West melbourne structure plan findings Report

7. LAND USE

7.1 Introduction

This section identifies more detailed policies in relation to land use throughout the study area.

The overall objective in relation to land use is as follows:
To achieve a mix of residential and employment generating uses that continues to reflect the traditional mixed use character of the area but includes higher concentrations of residential activities in the area. The economic base of the area will evolve from more traditional industrial and service activities towards employment in the professional and business service sectors and office based employment generally, including home offices. Given the context of increasing residential land uses, to enable a greater mix of dwellings types, e.g. houses, apartments, boarding houses and aged care facilities.
Figure 3 summarises the land use pattern envisaged by the structure plan.
Figure 3: Land Use Framework Plan

7.2 Land Use Policies

The following is a description of the key policies of the structure plan in relation to land use.

7.2.1 CBD Fringe and St James Old Cathedral Area

Land use mix:

Preferred and likely land uses include a mix of corporate offices, high to medium density residential apartments and medium to small scale offices.

* Appropriate light industry, service uses and warehouse activities etc will be encouraged to continue, but in reality could be phased out over time.

* Active land uses are sought at ground level such as office, cafes, restaurants, retail and commercial sales or displays etc.
* Active uses should be established at ground level to create an active and interesting pedestrian environment along the north side of La Trobe Street.

Rationale:

* This precinct has potential for higher density residential uses. This is due to its proximity to the CAD, Flagstaff Gardens and Flagstaff Station.

* La Trobe Street is one of the few locations within the study area with the potential to accommodate corporate offices.

(Note: the strategic justification for these land use policies is discussed further in Part 2 of the report, as well as section 8.2 of Part 1 of this report).

7.2.2 West Melbourne Central Mixed Use Areas

Land use mix:

* Preferred and likely uses include medium density residential, small to medium sized offices and businesses, and residential and office conversions of former industrial buildings.

* Appropriate light industry, service uses and warehouse activities etc. will be encouraged to continue throughout this area.

* Over time, a higher proportion of residential uses are expected to occur throughout this area.

Rationale:

* These areas will benefit from amenity improvements in terms of greening and landscaping of streets and public places, and the provision of additional small parks and open space in residential developments. This is expected to make these areas more attractive location for residential and commercial uses.
* Small to medium sized offices, including home offices, will remain a feature of these areas, given its fringe CAD location and the suitability of land parcels and building stock for such activities. Property market analysis confirms that there is still moderately strong interest in investment in this location for commercial floorspace (refer Part 2 of this report).
* Industry and warehouse uses are more likely to remain in this part of the study area compared to the precinct to the south of Dudley Street, due to its limited development potential caused by more restrictive height controls.

7.2.3 North Melbourne Mixed Use Area

Land use mix:

* Preferred and likely uses include residential, small scale offices and home businesses. Newly refurbished or converted developments for residential and other noise sensitive uses constructed in the vicinity of Laurens Street Industrial area will be required to include appropriate acoustical measures to attenuate noise levels within the building.
* Existing light industry and service uses will be encouraged to remain Council's Municipal Strategic Statement contains an "Amenity Framework" to ensure that where housing occurs in areas with a variety of uses are being encouraged, a high standard of internal residential amenity will be sought for residential dwellings.

Rationale:

* The area to the north of Spencer Street generally contains a higher proportion of residential uses (other than along Laurens Street) and a more intact residential character compared to the mixed uses areas to the south of Spencer Street.

* The "U-shaped" "Little" streets (Little Dryburgh St, Little Lothian St, Little Provost St, Little Baillie Street) present an unusual urban design form for inner Melbourne and an opportunity for enhancement.
* Industrial buildings are generally lower scale, often dating from the 1960s and 70s.
* The area is generally located on the north side of Spencer Street from the city. As a consequence it has a stronger physical relationship to the residential areas of North Melbourne to the north and to Errol Street to the east, than is the case with that part of the study area to the south of Spencer Street. It also has a lower built form scale and a finer subdivision pattern than that area.

