melton housing diversity strategy

March 2014

Melton Housing Diversity Strategy

Background Report

Analysis and Issues Assessment

Prepared for

Melton City Council

by

Essential Economics Pty Ltd

and

hansen partnership pty ltd

Authorship

Report stage Author Date Review Date

Draft report

Essential EconomicsNick Brisbane Geof Snell hansen partnership Richard Stevenson

28 August 2013 John Henshall 30 August 2013

Final report

Essential Economics Geof Snell hansen partnership Richard Stevenson

6 November 2013 Nick Brisbane 13 December 2013

Amended Final Report

Essential EconomicsNick Brisbane Geof Snell

25 March 2014 John Henshall 26 March 2014

Amended Final Report

The ‘Amended Final Report’ has been updated to reflect the final ‘Residential Change Area’ maps shown in the Melton Housing Diversity Strategy.

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 [email protected] WEB www.essentialeconomics.com

ABN 92 079 850 427

Our Reference: 13029

Contents

Executive Summary ................................................................................................................ i

Introduction .......................................................................................................................... 1

1 Context Analysis .......................................................................................................... 4

2 Population and Demographic Analysis ......................................................................... 9

3 Residential Market Analysis ....................................................................................... 25

4 Residential Character Analysis ................................................................................... 34

5 Identifying the Future Residential Change Areas ........................................................ 60

6 Capacity Analysis for Residential Change Areas .......................................................... 70

7 Forecast Residential Demand ..................................................................................... 77

8 Other Considerations ................................................................................................. 88

9 Implications for the Strategy ...................................................................................... 90

Appendix A: Summary of the Reformed Residential Zones

Appendix B: Residential Character Analysis

C I T Y O F M E L T O N H O U S I N G D I V E R S I T Y S T R A T E G Y

B A C K G R O U N D R E P O R T : A N A L Y S I S A N D I S S U E S A S S E S S M E N T

E s s e n t i a l E c o n o m i c s P t y L t d

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EXECUT IVE SUMMARY

1 Background to the Report: 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). The Strategy is intended to guide the future development of housing in the City of Melton. This document presents one of the background reports which will support the Strategy, and includes the following outcomes:

analysis of future demand for housing in the City of Melton

analysis of the existing and planned housing capacity

a residential character analysis

recommendations on areas in the established parts of the City that could accommodate limited, incremental and substantial rates of residential change.

The ‘Amended Final Report’ has been updated to reflect the final Residential Change Area maps shown in the Melton Housing Diversity Strategy’.

2 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 growth over the past decade, with a doubling in population numbers occurring between 2001 and 2013.

3 Growth Patterns: At present, the majority of residential development and population growth is occurring in the City’s growth areas, which are currently covered by the directives of Metropolitan Planning Authority (MPA) through the delivery of Precinct Structure Plans (PSPs). While new suburbs are expected to remain the key productive areas in terms of new dwelling supply, this is placing pressure on existing community infrastructure and necessitating the creation of significant new public investment; this is at considerable cost to Government, including Council.

4 Housing Growth and Choice: Melton City Council are seeking to assess the role of established areas in accommodating future housing growth and improving housing choice. This will involve identifying appropriate established areas for directing investment into housing, which will also provide guidance to Council regarding implementation of the State Government’s new residential zones. This is one of the core objectives of the City of Melton Housing Diversity Strategy.




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5 Residential Change Areas: A series of Residential Change Areas are identified for the established residential areas in the City and they reflect the State Government’s three new residential zones:

Neighbourhood Residential Zone (NRZ): areas for limited change

General Residential Zone (GRZ): areas for incremental change

Residential Growth Zone (RGZ): areas for substantial change.

6 Housing Capacity in Residential Change Areas: Combined, the Residential Change Areas can accommodate an estimated 11,230 dwellings (excluding Eynesbury) over the period 2011 to 2031, including a mix of low, medium and high‐density development.

7 Housing Demand in Residential Change Areas: Demand for new dwellings in the identified Residential Change Areas are forecast to be in the order of +7,100 to +7,700 dwellings. 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.

8 Dwelling Capacity and Demand Situation: Consequently, the overall estimated dwelling capacity in the identified Change Areas is sufficient to meet forecast demand. However, only limited opportunities for medium to high‐density development exist in the City and, based on existing land use patterns, the capacity analysis indicates that only 340 new units/apartments can be accommodated in the identified RGZ areas. This compares to an indicative demand of between 400 and 800 units/apartments over the next 20 or so years.

For medium‐density development (i.e. semi‐detached, row or terrace house, townhouse etc), a capacity of 1,730 dwellings is identified, while demand over the next 20 years is forecast to be in the vicinity of 1,100 to 1,500 dwellings.

Council should investigate ways in which to enable medium to higher‐density development to occur if future demand for such development eventuates, as is forecast in this report.

9 Promoting Higher‐Density Development: The Strategy should investigate ways in which to enable medium to higher‐density development to occur if future demand for such development eventuates. This may involve the following:

Encouraging the amalgamation of smaller sites to form major strategic development sites.

Encouraging the development of higher density formats within activity centres, where the land use zoning permits.




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Identifying potential future residential areas that are currently not zoned for residential, but where the current use is no longer deemed appropriate or suitable. This should only occur where a demonstrable demand for higher density development in the particular area can be identified.

10 Other Considerations to Address: Other factors identified in this background report that need to be considered during the preparation of the City of Melton Housing Diversity Strategy include the following:

The competitive influence of new development in the growth areas, and the implications this can have on investment and the competitive landscape of the residential market in established areas (that is, lower property values do not encourage new, higher‐density development).

The forecast changing socio‐economic and demographic profile of the City of Melton residents and the implications on the demand for specialised housing sectors (i.e. retirement, aged‐care, social, affordable housing, etc).

The need to provide for a variety of housing types, including large ‘lifestyle’ lots.

The need to foster innovation in housing design that responds to the changing household types and the need to foster healthy and active communities.




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INTRODUCT ION

Strategy Background

The City of Melton is located on the outer western fringe of metropolitan Melbourne, and is an important location for urban growth and development. The municipality has experienced rapid population growth, with a doubling in population numbers between 2001 and 2013. Today, Melton has a population estimated at 121,470 persons, according to id Consulting. Over the next 20 or so years Melton is forecast to experience further growth of approximately +120,000 residents, representing one of the major residential growth fronts for metropolitan Melbourne.

At present, population growth in the City of Melton is overwhelmingly concentrated in greenfield urban development areas, noting that most of these growth areas are currently covered by the directives of the Metropolitan Planning Authority (formerly known as the Growth Areas Authority) through the delivery of Precinct Structure Plans (PSPs). While new suburbs are expected to remain the key productive areas in terms of new dwelling supply, this is placing pressure on existing community infrastructure and necessitating the creation of significant new public investment at considerable cost to Government, including Council.

As part of this project, the City of Melton is seeking to assess the role of established areas in accommodating future housing growth and improving housing choice. This work will involve identifying appropriate established areas for directing investment into housing, and in turn will provide guidance to Council regarding the State Government’s proposed new residential zones.

Strategy Objectives

The overarching aim of the City of Melton Housing Diversity Strategy (the Strategy) is to provide a twenty‐year plan to manage housing growth within the City of Melton. In order to achieve this aim, the Strategy seeks to achieve the following objectives:

1 To identify the existing and future housing needs of the City of Melton’s community

2 To identify established areas that are suitable for limited, incremental and substantial change and to understand the housing capacity in these areas

3 To identify possible strategic redevelopment sites

4 To facilitate the delivery of preferred residential character outcomes for the municipality’s neighbourhoods

5 To provide guidance to the future location and type of housing required in the municipality

6 To provide a framework for Council to assist in making decisions regarding future housing requirements and diversity.




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This Document

This document presents one of the background reports which will support the City of Melton Housing Diversity Strategy. In particular, this report provides an analysis of the future demand for housing in the City of Melton, analysis of the existing and planned housing capacity, analysis of residential character, and recommendations on the potential change areas in the established parts of the City.

This report has been prepared by Essential Economics Pty Ltd and hansen partnership, and is presented in the following Chapters:

1 Context Analysis: Describes the context within which the Strategy will be developed.

2 Population and Demographic Analysis: Assesses the population and demographic trends for the municipality.

3 Residential Market Analysis: Assesses the residential development and property considerations and provides the context for the forecast of residential demand presented in Chapter 7.

4 Residential Character Analysis: Provides an assessment the residential character of established areas in the municipality as input to identifying the future Residential Change Areas.

5 Identifying the Future Residential Change Areas: Identifies the future residential Change Areas for established areas in the municipality, which will guide the implementation of the new residential zones.

6 Capacity Analysis for Residential Change Areas: Assesses the residential land supply in the municipality, with a particular focus on the development capacity within the identified Change Areas.

7 Forecast Residential Demand: Provides forecasts of dwelling demand in the municipality, with a particular focus on future demand for dwellings in the Change Areas.

8 Other Considerations: Discusses a number of other considerations that have arisen throughout the consultation and analysis stages of the project.

9 Implications for the Strategy: Describes the main implications arising from the analysis presented in the report for the City of Melton Housing Diversity Strategy.

The ‘Amended Final Report’ has been updated to reflect the final Residential Change Area maps shown in the Melton Housing Diversity Strategy’.

Background Paper: Policy Context and Best Practice Review

The Background Paper ‐ Policy Context and Best Practice Review was completed as input to the development of the Strategy. The paper provides a literature review of the key policy and strategic documents of relevance to Strategy, and includes a best practice review of ten Victorian housing strategies and plans.




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The broad considerations for the Strategy arising from the policy and best practice reviews

include the following:

1 The Strategy should be consistent with, and build on, the existing strategies and policies guiding development in metropolitan Melbourne and the City of Melton.

2 The Strategy will need to take into consideration the changing policy context, in particular the new residential zones and the proposed Metropolitan Planning Strategy.

3 A significant amount of urban development will continue to occur in the greenfield areas of the City of Melton, which are largely governed by the Metropolitan Planning Authority (MPA). The Strategy needs to understand the challenges (e.g. competitive forces) and opportunities (e.g. new employment areas) for improving housing diversity that this form of development may bring.

4 The review of housing strategies developed for other Victorian municipalities identifies a series of common themes, namely Sustainability, Affordability, Diversity, Character and Infrastructure. The Strategy, through detailed analysis and consultation, will need to assess the appropriateness of these themes to the City of Melton.

In addition, the Strategy will need to be responsive to the development of any ‘new’ housing themes that may be particularly relevant to the City of Melton (e.g. urban revitalisation, access to employment, reducing car dependency, improving health and wellbeing).

The Background Paper ‐ Policy Context and Best Practice Review should be read in conjunction with this Background Report.

Abbreviations

The following is a list of acronyms used in this report.

AAGR Average Annual Growth RateMPA Metropolitan Planning Authority PSP Precinct Structure Plan UGZ Urban Growth Zone R1Z Residential 1 Zone R2Z Residential 2 Zone R3Z Residential 3 Zone RGZ Residential Growth Zone SEIFA Socio‐Economic Indexes for Areas UGB Urban Growth Boundary CDZ Comprehensive Development Zone VAMPIRE Vulnerability Assessment for Mortgage, Petroleum, and Inflation Risks and Expenditure

GRZ General Residential Zone NRZ Neighbourhood Residential Zone MUZ Mixed Use Zone TZ Township Zone LDRZ Low Density Residential Zone OMR Outer Metropolitan Ring RRL Regional Rail Link SLA Statistical Local Area ABS Australian Bureau of Statistics DPCD Department of Planning and Community Development PPTN Principal Public Transport Network GAIC Growth Areas Infrastructure Contribution




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1 CONTEXT ANALYS IS

An overview of the locational, economic and land use planning context within which the City of Melton is situated is described in this Chapter.

1.1 Regional Location

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 in 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 MPA through the implementation of PSPs. The extent of this area is shown in Figure 1.1 on the following page.

Other smaller townships and settlements are located throughout the municipality and include Diggers Rest, Toolern Vale, Rockbank, Eynesbury and Exford.

Figure 1.1 also shows the regional location of the City of Melton and identifies the main townships and suburbs within the municipality.

1.2 New Residential Zones

The State Government recently introduced a suite of new residential zones, with Councils given 12 months from 1 July 2013 to introduce the reformed zones into their local planning schemes. This Strategy will be the key strategic document that will inform the implementation of the new residential zones throughout the City of Melton.

The former Residential 1 Zone (R1Z), Residential 2 Zone (R2Z) and Residential 3 Zone (R3Z) will be replaced by the following three new residential zones:

Residential Growth Zone (RGZ): Enables new housing growth and allows greater diversity in appropriate locations while providing certainty about the expected built form outcomes. The zone sits within the suite of residential zones as the zone which encourages the greatest residential density and scale of development among the three new residential zones.




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Figure 1.1: City of Melton ‐ Regional Location

Produced by Essential Economics using MapInfo and StreetPro




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General Residential Zone (GRZ): Respects and preserves neighbourhood character while allowing modest housing growth and diversity. In the suite of residential zones, the role of the General Residential Zone sits between the Residential Growth Zone (which enables housing growth and diversity) and the Neighbourhood Residential Zone (which favours existing neighbourhood character and restricts housing growth).

Neighbourhood Residential Zone (NRZ): Restricts housing growth and protects an identified neighbourhood character. This zone represents the lowest scale of intended growth of the three proposed new residential zones.

Changes are also proposed to the existing Mixed Use Zone (MUZ), Township Zone (TZ) and Low Density Residential Zone (minimum area of 2,000m2 where sewerage is connected), to align these zones with the features of the new residential zones.

A major focus of the Strategy is to identify established residential areas in the City of Melton that are suited to various rates of change or development. These change areas will broadly align with the three new residential zones described above.

A summary of the key features of the new suite of residential zones prepared by the Department of Planning and Community Development is provided in Appendix A.

1.3 City of Melton Precinct Structure Plans

The Urban Growth Zone (UGZ) encompasses approximately 10,460ha of land, or around 20% of all land within the City of Melton. A significant portion of the UGZ is located between the Melton township and Caroline Springs, although the UGZ is also located on the northern and western fringes of the Melton township and around Diggers Rest. Figure 1.1 illustrates the extent of land covered by the UGZ in the City of Melton.

The future development of land in the UGZ will largely be governed by Precinct Structure Plans (PSPs) prepared by the MPA. These plans are intended to guide the future development and are intended to broadly reflect the outcomes shown in the Melbourne West Growth Corridor Plan and the Sunbury / Diggers Rest Growth Corridor Plan (August, 2012), also prepared by the MPA. Each of these Growth Corridor Plans is described in the Background Paper ‐ Policy Context and Best Practice Review.

Five PSPs have already been prepared for areas within the City of Melton. Notably for the Housing Diversity Strategy, these PSPs are planned to accommodate approximately 100,000 new residents. In addition, the PSPs will also contain networks of activity centres, schools and employment land which will provide employment opportunities for all residents in the City of Melton.

