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Yarra Council - Draft Business and Industrial Land Strategy - Part 2
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Transcript of Yarra Council - Draft Business and Industrial Land Strategy - Part 2
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DRAFT FOR CONSULTATION Yarra Business and Industrial Land Strategy
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Land and Floorspace Stocktake by Precinct
The land area and floorspace has been estimated for each of the thirty-six precincts across Yarras business and industrial areas. This is provided in the
following table.
Land and Floorspace Stocktake by Precinct (2010)
Precinct Code Zone Land Area (Ha) Floorspace (sqm)
BS 1 B4Z 2.0 11,215
BS 2 B2Z, B3Z 2.9 25,224
BS 3 B2Z, B3Z, B4Z 18.2 141,317
BS 4 B2Z 5.2 45,997
BS 5 B2Z, B3Z 4.9 35,021
BS 6 B3Z 4.6 43,649
BS 7 B2Z 4.5 38,396
BS 8 B2Z 3.2 36,676
BS 9 B2Z, B3Z, IND1 1.6 4,854
BS 10 B3Z 0.6 1,609
BS 11 IND1Z, IND3Z 1.4 8,380
BS 12 B4Z 1.0 4,860
BS 13 B3Z, B4Z 6.5 52,754
BS 14 B3Z, B5Z 18.7 170,689
Sub-total (BS) 75.1 620,641
CIB 1 B5Z 2.2 7,964
CIB 2 B3Z 4.1 27,761
CIB 3 B2Z, B3Z, B5Z 6.0 28,049
CIB 4 B2Z, IND1Z 24.9 200,710
CIB 5 B3Z, IND1Z, IND3Z 15.1 93,040
CIB 6 IND1Z, IND3Z 10.4 22,562
Precinct Code Zone Land Area (Ha) Floorspace (sqm)
CIB 7 IND1Z 11.7 36,121
CIB 8 B3Z 3.0 23,025
CIB 9 B5Z, IND1Z, IND3Z 15.9 127,079
CIB 10 B3Z 23.4 190,118
CIB 11 B3Z, IND3Z 13.6 32,945
Sub-total (CIB) 130.2 789,374
OP 1 B2Z 0.4 2,733
OP 2 B2Z 5.0 29,246
Sub-total (OP) 5.4 31,979
PI 1 B4Z 0.6 4,607
PI 2 B3Z 0.7 5,615
PI 3 B3Z 1.8 9,838
PI 4 B3Z 1.5 12,293
Sub-total (PI) 4.6 32,353
AC 1 B3Z 0.4 2,499
AC 2 B3Z, B4Z 0.8 11,571
AC 3 B2Z 1.2 2,981
AC 4 B3Z 1.6 21,550
AC 5 B5Z 3.7 25,454
Sub-total (AC) 7.7 64,055
Total 223.0 1,538,402
Source: Land area and zone - Yarra Planning Scheme, Floorspace - Yarra Rates Database
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Anticipated Development Opportunities
As noted previously, the key activity or land use types identified are:
Mixed use development
Retail showrooms and bulky goods stores
Retail complexes in activity centre
Commercial office conversions
Small offices complexes
Light industry and office warehouses
Community facilities Major anchor land use expansions
Major anchor land use transformations
Each precinct can be classified based on location attributes including the
dominant frontage and land use and interface characteristics. These attributes
may include major road frontage, local road frontage, Yarra River frontage,
residential interface, and activity centre interface and industrial/business
core.
Implications for Zoning
Based on the analysis and projections, Yarra will need to facilitate greater
employment diversity across many of its business and industrial areas. In
other cases, some precincts will need to be preserved for core industrial
purposes whilst others can transition to allow a broader mix of uses,
particularly office. However, this will need to be managed on a precinct-by-
precinct basis.
A key theme from the analysis is that greater scope will need to be providedto allow more office based employment into the business mix. This will be
primarily done through the application of relevant zones to different precincts.