7.2.4 North Melbourne Railway Station Node

Land use mix:

* Preferred uses at ground level include convenience retail, restaurants, cafes, local community services and facilities, small businesses and offices etc. These uses be concentrated in the one area, at the vicinity of the railway station, in order to form the basis of a local activity node focused on the station and its immediate environs.
* Preferred uses above ground level include apartments and/or small to medium scale offices.
Rationale:
* Strong planning policy support exists for higher density development adjacent to railway stations.
* This area is located on a prominent high point, with good views towards the south west and Docklands, and to the west.
* A number of relatively large industrial sites exist close to the station. These sites occupy full street blocks and provide the potential for higher density development, without unreasonable impacts on residential amenity or the character of the wider area.
* The Errol Street Shopping Precinct is some 1.2km to the east. The western parts of the study area are devoid of retail and community services and facilities. They are separated from Errol Street shopping precinct by both King Street and Spencer Street, which impede easy and safe pedestrian movements to/from Errol St.
* The southern end of Dryburgh Street is close to the station, is within the heart of the station precinct, is at the end of a main "grid road", and is within sight of passing traffic on Spencer Street. It offers excellent views over the railway yards to Docklands. These features make it an attractive location for a local activity centre, should the existing station entry point be relocated.
* A local activity centre near the station would provide for the convenience needs of existing and future residents of the immediate area only, and would be sized and controlled so as not to adversely impact on trade within the Errol Street shopping precinct.
* The scale of retail commercial development envisaged to occur at the North Melbourne Station is that which will depend on the exploitation of niche market opportunities. It is likely to include a few shops and small businesses (non-retail).
It might include a boutique supermarket, milk bar/general store/ mixed business, a café or restaurant, a number of small business/offices that benefit from shop front style premises, any Council community facilities of a local scale that are either not appropriate or cannot practically be located in the Errol Street shopping precinct.
* Realisation of this centre will in part depend on the opportunity to achieve convenience retail uses as part of the redevelopment of larger sites that exist in the area. Two concept plans have been prepared for this local centre focussing on the location of this centre either at the existing station entry or a relocated station entry closer to Dryburgh Street (Refer to s 9.2) Council should adopt a flexible approach in the detailed planning of this area, as these matters arise.

7.2.5 Laurens Street Industrial Area

Land use mix:

* General industrial, service uses, warehousing, storage uses.
* Larger scale manufacturing industries, warehouses and distribution outlets should not be excluded. It is anticipated that over time after rail related leases expire, larger sites will be redeveloped to accommodate small to medium size industrial, service uses and higher value warehousing and distribution outlets that benefit from proximity to the CAD.
* A detailed Development Plan (ODP) should be prepared, in the longer term to guide any future redevelopment of this precinct. The aim of any ODP would be to establish a high amenity inner city industrial/business environment in this location. The ODP should provide the opportunity for an open space corridor along the Moonee Ponds Creek and should recognise the Environmental Audit Overlay over parts of this precinct.
* The Development Plan should also recognise the two residential redevelopments located at the southern end of Laurens Street (at the site of the former manufacturing buildings - Guest Biscuit factory and Brockhoff Biscuit factory) and that a number of residential conversions have taken place on the eastern side of Munster Terrace.

Rationale:

* This area is included in an Industrial 1 Zone and Public Use Zone, and therefore is not part of the Mixed Use Zone that defines the study area for this project. The comments made in relation to this area are presented as observations as to how the area might develop given the understanding of the wider mix use area gained from this study.

* It is acknowledged that VicTrack has rail related leases covering significant portions of this land and that the current industrial uses e.g. concrete batching plant, will remain for some time. Nevertheless, the opportunity exists to redevelop this area as an industrial park in the longer term. It would be an appropriate location for those types of industry and service uses that may be phased out of other parts of the study area, as well as new industry that serves the needs of residents and businesses of the North and West Melbourne area and of the CAD.
* A detailed Development Plan is required to illustrate how the area might redevelop in the future, as larger sites that have been tied to rail sidings are redeveloped and as internal access roads are required to foster a pattern of industrial, warehousing and business activity.