Table 1.1 summarises a number of the key features of the completed and approved PSPs in the City of Melton. Further detail on these PSPs in provided in the Background Paper ‐ Policy Context and Best Practice Review.

In addition to the areas in Table 1.1, another 13 PSPs are still to be prepared and approved. Planning is currently underway for three PSP areas, namely Kororoit, Plumpton and Rockbank.




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Table 1.1: Summary of City of Melton Approved PSP Areas

Precinct Structure Plan Population Dwellings Activity Centres and Employment Areas

Rockbank North 20,400 7,300

1 Major Activity Centre (30 Ha approx.) 1 Local Town Centre (5 Ha approx.) 1 Local Convenience Centre Mixed Use precinct (10.4 Ha)

Diggers Rest 11,970 4,275 1 Local Town Centre (3.87 Ha) 1 Convenience Retail Centre Employment land (27.5 Ha)

Melton North 4,000 1,300 1 Local Town Centre

Taylors Hill West 7,200 2,400 1 Local Centre (0.39 Ha)

Toolern 55,000 22,000

1 Principal Activity Centre (100 Ha) 4 Neighbourhood Activity Centres (4 Ha) Various Local Convenience Centres Employment land (400 Ha, approx.)

Total 98,570 37,275

Source: MPA

1.4 Economic Context

The City of Melton’s economy has experienced strong growth in recent years, particularly in employment terms, with the number of jobs provided in the municipality increasing by +7.2% pa, or more than 4,730 jobs, between 2006 and 2011 (REMPLAN, City of Melton Economic Profile, 2011).

While industry has traditionally been, and will continue to be, a large focus of the local economy, it is the population‐serving industries which have experienced significant growth in employment terms. For instance, industries that have experienced the largest growth in jobs include retail (+780 jobs), education and training (+770 jobs) and health care and social assistance (+710 jobs). Growth in these sectors and others that serve the needs of local populations will continue into the future as the City of Melton population continues to expand. Similarly, construction and associated industries will also continue to perform a significant role in the local economy.

The City of Melton’s population is forecast to increase by around 110,000 to 130,000 persons over the next 20 years, and this will contribute significantly to an increase in the demand for local services, the construction of new dwellings, and an increase in the local labour force.

While local employment opportunities are increasing, more than 80% of the local labour force continue to travel beyond the municipality for work. The development of major employment areas and activity centres in the growth areas of the municipality will provide additional local employment opportunities in the future.

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.




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Industrial sectors, including manufacturing, will continue to be major components of the municipality’s economy. For instance, manufacturing accounts for more than 50% of the goods and services exported out of the City of Melton (REMPLAN).

1.5 Relevant Major Projects

Significant investment in transport infrastructure and new employment areas will have important implications on the local housing markets in the City of Melton. As indicated earlier, important employment areas will be developed in the growth areas of the municipality. Major transport projects are relevant in this context, with projects of relevance to the City of Melton including the following:

Proposed Outer Metropolitan Ring (OMR) transport corridor will run through the City of Melton and will improve road access to Melbourne’s north and south‐west (refer Figure 1.1).

Improvements to the Melton rail line corridors, with new stations planned at Toolern and Paynes Road, in addition to the recently upgraded station at Diggers Rest.

Regional Rail Link (RRL) will improve rail services to metropolitan Melbourne, Werribee and Geelong (refer Figure 1.1).

1.6 Implications for the Strategy

The City of Melton is located on the western fringe of metropolitan Melbourne and is planned to experience significant urban development over the next 20 or so years.

Such development is planned in the growth areas of the municipality, in particular for the areas located between the Melton township and Caroline Springs. The future development of these areas is being planned by the MPA through the implementation of Precinct Structure Plans.

While the growth areas are not the major focus of the City of Melton Housing Diversity Strategy, they will impact on the demand for housing in the established areas of the municipality. A major focus of the Strategy is therefore to identify the appropriate locations for residential development and change in these established areas, and this will assist in the implementation of the new residential zones.




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2 POPULAT ION AND DEMOGRAPHIC ANALYS IS

This Chapter presents analysis of recent and current population and demographic statistics for the City of Melton.

2.1 Regional Population Trends and Forecasts

In 2011, the City of Melton had an estimated resident population of approximately 112,170 persons, based on the most recent ABS statistics (ABS, Regional Population Growth, Cat. No. 3218.0). Since 2001, City of Melton’s population increased by a total of +59,340 persons, representing an average annual growth rate of +7.8%. This compares to an average annual growth rate of +1.7% for metropolitan Melbourne over the same period.

In 2013 the municipality has a population estimated at 121,470 persons.

The growth areas in the eastern part of the City of Melton, represented by the Melton East Statistical Local Area (SLA), have accounted for the majority of population growth over the past decade or so. In this respect, the eastern portion of the municipality accounted for 76% of population growth in the municipality over the period 2001 to 2011 period. The development of suburbs such as Caroline Springs, Burnside and Taylors Hill has driven the strong population growth in these areas.

The City of Melton is a major growth area in the metropolitan context, having accommodated approximately 9.3% of metropolitan Melbourne’s population growth over the past ten years. Significant tracts of land identified for future residential development will ensure the on‐going importance of the municipality in accommodating a share of Melbourne’s anticipated population growth within the identified Urban Growth Boundary.

Recent population trends are summarised by SLA in Table 2.1. Figure 1.1 illustrates the location of the Melton (S) – East and Melton (S) – Bal SLAs.

Table 2.1: Estimated Resident Population, Statistical Local Areas, City of Melton, 2001‐11

Statistical Local Area 2001 2006 2011 2001‐2011 Share

No. AAGR

Melton (S) – East 16,090 40,780 61,160 +45,070 +14.3% 76.0% Melton (S) Bal 36,740 40,640 51,010 +14,270 +3.3% 24.0%

Total 52,830 81,420 112,170 +59,340 +7.8% 100.0%

Metropolitan Melbourne 3,471,630 3,743,020 4,107,950 +636,320 +1.7%

Source: ABS, Regional Population Growth, Cat. No. 3218.0 Note: AAGR: Average Annual Growth Rate; Figures rounded.

Population forecasts for City of Melton have been prepared by id Consulting and the Department of Planning and Community Development (DPCD). Both sets of forecasts will be incorporated into the assessment of future demand for residential dwellings presented in Chapter 4.




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According to the id Consulting forecasts, a total population in the City of Melton of 241,700 persons is expected in 2031, representing an increase of approximately +129,530 residents over the period 2011 to 2031, at a forecast rate of approximately +6,500 residents per annum (or 3.9% pa). The forecast rate of increase is only slightly higher than the population growth rate experienced over the past decade of approximately +5,900 residents (or +7.8% per annum, refer Table 2.1).

By comparison, the DPCD 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 approximately +5,600 residents per annum (or 3.5% per annum).

Table 2.2 provides a comparison of these population forecasts for the City of Melton.

Table 2.2: Forecast Resident Population, City of Melton, 2011‐31

Forecast Source 2011 2021 2031 Change 2011‐2031

No. AAGR

id Consulting 112,170 165,750 241,700 +129,530 3.9%

DPCD 112,980 168,490 225,770 +112,790 3.5%

Source: id Consulting (reviewed 3 May 2012); DPCD, Victoria In Future, 2012 Note: AAGR: Average Annual Growth Rate; Figures rounded.

2.2 Local Population Trends and Forecasts

Population forecasts for individual localities in the municipality have been prepared by id Consulting. These forecasts are based on residential development assumptions which were last reviewed in May 2012. Table 2.3 summarises these forecasts, while an illustration of the location of forecast population growth is provided in Figure 2.1.

According to the forecasts, the population of the Toolern area is expected to undergo the most significant increase, with Toolern’s population expected to expand from 220 persons in 2011 to 36,410 persons in 2031. This represents a net increase of +36,190 persons, or 28% of the total population growth in the municipality, over the next 20 years. A PSP has already been prepared and approved for Toolern.

The Melton township, which broadly comprises the areas of Melton, Melton South, Melton West and Kurunjang, is forecast to accommodate an additional +17,510 persons, or just 13.5% of the total population growth in the municipality. This figure includes significant areas in Melton West which are presently undeveloped and which are recognised as greenfield development areas.

The projections also highlight that the suburbs of Caroline Springs, Hillside, Taylors Hill, Burnside, and Burnside Heights – which have been significant growth suburbs for the municipality over the past 10‐15 years – are nearing residential capacity and are forecast to accommodate only modest levels of population growth (ie, 2.9% of total municipal growth) over the next 20 years. The limited population growth in these suburbs, and decline in the case of Hillside, is also influenced by demographic change. These areas have typically been a




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popular location for families with children, and population forecasts over the next 20 years reflect the situation where those children will be growing up and ‘leaving the nest’.

Toolern, Rockbank North, Plumpton, Rockbank and Brookfield are expected to be major population growth locations in the municipality, with development at Toolern and Brookfield anticipated to commence in the short‐term, followed by Rockbank, Rockbank North and Plumpton. All these areas are located within the UGZ, where urban development is to be guided by PSPs.

Eynesbury is also anticipated to undergo significant change over the next 20 years. The ‘heritage’ theme in the township provides an important point of difference for a segment of residents moving into the municipality, contributing to a diversity of housing products.

Table 2.3: City of Melton Population Trends, 2006 to 2031

Area 2006 2011 2021 2031 Change

2006‐2011 Change

2011‐2031

Toolern 200 220 12,390 36,410 +20 +36,190Rockbank North Growth Area 390 270 4,800 20,090 ‐+120 +19,820Plumpton Growth Area 260 360 4,660 15,550 +100 +15,190 Rockbank Growth Area 1,060 1,080 1,510 12,600 +20 +11,520 Brookfield 3,330 6,240 13,500 16,700 +2,910 +10,460 Melton West 10,610 14,550 20,380 24,880 +3,940 +10,330 Eynesbury Township 0 680 5,200 9,330 +680 +8,650Diggers Rest 2,120 1,910 4,270 7,810 ‐210 +5,900Melton South (Existing) 8,590 8,720 11,330 12,990 +130 +4,270 Kurunjang 6,900 9,470 11,510 11,240 +2,570 +1,770 Caroline Springs 12,660 20,950 24,080 22,510 +8,290 +1,560 Burnside 4,290 4,460 5,390 5,630 +170 +1,170 Melton 7,590 7,940 8,550 9,080 +350 +1,140Taylors Hill 6,830 12,100 14,100 13,130 +5,270 +1,030Southern Rural 1,370 1,690 1,880 2,030 +320 +340 Northern Rural 870 790 880 990 ‐80 +200 Burnside Heights 770 5,140 5,460 5,230 +4,370 +90 Hillside 13,570 15,610 15,880 15,510 +2,040 ‐100

City of Melton 81,410 112,170 165,760 241,700 +30,760 +129,530

Source: id Consulting (reviewed 3 May 2012)



Figure 2.1: Forecast Population Growth, 2011‐2031

Source: id Consulting

2.3 Demographic Characteristics and Trends

Demographic Characteristics, 2011

A summary of demographic characteristics of residents in the City of Melton is presented in Table 2.4 and is sourced from the ABS Census of Population and Housing 2011.

Information is provided for the Melton township, the Eastern Suburbs (including Caroline Springs, Hillside, Burnside, Burnside Heights and Taylors Hill), Melton Balance and the City of




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Melton. These areas are shown in Figure 2.2, which also illustrates the median incomes of residents in 2011.

Key features of the demographic profile of the municipality’s residents are summarised below:

Individual income: The median individual income in the City of Melton ($31,690) is slightly higher compared with the median for metropolitan Melbourne ($30,810), and this is particularly the case in the recently‐developed Eastern Suburbs ($35,120). Figure 2.2 provides an illustration of the median individual income by small area.

Household Income: Households in the City of Melton have a slightly higher median income ($70,980) compared with incomes in the wider metropolitan region ($69,510).

Age Structure: The median age in the City of Melton (31 years) is significantly lower than that of metropolitan Melbourne (36 years), and the Eastern Suburbs have the youngest median age (30 years) in the City of Melton. Existing older residents (ie, over 65 years of age) tend to be predominantly located in the Melton Township.

Country of Birth: The Eastern Suburbs have a high proportion of overseas born residents compared with other parts of the municipality, with more than one‐in‐three people born overseas.

Dwelling Structure: The City of Melton is characterised by a higher‐than‐average proportion of detached dwellings (90.4%) compared with the metropolitan average (72.7%), noting that the dwelling structure varies significantly across the three City of Melton precincts.

Family composition: Families with children account for 54% of all families in the City of Melton, significantly higher than the average for metropolitan Melbourne of 48%.

The share of families with children is particularily high (62%) in the Eastern Suburbs, and this has implications for the share of residents attending pre‐school, primary and secondary school; this share is also high in this part of the munciupality.




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Table 2.4: Socio‐Economic Characteristics of City of Melton Residents, 2011

Category Melton Township

Eastern Suburbs

Melton Balance

City of Melton

Greater Melbourne

Income Median individual income (annual) $27,510 $35,120 $32,770 $31,690 $30,810Variation from Greater Melbourne median ‐10.7% 14.0% 6.4% 2.9% ‐ % of persons (15 years or older) earning $1,000pw+ 21.0% 31.1% 26.8% 26.6% 29.2%

Median household income (annual) $57,940 $83,940 $67,420 $70,980 $69,510Variation from Greater Melbourne median ‐16.6% 20.8% ‐3.0% 2.1% ‐ % of Households earning $2,500pw or more 11.2% 20.7% 14.6% 16.1% 21.6%

Age Structure 0‐4 years 8.1% 10.4% 7.9% 9.3% 6.5% 5‐19 years 21.3% 23.5% 17.9% 22.1% 18.3% 20‐34 years 22.5% 24.1% 28.7% 23.9% 22.9%35‐64 years 38.9% 37.4% 38.9% 38.2% 39.1%65‐84 years 8.2% 4.2% 6.3% 5.9% 11.3% 85 years and over 1.0% 0.3% 0.3% 0.6% 1.8% Median Age (years) 33 30 32 31 36

Country of Birth Australia 78.8% 63.8% 75.3% 70.7% 66.8%Other Major English Speaking Countries 8.0% 4.2% 6.4% 5.9% 7.6%Other Overseas Born 13.2% 32.0% 18.2% 23.5% 25.6% % speak English only at home 85.5% 56.1% 78.7% 69.5% 69.5%

Family Composition Couple family with no children 31.6% 24.3% 33.9% 27.9% 34.8% Couple family with children 44.3% 62.2% 48.3% 54.0% 47.9%Couple family ‐ Total 76.0% 86.4% 82.2% 81.9% 82.7%One parent family 22.5% 12.4% 16.2% 16.7% 15.3% Other families 1.6% 1.2% 1.7% 1.4% 2.0% Total 100.0% 100.0% 100.0% 100.0% 100.0%

Dwelling Structure (Occupied Private Dwellings) Separate house 90.2% 89.8% 93.7% 90.4% 72.7%Semi‐detached, row or terrace house, townhouse etc. 5.7% 9.0% 1.1% 6.9% 11.6%Flat, unit or apartment 4.0% 1.2% 0.8% 2.4% 15.3% Other dwelling 0.0% 0.0% 4.4% 0.4% 0.4% Occupancy rate 93.2% 94.6% 88.3% 93.5% 91.0%

Average household size 2.7 3.2 2.8 3.0 2.6

Attending Education (% of those attending)Pre‐school 7.6% 9.5% 8.1% 8.7% 7.0%Infants/Primary 38.9% 41.2% 38.8% 40.2% 31.3% Secondary 30.0% 27.0% 26.6% 28.0% 26.1% Technical or Further Educational Institution 8.5% 7.1% 11.3% 7.9% 9.2% University or other Tertiary Institution 10.5% 11.8% 10.4% 11.2% 22.1% Other type of educational institution 4.5% 3.4% 4.7% 3.9% 4.2%% of total population attending education 29.9% 32.6% 35.0% 31.8% 30.8%

Highest Year of School Completed (% of persons aged 15 years+) Year 12 or equivalent 36.5% 60.4% 36.0% 48.3% 56.7% Year 9‐11 or equivalent 46.3% 27.3% 36.7% 35.9% 27.8% Year 8 or below 6.8% 4.8% 6.6% 5.8% 6.3% Did not go to school 0.9% 1.2% 1.0% 1.1% 1.3%Highest year of school not stated 9.5% 6.4% 19.7% 9.0% 8.0%

Source: ABS Census of Population and Housing 2011 Note: Figures rounded.