The Business 3 Zone will play a key role as this zone allows additional
employment diversity whilst prohibiting residential development. This zone
enables industry and manufacturing. The Business 2 Zone is also relevant
where a precinct is deemed suitable to play a core office role in the future,
with some housing. Where a precinct, or part thereof, can accommodate a
broader mix of uses such as retail and housing, the Mixed Use Zone or
Business 1 Zone can be appropriate. However, a critical issue is that the
Mixed Use Zone does not currently provide sufficient capacity for Council to
influence land use mix, with housing an as-of-right use. Where a core
industrial area needs to be preserved for strategic employment purposes, the
Industrial 1 Zone or Industrial 3 Zone can retained, or applied.
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7 Business and Industrial Land Strategy
7.1 Vision
Yarra retains a significant stock of business and industrial land in an inner
metropolitan context. The land stock is a strategic resource; it
accommodates a large number and diverse range of businesses and jobs for
the municipal and regional economies, and provides job diversity for workers
across the skills spectrum.
The challenge for Yarra is to ensure the land is used effectively given
prevailing trends in the economy. The municipality has potential to convert
some industrial land stock to an alternative employment generating activity,
and in some cases mixed use outcome, to better support economic change,
job creation and service delivery for the community. Changes in these areas
should also be planned and managed to develop the sense of place and
diverse character of the municipality.
With this in mind, the vision for this Strategy is:
Business and industrial areas in the City of Yarraplay a vital role in sustaining the local and innerMelbourne economy and local communities. They
will continue to change, with significant growth in
the business sector and a decline in industryactivity and employment.
This Strategy will provide sufficient land to sustain
growth in economic activity. In doing this, it willcontribute to the economic strength of the region,
and enhance its vibrancy and diversity.
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7.2 Municipal Wide Strategic Directions
Municipal Wide Business and Industrial Directions
Rationale: Yarra will continue to play a major employment role as a
component of the inner Melbourne economy, but it cannot be all things to all
people. The CBD, St Kilda Road and Docklands will continue to dominate as the
prime commercial office location whilst Yarra is expected to play a key role in
small business development and smaller scale inner urban business and
industrial activities.
The trajectory of the Yarra economy is expected to continue to follow that of
the inner Melbourne region, to some degree, with employment becoming more
business services oriented.
Manufacturing and logistics is expected to decline and become more niche
focussed and will need to be adaptable to a highly congested residential and
business environment. Some larger scale manufacturing could be retained in
core industrial precincts but overall, Yarras business and industrial areas will
transition to encourage more office based employment with some allowance for
small scale warehousing and service industry.
It will be important to retain sufficient industrial and business zoned land to
2026 to sustain growth in employment and economic activity. Additionally, it
will be critical to limit the intrusion and impact of residential activity on the
viability of business and industrial precincts.
Changes in the type and intensity of activity in the business and industrial
areas of the municipality should be planned and managed to make a positive
contribution to a sense of place. These areas are important to both the social
and physical character of the City of Yarra.
Investment Opportunities: The key investment opportunities which are anticipated in
Yarras business industrial areas are:
Retail showrooms and bulky goods stores;
Retail complexes in activity centres;
Commercial office conversions;
Small offices complexes;
Light industry and off ice warehouses;
Mixed use developments; and
Community facilities.
Strategic Directions:
The broad strategic directions for Yarras business and industrial are:
1. Use a precinct approach to land use planning across Yarras business and
industrial areas to make change more predictable and better coordinated and to
manage or limit conflicts wi th residential activity.
2. Retain industrial zoned land or business zoned land which allows industry and
excludes residential uses (B3Z), focussing on preserving land in core industrial
precincts.
3. Retain and manage the efficient use of Business zoned land to support demand
from office and higher order services. Integrate new business zoned land
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through rezoning of existing industrial sites on a strategic basis.
4. Retain core business and industrial precincts for these purposes,
particularly where interface issues can be managed and industrial
activities are centralised.
