, the poor, the wealthy, the
disabled, etc. These new dwellings need to be located in a diverse range of neighbourhoods
and communities that provide a genuine choice in housing products for those seeking to live in
the City of Melton. The established areas of the City are forecast to accommodate
approximately 15% of the total municipal dwelling growth, requiring a diverse range of housing
which will include a mix of low, medium and higher-density residential housing.
Encouraging housing diversity will contribute positively to the City of Melton becoming a
‘Sustainable City’. For example, a diverse range of housing will contribute positively to the
economic prospects of the City by attracting a diverse labour force with a wide-range of skills
and capabilities across a range of industry sectors.
Similarly, housing diversity will enable persons from all backgrounds to remain in the City of
Melton regardless of their circumstances. For example, older residents seeking to downsize
from their families homes will have the opportunity to move to a smaller dwelling. Similarly, if
older residents require some level of care, they will have access to retirement village or agedcare facilities.
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A diverse housing stock will also cater for households of all income levels, including those
requiring affordable rental properties, social housing or those seeking executive-style
residences or ‘lifestyle’ properties.
The adoption and the implementation of the new residential zones, as shown in Part C of the
Strategy, will provide the basis for the development of a diverse range of housing in the City of
Melton, including the following:

Medium and higher-density residential development in areas close to activity centres,
facilities, services and public transport.

Medium-density and conventional housing in areas with moderate access to activity
centres, facilities, services and public transport.

Conventional housing in areas considered to have a distinct neighbourhood character, or
where limited access is provided to activity centres, facilities, services and public
transport.
Objective 1:
Action and Implementation Plan
Action
No.
1.1
Action
Council Role
Partnerships
Timeframe
Adopt and implement
the new residential
zones as outlined in
Part C of the City of
Melton Housing
Diversity Strategy
DTPLI
Short-term
1.2
Update the Melton
Municipal Strategy
Statement to reflect
the analysis and
research presented in
the City of Melton
Housing Diversity
Strategy
Assist the Melbourne
Planning Authority
with the preparation of
Precinct Structure
Plans located in the
City of Melton
Council should adopt the
Strategy and co-ordinate
the implementation of
the new planning zones
into the Melton Planning
Scheme via a planning
scheme amendment by 1
July 2014.
Update the MSS with
relevant information
presented in the Strategy
and the Background
reports.
None
applicable
Short- to
Mediumterm
Continue to liaise with
the MPA during the
preparation of Precinct
Structure Plans to ensure
a diverse range of
housing choices are
provided in the City’s
growth areas
MPA
On-going
Liaise with and
educate/inform key
stakeholders, including
Developers,
land owners,
property
On-going
1.3
1.4
Encourage a diverse
range of housing stock,
suitable for all
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Theme
Addressed
Affordability;
Character;
Diversity;
Infrastructure,
Services and
Transport;
Housing Design
Innovation
Affordability;
Character;
Diversity;
Infrastructure,
Services and
Transport;
Housing Design
Innovation
Affordability;
Diversity
Affordability;
Diversity;
Housing Design
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Action
No.
Action
Council Role
Partnerships
household types
land owners and
developers, regarding the
importance of providing a
diverse range of housing
stock. This includes
providing information
regarding the projected
dwelling and household
requirements in the City
of Melton.
industry
Timeframe
Theme
Addressed
Innovation
Objective 2: To promote affordable housing options for households of all income
levels
The City of Melton displays a diverse socio-economic and demographic profile, including
households of all levels of income. Providing a diverse housing stock, including small and large
dwellings that are affordable to residents in all household types, will continue to assist in
promoting the City of Melton as a place to live and invest.
Housing costs represent the largest share of household budgets and thus, is a major
determinant of both cost of living and standard of living. Consequently, promoting affordable
housing options, including home ownership and rental opportunities, will be important for the
City of Melton. This is particularly the case for households considered to be disadvantaged
from a socio-economic perspective.
Objective 2:
Action and Implementation Plan
Action
No.