Figure 2.2: Median Individual Income, 2011

Source: ABS, Census of Population and Housing, 2011




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Demographic Trends

Changes in the age structure of the City of Melton residents and in the size of the average household will have implications on the demand for various housing types, including smaller homes, retirement village and aged‐care accommodation. A summary of the recent trends and forecasts in the age structure and average household size is provided below in Table 2.5, 2.6 and 2.7.

Age Structure

Trends in the age structure of residents in the municipality show the influence of the ‘baby boomer’ generation working through their life cycle. On a percentage basis, the most significant increase over the past five years has been in the 60‐74 years age cohort. The municipality has approximately 7,400 residents in the 65 years and over cohort, and this represents approximately 2,890 more elderly residents than the previous five years.

Table 2.5: Age Structure Trends, City of Melton, 2006‐2011

Age group 2006 2011 Change 2006‐2011 AAGR 2006‐2011

No. % No. % No. % No. %

0‐4 years 7,180 6.4% 10,190 4.2% 3,010 41.9% 600 7.3%5‐9 years 6,480 5.8% 8,890 3.7% 2,410 37.2% 480 6.5%10‐14 years 6,080 5.4% 7,920 3.3% 1,840 30.3% 370 5.4%15‐19 years 5,920 5.3% 7,490 3.1% 1,570 26.5% 310 4.8%20‐24 years 5,960 5.3% 7,980 3.3% 2,020 33.9% 400 6.0%25‐29 years 7,420 6.6% 9,340 3.9% 1,920 25.9% 380 4.7%30‐34 years 7,920 7.1% 10,510 4.3% 2,590 32.7% 520 5.8%35‐39 years 6,910 6.2% 10,190 4.2% 3,280 47.5% 660 8.1%40‐44 years 5,840 5.2% 8,600 3.6% 2,760 47.3% 550 8.0%45‐49 years 5,390 4.8% 7,050 2.9% 1,660 30.8% 330 5.5%50‐54 years 5,160 4.6% 6,270 2.6% 1,110 21.5% 220 4.0%55‐59 years 4,250 3.8% 5,710 2.4% 1,460 34.4% 290 6.1%60‐64 years 2,420 2.2% 4,650 1.9% 2,230 92.1% 450 14.0%65‐69 years 1,490 1.3% 2,860 1.2% 1,370 91.9% 270 13.9%70‐74 years 1,080 1.0% 1,790 0.7% 710 65.7% 140 10.6%75‐79 years 870 0.8% 1,260 0.5% 390 44.8% 80 7.7%80‐84 years 620 0.6% 840 0.3% 220 35.5% 40 6.3%85 years and over 450 0.4% 650 0.3% 200 44.4% 40 7.6%

Total Persons 81,410 72.6% 112,170 46.4% 30,760 37.8% 6,150 6.6%


Table 2.6 shows the forecast growth by detailed age cohort as prepared by id Consulting. The forecasts indicate that 65% of the total population growth of +129,500 residents in the City of Melton over the period 2011 to 2031 will be residents in the 15‐64 years age cohort. Also, the number of residents in the 65 years and over age cohort is expected to increase by approximately +17,000 residents or by 13% over the next 20 years.




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These growth patterns will have implications for the diversity of housing stock required in the future to meet the needs of new families being attracted to growth areas in the municipality and the needs of an increasing number of elderly persons.

Table 2.6: Age Structure Forecasts, City of Melton, 2011‐2031

Age group 2011 2031 Change 2011‐2031 AAGR 2011‐2031

No. % No. % No. % No. %

0‐4 years 10,190 9.1% 20,050 8.3% 9,860 96.8% 490 3.4%5‐9 years 8,890 7.9% 19,060 7.9% 10,170 114.4% 510 3.9%10‐14 years 7,920 7.1% 16,580 6.9% 8,660 109.3% 430 3.8%15‐19 years 7,490 6.7% 15,110 6.3% 7,620 101.7% 380 3.6%20‐24 years 7,980 7.1% 16,050 6.6% 8,070 101.1% 400 3.6%25‐29 years 9,340 8.3% 19,150 7.9% 9,810 105.0% 490 3.7%30‐34 years 10,510 9.4% 20,970 8.7% 10,460 99.5% 520 3.5%35‐39 years 10,190 9.1% 19,900 8.2% 9,710 95.3% 490 3.4%40‐44 years 8,600 7.7% 18,290 7.6% 9,690 112.7% 480 3.8%45‐49 years 7,050 6.3% 16,000 6.6% 8,950 127.0% 450 4.2%50‐54 years 6,270 5.6% 13,980 5.8% 7,710 123.0% 390 4.1%55‐59 years 5,710 5.1% 12,140 5.0% 6,430 112.6% 320 3.8%60‐64 years 4,650 4.1% 9,960 4.1% 5,310 114.2% 270 3.9%65‐69 years 2,860 2.5% 8,060 3.3% 5,200 181.8% 260 5.3%70‐74 years 1,790 1.6% 6,470 2.7% 4,680 261.5% 230 6.6%75‐79 years 1,260 1.1% 4,710 1.9% 3,450 273.8% 170 6.8%80‐84 years 840 0.7% 3,080 1.3% 2,240 266.7% 110 6.7%85 years and over 650 0.6% 2,130 0.9% 1,480 227.7% 70 6.1%

Total Persons 112,170 100.0% 241,700 100.0% 129,530 115.5% 6,480 3.9%


Average Household Size

Average household sizes have varied across the municipality in the past five years, with the clear distinction that household sizes in the recently‐developed Eastern Suburbs of the City of Melton have been increasing, while the broader trends have been downwards over time. As the Eastern Suburbs become more established, housing in these areas is expected to follow the national trend for a contraction in average household size.

Like the patterns observed in the Eastern Suburbs, household sizes in the new PSP areas, such as Rockbank, Rockbank North, and to a degree Toolern, can expect an increase in the average household size in their initial stages of development before a long‐term pattern of contraction. This trend can be explained by the typical lifecycle pattern whereby young couples move into new estates with a view to commencing a family, followed by the longer‐term trend of the children leaving home or the larger families seeking a larger dwelling elsewhere.

Furthermore, the number of lone‐person households is projected to increase and this, in turn, reduces average household size. This decline in the average household size, in addition to the expected population growth, generates ongoing demand for new dwellings in the City of Melton. This trend is observed in other Australian cities, and universally.




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Average household size trends and forecast are shown in Table 2.7.

Table 2.7: Household Size Trends, City of Melton, 2006‐2031

Area 2006 2011 2021 2031 Change

2006‐2011 Change

2011‐2031

Rockbank Growth Area 2.59 2.42 2.50 2.84 ‐0.17 0.42 Diggers Rest 2.78 2.51 2.62 2.64 ‐0.27 0.13 Eynesbury Township 3.06 2.68 2.83 2.76 ‐0.38 0.08 Rockbank North Growth Area 3.25 2.99 3.02 3.01 ‐0.26 0.02 Melton South (Existing) 2.56 2.46 2.42 2.40 ‐0.10 ‐0.06 Toolern 3.02 2.88 2.89 2.82 ‐0.14 ‐0.06 Melton 2.51 2.44 2.37 2.37 ‐0.07 ‐0.07 Northern Rural 2.90 2.68 2.55 2.55 ‐0.22 ‐0.13 Brookfield 3.21 3.06 3.04 2.88 ‐0.15 ‐0.18 Plumpton Growth Area 3.33 3.12 2.96 2.94 ‐0.21 ‐0.18 Melton West 3.01 2.88 2.77 2.65 ‐0.13 ‐0.23 Southern Rural 3.04 3.05 2.81 2.80 0.01 ‐0.25 Burnside 2.96 2.98 2.82 2.72 0.02 ‐0.26 Kurunjang 2.97 2.92 2.77 2.61 ‐0.05 ‐0.31 Burnside Heights 2.98 3.08 2.92 2.75 0.10 ‐0.33 Hillside 3.35 3.31 3.12 2.97 ‐0.04 ‐0.34 Caroline Springs 2.95 3.07 2.89 2.69 0.12 ‐0.38 Taylors Hill 3.21 3.34 3.12 2.90 0.13 ‐0.44

City of Melton 2.95 2.95 2.83 2.76 0.00 ‐0.19


2.4 Labour Force and Employment Profile

A summary of the labour force characteristics and employment profile is provide below, including commentary on unemployment rates, labour force by occupation, journey to work patterns and local employment numbers.

Unemployment Trends

The Melton Township has a higher rate of unemployment (7.4%) when compared with the Eastern Suburbs (5.2%) and Melton Balance (5.6%). Residents living in the Melton Township have a similar labour force participation rate (65%) to the metropolitan Melbourne average (66%), although significantly lower than the participation rate in the Eastern Suburbs (74%).

A comparison of unemployment rate and participation rates based on ABS 2011 Census data is shown in Table 2.8.

Table 2.8: Unemployment and Labour Force Participation Rates, City of Melton, 2011


Eastern Suburbs

Melton Balance

City of Melton

Greater Melbourne

Employment Status Unemployed/looking for work 7.4% 5.2% 5.6% 6.1% 5.5% Labour force participation rate 65.1% 73.7% 62.5% 69.2% 66.0%

Source: ABS Census of Population and Housing 2011




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Labour Force Composition by Occupation

Approximately 62% of employed City of Melton residents (or 30,730 employed people) are associated with ‘white‐collar’ employment (i.e. managers, professionals, clerical, community and sales). Although this represents the majority of the municipality’s resident labour force, the share of ‘white‐collar’ employees is below that of the average for metropolitan Melbourne (72%). The Eastern Suburbs has the highest share of residents employed in ‘white‐collar’ occupations (65%).

Traditional ‘blue‐collar’ occupations (comprising technicians and trades, machinery operators and drivers, and labourers) account for approximately 38% of employed City of Melton residents (or 18,840 employed people), and this compares to 28% for metropolitan Melbourne.

Table 2.9 summarises the labour force by occupation of the City of Melton in 2011.

Table 2.9: Residential Labour Force by Occupational Structure, City of Melton, 2011


Eastern Suburbs

Melton Balance

City of Melton

Greater Melbourne

Occupation (Employed persons aged 15 years and over) Managers 1,540 3,000 450 5,000 241,420 Professionals 1,910 4,740 530 7,190 463,800 Community and personal service workers

2,110 2,310 380 4,840 172,490

Clerical and administrative workers

3,020 4,770 730 8,570 294,240

Sales workers 1,980 2,730 390 5,130 187,140

White‐collar occupations 10,560 17,550 2,480 30,730 1,359,090

Technicians and trades workers 3,180 4,120 810 8,180 258,060 Machinery operators and drivers 2,330 2,560 510 5,450 113,000 Labourers 2,110 2,620 450 5,210 152,970

Blue‐collar occupations 7,620 9,300 1,770 18,840 524,030

Total 18,180 26,850 4,250 49,570 1,883,120

Occupation (% of employed persons aged 15 years and over) Managers 8.5% 11.2% 10.5% 10.1% 12.8% Professionals 10.5% 17.7% 12.4% 14.5% 24.6% Community and personal service workers

11.6% 8.6% 8.9% 9.8% 9.2%

Clerical and administrative workers

16.6% 17.8% 17.2% 17.3% 15.6%

Sales workers 10.9% 10.2% 9.2% 10.4% 9.9%

White‐collar occupations 58.1% 65.3% 58.2% 62.0% 72.2%

Technicians and trades workers 17.5% 15.4% 19.1% 16.5% 13.7% Machinery operators and drivers 12.8% 9.5% 12.1% 11.0% 6.0% Labourers 11.6% 9.8% 10.6% 10.5% 8.1%

Blue‐collar occupations 41.9% 34.7% 41.8% 38.0% 27.8%

Total 100.0% 100.0% 100.0% 100.0% 100.0%

Source: ABS Census of Population and Housing 2011 Note: Figures rounded; figures exclude ‘inadequately described/not‐stated’




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Journey to Work Patterns

Only 19% of employed residents living in the City of Melton actually work within the municipality, according to ABS 2011 Census data; the vast majority (81%) of the labour force have to travel outside the municipality for work. This demonstrates the importance of creating more employment opportunities located in the municipality for City of Melton residents.

Despite the significant distance and lengthy commute times, the City of Melbourne remains a key destination for persons living in the City of Melton, accounting for 15% of Melton’s employed residents.

Table 2.10 summarises the journey to work patterns of City of Melton residents in 2011.

Table 2.10: Residential Labour Force by Place of Employment, City of Melton, 2011

Municipality No. Share

Melton (S) 9,400 19.2% Adjoining Municipalities: Brimbank (C) 6,740 13.8% Wyndham (C) 2,730 5.6% Hume (C) 3,580 7.3% Sub‐Total: adjoining municipalities 13,050 26.7%

Melbourne (C) 7,520 15.4% Other Municipalities 18,920 38.7%

Total 48,890 100.0%


Origin of City of Melton Workers

Based on ABS 2011 Census data, approximately 16,270 jobs were located in the City of Melton in 2011. Approximately 58% of these jobs are filled by residents from the City of Melton, with the balance of jobs filled by workers coming from outside the municipality. Of the workers who travel to work in the City of Melton, 20% come from the adjoining municipalities of Hume, Brimbank and Wyndham.