5. Investigate land use change options for sites which interface with the
Yarra River corridor to maximise employment and amenity
opportunities and to recognise the recreation and environmental
values of this regionally significant corridor.
6. Undertake masterplanning or local area plans for those precincts
where major change is likely, where amenity and sense of place
considerations are significant and where urban design and access
issues are also significant.
7. Review capacity of other industrial areas to be rezoned for an
alternative job-generating activity or to a zone which broadens the
range of activity without undermining industry.
8. Develop an infrastructureplan which supports the development of the
precincts including upgrades to urban amenity and local road and
transport network.
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7.3 Precinct Typology
Precinct Type: Main Road Business Strips (coded BS)
Rationale: These industrial and business precincts form an elongated corridor
along the frontage of a main road, which is defined at a minimum as Major
Road in Melway or higher in the road hierarchy, such as Arterial Road or
Highway. Businesses in these precincts may have fully or partially adapted to
the high level of accessibility and exposure to passing trade, and adopted a
main road retail, showroom and office character (at least in part).
Main Road Business Strips vary in land use characteristics based on the
following locational attributes in the Yarra context:
Main Road Frontage: Examples include Heidelberg Road, Victoria
Parade, Alexandra Parade, and Hoddle Street and usually support retail
showrooms, small office complexes and commercial office conversions.
Mixed use activities tend to be limited in these areas due to low amenity
and being high traffic environments.
Activity Centre Interface: Examples include Johnston Street, Victoria
Street, Church Street, Burnley Street, Bridge Road and Swan Street.
Dominant uses tend to be retail showrooms, small office complexes and
fringe service industry. Mixed use developments could play a greater role in
these areas as a means of precinct reinvigoration and to stimulate business
development.
Sample Precinct Focus Maps and Photos
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Investment Opportunities: The key investment opportunities which are
anticipated in both categories of Yarras Main Road Business Strips are:
Retail showrooms and bulky goods stores;
Commercial office conversions;
Small offices complexes; and
Mixed Use developments
Strategic Directions: The strategic directions for Yarras Main Road Business
Strips are:
1. Develop the business, office and showroom potential of the Main RoadBusiness Strips of Heidelberg Road, Alexandra Parade, and Hoddle
Street where major road infrastructure supports these commercial
activities.
2. Investigate the integration of mixed use development within those
Main Road Business Strips which have an activity centre interface
including Johnston Street, Victoria Street, Church Street, Burnley
Street, Bridge Road and Swan Street.
3. Promote commercial office conversions across the Main Road Business
Strips where these precincts interface with activity centres, industrial
areas and where building stock could be adaptively reused.
Applies to:
BS1 Heidelberg Road Strip BS2 Alexandra Parade Cluster Strip
BS3 Hoddle Street Cluster Strip
BS4 Johnston Street West Strip
BS5 Johnston Street Central Strip
BS6 Johnston Street East Strip
BS7 Victoria Parade West Strip
BS8 Victoria Parade East Strip
BS9 Victoria Street Strip
BS10 Church Street North Strip
BS11 Burnley Street Strip
BS12 Bridge Road Cluster Strip
BS13 Swan Street East Strip
BS14 Church Street South Strip
Recommendations are provided for each Main Road Business Strip as follows.
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Precinct Name: BS 1 Heidelberg Road Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: This precinct includes showrooms which maximises its main road location and visibility to passing t rade.
Recommended Zone: Retain Business 4 Zone
B2Z -
B3Z -
B4Z 2.0
B5Z -
IN1Z -
IN3Z -
TOTAL 2.0
Land Area (Ha) by Zone
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Precinct Name: BS 2 Alexandra Parade Cluster Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: Amendment C131 to the Yarra Planning Scheme has rezoned the Smith Street section of this precinct to
Business 2 Zone (this has been shown as the existing zone). The Business 2 Zone would be appropriate for the
broader precinct including existing Business 3 Zone areas along Alexandra Parade. This precinct is deemed
unsuitable for future industry investment and can have a greater role supporting the Smith Street Activity Centre
and as a main road office precinct.