2.1
Action
Council Role
Partnerships
Timeframe
Encourage higherdensity development in
the Residential Growth
Zone as a means of
providing affordable
housing
Developers,
land owners,
property
industry, and
NGOs.
On-going
2.2
Encourage the property
industry to deliver a
diverse range of
housing options
suitable for households
of low, middle and high
income levels
In addition to adopting
and implementing the
new residential zones,
educate and inform
property owners and
developers who are
active in these areas on
the opportunities and
types of development
permitted.
Continue to liaise with
the property industry and
encourage a diverse
range of housing options
Developers,
land owners,
property
industry
On-going
Affordability;
Diversity;
Housing Design
Innovation
2.3
Encourage developers
of major sites to
provide a proportion of
Actively promote
affordable housing
schemes, such as the
Developers,
land owners,
social and
On-going
Affordability;
Diversity
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Theme
Addressed
Affordability;
Diversity;
Housing Design
Innovation
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Action
No.
Action
Council Role
Partnerships
dwellings as
‘affordable’ dwellings
National Rental
Affordability Scheme, and
encourage constructive
working relationships
between developers,
social and community
housing providers, and
Council.
community
housing
providers
Timeframe
Theme
Addressed
Objective 3: To provide a sufficient range of social, retirement, aged-care and
special needs housing types throughout the City of Melton in
appropriate locations
The City of Melton is expected to experience growth in the number of people requiring
specialised housing, including housing suitable for the elderly and disadvantaged.
Over the next 20 or so years the number of residents aged 65 years or over in the City of
Melton is forecast to increase by an additional +17,000 residents. A significant share of these
residents will remain in the private housing market. Consequently, smaller, easily-maintained
dwellings which are suitable for older residents and located close to facilities and services will
need to be provided.
In addition, potential for specialised housing such as retirement villages and aged-care facilities
will also be required in the future. These facilities require sites of specific sizes and
characteristics. In this regard, the City of Melton and Melbourne’s growth areas in general
have experienced strong interest in retirement village development due to the lower land
prices and the availability of large tracts of land compared to the established areas of
metropolitan Melbourne. It will be important to plan for the future development of these
facilities in suitable locations.
Demand for social housing will also occur in the City of Melton. At present, based on ABS
Census statistics, the City of Melton has a low proportion of residents living in social housing
compared to the average for metropolitan Melbourne. It will be important to gain a stronger
understanding of the social housing requirements in the City of Melton, and plan for the future
provision of such housing.
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Objective 3:
Action
No.
3.1
3.2
3.3
3.4
Action and Implementation Plan
Action
Council Role
Partnerships
Timeframe
Encourage the
development of smaller
dwellings that will meet
the future needs of
older residents in
locations close to
facilities, services and
public transport
Develop a planning
framework that will
assist Council officers in
assessing applications
for retirement villages
or aged-care facilities to
ensure such facilities
are located in
appropriate locations
Facilitate development
proposals that meet an
identified need for
social housing
Adopt and implement the
new residential zones and
encourage housing that
meets the needs of older
residents in the
Residential Growth Zone.
DTPLI
Short-term
Investigate the site
requirements of
operators and developers
of retirement villages and
aged-care facilities, and
develop a framework for
assessing proposals that
aligns with Council’s
policies and strategies.
Develop a planning
framework that will
facilitate development of
social housing and other
specialised housing needs
Undertake a specific
study of the social and
community housing
requirements for the City
of Melton that builds
upon this Strategy and
other policies (e.g.
‘Opening Doors – Access
and Inclusion in the Shire
of Melton, 2009-2013’).
This will involve, among
other actions, liaising
with the Department of
Human Services, housing
associations and
community housing
providers.
Retirement
village and
aged-care
developers
and operators
Mediumterm
Diversity;
Housing Design
Innovation
Land owners,
developers,
community
housing
organisations.