Table 2.11: People at Work in City of Melton ‐ Municipality of Residence, 2011

Municipality No. Share

Melton (S) 9,400 57.8% Adjoining Municipalities: Brimbank (C) 1,780 10.9% Wyndham (C) 930 5.7% Hume (C) 580 3.6% Sub‐Total: adjoining municipalities 3,290 20.2%

Other Municipalities 3,580 22.0%

Total 16,270 100.0%





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Job Provision Ratio

The Job Provision Ratio measures the number of local jobs provided per employed resident, and provides an indication of the extent to which residents are required to travel further afield for employment.

Based on ABS 2011 Census information, the City of Melton had an employed resident labour force of approximately 48,890 persons, and provided a total of approximately 16,270 jobs locally. This equates to a Job Provision Ratio of only 0.3 jobs per employed resident. Consequently, the majority of City of Melton residents are required to travel beyond the municipality for work.

2.5 Indices of Social Advantage and Disadvantage

Socio‐Economic Indexes for Areas (SEIFA)

Socio‐Economic Indexes for Areas (SEIFA) is an ABS measure which ranks areas according to various measures of socio‐economic and positional disadvantage. SEIFA is one of the most widely used general measures of socio‐economic status for small areas.

SEIFA is indexed to the Australia‐wide average of 1,000. Therefore, a score below 1,000 represents disadvantage relative to the Australian average, while a score above 1,000 represents relative advantage compared to the Australian average.

A comparison of the SEIFA Advantage/Disadvantage Index for all small areas (Statistical Area 1) in City of Melton and some adjoining areas outside the municipality is shown in Figure 2.3, and reflects the varied socio‐economic profile of City of Melton residents. In particular, areas in the Eastern Suburbs represent areas of relative advantage compared to areas in the established areas of the Melton township.

‘Vulnerability Assessment for Mortgage, Petroleum, and Inflation Risks and Expenditure’ (VAMPIRE)

The VAMPIRE index measures an area’s financial vulnerability in relation to cost of living expenses, in particular mortgage levels (i.e. interest rates) and petrol prices.

A summary of the VAMPIRE index for metropolitan Melbourne is shown in Figure 2.4 and, while Melton township is not shown, the information displayed shows that areas in the eastern part of the City of Melton, together with other growth areas of Melbourne, are particularly vulnerable to changes in interest rates and petrol prices.



Figure 2.3: SEIFA comparison, City of Melton, 2011

Source: ABS, Census of Population and Housing, 2011



Figure 2.4: Melbourne VAMPIRE Index

Source: Griffith University, Urban Research Program (based on 2006 Census data)

Eastern Suburbs of the City of Melton




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The main implications arising from the analysis of population and demographic trends for the Strategy are summarised below:

1 The City of Melton is forecast to experience significant population growth over the next 20 years or so, with the population forecast to increase by between 113,000 to 130,000 residents over the period 2011 to 2031.

2 The majority of population growth has occurred in the City’s growth areas in recent years, with the Eastern Suburbs accounting for 76% of population growth over the period 2001 to 2011. It is expected that the majority of the City’s population will continue to occur in the planned growth areas.

3 The demographic profile of the City of Melton varies considerably, and this will have implications for the provision of a diverse range of housing types to meet the needs of the diverse and changing demographic profile of residents.

The following Chapter provides an overview the residential market and development trends in the City of Melton.




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3 RES IDENT IAL MARKET ANALYS IS

This Chapter provides an analysis of residential development trends, property sales and prices, and issues associated with housing affordability.

3.1 Residential Development Trends

Trends in New Dwelling Building Approvals

Since significant tracts of greenfield residential land were first released to the market in the Caroline Springs area in 1999, the City of Melton has been one of the major residential growth areas in metropolitan Melbourne.

In the three years prior to 1998‐99, the City of Melton experienced an average of only approximately 440 new dwelling building approvals a year. Since that time, with the release of land at Caroline Springs in 1999 and other greenfield residential areas since that time, the annual average number of new dwelling building approvals has increased to approximately 1,900 a year.

Detached dwellings account for the majority of residential buildings in the City of Melton, accounting for 92% of new dwellings over the past 10 years. Over this period, detached houses average approximately 1,770 new building approvals a year, and this compares to an average of approximately 150 new dwellings approvals for ‘other’ dwellings, which consist of semi‐detached, row or terrace houses or townhouses, and flats, units or apartments.

Table 3.1 on the following page summarises these trends in new dwelling building approvals in the City of Melton for the financial years 1995‐96 to 2012‐13.

Location of New Residential Development

An analysis of building approvals data provided by Council and aerial photography dating back to 1994 shows that the overwhelming majority of new residential development since 1995 in the City of Melton has occurred on greenfield land.

In 1995, the only established urban areas in the municipality were located in the Melton township and in smaller settlements including Rockbank, Diggers Rest and Toolern Vale. These established areas, shown in Figure 3.1, accounted for only 4% of new dwelling residential building approvals in the period 1995 to 1999, and the share subsequently declined to only 2% between 2000 and 2012 as more greenfield land became available for development, namely in the Caroline Springs area.

Analysis also shows that since 2000, on average only approximately 40 new dwellings pa (or 7% of all dwellings) have been approved in established parts of the Melton township. This contrasts with around 1,960 dwellings pa in the balance of the municipality (predominantly the greenfield areas).




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Table 3.1: New Dwelling Building Approvals, City of Melton, 1995‐96 to 2012‐13

Year (ending June 30) Houses Other Total Houses as

Share of Total

1995‐96 308 1 309 99.7%

1996‐97 356 2 358 99.4%

1997‐98 655 ‐ 655 100.0%

1998‐99 1,067 19 1,086 98.3%

1999‐00 1,638 13 1,651 99.2%

2000‐01 1,419 46 1,465 96.9%

2001‐02 2,430 151 2,581 94.1%

2002‐03 1,871 301 2,172 86.1%

2003‐04 2,093 169 2,262 92.5%

2004‐05 1,987 281 2,268 87.6%

2005‐06 1,734 94 1,828 94.9%

2005‐06 1,734 94 1,828 94.9%

2006‐07 1,510 87 1,597 94.6%

2007‐08 2,199 119 2,318 94.9%

2008‐09 2,059 114 2,173 94.8%

2009‐10 2,124 299 2,423 87.7%

2010‐11 1,887 64 1,951 96.7%

2011‐12 1,285 149 1,434 89.6%

2012‐13 1,163 193 1,356 85.8%

Annual Average, 2004‐05 to 2012‐13

1,768 149 1,918 92.2%

Source: ABS, Building Approvals, Australia (Cat. No. 8731.0)

Table 3.2 summarises the share of development that has occurred in the established areas of the City of Melton and the Melton township.

Table 3.2: Residential Development in Established Areas, 1995‐2012

Location Total Annual Average Share of Development

1995‐1999 2000‐2012 1995‐1999 2000‐2012 1995‐1999 2000‐2012

Melton Township

Established area 80 552 16 42 11% 7%

Balance 662 7,216 132 555 89% 93%

Sub‐total: Melton Township 742 7,768 148 598 100% 100%

Melton LGA

Established area 113 576 23 44 4% 2%

Balance 2,904 25,458 581 1,958 96% 98%

Total 3,017 26,034 603 2,003 100% 100%

Source: City of Melton; Essential Economics



The location of new residential development in more recent years (2008‐2012) is shown in Figure 3.1, showing 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.

The development of Eynesbury as a new residential community since 2008 is also evident from Figure 3.1.

Figure 3.1: New Dwelling Building Approvals in the City of Melton, 2008‐2012

Source: City of Melton; Essential Economics; MapInfo; StreetPro

Type of Residential Development

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. An annual average of approximately 1,840 detached dwellings were approved in the municipality over this period, compared to an annual average of approximately 160 ‘other’ residential dwellings




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(which include dual occupancy, attached dwellings, units/flats and apartments). For the purpose of this discussion, these ‘other’ dwellings are termed as ‘medium‐high density development’. Note that the ABS has an alternative definition for housing typologies and these are discussed in Chapter 7.

The share of medium‐high density development is higher in the established areas and accounts for 80% of residential development over the period 2000 to 2012. Nevertheless, the established areas still only account for 22% of all medium‐high density development in the municipality.

Thus, over the period 2000 to 2012 the established areas average approximately 35 new medium‐high density residential dwellings a year and this compares with approximately 125 new medium‐high density dwellings a year in the balance or greenfield areas of the municipality.

Further analysis of the trends and forecast demand for various housing types is provided in Chapter 4.

Table 3.3: New Dwelling Building Approvals by Type, Annual Average 2000‐2012

Location Annual Average, 2000‐2012 Share

Established Areas of 1994

Detached dwellings 9 20%

Other (dual occupancy, attached dwellings, units/flats, apartments)

35 80%

Total 44 100%

Balance (or greenfield areas) of the City of Melton

Detached dwellings 1,833 94%


126 6%

Total 1,958 100%

Total City of Melton

Detached dwellings 1,842 92%


161 8%

Total 2,003 100%

Source: City of Melton; Essential Economics

3.2 Residential Property Sales Trends

Trends in the Number of Residential Sales

Since 2000, the residential property market in City of Melton has broadly followed that of the residential property market cycles reflected throughout metropolitan Melbourne, as indicated in Figure 3.2. The following points are evident:




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The number of residential sales in the City of Melton increased significantly in the early 2000s, driven by sales in vacant residential land.

The number of house sales increased consistently since the mid‐1990s up until more recent times, around 2008 and 2009, and since that time the residential market has experienced a period of subdued activity.

The number of vacant land sales in the City of Melton has declined significantly in recent years, due to a general slowing of the broader economy and market conditions.

Unit sales account for only a very small proportion of residential land sales in the City of Melton.

Figure 3.2: Residential Property Sales in the City of Melton, 1985‐2012

Source: DSE, A Guide to Property Values, Annual

Median Residential Property Prices

In a metropolitan Melbourne context, the City of Melton presents as an affordable residential location with median house, unit and vacant land prices all below the median prices for metropolitan Melbourne.

Table 3.4 shows the median house price of $353,000 in the City of Melton in 2012 was ‐26% below the median for metropolitan Melbourne.

Similarly, the median unit price of $270,000 and vacant land price of $199,000 were ‐36% and ‐5%, respectively, below the median for metropolitan Melbourne.

0

20,000

40,000

60,000

80,000

100,000

120,000

140,000

0

1,000

2,000

3,000

4,000

5,000

6,000

1985 1987 1989 1991 1993 1995 1997 1999 2001 2003 2005 2007 2009 2011

Melton ‐ Total sales (LHS) Melton ‐ House sales (LHS)

Melton ‐ Unit sales (LHS) Melton ‐ Land sales (LHS)

Metro Melbourne ‐ total sales (RHS)




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Table 3.4: Median Residential Property Prices, City of Melton, 2000‐2012

Year Median Price Variation from Metropolitan Melbourne Median

House Unit Vacant Land House Unit Vacant Land

2000 $128,000 $90,000 $64,000 ‐33% ‐52% ‐2%

2001 $144,500 $96,000 $72,000 ‐36% ‐58% ‐3%

2002 $180,000 $122,200 $89,000 ‐31% ‐53% ‐1%

2003 $215,000 $176,000 $112,337 ‐27% ‐36% ‐5%

2004 $241,000 $220,000 $119,000 ‐22% ‐20% ‐12%

2005 $250,000 $179,000 $123,000 ‐22% ‐37% ‐10%

2006 $255,000 $210,000 $129,000 ‐27% ‐31% ‐7%

2007 $263,500 $215,000 $129,000 ‐30% ‐37% ‐10%

2008 $284,000 $225,000 $130,000 ‐27% ‐37% ‐14%

2009 $305,000 $249,000 $125,000 ‐27% ‐35% ‐25%

2010 $335,000 $259,375 $140,000 ‐32% ‐41% ‐26%

2011 $355,000 $267,500 $185,000 ‐28% ‐38% ‐13%

2012 $353,000 $270,000 $199,000 ‐26% ‐36% ‐5%

Average annual growth, 2000‐2012

9% 10% 10% 8% 7% 10%


Property prices and values within the City of Melton vary considerably. For instance, the City of Melton contains three of the seven suburbs in metropolitan Melbourne with the lowest median house prices in 2012, these being:

Melton South , with a median house price of $231,000 (the lowest median house price in metropolitan Melbourne)

Melton, with a median house price of $250,000

Diggers Rest, with a median house of $279,000.

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.

Table 3.5 below compares the level of growth in the median house price in selected established suburbs in and around the Melton township compared to the median for the City of Melton and metropolitan Melbourne. The table illustrates the established suburbs have experienced low levels of price growth compared to other areas of the municipality.




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Table 3.5: Median House Price Growth in Selected Established Areas in Melton, 2000‐2012

Suburb 2000 2012 Average Annual Change,

2000‐2012

Selected Established Suburbs

Melton $131,000 $250,000 +5.5%

Melton South $128,800 $231,000 +5.0%

Melton West $175,000 $304,500 +4.7%

Kurunjang $157,300 $285,000 +5.1%

City of Melton $128,000 $353,000 +8.8%

Metropolitan Melbourne $190,000 $480,000 +8.0%


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). Other suburbs in the eastern part of the municipality which recorded median house prices above $400,000 in 2012 were Caroline Springs ($425,000) and Hillside ($417,000).

The developing suburb of Eynesbury achieved a median house price of $400,000 in 2012 and represents a niche residential development achieving reasonable property prices compared to other areas in the municipality.

3.3 Home Ownership Patterns and Housing Costs

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.

The City of Melton has a limited rental market, with only 20% of homes being rented. The share of homes being rented is highest in the Melton township, where 26% of homes are rented; however, this share is still below the average for metropolitan Melbourne at 28%.

Table 3.6 summarises the housing tenure patterns in the City of Melton.

Table 3.6: Housing Tenure Characteristics, City of Melton, 2011


Eastern Suburbs

Melton Balance

City of Melton

Greater Melbourne

Tenure Type (Occupied Private Dwellings)Owned outright 26.4% 18.1% 26.6% 22.4% 33.5% Owned with a mortgage 47.1% 65.5% 50.1% 56.4% 37.7% Rented 26.0% 15.4% 22.9% 20.5% 28.0% Other tenure type 0.5% 1.1% 0.5% 0.8% 0.8%


The median monthly mortgage payment in the City of Melton ($1,760) is slightly lower than the metropolitan median ($1,840); however, median mortgage payments vary significantly




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across the three City of Melton precincts, with payments clearly the lowest in Melton township.

Furthermore, the median weekly rent paid by Melton township residents is approximately 22% lower than the metropolitan average. The lower rental returns achieved by properties in the Melton township will be an important consideration for property developers seeking to invest in rental properties in the future.

The share of the median household income that goes to paying the mortgage is a broad measure of housing affordability or mortgage stress. The median mortgage repayment in the City of Melton represent 30% of the median household income, and this compares to an average of 32% for metropolitan Melbourne.