Recommended Zone: Rezone Business 3 Zone land adjacent to PI 3 precinct to Mixed Use Zone;
Rezone balance of Business 3 Zone to Business 2 Zone
Land Structure After Changes
A summary of land area by zone for
this precinct following rezoning is
as follows:
Zoning Map (Recommended)
B2Z 1.1
B3Z 1.9
B4Z -
B5Z -
IN1Z -
IN3Z -
TOTAL 2.9
Land Area (Ha) by Zone
B1Z -
B2Z 2.7
B3Z -
B4Z -
B5Z -
IN1Z -
IN3Z -
MUZ 0.2
TOTAL 2.9
Land Area (Ha) by Zone
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Precinct Name: BS 3 Hoddle Street Cluster Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: Hoddle Street is broken into a series of smaller business areas. The precinct is unlikely to be attractive
for substantial investment in industry whilst other uses such as restricted retail and office would be more suitable. It
is therefore appropriate to retain the Business 4 Zone at the northern end of the precinct and the Business 2 Zone
on the western side of Hoddle Street. The remaining Business 3 Zone should be rezoned to the Business 2 Zone to
facilitate office and other higher order employment opportunities in the main road location.
Recommended Zone: Retain existing Business 4 Zone and Business 2 Zone areas within the
precinct; Rezone all Business 3 Zone land to the Business 2 Zone.
B2Z 3.8
B3Z 12.1
B4Z 2.3
B5Z -
IN1Z -
IN3Z -
TOTAL 18.2
Land Area (Ha) by Zone
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Land Structure After Changes
A summary of land area by zone
for this precinct following rezoning
is as follows:
Zoning Map (Recommended)
B1Z -
B2Z 16.0
B3Z -
B4Z 2.3
B5Z -
IN1Z -
IN3Z -
MUZ -
TOTAL 18.2
Land Area (Ha) by Zone
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Precinct Name: BS 4 Johnston Street West Strip
Land Audit Summary
A summary of land area by zone
for this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: Amendment C113 to the Yarra Planning Scheme rezoned this precinct to the Business 2 Zone to
implement the Smith Street Structure Plan. This zone is deemed appropriate. Recommended Zone: Retain Business 2 Zone
B2Z 5.2
B3Z -
B4Z -
B5Z -
IN1Z -
IN3Z -
TOTAL 5.2
Land Area (Ha) by Zone
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Precinct Name: BS 5 Johnston Street Central Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: This precinct could be revitalised through incorporating offices and mixed use developments into the
land use mix. This would draw more people to the precinct during the day and help retain population at night. The
Business 2 Zone should be retained. The Business 3 Zone is not driving sufficient business mix in the area and it is
deemed that this land should be rezoned to the Business 2 Zone or Mixed Use Zone.
The interface with CIB 2 precinct west of Wellington Street may involve conflicts between future housing and
industry. The future zone/precinct boundary could be the property boundaries midway between Sackville and
Johnston Streets rather than Sackville Street.
Recommended Zone: Retain Business 2 Zone; Rezone Business 3 Zone land to Business 2 Zone.
Secondary rezoning option: Rezone Business 3 Zone land to Mixed Use Zone
An appropriate boundary for the zones west of Wellington Street may be the rear of titles for properties
fronting Johnston Street.
B2Z 0.3
B3Z 4.6
B4Z -
B5Z -
IN1Z -
IN3Z -
TOTAL 4.9
Land Area (Ha) by Zone
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Land Structure After Changes
A summary of land area by zone for
this precinct following rezoning is
as follows:
Zoning Map (Recommended)
B1Z -
B2Z 4.9
B3Z -
B4Z -
B5Z -
IN1Z -
IN3Z -
MUZ -
TOTAL 4.9
Land Area (Ha) by Zone
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Precinct Name: BS 6 Johnston Street East Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: This precinct is located on a main road with one site adjoining the Yarra River. It is deemed that new
industrial investment would not be appropriate in this location and that the precinct could become an extension of
Trennery Crescent through a rezoning to the Mixed Use Zone or Business 5 Zone.