Department
of Human
Services,
housing
associations
and
community
housing
providers,
NGOs
On-going
Diversity;
Housing Design
Innovation
Short-term
Affordability;
Diversity
Assess the future need
for social housing in the
City of Melton
Theme
Addressed
Affordability;
Diversity;
Housing Design
Innovation;
Infrastructure,
Services and
Transport
Objective 4: To encourage initiatives and investment that promote the City of
Melton’s established residential areas as places to live and invest
The established areas in the City of Melton will need to compete with the growth areas of the
municipality in order to attract investment in new housing.
Since Caroline Springs was first developed in 1999, a significant share (98%, refer Table 1) of
new residential development and associated investment has been directed to the growth
areas in the municipality. New residents to these areas are attracted by the new estates and
the new facilities that are also developed, including schools, shopping centres, community
facilities, etc. These new growth areas now represent the areas which achieve the highest
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property values, while residents in these areas tend to reflect a more affluent socio-economic
profile.
Conversely, only limited development and investment has occurred in the established areas of
the municipality, including the Melton Township. These areas now have the lowest property
values in the municipality and have achieved below-average growth in property values since
Caroline Springs was initially developed. The low property values, which are predominantly
located in Melton Township, are considered a constraint to the commercial viability of
undertaking higher-density development.
With significant areas of new greenfield development planned in the Urban Growth Zone and
with development expected to occur over the next 20 or so years, the ability to attract
investment and new residential development to the established areas of the municipality will
continue to be a significant challenge.
Similarly, the creation of new employment opportunities in the municipality will also
contribute positively to the City of Melton as a place to live, including the established
residential areas. Local employment opportunities can lead to the retention of existing
residents and the attraction of new residents, all seeking to work close to home.
Objective 4:
Action
No.
4.1
4.2
4.3
Action and Implementation Plan
Action
Council Role
Partnerships
Timeframe
Update the High Street
Structure Plan (2007)
and the Woodgrove
Structure Plan (2007),
focusing on the
opportunity for mixed
use development (i.e.
including residential)
within commercial
areas
Continue to invest and
improve public
infrastructure, services
and facilities that will
contribute to the City of
Melton’s established
areas being places
where people want to
live, work and invest
Facilitate the update of
existing Structure Plans
for the High Street Town
Centre (2007) and
Woodgrove Structure
Plan (2006).
Local
businesses,
key
stakeholders
Mediumterm
Facilitate the
development of new
facilities and
improvement of existing
facilities where needed,
including schools,
community facilities,
recreation facilities, retail
and commercial areas,
streetscape
improvements, etc.
Liaise with relevant
providers and authorities
of public infrastructure
None
applicable
On-going
Infrastructure,
Services and
Transport
Relevant
authorities
On-going
Infrastructure,
Services and
Transport
To advocate
appropriate locations
for public infrastructure
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Theme
Addressed
Affordability;
Diversity;
Housing Design
Innovation
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Action
No.
4.4
Action
Council Role
Partnerships
Timeframe
Theme
Addressed
Diversity;
Infrastructure,
Services and
Transport
Facilitate development
that contributes to local
employment
opportunities for City of
Melton residents.
None
applicable
On-going
4.5
Promote the continued
improvement of
existing activity centres
as places to shop,
socialise, do business
and partake in
community and
entertainment-related
activities
Local
businesses,
land owners,
traders
associations,
the
community
On-going
Infrastructure,
Services and
Transport
4.6
Advocate for
improvement to the
public transport
network, including both
rail and bus
Facilitate planning
applications for
development proposals
that contribute positively
to local employment
opportunities in the City
of Melton.
Promote business
development
opportunities, facilitate
developments/redevelop
ments that improve the
level and quality of
services in activity
centres, and co-ordinate
improvements to amenity
and streetscape.
Liaise with relevant
agencies for
improvements to both
rail and bus networks in
the City of Melton.