A share of 30% of household income going to mortgage repayments is typically regarded as the minimum benchmark for ‘mortgage stress’ within a household.

Table 3.7: Housing Costs, City of Melton, 2011


Eastern Suburbs

Melton Balance

City of Melton

Greater Melbourne

Median monthly mortgage repayment $1,480 $2,000 $1,780 $1,760 $1,840Variation from Greater Melbourne median ‐19.6% 8.7% ‐3.3% ‐4.3% 0.0%Median mortgage as a share of median household income

30.7% 28.6% 31.7% 29.8% 31.8%

Median weekly rents $240 $320 $280 $270 $310Variation from Greater Melbourne median ‐22.6% 3.2% ‐9.7% ‐12.9% 0.0%

Share of occupied dwellings connected to the internet

78.7% 88.6% 81.2% 83.8% 82.0%


3.4 Specialised Residential Markets

Opportunities for specialised residential markets currently exist and will continue to evolve over the coming years. These opportunities will include the following:

Social and affordable housing, having regard for significant areas of disadvantage, as illustrated in the SEIFA index shown in Section 2.5.

Retirement village living, with the ageing of the City of Melton population. For instance, id Consulting forecast that over the next 20 or so year the City of Melton will accommodate an additional 17,000 residents aged 65 years or over. A share of these residents may choose retirement village living. The City of Melton already contains a number of retirement villages and has an above‐average proportion of older residents currently residing in retirement village accommodation compared to other areas.

Further analysis on the retirement village development opportunities in the municipality is provided in Chapter 7.




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Aged‐care accommodation is also driven by an ageing population. Further analysis on the future demand for aged‐care accommodation in the City of Melton is provided in Chapter 7.


Analysis of the residential development trends shows that since the development of Caroline Springs commenced in 1999, the City of Melton has been a major focus for greenfield residential development.

Since that time, a significant share of residential development and its associated investment has been directed to the growth areas in the municipality. New residents are attracted to the new estates and to the new facilities that are also developed, including schools, shopping centres, community facilities, etc. These new growth areas now achieve the highest property values, while residents in these areas also tend to reflect a more affluent socio‐economic profile compared with the balance of the municipality.

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 in 2000.

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.




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4 RES IDENT IAL CHARACTER ANALYS IS

One of the core objectives of the Melton Housing Diversity Strategy is to provide Council with the appropriate tools to plan future residential communities with greater certainty. An important step in this process is to assess, categorise and document the existing character of the residential areas in the City of Melton. The residential character is an important consideration in determining the appropriate location for the new residential zones.

The process in assessing the existing residential character is outlined in this Chapter, together with an overview of the main settlement areas.

Detailed analysis of the residential character areas is provided in Appendix B.

4.1 Residential Character Analysis Methodology

The process which guided the residential character assessments consists of the following tasks:

Background research into other residential character assessments in Melbourne, including the identification of the elements by which residential character was assessed.

Establishment of key criteria for assessing existing neighbourhood character.

High level desktop assessment and associated mapping of influential information, including zoning, overlays (including heritage), lot size pattern and distribution, street pattern and alignment, vacant lots, setbacks, site coverage, access and crossovers.

Site visits were conducted over two days in July 2013 to confirm desktop mapping data and to provide additional information regarding housing typology, landscaping in the private and public realm, housing era and style, building materials, fencing and any noted anomalies that would assist in forming the neighbourhood character boundaries.

Data was analysed in detail in order to formulate character area boundaries, including the documentation and description of their characteristics within individual character assessment tables (provided in Appendix B).

The existing character areas identified through the above analysis formed the basis of further assessment and identification of future change areas for which higher density residential housing and more intensive forms of residential development may be suitably targeted. Further details of the methodology adopted for the identification of future change areas is provided in Chapter 5.

4.2 Melton Township Residential Character Assessment

The Melton Township is orientated towards the western boundary of the City of Melton. Its history dates back to the 1830’s when Melton was first settled by squatters who established sheep runs, with the settlement benefiting from through traffic to the Ballarat goldfields during the Victorian Gold Rush. Melton was declared a satellite city in 1974 which, at the time,




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led to major residential development and has significantly influenced the Township’s urban form. With its ‘satellite city’ designation, a green belt existed between Melton and the urban area of Melbourne until the late 1990s. Although noting Melton’s original ‘satellite city’ status, the Township forms part of the MPA’s West Growth Corridor, where the township of Melton constitutes the western‐most edge of Melbourne’s designated Urban Growth Boundary (UGB). PSPs are being progressively prepared for UGZ land, which will eventually connect the residential areas of Caroline Springs to Melton Township.

Contextually, the Western Freeway runs through the centre of Melton Township, which connects Ballarat (to the west) to Melbourne CBD, and effectively bisects the Township. A larger proportion of the Melton Township is located to the north of the Western Freeway where it accommodates a greater proportion of recent urban expansion to both the north and west of the established settlement.

Melton Highway, which terminates at Melton Township, provides a secondary link back to the western suburbs of Melbourne. Melton Township is bounded to the east by Gisborne‐Melton Road which provides vehicular access to northern towns such as Gisborne.

The residential character of Melton township is older than the newly developed suburban estates of Caroline Springs, Hillside and Taylors Hill, noting the township was originally established in the mid‐1800s. The subsequent 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. As such, Melton’s neighbourhood character can be categorised in five broader residential typologies.

The first residential housing typology covers the period from its original settlement in the 1830’s through to the post war period and up until the 1970’s. During this period the development and growth of the town occurred in an organic manner, focusing on the core and surrounds of the Melton Activity Centre and Melton South Activity Centre, featuring a grid street pattern. Refer to Figure 4.4: Melton Township, Housing Era. A range of building and architectural styles are evidenced from this time period, being reflective of the various eras, however single detached dwellings in a range of material is the common type.

The second residential housing typology covers from the early 1970’s through to the late 1980’s, which resulted from the declaration of Melton as a ‘satellite city’. The housing typology consists of single storey standard brick dwellings which are evident in the expanded area surrounding Melton Activity Centre and Melton South Activity Centre, featuring a curvilinear and cul‐de‐sac street pattern. Refer to Figure 4.4: Melton Township, Housing Era. This area contains a large proportion of Melton’s current unit‐style medium‐density development. Refer to Figure 4.5: Melton Township, Dwelling Typology.

The third residential housing typology is the sequential development that occurred between the 1990s to early 2000s and which is situated on the outer‐rim of traditional township residential areas. This typology starts to introduce double storey dwellings with brick facades and a range of detailing and styles.




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The fourth typology consists of the ‘standard suburbia’ recent development from the early 2000s to present, generally located on the outer fringes of Melbourne. These typify smaller lots, lesser setbacks and the introduction of rendering finishes, and are generally located on the outer fringes of Melton Township. Within these areas, new estates with planning permits exist on the edges of Melton, some of which are currently under‐construction. There is a current application for 1,000 lots for Botanic Springs Estate located on the south‐western urban boundary of Melton Township.

The last category consist of the low‐density residential housing spread throughout the north and south of Melton Township, including the areas nominated in the Low Density Residential Zone (LDRZ). Housing era and typologies differ in these areas depending on when they were established; however, they generally have larger setbacks and building footprints and wide frontages to the street.

Overall, Melton Township has a fairly harmonious residential character despite these gradual era changes from the inner Township to the outer edges. Subdivision patterns throughout Melton are relatively consistent in size, ranging between 400‐1,000m2 lots in the standard residential areas, with the exception of the larger lots which exceed 2,000m2. Refer to Figure 4.3: Melton Township, Lot Sizes.

Street patterns vary significantly between grid arrangements to curvilinear cul‐de‐sac arrangements, which have an impact on the consistency of setbacks, lot sizes and shapes and building sittings.

Vegetation type and scale in Melton Township is a considerable distinguishing feature as it varies significantly. 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 of a contemporary nature in the more recent estates on the fringes of Melton Township.

In considering all of these character attributes, with era and lot sizes as the key drivers, it has been possible to divide Melton in the different neighbourhood character areas. Each of these character types/ precincts is documented in Appendix B.

Figures 4.1 to 4.5 on the following pages illustrate the land use patterns, existing zones, lot sizes, housing era and dwelling typology in the Melton Township.




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Figure 4.1: Melton Township, Land Use and Activity




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Figure 4.2: Melton Township, Land Use Zone




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Figure 4.3: Melton Township, Lot Sizes




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Figure 4.4: Melton Township, Housing Era




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Figure 4.5: Melton Township, Dwelling Typology




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4.3 Caroline Springs and Surrounds Residential Character Assessment

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. It is an important contextual consideration that these suburbs form the current western urban edge of the urban growth corridor, which links with urban development located in the Brimbank municipality immediately to the east.

The combined neighbourhood suburbs Caroline Springs, Hillside and Taylors Hill are located broadly north of Ballarat Road and extend further north to Melton Highway. The northern sections of Hillside are located to the north side of Melton Highway, with the northern and western suburban edge of Hillside forming the current UGB. The current UGB then extends west along Melton Highway to Melton Township, which will facilitate future urban development extending west from the existing urban edge of Taylors Hill and Caroline Springs.

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 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. Refer to Figure 4.10: Caroline Springs and Surrounds, Housing Era.

A large majority of 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. It is also clearly evident that the built form typology found around the Caroline Springs Town Centre is more varied, containing a more focused concentration of medium‐density style development, including attached townhouses and apartment buildings which leverage off the amenity and accessibility associated with proximity to the town centre. Some medium density development is dispersed throughout this area, as is illustrated on Figure 4.11: Caroline Springs and Surrounds, Dwelling Typology.

The Caroline Springs Town Centre and immediate environs is covered by a Comprehensive Development Zone (CDZ), which guides development and built form outcomes. Residential development within the CDZ of Caroline Springs is substantially higher than the surrounding suburbs, reaching heights of 6‐storeys with minimal or no street setbacks, creating a vastly different street character. As such, the character the Caroline Springs Town Centre is considered to be of a more inner urban character than the standard suburban character of the precincts which more broadly surround it.

Landscaping across these suburbs provide some future markers of urban character; however, it is a relevant consideration that landscaping across these suburbs is in a state of flux, particularly as trees and associated vegetation planting are currently establishing and/or recently established. Landscaping within both the public and private realm is likely to become an elevated character consideration in future years as trees within both the public and private realm reach a greater degree of maturity and dominance, including general canopy appearance and the associated sense of framing and enclosure of streetscapes they provide.




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Noting the relative consistency of building age and subdivision pattern, a degree of homogeneity exists in the overall character of these suburbs. Notwithstanding this, it has been possible to categorise Caroline Springs, Hillside and Taylors Hill into 10 character types/ precincts. Each of these character types/precincts is described in Appendix B.

Figures 4.6 to 4.11 on the following pages illustrate the land use patterns, existing zones, lot sizes, housing era and dwelling typology in the Caroline Springs, Hillside and Taylors Hill area.




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Figure 4.6: Caroline Springs and Surrounds, Land Use and Activity




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Figure 4.7: Caroline Springs and Surrounds, Land Use Zones




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Figure 4.8: Caroline Springs and Surrounds, Overlays




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Figure 4.9: Caroline Springs and Surrounds, Lot Sizes




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Figure 4.10: Caroline Springs and Surrounds, Housing Era




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Figure 4.11: Caroline Springs and Surrounds, Dwelling Typology




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4.4 Diggers Rest Residential Character Assessment

The settlement of Diggers Rest constitutes a small township located at the intersection of Old Calder Highway, Calder Freeway bypass and the regional train line (Sunbury & Bendigo V/Line). The township is compact in area, consisting of approximately 760 residential allotments located within a tightly arranged settlement pattern. The history of Diggers Rest dates back to the mid 1800’s, with the settlement being established as a stopping place on the road to the Bendigo goldfields. Whilst noting the history of the township, much of the original building stock has been replaced by subsequent eras of development.

Although a ‘stand‐alone’ settlement, Diggers Rest is located to the south of the much larger regional township settlement of Sunbury. The combined settlements of Diggers Rest and Sunbury are captured by the MPA’s Sunbury/ Diggers Rest Growth Corridor Plan. A PSP has already been prepared for Diggers Rest, particularly focusing on the UGZ to the west and the integration of this new development area with the existing township. Refer to Figure 4.12: Diggers Rest, Land Use Zone for the extent of the UGZ to the west of the existing Diggers Rest Settlement.

A PSP will also be prepared for UGZ land surrounding Sunbury; however, there will still be a significant visual and physical divide between Sunbury and Diggers Rest due to the existing alignments of the Calder Freeway and the Railway line.

Notwithstanding this future township form, the original settlement pattern of Diggers Rest constitutes a series of residential streets located to the west of the Old Calder Highway. While the Calder Highway remains the main arterial road through the township, the later development of the Calder Freeway upgrade has improved the amenity of Diggers Rest, where the freeway now bypasses around the township in immediate proximity to the west.

Regarding its urban character, the settlement of Diggers Rest accommodates three distinct residential character types. These character types consist of the standard residential urban development dating the late 1960s, substantially the 1970s, and then into the early 1980s. Newer lower density residential development dates from the 1990s, and a compact residential estate dates from the mid‐2000s. Refer to Figure 4.15: Diggers Rest, Housing Era.

The predominantly 1960s to 1980s era of Diggers Rest constitutes the largest proportion of residential development found within the settlement. This area covers a generally triangular section of land located to the western side of the Calder Highway and further bounded by Plumpton Road to the west and Diggers Rest ‐ Coimadai Road to the south. Allotment size, street pattern and building stock are reflective of the suburban style and feel of the 1980s era of construction.

The larger lower density allotments dating from the 1990s are located on land to the east of Calder Highway, including rear boundary interfaces with the adjacent Calder Freeway alignment. The character of this precinct is slightly more informal 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 accommodates 37 allotments within Pepper Close and is located immediately to the north of Diggers Rest ‐ Coimadai Road. The streetscape character of this estate is more compact and contained, where allotment size,




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street pattern and building stock are reflective of the suburban style and feel of the 2000s era of construction.

Figures 4.12 to 4.15 show the land use zone, overlays and lot sizes for Diggers Rest.

Further details of the Diggers Rest character assessment are provided in Appendix B.




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Figure 4.12: Diggers Rest, Land Use Zone




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Figure 4.13: Diggers Rest, Overlays




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Figure 4.14: Diggers Rest, Lot Sizes




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Figure 4.15: Diggers Rest, Housing Era




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4.5 Rockbank Residential Character Assessment

Rockbank is a small isolated township, located in between Caroline Springs and Melton. Caroline Springs is located 6.5 km to the east and Melton is located 10km to the west. The existing settlement is positioned south of the Western Freeway, located between Caroline Springs and Melton Township. Although currently forming a small ‘stand‐alone’ settlement, Rockbank is located within the designated West Growth Corridor for Melbourne. The township contains two distinct precincts, 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 part of the township.

