Michael Buxton RMIT University
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Transcript of Michael Buxton RMIT University
Building Environmental, Economic and Ethical Awareness in Urban Planning
Urban Renewal, Planning and Design Summit, 2014
Michael Buxton Professor Environment and Planning RMIT University
Melbourne 1934
Melbourne 1953
Melbourne CBD 1968
Southbank 2012
Melbourne’s housing by area
Melbourne’s housing by type
High rise develop-ment Pu Dong Shanghai
High Rise Development Melbourne
Main road intensification
Ad hoc infill
Infill development inner Melbourne
Plan Melbourne
• Layered Development sites: - metropolitan clusters: Dandenong, Fountain Gate, Epping, Sunshine, Ringwood, Broadmeadows, Box Hill, Frankston, Monash, Latrobe, Parkville - large-scale redevelopment areas: Fishermans Bend, Victoria Street, E-gate, Arden, Dynon, Southbank, Docklands, East Richmond etc. - other activity centres - transit oriented
• Develop a state of cities: rebalance population between Melbourne and regions - locate more population in Ballan, Bacchus Marsh, Kilmore, Broadford, Warragul-Drouin, Wonthaggi - develop a permanent UGB
Dwelling capacity compared to Plan Melbourne Dwelling targets by spatial area
Includes: large brownfield sites, UDP sites, major activity centres, GRZ, RGZ, modified arterial tram route sites Plan Melbourne demand
Minimum capacity Maximum capacity
Inner: 310,000 218,000 254,000
Established: 650,000 1,197,000 1,466,000
Growth areas: 610,000
N/A N/A
Total: 1.57M 1,415,000 1,720,000
Activity centre intensification
Redevelopment of inner ring transit corridors
Transforming Australian Cities Johnson Street Collingwood
Land supply – protection of amenity
Land supply – redevelopment opportunities
Parcels NOT Available for redevelopment
Parcels available for redevelopment
Activity Centre boundaries
Tram arterials modified land supply
New Victorian zones • New residential, commercial, rural and industrial zones
Neighbourhood Residential: - only up to 2 dwellings per lot and maximum residential building height of 8 metres or specified in a schedule - office and industry prohibited but many commercial uses as section 2 uses
General Residential: - no limit to number of dwellings per lot but residential height controlled through a schedule; many commercial uses allowed
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New zones
• Residential Growth: - Office and many commercial uses allowed subject to permit; schedule to control height
• Neighbourhood zones ‘Lock up’ residential areas?
• Commercial zones allow wide range of uses without need for permit; few uses prohibited; extensive out of centre development allowed, competing with strip centres – much section 1 uses (supermarket to 1,800 square metres and shops)
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New zones Neighbourhood zones ‘Lock up’ residential areas?
- Neighbourhood Residential; - General Residential; - Residential Growth;
Total land supply available including - Commercial zones - Industrial zones
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City of Moreland Residential Zones
More balanced proposal for application of zones
Neighbour- hood Residential Zone covers about 50% of municipality
17 Ringwood City of Maroondah
Image from Google Earth (no date)
104ha
Proposed zones
PUZ
MUZ
MUZ
CZ
Housing capacity data (HCA)
2012 50.98ha available R1Z: 14.39ha BUZ1: 20.53ha BUZ2: 15.97ha
HCA supply
INCLUDES: - occupied and vacant parcels in zones which permit residential uses - parcels identified in the UDP - council-identified parcels with residential development potential and - non-residential zoned parcels with residential precedents. EXCLUDES PARCELS: - in zones which prohibit residential uses - developed after 1986 - less than 150 square metres - strata titled properties - with buildings listed on the state or national heritage register - which have an individual heritage overlay (but includes larger heritage overlay areas)
The old and new in Melbourne
Loss of peri-urban values will lead to catastrophic impacts this century
Extensive rural land fragmentation – 87,000 dwelling capacity (vacant lots + subdivision)
Median Price/ha by Property Size (Victoria $2006)
Source: Barr & McKenzie 2007
Median Price/ha by Property Size (Victoria $2006)
Source: Barr & McKenzie 2007
Development capacity – BAU – tenement control
Key findings: Bendigo greenfield/broadhectare
Parent lots over 1 hectare
BUSINESS AS USUAL Land supply: 770 hectares Overall yield at trend densities: 9,240 dwellings - Residential zones - No overlays - Parcels over 1
hectare - Trend density: 12
dwellings per hectare
HIGHER DENSITY SCENARIO: 25 dwellings per hectare: 19,250 Increased dwelling supply compared to BAU: 10,010
Key findings: Bendigo incremental infill
Land supply: 344 hectares
Overall yield at 35 dwellings per hectare: 12,040
R1Z parcels rated green by CoGB
Key findings: Bendigo non-residential land infill
Land supply: 275 hectares
Overall yield at 35 dwellings per hectare: 9,625
Non-residential zones parcels rated green by CoGB
Key findings: Rural centres have capacity to take up significant proportion of Melbourne’s growth
Ballan (urban area): 2011 Urban Development Program land supply