Public
Transport
Victoria, MPA,
DTPLI
On-going
Infrastructure,
Services and
Transport
Objective 5: To retain the existing housing character in appropriate locations by
managing existing residential precincts through housing policy
City of Melton residents value many things about the character of their neighbourhoods, and
Melton City Council supports the protection and enhancement of recognised character where
appropriate. Where unique and valued neighbourhood character can be retained, this can
have positive influences on residents’ ‘pride of place’ and potentially on property values.
Objective 5:
Action and Implementation Plan
Action
No.
5.1
Action
Council Role
Partnerships
Timeframe
Undertake a detailed
neighbourhood
character study
DTPLI
Mediumterm
5.2
Develop residential and
urban design guidelines
and incorporate
relevant requirements
into schedules to the
residential zones
Familiarise relevant
Council's officers on the
content and findings of
the neighbourhood
character assessments
and apply the
residential and urban
Council to lead the
development of a
neighbourhood character
study
Council to lead the
development of the
residential and urban design
guidelines and initiate
relevant planning scheme
amendments
Use the neighbourhood
character assessment
provided in the Background
Report for this Strategy to
familiarise and inform
planning officers on the
characteristics of specific
MPA, and
DTPLI
Short-term
Character;
Diversity
None
applicable
Short-term
Character;
Diversity
5.3
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Theme
Addressed
Character;
Diversity;
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H O U S I N G D I V E R S I T Y S T R AT EG Y
Action
No.
5.4
Action
Council Role
design guidelines (refer
Action 5.2)
Ensure the township of
Eynesbury is developed
in accordance with the
vision of the approved
development plan and
in a manner that
reflects a unique urban
character for the City of
Melton
areas.
Continue to liaise with the
developers of Eynesbury to
ensure that Eynesbury is
developed in a manner that
provides a unique residential
offering in the City of Melton
and makes a significant
contribution to the diversity
of housing.
Partnerships
Timeframe
Theme
Addressed
Relevant
developers
On-going
Character;
Diversity;
Housing
Design
Innovation
Objective 6: To promote opportunities for site consolidation and support more
intensive residential development close to activity centres and major
public transport nodes
Only a limited supply of major development and redevelopment sites exist in the identified
Residential Growth Zone (RGZ); this will constrain the extent of higher-density residential
formats in these areas. As a consequence, ways to maximise future opportunities for the
supply of higher-density housing in the RGZ should be investigated. Initiatives may include the
following:

Encourage the amalgamation of smaller sites to form major development sites.

Encourage the development of higher-density formats within activity centres, where the
land use zoning permits.

Identify potential future residential areas that are currently not zoned for residential
use, but where the current use is no longer deemed appropriate or suitable. This should
only occur where a demonstrable demand for higher-density residential development in
the particular area can be identified.
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Objective 6:
Action and Implementation Plan
Action
No.
6.1
Action
Council Role
Partnerships
Timeframe
Inform residents in the
Residential Growth
Zone regarding the
implications of the zone
on their properties
None
applicable
Short-term
6.2
Ensure development
applications on
Residential Growth
Zone land make an
efficient use of the site
Property
owners,
property
developers
On-going
Character;
Diversity;
Housing Design
Innovation
6.3
Encourage, where the
zone permits, higherdensity residential
development in activity
centres
Property
owners and
developers
Mediumterm
Affordability;
Diversity;
Infrastructure,
Services and
Transport
6.4
Facilitate residential
development
opportunities on land
zoned for other
purposes where the
existing use is deemed
redundant
Undertake an education
program informing
residents of the
implications of the
Residential Growth Zone.
This may involve
preparing and delivering
information packs to each
household.
Liaise with applicants
whose application is
deemed would result in
an under-development of
Residential Growth Zone
land. Encourage
applicants to revise their
scheme in accordance
with the objectives of the
Residential Growth Zone.
Plan for residential
development in the City
of Melton’s activity
centres. This may involve
mixed use development
or shop-top housing. This
will involve updating
relevant Structure Plans
for activity centres to
ensure the potential for
higher-density residential
uses are incorporated.