The entire existing settlement of Rockbank is situated within the Rockbank South Precinct Structure Plan (PSP) area. The existing dwellings are of a conventional suburban density which make up the eastern half of the settlement and are proposed to be retained within the PSP. Alternatively, the low‐density residential land which constitutes the western part of the Rockbank township is included in the Rockbank PSP area. On this basis, the low‐density western part of Rockbank has been excluded from this residential character assessment.

A railway line is located on the southern boundary of the existing township, with a railway station located west of Leakes Road. While the township is small in size, it contains a BP Petrol Station, McDonalds, Caravan Park, the Ian Cowie Recreational Reserve, General Store, Church, Rockbank Primary School, Community Hall, Kindergarten and Child Health, CFA and a playground.

The street pattern of the eastern pocket of residential land generally consists of 500‐700m2 lots, mostly in a grid formation. Three cul‐de‐sacs extend to the south‐west corner, generating a range of larger, irregular shaped lots.

Although the history of the settlement of Rockbank dates back to the mid 1800’s, the general housing typology within the township characterises 1970s to 1980s, single‐storey brick dwellings with medium setbacks. Some weatherboard dwellings exist within the area, along with an allotment of recent medium‐density dwellings with lot sizes less than 450m2. While there are some noted anomalies, the conventional suburban area of Rockbank has been allocated into a single area due to its general consistency in character.

Further details of the Rockbank character assessment are provided in Appendix B.

4.6 Eynesbury Residential Character Assessment

Eynesbury is an emerging settlement which is located 12 km south of the Melton Township and 40km west of Melbourne CBD. The township is positioned on the south‐western municipal boundary of the City of Melton, with the settlement of Eynesbury extending into the Wyndham municipality located to the south.

In a regional context, Eynesbury is situated directly south of Melton (accessed by Eynesbury Road) and north‐west of Werribee. The township is currently contained within a Mixed Use Zone (MUZ), while being located outside of the UGB.

Eynesbury constitutes a unique settlement in the context of the City of Melton. The form of the settlement constitutes recently developed ‘standard’ suburban residential dwellings




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scattered among an existing golf course, ornamental lake and open space. However any development within Eynesbury is subject to assessment by a set of body corporate enforced design guidelines. The application of these guidelines seeks to provide higher quality dwellings to provide a point of difference from existing developments with standard product based residential typologies which are prevalent in other newly developing residential estates.

Eynesbury Road provides a dramatic entrance to the township from the north, as it extends through a Grey Box Forest reserve which constitutes a significant landscape character feature for the area.

Historically, the settlement was an early pastoral station established by Simon Staughton in the 1840s. A number of the early 19th century pastoral buildings and 20th century farming structures have been retained and redeveloped for commercial and historical purposes.

The current settlement pattern of Eynesbury contains eight clusters of housing with a general grid formation, located throughout the Eynesbury Golf Course. Eynesbury Road, which runs through the centre of the settlement, connects most of the different clusters. Early stages of development have been orientated towards the north‐eastern entrance of Eynesbury Road, with new undeveloped subdivision land being sold on the western edge. While consistent street trees are present throughout, more established and informal public vegetation is located on the eastern edge of the township.

A consistent but mixed character is evident throughout Eynesbury. Housing typology is typically single and double storey detached dwellings, with small pockets of attached medium‐density dwellings generally located adjacent to open space. A range of materials, styles and detailing are present throughout the area; however, some repeating white weatherboard dwellings exist along Charlton Avenue. Pedestrian paths surround the residential clusters in Eynesbury do not take advantage of an outlook to the golf course, with the rear of lots backing onto the course and frontages onto internal roads.

Streetscapes in Eynesbury are of a high quality with the public realm consisting of establishing vegetation, consistent street trees and generally confined/narrower roads. Canopy vegetation, in the form of the Grey Box Forest which is located at the entrance to Eynesbury, is considered to be a key contributor to the character of the area.

As Eynesbury is currently being developed over a number of stages, its character could be said to be ‘emerging’. However, due to the generally consistent nature of the existing development within Eynesbury, and noting also that all future development will be subject to the same design guidelines, the entire settlement has been categorised into a single character area.

The Development Plan for Eynesbury is shown in Figure 4.16, while further details of the Eynesbury character assessment are provided in Appendix B.




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Figure 4.16: Eynesbury Development Plan

Source: Eynesbury Station Incorporated Plan, September 2001




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4.7 Toolern Vale Residential Character Assessment

Toolern Vale is a small residential settlement located approximately 11km north of Melton Township and 11 km west of Diggers Rest. The form of the settlement is triangular in shape and is situated on the north‐east corner of Diggers Rest‐Coimadai Road and Gisborne Melton Road intersection.

Toolern Vale constitutes a settlement which is disconnected from any of the larger urban settlements/townships in the City of Melton. Gisborne Melton Road is the main connection to Gisborne to the north and Melton Township to the south, while Diggers Rest‐Coimadai Road forms the main connection to Diggers Rest to the west (accommodating the nearest train station). The area consists of approximately 40 lots, and an approximate population of 110 people (based on ABS Census data). The settlement contains minimal services including a primary school, community hall, second‐hand store, and general store with service station on the north side of Diggers Rest‐ Coimadai Road, and tennis courts/ playground and war memorial on the southern side. As is often the case with settlements of this size, residents would access services in Melton Township (11km south of Toolern Vale) or Gisborne (15 km to the north).

The settlement pattern of Toolern Vale has been compacted into a triangular format, constituting three internal local streets, which has resulted in a range of lot sizes and shapes. Larger and deeper lots are generally located along Gisborne Melton Road and consist of large landscape buffered verges and setbacks. Toolern Vale typifies a rural settlement with unsealed or rural standard roads and with minimal public realm amenities such as footpaths, lighting, drainage etc.

The township is characterised by a range of low‐density residential housing stock and, although the history of the township dates back to the mid‐1800s, the housing stock within Toolern Vale predominantly dates from the 1980s to 1990s. A variety of detailing, materials and typologies are present, mostly consisting of brick or weatherboard with pitched or gabled roofing. The streetscapes are considered to be narrow and contained due to the dominating canopy vegetation, informal streetscapes and slight undulating topography.

In considering all of these residential character attributes, and noting that era and lot sizes are the key drivers, Toolern Vale has been categorised into a single broad character area. Further details of the Toolern Vale character assessment are provided in Appendix B.


Residential character is considered to be important in the designation of the new residential zones, particularly the Neighbourhood Residential Zone.

The following Chapter identifies the Change Areas for the City of Melton, and takes into consideration the residential character assessment presented in this Chapter and in Appendix B.




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5 IDENT IFY ING THE FUTURE RES IDENT IAL CHANGE AREAS

This Chapter identifies the future residential change areas for the established areas of the City of Melton.

5.1 Overview of the Future Residential Change Areas

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, as identified in Chapter 4 and Appendix B.

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 new suite of residential zones (refer Section 1.2) and the intensity of future development outcomes these zones seek to facilitate. Accordingly, the three applicable residential zones and their anticipated development outcomes can be summarised as follows:

Limited Change Area: Neighbourhood Residential Zone (NRZ)

Incremental 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, the outcomes of this study seek to provide guidance to appropriately manage the process of evolution of residential neighbourhood character, and noting that the degree of change likely within 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 report 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 high levels of residential change relate to their location and accessibility to activity centres and public transport, while those areas that




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are slightly more isolated in terms of activity centres, public transportation etc., are expected to accommodate lower levels of residential change.

As described at Chapter 4 and in Appendix B, the existing neighbourhood character areas were determined through a process of the identification of unifying elements relating to location, era, road alignment, building materials, landscape quality etc. These character areas were identified to assist with understanding existing neighbourhood character.

However, in order to provide a meaningful neighbourhood character policy, it should be clearly understood that it is important to not simply devise ‘future character area statements’ to correspond exactly with the designated existing neighbourhood character areas. As such, the designated future residential Change Areas are spatially mapped based on their locational attributes and opportunity to accommodate future change, meaning that in many instances their boundaries do not accord with the boundaries of designated existing neighbourhood character areas.

Another important issue for the Strategy is to ensure the designated future residential Change Areas, and particularly those with higher scope for change, should be grounded in sound planning policy. In accordance with a well‐documented and accepted planning policy position, areas nominated for higher levels of change should have good accessibility to activity centres and associated public transport (i.e. the PPTN). Accordingly, those areas that are closely located to public transport, commercial centres, facilities and services, are deemed to have a high degree of accessibility, and therefore are more suitably located to accommodate higher rates of residential change and to service the needs of future occupants.

In order to spatially consider the application of such principles, an analysis of accessibility was undertaken, including convenient walkability to activity centres/ services and access to public transport etc. The outcomes of the analysis are shown in Figures 5.1, 5.2 and 5.3, which identify the ‘areas of influence’ which have been considered in identifying the residential Change Areas.

Likewise, to ensure that the future Residential Areas are grounded in sound planning policy, the following principles have been applied:

The areas with good to excellent accessibility and proximity to activity centres are nominated for higher levels of change (i.e. the substantial change and incremental change areas).

At the other end of the scale, those areas that are not as well located to activity centres are nominated as being appropriate for a lower rate of change (i.e. limited change area).

The ‘limited change’ designation has also been applied to areas with a distinctive pattern of development and/or consistent character which, within the context of the City of Melton, includes subdivision estates with larger lots (i.e. greater than 1,000m2) and lower density styled estates.




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Figure 5.1: Melton Township, Areas of Influence




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Figure 5.2: Diggers Rest, Areas of Influence



Figure 5.3: Caroline Springs, Areas of Influence




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5.2 Methodology in Determining Change Areas

The methodology and key principles adopted in identifying the future residential Change Areas are summarised below. However, for clarity it is reiterated that the designated future residential Change Areas are tied specifically to the reformed residential zones, and the intensity of future development outcomes they seek to facilitate.

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 Principal Activity Centres and 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 areas surrounding Neighbourhood Activity Centres which are not located near a train station or public transport interchange.

Apply the Neighbourhood Residential Zone to areas with a distinctive pattern of development and/or consistent character within 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, which is consistent with published briefing material from DTPLI on the appropriate application of the new residential zones.

Apply the General Residential Zone to the balance of existing residentially zoned land which is not designed within areas of either the Residential Growth Zone or the Neighbourhood Residential Zone.

Broadly confirm the designated future Change Areas against the commentary and feedback received during the various consultation phases throughout the project.

The designated Change Areas have evolved throughout the preparation of the Strategy and have taken into consideration consultation with key stakeholders and the wider community.




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5.3 City of Melton Residential Change Areas

In general terms, the areas designated for substantial change and which will broadly reflect the Residential Growth Zone are located around the Melton Town Centre, the Melton South Train Station and the Caroline Springs Town Centre.

The draft residential Changes Area for the Melton Township, Caroline Springs and Surrounds and Diggers Rest are illustrated in Figures 5.4, 5.5 and 5.6.


The future residential Changes Areas identified in this Chapter reflect the potential areas designated for the new residential zones.

Although some areas may be identified as having potential to accommodate substantial change or significant levels of residential infill development, this does not necessarily mean they will be developed into medium or higher‐density residential areas in the near term. The designation of areas for substantial change reflects the notion that they are well located for higher‐density residential development. A variety of other factors need to align in order to achieve an increase in residential densities, including the availability of willing land owners, the ability to amalgamate sites, whether demand for higher density development exits, the general state of the economy and residential markets, etc.

It is also important to note that the areas designated for incremental change can also accommodate some forms of medium‐density development.

The following Chapter assessed the extent of housing that could be developed within each of the areas designated for limited, incremental and substantial change.




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Figure 5.4: Melton Township, Residential Change Areas




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Figure 5.5: Caroline Springs and Surrounds, Residential Change Areas




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Figure 5.6: Diggers Rest, Residential Change Areas




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6 CAPACITY ANALYS IS FOR RES IDENT IAL CHANGE AREAS

This Chapter provides an assessment of the housing capacity in the residential Change Areas identified in Chapter 5, and includes a detailed assessment of the potential for each Change Area to accommodate different dwelling types over the next 20 years.

6.1 Considerations for Estimating Dwelling Capacity in Change Areas

Dwelling capacity estimates have been prepared having regard for the different principles and urban form identified for each Change Area (refer Chapter 5). The assessment of future dwelling capacity takes into to consideration a range of factors likely to influence the availability of residential property for development.

The assessment of dwelling capacity for each of the three Change Areas takes into account the following:

Available vacant and redevelopment development sites

Age of residential building stock and potential ‘turnover’ rates for redevelopment

Potential residential densities.

These factors are outlined below in terms of implications for the dwelling capacity assessment. Other factors such as applicable zoning, building permit applications, consultation with Council officers etc, have also been considered in the analysis.

Development Sites in the Change Areas

Vacant land plays an important role in determining future housing supply in the City of Melton. An immediate source of dwelling supply includes ‘regular’ vacant sites in the Change Areas which reflect conventional residential lots (i.e. up to 2,000m2), together with major vacant sites on identified RGZ land of 5,000m2 and larger. However, only a limited supply of large vacant and redevelopment development sites exist within the identified RGZ, and this has a negative impact on the estimates of capacity for higher density housing.

In addition, larger residential estates located within the Change Areas contain vacant residential development sites, such as Botanica Springs and Maplewood, and these sites will also be a key source of future dwelling supply in the Change Areas.




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Age of Dwelling Stock

The age of dwelling stock has been estimated based on data provided by Council showing year of subdivision. Table 6.1 provides an indication as to the extent of existing aged dwelling stock which may potentially be redeveloped into new housing.

Approximately 34% of all dwellings in the three Change Areas were constructed prior to the year 2000, with the identified NRZ containing the highest share of older dwelling stock.

It is generally understood that dwellings which are approximately 30 years or older are more likely to be demolished and re‐developed to incorporate additional housing stock, such as through the creation of dual occupancy or detached villas, etc.

Table 6.1: Number of Dwellings by Age in Change Areas, 2012

Change Area Pre‐2000 2000 and onwards Total Share of Total Stock

constructed prior to 2000

Residential Growth Zone 1,490 2,570 4,060 37% General Residential Zone 11,550 22,230 33,780 34% Neighbourhood Residential Zone 580 1,220 1,800 32%

Total 13,620 26,020 39,640 34%

Source: City of Melton; Essential Economics. Note: Subdivision date used to determine age of residential stock

Having regard for the recent timing of most development within the municipality, urban regeneration and renewal are expected to be minor, yet important, contributors of new supply in the Change Areas. The replacement of ageing dwelling stock provides opportunities to increase housing density, although assumptions of the rate of dwelling turnover in the Change Areas have also been informed by the rates of development being achieved in comparable areas of Melbourne.

Residential Density

Industry benchmarks have been used to develop forecast dwelling capacity based on an understanding of the scale of new buildings and the extent of residential development likely to be accommodated on sites within each Change Area. An example is the guide prepared by Landcom, shown in Figure 6.1, which is generally accepted in the property industry as an appropriate indication of the interaction between residential development formats and dwelling density.