Recommended Zone: Retain Business 3 Zone pending further investigation
Secondary rezoning option: Rezone strategic site adjacent to Yarra River to Business 5 Zone.
Undertake masterplanning to consider river interface and public access and land ownership in river
corridor.
B2Z -
B3Z 4.6
B4Z -
B5Z -
IN1Z -
IN3Z -
TOTAL 4.6
Land Area (Ha) by Zone
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Precinct Name: BS 7 Victoria Parade West Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: This precinct includes Australian Catholic University and various office and medical complexes along a
main road frontage. The precinct is making use of the main road frontage under the current zone.
Recommended Zone: Retain Business 2 Zone
B2Z 4.5
B3Z -
B4Z -
B5Z -
IN1Z -
IN3Z -
TOTAL 4.5
Land Area (Ha) by Zone
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Precinct Name: BS 8 Victoria Parade East Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: This precinct is making use of its main road location under the current zone.
Recommended Zone: Retain Business 2 Zone
B2Z 3.2
B3Z -
B4Z -
B5Z -
IN1Z -
IN3Z -
TOTAL 3.2
Land Area (Ha) by Zone
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Precinct Name: BS 9 Victoria Street Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: The retention of the Business 3 Zone will allow a mix of offices, some retail, and industry and is
generally compatible with the approach in the Victoria Street Structure Plan which proposes a mix of business and
peripheral shopping.
Recommended Zone: Retain Business 3 Zone; Retain Business 2 Zone; Retain Industrial 1 Zone
as part of the CUB complex
B2Z 0.8
B3Z 0.6
B4Z -
B5Z -
IN1Z 0.2
IN3Z -
TOTAL 1.6
Land Area (Ha) by Zone
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Precinct Name: BS10 Church Street North Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: The Victoria Street Structure Plan supports this area as a location for future business development.
Recommended Zone: Retain Business 3 Zone
B2Z -
B3Z 0.6
B4Z -
B5Z -
IN1Z -
IN3Z -
TOTAL 0.6
Land Area (Ha) by Zone
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Precinct Name: BS11 Burnley Street Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: New industry is deemed inappropriate for this precinct given its main road location and proximity to
residential areas. However, the precinct can provide a support role to the adjoining industrial precinct CIB 9. Part of
Precinct CIB 9 was rezoned to the Mixed Use Zone under Amendment C099 to the Yarra Planning Scheme. This was
done to support the objectives of the Doonside Precinct. The remainder of this area should be rezoned to Mixed Use
Zone whilst the balance of the industrial areas should be rezoned to the Business 2 Zone.
Recommended Zone: Rezone remaining section of Doonside precinct to Mixed Use Zone; Rezone
balance of industrial zoned areas to Business 2 Zone
Land Structure After Changes
A summary of land area by zone for
this precinct following rezoning is
as follows:
Zoning Map (Recommended)
B2Z -
B3Z -
B4Z -
B5Z -
IN1Z 0.4
IN3Z 1.0
TOTAL 1.4
Land Area (Ha) by Zone
B1Z -
B2Z 1.1
B3Z -
B4Z -
B5Z -
IN1Z -
IN3Z -
MUZ 0.3
TOTAL 1.4
Land Area (Ha) by Zone
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Precinct Name: BS12 Bridge Road Cluster Strip
Land Audit Summary
A summary of land area by zone for
this precinct is as follows:
Zoning Map (Existing)
Recommendation
Rationale: This is a precinct with one landowner Officeworks. The precinct is zoned appropriately for the use.
Recommended Zone: Retain Business 4 Zone
B2Z -
B3Z -
B4Z 1.0
B5Z -
IN1Z -
IN3Z -
TOTAL 1.0
Land Area (Ha) by Zone