Investigate the potential
for alternative uses for
land that is deemed
redundant through the
findings of Structure
Plans. Where land zoned
for non-residential uses is
considered redundant,
and where residential has
been identified as the
preferred use, facilitate
the rezoning of land for
residential purposes.
Property
owners
Long-term
Affordability;
Character;
Diversity
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Theme
Addressed
Diversity;
Affordability;
Character
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Objective 7: To encourage innovative housing design and development
As populations age and as urban areas develop, the housing needs of residents also change.
For example, the likelihood of someone acquiring a disability increases with age, and so does
the requirement for some form of physical or building modifications to the home.
Housing needs also change as people move through different life stages. For example, a single
person in their 20s may seek share-house accommodation, but when they start a family their
housing needs may change to a large private dwelling with multiple bedrooms. As their
children leave their family home, their housing needs will change once more to, say, a smaller
and more-easily maintained dwelling.
These are examples of how housing needs for a person may change over time. Encouraging
innovation in residential development that can be easily adapted to changing circumstances
will have positive implications on the economic lifespan of buildings and encourage persons to
remain in their own communities as their housing needs change.
Innovative development may also comprise other aspects which may improve the economic,
social and environmental situations for residents and communities, such as sustainability and
the need to achieve positive environmental, economic and social outcomes for the City of
Melton community. The Strategy seeks to encourage sustainable development that
incorporates Ecologically Sustainable Development (ESD) principles.
Objective 7:
Action and Implementation Plan
Action
No.
7.1
Action
Council Role
Partnerships
Timeframe
Inform Council staff of
trends in innovative
residential and urban
development
Industry
associations
On-going
7.2
Encourage innovative
residential
development where
this contributes
positively to the
community
Monitor industry trends
in innovative residential
and urban development.
This may involve joining
industry associations (e.g.
Urban Land Institute,
Urban Development
Institute of Australia, etc)
and attending seminars
and events.
Facilitate development
that present innovative
solutions to issues
affecting housing in the
City of Melton and
contribute positively to
the community’s
economic, social and
environmental wellbeing.
Development
industry
On-going
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Theme
Addressed
Diversity;
Housing Design
Innovation
Diversity;
Housing Design
Innovation;
Affordability
C I T Y O F M E LTO N
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Action
No.
7.3
Action
Council Role
Partnerships
Timeframe
Develop a consolidated
register of design
principles to be used by
Council staff and the
development industry
None
applicable
Mediumterm
7.4
Inform residents, land
owners and developers
of the benefits of ESD
principles
Community,
land owners,
development
industry
On-going
Housing Design
Innovation
7.5
Investigate the
implications of
increasing residential
densities on the
provision of community
facilities, including
schools, open space,
recreation facilities, etc
Investigate the
implications of
increasing residential
densities on the
provision of
engineering
infrastructure, including
roads, drainage, power,
etc
Develop and maintain a
register of urban design,
building design and town
planning principles that
are relevant to the City of
Melton’s established
areas, and that contribute
positively to the
economy, the community
and the environment.
These aspects may be
incorporated as a local
planning policy in the
MSS. The Precinct
Structure Planning
Guidelines prepared by
the MPA present as an
example of what could be
prepared by the City of
Melton.
Undertake an information
program that promotes
the development of ESD
principles in new
developments,
redevelopments and
renovations. This may
involve distributing
information via Council’s
website, mail-outs or
presentations.
Undertake an audit of
community facilities and
assess the implications of
increased development,
particularly in the
Residential Growth Zone,
on the overall provision
of these facilities.
Assess the implications of
increased development,
particularly in the
Residential Growth Zone,
on the overall provision
of these infrastructure
and utility services.
None
applicable
Long-term
Infrastructure,
Services and
Transport
Various utility
providers
Long-term
Infrastructure,
Services and
Transport
7.6
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Theme
Addressed
Housing Design
Innovation
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Area Specific Actions
The following actions relate to specific areas in the City of Melton and the implementation of
the new residential zones (refer Part B of the Strategy).
Area Specific Action and Implementation Plan
Action
No.