Constrained Land

Estimates of dwelling capacity do not take into consideration environmental constraints associated with individual sites, unless it is obvious that residential development is unlikely to occur. For example, it is most unlikely that residential development will occur on land zoned for residential purposes which has been designated for a major highway, recreation reserve, drainage reserve, education or located in a protection area. Further research into the




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development constraints of major vacant development land may be required in the future, and may identify some opportunities for residential development not identified in this analysis.

Likewise, the potential to rezone existing land to accommodate residential uses has not been included in this residential capacity assessment.

Figure 6.1: Residential Density Guide for New Development

Source: Landcom, Residential Density Guide

6.2 Dwelling Capacity in the Identified RGZ Areas

Methodology

For Residential Growth Zone (RGZ) areas, new dwelling capacity has been determined with reference to the following potential sources of new housing stock:

Melton, Melton South, Caroline Springs

- ‘Regular’ vacant sites to be developed for predominantly townhouses at approximately 40 dwellings/ha.

- Renewal of older stock, with an assumption that approximately a net change of 21 dwellings per annum will occur in these areas. This assumption is based on an average of seven applications per annum and an average of three (net) additional dwellings per application, and is applied to dwellings around 30 years old. This will include a mix of apartments, townhouses and detached dwellings.




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- Major development sites, which includes three key development sites at Caroline Springs. Existing major development sites (ie, over 5,000m2) to be developed for townhouses and apartments at approximately 75 dwellings/ha.

For the purpose of this assessment, the estimated dwelling capacity for RGZ in the City of Melton includes Comprehensive Development Zoned (CDZ) land in Caroline Springs (refer Section 6.5).

Outcomes

The RGZ has potential to supply approximately 890 net new dwellings over the period 2011 to 2031, as summarised in Table 6.2.

The renewal of RGZ areas will occur in the two RGZ areas identified for the Melton Township, noting that no dwellings older than 30 years exist in the Caroline Springs RGZ.

Based on the assumption of seven applications per annum are approved by Council each year in their RGZ areas, and having regard for the 1,490 existing dwellings which are approximately 30 years or older (refer Table 6.1), it is estimated that 9% of the RGZ older housing stock will be turned over during the next 20 years.

Residential development on existing vacant lots within the area would provide approximately 270 new dwellings, while major development sites in Caroline Springs will also be important sources of new dwelling supply contributing approximately 190 dwellings, including the provision of some housing diversity in the form of apartments.

Table 6.2: Residential Growth Zone, Potential Net New Dwelling Supply to 2031

Residential Growth Zone Detached Semi‐detached Units/Apartments Total

Major Development Sites 0 40 150 190Regular vacant sites 90 100 80 270 Urban renewal 110 210 110 430

Total Potential Dwelling Supply 200 350 340 890

Source: Essential Economics Note: Analysis includes Comprehensive Development Zoned land in Caroline Springs

6.3 Dwelling Capacity in the Identified GRZ Areas

For General Residential Zone (GRZ) areas, new dwelling capacity has been determined with reference to the following potential sources of new housing stock:

Small vacant sites (ie, under 2,000m2) to be developed for detached dwellings (75%) and townhouses (25%) at approximately 30 dwellings/ha, noting that many of the smaller sites are located in established residential areas in close proximity to the municipality’s activity centres or key transport infrastructure.

Large vacant sites (ie, over 2,000m2) to be developed for detached dwellings (90%) and townhouses (10%) at approximately 15 dwellings/ha, noting that many of the large sites are located on the periphery of the townships.




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Renewal of older housing stock. Approximately 15 applications per annum to 2021, increasing to 29 applications per annum beyond 2021 based on expectations of the turnover of existing housing stock, with an average of 3 new dwellings per application incorporating a mix of detached dwellings and townhouses.

Discussions with City of Melton planning officers indicate potential exists for new detached dwellings in large greenfield estates within the identified GRZ areas. Where possible, actual estimates of lot numbers for estates such as Botanica Springs, Arnolds Creek, Peppermint Grove and The Pinnacle have been incorporated into the capacity estimate.

Outcomes

Large areas identified for GRZ have the potential to supply approximately 9,990 net new dwellings in the period 2011 to 2031, as shown in Table 6.3.

Large vacant sites are expected to provide a large share of potential new supply in the coming years, potentially accommodating 7,460 new dwellings. Smaller vacant lots tend to be located in closer proximity to established activity areas and other infrastructure.

Similarly to the RGZ, the Melton township will be a key focus for identifying urban renewal opportunities in the GRZ Change Area. The renewal of existing stock in the identified GRZ Change Area can potentially accommodate an additional 880 new dwellings in the next 20 years, noting that some dwellings in the eastern parts of the municipality will also have housing stock approaching 30 years just prior to 2030.

Forecasts for the renewal of existing stock assume approximately 15 applications are approved by Council each year in GRZ areas to 2021, with an additional 14 applications approved between 2021 and 2031. Having regard for the 11,550 existing dwellings in this area aged around 30 years during this period, it is estimated that around 8% of older dwelling stock in the GRZ will be turned over during the 2011 to 2031 period.

Table 6.3: General Residential Zone, Potential Net New Dwelling Supply to 2031

General Residential Zone Detached Semi‐detached Units/Apartments Total

Large vacant sites (>2,000m2) 6,710 750 0 7,460

Small vacant sites (<2,000m2) 1,240 410 0 1,650

Urban renewal 660 220 0 880

Total Potential Dwelling Supply 8,610 1,380 0 9,990

Source: Essential Economics

6.4 Dwelling Capacity in the Identified NRZ Areas

For the identified Neighbourhood Residential Zone (NRZ) areas, new dwelling capacity has been determined with reference to the following potential sources of new housing stock:

Large vacant sites (ie, over 1,000m2) to be developed for a maximum of two dwellings.




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Renewal of older housing stock. An assumption that an average of one application per annum to 2021, increasing to two applications per annum beyond 2021 based on expectations of the turnover of existing housing stock, with an average of only one net additional detached dwelling per application.

Outcomes

Additional dwelling supply in the identified NRZ will also be generated by development on the existing vacant allotments of over 1,000m2 (320 dwellings), and a small allowance is also made for some very minor subdivision of ageing NRZ lots ‐ noting that lifestyle lots play an important role in providing housing choice and diversity to residents of the City of Melton.

Overall, the identified NRZ has the potential to supply approximately 350 new dwellings in the City of Melton over the next 20 years, as shown in Table 6.4.

Table 6.4: Neighbourhood Residential Zone, Potential Net New Dwelling Supply to 2031

Neighbourhood Residential Zone Detached Semi‐detached Units/Apartments Total

Large vacant sites (>1,000m2) 320 0 0 320Urban renewal 30 0 0 30

Total Potential Dwelling Supply 350 0 0 350

Source: Essential Economics

6.5 Dwelling Capacity for Comprehensive Development Zoned Land in Caroline Springs

For the purpose of this assessment, the estimated dwelling capacity for the RGZ in the City of Melton includes Comprehensive Development Zoned (CDZ) land in Caroline Springs. While limited opportunities for higher‐density development exist in the municipality, Caroline Springs is a location where demand for such form of development does exist, as evidenced by the recent development of various multi‐storey apartment developments.

6.6 Dwelling Capacity for Eynesbury

Estimates for dwelling capacity at the Eynesbury settlement are significantly influenced by the precinct’s Development Plan which indicates additional forecast stock of approximately 4,000 lots. Having regard for the current Mixed Use zoning and the strict design guidelines applied to the lifestyle‐based estate, the balance of development capacity in the Eynesbury township is forecast to comprise an unknown mix of detached and semi‐detached dwellings.

6.7 Summary of Capacity Assessment and Implications

The total net new dwelling supply capacity of the identified Change Areas in the period 2011 to 2031 is estimated to be in the order of 11,230 dwellings, as shown in Table 6.5.




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Table 6.5 also provides an indication of potential dwelling capacity by dwelling type. The distribution of dwelling type is indicative only, and would change depending on the eventual development outcomes achieved at an individual site basis.

Table 6.5: Potential Net New Dwelling Supply to 2031, Total Change Areas

Change Area Detached Semi‐detached Units/Apartments Total

Residential Growth Zone 200 350 340 890 (6%)

General Residential Zone 8,610 1,380 ‐ 9,990 (66%)

Neighbourhood Residential Zone 350 ‐ ‐ 350 (2%)

Sub‐total: Change Areas 9,160 1,730 340 11,230 (74%)

Eynesbury 4,000 (26%)

Total Potential Dwelling Supply 15,230

Source: Essential Economics Note: Dwelling capacity for the Residential Growth Zone includes land zoned Comprehensive Development

Zone in Caroline Springs. Figures rounded.

By 2031, the GRZ has the capacity to provide the greatest supply of net new dwellings (66%), while the large majority of new dwelling supply in the Change Areas may be provided in the form of detached dwellings (82%, excluding future supply at Eynesbury).

Large tracts of GRZ land within the Change Areas, together with development at Eynesbury, are expected to account for the majority detached dwelling supply. The development of small vacant sites in proximity to key infrastructure will also be expected to play an important role in providing this form of housing.

Approximately 1,730 semi‐detached dwellings can be supplied generally across the combined Change Areas, noting that this form of development is not deemed appropriate for lots within the identified NRZ areas, in accordance with the objectives of the zone. The identified GRZ area is likely to be able to provide around 1,380 new semi‐detached dwellings.

Only a limited supply of higher‐density dwellings is identified in the RGZ (including CDZ land in Caroline Springs), with the estimated capacity for only 340 units/apartments. This limited supply has a significant impact on the estimated capacity for higher density residential formats. As a consequence, the Strategy should identify ways in which future opportunities for higher‐density housing can be supplied with the RGZ and in the CDZ in Caroline Springs. These 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 area currently not zoned for residential, but where the current use is no longer deemed appropriate or suitable. This should only occur where a demonstrable demand for higher‐density development in the particular area can be identified.




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7 FORECAST RES IDENT IAL DEMAND

An assessment of forecast demand for dwellings by type in the City of Melton over the next 20 years is provided in this Chapter. These findings are based on 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 particular focus is the preparation of forecast dwelling demand for the identified Change Areas, and an assessment of whether or not the dwelling capacity within the Change Areas (as identified in Chapter 6) is sufficient.

In addition, analysis on the potential future demand for specialised residential markets is also provided.

7.1 Forecast Household Types in the City of Melton, 2011‐2031

Forecasts of the types of households in the City of Melton have been prepared in order to assess the likely mix of dwelling types required in the municipality over the next 20 years. These forecasts have been based on data prepared by id Consulting and DPCD.

id Consulting Household Forecasts

Table 7.1 shows the forecast households by household type for the City of Melton based on the forecasts prepared by id Consulting.

Overall, the number of households in the City of Melton is expected to increase from 37,570 in 2011 to approximately 86,550 households in 2031, representing an increase of +48,890 households which need to be accommodated in the municipality over the next 20 years.

Table 7.1: Household Type Trends, City of Melton, 2006‐2031 (No. Households)

Household Type 2006 2011 2031 Change

2006‐2011 Change

2011‐2031

Couple families with dependents 12,090 16,600 34,510 +4,510 +17,910 Couples without dependents 6,720 9,540 22,830 +2,820 +13,290 Group households 530 1,200 2,170 +670 +970 Lone person households 4,010 5,020 16,310 +1,010 +11,290 One parent family 3,360 4,500 9,070 +1,140 +4,570 Other families 530 700 1,650 +170 +950

Total Households 27,240 37,570 86,550 +10,330 +48,980





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Table 7.2 summarises the change in household types by suburb over the period 2011 to 2031 (refer Figure 2.1 for geographical boundaries). The data highlights the changing nature of households in the municipality over the next 20 years, noting the following in particular:

The majority of household growth is forecast for greenfield development areas. For instance, over the next 20 years the suburbs of Toolern, Rockbank North Growth Area, Plumpton Growth Area, Melton West, Rockbank Growth Area and Brookfield are forecast to account for 74% of the increase in households, including 86% of growth in households with couple families with dependants. These key growth suburbs are likely to accommodate a share of growth beyond 2031.

Only limited growth is forecast in the recently developed suburbs of Caroline Springs, Hillside, Burnside, Taylors Hill and Burnside Heights, as the available land for development becomes exhausted. Combined, these suburbs are forecast to account for only 8% of new households to 2031. These suburbs are forecast to experience a decline in the number of households containing couples with children.

The suburbs of Melton and Melton South are forecast to accommodate a limited share of household growth, accounting for only 5% of the total increase in households in the municipality. Lone person households are expected to account for the highest share (39%) of household growth.

Table 7.2: Additional Households by Type, City of Melton, 2011‐2031

Suburb

Couple families with

dependents

Couples without

dependents

Group h’holds

Lone person h’holds

One parent family

Other families

Total h’holds

Toolern +5,260 +4,000 +280 +1,860 +1,080 +340 +12,820 Rockbank North Growth Area

+3,140 +1,460 +140 +950 +680 +130 +6,500

Plumpton Growth Area

+2,360 +1,250 +100 +780 +490 +110 +5,090

Melton West +1,300 +950 +50 +1,510 +480 +50 +4,340 Rockbank Growth Area

+1,700 +1,250 +80 +490 +370 +90 +3,980

Brookfield +1,610 +790 +90 +850 +320 +50 +3,720Eynesbury Township

+1,230 +990 +70 +530 +250 +70 +3,140

Diggers Rest +910 +440 +40 +530 +240 +50 +2,200 Melton South (Existing)

+430 +330 +40 +690 +270 +30 +1,790

Caroline Springs ‐140 +590 +50 +910 +130 0 +1,550Kurunjang +120 +270 +10 +520 +60 +10 +1,000Taylors Hill +90 +280 0 +490 +50 0 +910 Burnside +110 +230 +10 +160 +20 +10 +530 Hillside ‐330 +290 0 +560 ‐20 +10 +510 Melton +120 +70 +20 +210 +80 +10 +510 Burnside Heights ‐30 +60 ‐10 +190 +40 ‐20 +230 Northern Rural +20 +30 0 +30 0 0 +90 Southern Rural 0 +30 0 +20 0 0 +50

City of Melton +17,910 +13,290 +970 +11,290 +4,570 +950 +48,980

Source: id Consulting (reviewed 3 May 2012) Note: ‘h’holds’ refers to households; Figures are rounded




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Comparison with DPCD Household Forecasts

Household forecasts presented in Victoria in Future 2012 (DPCD) are conservatively low compared to those prepared by id Consulting. The modelling process used for producing these forecasts differs slightly: id Consulting produce small‐area forecasts based on a 'bottom‐up' approach, with all assumptions being derived from a local perspective, whereas the DPCD forecasts are predominantly based on assumptions on development and demographic trends at a macro level.

DPCD forecast an increase of approximately +42,650 households in the City of Melton over the 2011 to 2031 period, which is 6,330 households or ‐13% below the increase of +48,980 households forecast by id Consulting.