A.1
Action
Council Role
Partnerships
Timeframe
Develop built form
and/or urban design
guidelines as input to
the RGZ schedule
and/or Development
Plan Overlay for land
bounded by Barries
Road, Station Street,
Henry Street and
Palmerston Road in
Melton (refer Figure
15).
None
applicable
Short-term
A.2
Assess the implications
of the General
Residential Zone in
Diggers Rest on traffic
congestion and
engineering
infrastructure to roads
and drainage, etc.
Facilitate the
development of built
form and/or urban design
guidelines as input into
the RGZ schedule and/or
a Development Plan
Overlay (DPO). This study
should investigate the
capacity of the area for
higher-density
development, having
regard for the existing
connections with the
High Street Activity
Centre.
Undertake a study of the
traffic and infrastructure
impacts of the General
Residential Zone in
Diggers Rest.
VicRoads;
Relevant
authorities
Short-term
Figure 15:
Theme
Addressed
Character;
Diversity
Character;
Infrastructure,
Services and
Transport
Area to be Considered for Built Form and/or Urban Design Guidelines
Source: hansen partnership; Essential Economics
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19
M O N I TO R I N G A N D R E V I E W
An important part of the implementation process for the City of Melton Housing Diversity
Strategy is to ensure that the strategy remains relevant as circumstances change and as new
opportunities arise.
Monitoring of progress in the implementation of the Strategy will be important, and this will
allow proper assessment as to how the Strategy is performing and whether or not changes are
warranted as a result of new and emerging trends.
Monitoring also enables the Council and the community to judge how well and how efficiently
the Strategy is being implemented. It is important, however, that speed of implementation
should not be the sole criterion for success. Most communities seek good quality planning
outcomes and, with a little patience, will be pleased to see on-the-ground results which ensure
a diverse range of housing is provided in the City of Melton that contributes to the overarching
goal of developing a ‘Sustainable City’.
Council must ensure, therefore, that the Strategy is monitored and reviewed on a regular
basis, i.e. every five years and possibly sooner if important changes are identified in market
and other conditions.
Suggested indicators for monitoring and review purposes would be those listed in the Table on
the following page. These indicators are based on readily available and relatively inexpensive
data, including official data and Council planning and building approvals data.
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Indicators for Monitoring Process
Indicator
Source
Comment
Council data for planning and
building approvals.
Monitor approvals data for the City’s
established areas (in particular the new
residential zones) and growth areas. This should
include information on dwelling type and value.
2. Non-residential building
approvals
Council data for planning and
building approvals.
Monitor non-residential approvals data
including building use and value. This will be
useful to monitor the extent of investment in
the City’s established areas versus the growth
areas.
3. Property development
proposals and projects
Council records
Track development proposals, applications, and
completions.
1. Residential building approvals
4. Property sales data and
valuations
Council rate records; data from Useful indicator on the trends in property values
Victorian Valuer-General; real
and the implications of the new residential
estate agents
zones on property values.
5. Rents and affordable rentals
Department of Human Services
‘Rental Report’
6. Viewpoints on recent trends
in the residential market
Annual forum organised by Council as a venue
Regular contact with real estate
for information exchange between the property
agents, property owners and
industry, key stakeholders, businesses, Council
developers.
and other community representatives.
7. Population, demographic and
economic data
8. Retirement village units and
aged-care beds
ABS, id Consulting and other
sources
The ‘Rental Report’ provides information on
rental trends by suburb and the number of
affordable rental properties.
Monitor the rates of population growth and
demographic/socio-economic change in the
established suburbs and growth areas of the City
and compare (where relevant) against
metropolitan situation.
The number of approved aged-care beds is
publically available information updated
annually by the Commonwealth Department of
Department of Health and
Health and Ageing.
Ageing; contact with retirement
The number of retirement villages units can be
village operators
gathered through consultation with retirement
village operators and reviews of company
websites.
Source: Essential Economics Pty Ltd
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A P P E N D I X : V I C TO R I A’ S P L A N N I N G Z O N E S
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