In regard to the distribution of households by type, id Consulting forecast a greater share of couple families with dependants (37%) compared to the DPCD forecasts (30%).

A comparison the two sets of household forecasts are shown in Table 7.3.

Table 7.3: Comparison for Forecast Household Growth, 2011‐2031

Household Type DPCD Forecasts id Consulting Forecasts

Change, 2011‐2031

% Change,

2011‐2031 %

Couples without dependents 12,420 29% 13,290 27%

Couple families with dependents 12,720 30% 17,910 37%

One parent family 5,680 13% 4,570 9%

Other families 340 1% 950 2%

Lone person households 10,570 25% 11,290 23%

Group households 920 2% 970 2%

Total households (No.) 42,650 100% 48,980 100%

Source: id Consulting (reviewed 3 May 2012); DPCD, Victoria in Future, 2012

The two sets of forecasts provide an indication of the potential requirement for new dwellings to accommodate the changing household structure in the City of Melton.

These household forecasts are used as the basis for estimating the future dwelling requirements in the City of Melton and in the identified Change Areas in the following Sections. To this extent, the DPCD forecasts represent the Low Scenario and the id Consulting forecast represent the High Scenario.

7.2 Forecast Dwellings for the City of Melton, 2011‐2031

Forecast new dwelling requirements over the period 2011 to 2031 for the City of Melton by the household type are shown in Table 7.4.

These forecast dwelling requirements have been prepared with reference to the household forecasts presented in Section 7.1 and take into consideration that not all dwellings are




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occupied at any one time. Dwellings may be unoccupied for a number of reasons (eg. under‐repair, awaiting sale, or derelict). Thus, noting that 6.5% of dwellings in the City of Melton were vacant at the time of the 2011 Census, a vacancy rate of 6.5% has been applied to the forecast household requirements shown earlier in Section 7.1.

Table 7.4 shows the number of dwellings required to accommodate forecast household growth, including an allowance for vacant dwellings.

In total, a forecast supply of between 45,600 and 52,400 new dwellings is required to accommodate forecast household demand in the City of Melton by 2031. This equates to approximately 2,300 to 2,600 new dwellings a year over the next 20 years.

Table 7.4: Forecast Dwellings Requirements by Household Types, City of Melton, 2011‐2031

Household Type Low Scenario High Scenario

Couples without dependents +13,280 +14,210

Couple families with dependents +13,600 +19,160

One parent family +6,070 +4,890

Other families +360 +1,020

Lone person dwellings +11,300 +12,070

Group dwellings +980 +1,040

Total Dwellings +45,590 +52,390

Annual change, 2011‐2031 +2,280 +2,620

Source: id consulting (reviewed 3 May 2012); DPCD, Victoria in Future, 2012; ABS, Census of Population and Housing, 2011; Essential Economics

7.3 Forecast Dwellings in the Residential Change Areas, 2011‐2031

In total, approximately 15% of future dwelling demand in the City of Melton is expected to be directed to the identified Change Areas (excluding Eynesbury, but including the CDZ land in Caroline Springs). Based on this, the forecast demand for new dwellings in the residential Changes Areas over the next 20 or so years is estimated to be in the order of 7,100 to 7,700 dwellings, as shown in Table 7.5.

The share of dwelling demand varies between household types. For instance, the Change Areas – which are more likely to accommodate medium‐ to high‐density development ‐ are forecast to accommodate approximately 30% of lone person household dwellings; dwelling types such as units and apartments tend to cater for smaller households. Conversely, the Change Areas are forecast to accommodate a smaller share of dwellings for couple families with dependents, as these households will be more attracted to the residential product offered in the growth areas of the municipality.

Estimates of dwelling demand for the Change Areas take into account the share of forecast household growth at small area levels as projected by id Consulting. In addition, the forecasts also take into consideration that although the Change Areas have accounted for a significant




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proportion of residential development in the past, this share of development will decline in the near future as vacant, easily developable greenfield development sites become exhausted, and increased competition from new estates in the designated PSP areas become available for development.

Table 7.5: Forecast Dwellings Requirements in Residential Change Areas by Household Types, 2011‐2031

Household Type Forecast Share of Dwellings in the Residential Change Areas,

2011‐2031

Low Scenario No. Dwellings

High Scenario No. Dwellings

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 Dwellings 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

Based on the above expectation that 15% of dwelling demand to 2031 will be in the residential Change Areas, it is reasonable to expect that the majority of the balance of 85% of residential dwelling demand will be directed to residential estates in the UGZ, while a small proportion may be directed to the rural parts of the municipality. On this basis, it is estimated that future demand for new dwellings in the balance of the City of Melton will amount to approximately 38,400 to 44,700 dwellings over the 2011 to 2031 period. These figures are shown in Table 7.6.

Having regard for an estimated supply of 37,275 residential dwellings in the five approved PSPs areas (refer Table 1.1), and noting that a further 13 PSPs are still to be prepared, a more than sufficient supply of land in the UGZ exists to accommodate forecast demand over the next 20 or so years.

Table 7.6: Forecast Dwellings Requirements in the City of Melton, 2011‐2031

Location Total Dwelling Demand, 2011‐2031 Average Annual Dwelling Demand

Low Scenario High Scenario Low Scenario High Scenario

Residential Change Areas +7,100 +7,700 +355 +385

Balance of the City of Melton +38,400 +44,700 +1,920 +2,235

City of Melton +45,500 +52,400 +2,275 +2,620

Source: id Consulting (reviewed 3 May 2012); DPCD, Victoria in Future, 2012; ABS, Census of Population and Housing, 2011; Essential Economics

7.4 Dwelling Type Definitions

For the purpose of this report, an analysis of dwelling trends has been undertaken, based on ABS Census data. The following definitions are used by the ABS to classify each broad classification of dwelling type.




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1. Separate house

This is a house which is separated from other dwellings by at least half a metre. A separate house may have a flat attached to it, such as a granny flat or converted garage (the flat is categorised under Flat, unit or apartment ‐ see below). The number of storeys of separate houses is not recorded.

Also included in this category are occupied accommodation units in manufactured home estates which are identified as separate houses.

2. Semi‐detached, row or terrace house, townhouse, etc.

These dwellings have their own private grounds and no other dwelling above or below them. They are either attached in some structural way to one or more dwellings, or are separated from neighbouring dwellings by less than half a metre.

3. Flat, unit or apartment

This category includes all dwellings in blocks of flats, units or apartments. These dwellings do not have their own private grounds and usually share a common entrance foyer or stairwell. This category also includes flats attached to houses such as granny flats, and houses converted into two or more flats.

Note on Use of ABS Dwelling Type Data

Discussions with ABS staff indicate that the individual Census collector is responsible for classifying each house according dwelling type. The consultant understands from these discussions that interpretation of dwelling types can differ marginally between Census collectors.

For this reason, although the consultant has undertaken a detailed assessment of the historical trends in dwelling by type in the City of Melton based on ABS data, the forecasts of dwelling mix are also informed by a range of other inputs. This approach reflects a strong degree of confidence in the quality of the ABS data in understanding dwelling change across Melbourne, but the need for caution in forecasting future outcomes solely on the basis of existing trends is highlighted.

7.5 Household and Dwelling Types for New Households in the City of Melton

The propensity of different types of households to live in different types of dwellings is shown in Table 7.7 for the City of Melton, and this is based on analysis of ABS data for households that had moved between 2006 and 2011.

On the one hand, the analysis shows that 94% of couple households with dependents recently moved to a separate house, and only 5% moved to a semi‐detached, row or terrace house, townhouse.




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On the other hand, semi‐detached, row or terrace houses, townhouses (17%) and flats, units or apartments (8%) were more popular with lone‐person households. Interestingly, separate houses still accounted for the vast majority (75%) of households who moved houses between 2006 and 2011. This may in part be a reflection of the dwelling stock available.

In effect, while detached housing (single dwellings) remains the dominant dwelling type in the municipality, to a certain degree a share of all household types are prepared to reside in higher‐density housing formats, including semi‐detached building stock (eg, townhouses).

Table 7.7: Household and Dwelling Types for the City of Melton that Moved Between 2006 and 2011

Dwelling Type Couples without

dependents

Couple families with dependents

One parent family

Other families

Lone person households

Group households

Total

Separate house 86% 94% 86% 81% 75% 83% 87%

Semi‐detached, row or terrace house, townhouse etc

11% 5% 10% 14% 17% 13% 9%

Flat, unit or apartment 3% 1% 5% 5% 8% 4% 3%

Total 100% 100% 100% 100% 100% 100% 100%

Source: ABS Census, 2011

7.6 Forecast Dwelling Demand by Household Type in the Change Areas, 2011‐2031

Indicative Distribution of Demand for Dwelling Types

An indicative distribution for the future demand for new dwellings in the residential Change Areas is provided below, based on analysis of the distribution of households by dwelling types presented in Section 7.5, together with the general observation of an increasing acceptance of medium‐ to high‐density development in established areas:

Separate house: 70‐75%

Semi‐detached, row or terrace house, townhouse etc : 15‐20%

Flat, unit or apartment: 5‐10%

Forecast Demand for Dwelling by Type

The following listing represents an indicative level of demand by dwelling type in the residential Change Areas over the period 2011 to 2031. This estimate of forecast dwelling demand is based on the forecast total demand for new dwellings of between 7,100 and 7,700 units, and the indicative distribution of dwelling demand by type, as described above.




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Separate house: 5,000 to 5,800 dwellings

Semi‐detached, row or terrace house, townhouse etc : 1,100 to 1,500 dwellings

Flat, unit or apartment: 400 to 800 dwellings.

This listing of dwelling demand is provided as an indication only, as many factors will influence the actual distribution of dwelling types over the next 20 or so years. These factors include the availability of appropriate sites, competition from other major residential locations, government policy decisions, and affordability and the general economic climate.

7.7 Demand and Supply Situation in Residential Change Areas, 2011‐2031

The residential Changes Areas, as identified in Chapter 5, provide sufficient opportunity to cater for the total forecast demand for residential dwellings, taking into consideration the types of dwellings in demand by the various household types who are likely to seek accommodation in the established areas of the City of Melton.

For example, the capacity analysis identifies a potential supply of approximately 11,230 dwellings in the Change Areas, and this compares to the forecast demand for 7,100 to 7,700 dwellings over the next 20 or so years.

However, based on the indicative distribution of dwellings by type, only limited opportunities for medium to high‐density development exist, compared to forecast demand.

For instance, based on existing land use patterns the capacity analysis indicates that capacity for only 340 units/apartments exists in the identified RGZ areas. This compares to an indicative demand of between 400 and 800 units/apartments over the next 20 or so years.

For medium‐density development (i.e. semi‐detached, row or terrace house, townhouse etc), a capacity of 1,730 dwellings is identified, while demand over the next 20 years is forecast to be in the vicinity of 1,100 to 1,500 dwellings.

Although the distribution of medium and high‐density development within both the capacity and demand assessments is indicative, the analysis highlights that Council should investigate ways in which to enable medium to higher‐density development to occur if future demand for such development eventuates as is forecast in this report.

7.8 Potential Demand for Specialised Residential Markets in the City of Melton

Having regard for the forecast ageing and the diverse and changing demographic characteristics of the City of Melton residents, potential for retirement village, aged‐care and social and affordable housing will exist over the next 20 or so years. A summary of the development opportunities for these sectors is presented below.




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Retirement Village and Aged Care

Despite families with children being attracted to the growth areas in the City of Melton, a significant ageing of the City of Melton’s population is forecast to occur over the next 20 years.

For example, based on id Consulting forecasts for the older population shown in Table 7.8, the City of Melton’s population aged 65 years or over is forecast to increase by approximately 17,000 persons, including approximately 11,800 persons aged 70 years or over.

This level of growth in the older population will require the development of appropriate housing, including smaller housing lots, retirement village development and aged‐care facilities, all of which should be located in close proximity to appropriate facilities and services.

Table 7.8: Forecast Population Aged 65 Plus Years, 2011‐2031

Year Population Aged 65‐years plus

Population Aged 70‐years plus

2011 7,400 4,540

2031 24,450 16,390

Population change, 2011‐2031 +17,050 +11,850

Source: id Consulting Note: Figures rounded

Retirement Village Demand

Retirement villages are a form of development that caters for independent retirees, typically aged 65 years or over. In general, retirement villages will contain a range of Independent Living Units (ILUs) and a community centre that may contain a range of recreational facilities. A large number of private and not‐for‐profit organisations operate retirement villages, although the industry has undergone a period of consolidation in recent years.

Retirement village developers/operators will typically seek locations that are in close proximity to shops and services, medical facilities, public transport, and entertainment/recreational pursuits. In addition, a secure environment is also a major consideration for retirees.

The City of Melton already has a significant number of retirement villages, particularly in the eastern parts of the municipality where retirement village developers had been attracted by the availability of vacant greenfield site in relative close proximity to (at the time) planned activity centres. It is anticipated that in the future, retirement village developers will continue to be attracted to greenfield sites in the growth areas of the City of Melton.

The extent of retirement village supply in the municipality is illustrated by the ABS data that shows 11% of the City of Melton residents aged 65 years or over live in retirement villages, and that this share is closer to 20% in the eastern part of the municipality. For comparison purposes, this share is around 5% nationally.

A high level analysis of the potential demand for retirement living indicates that over the next 20 years potential will exist in the municipality for approximately an additional 1,000 ILUs,




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provided in possibly 5 to 7 retirement villages (depending on the size of the village). This analysis is based on the following:

Forecast population growth aged 65 years as shown in Table 7.8.

An assumed market penetration of 8% of residents aged 65 years and over residing in retirement villages, noting that this share is around 11% in 2011 and is more than double the national share of around 5%.

A share of 10% of retirement village residents aged younger than 65 years.

An average household size of 1.3 persons per ILU.

An existing supply of approximately 700 ILUs in the City of Melton, based on information contained in the ABS 2011 Census.

Aged Care

Aged‐care is similar to retirement villages, in that it is a specialised industry. However, some key differences exist, including the following:

Aged‐care provides care services to residents, whereas retirement villages are for independent retirees.

Aged‐care operators generate the majority of income from obtaining bed licence fees, rather than from property‐related transactions. For this reason, not‐for‐profit organisations account for a large share of operators in the aged care sector, reflecting the limited financial returns compared to investment opportunities otherwise sought by private sector entities.

Over the next 20 years demand will develop for an estimated additional 950 aged care beds in the City of Melton. This analysis is based on the following:

The future national planning benchmark of 80 aged care beds per 1,000 residents aged 70 years or over (based on recent aged‐care sector reforms described in Living Longer. Living Better).

Supply of approximately 360 aged care beds in the City of Melton at June 2012, based information from the Department of Health and Ageing.

Forecast population aged 70 years and over as shown in Table 7.8.

Social Housing

Based on ABS Census data compiled by id Consulting, 1.3% of households in the City of Melton were renting from a ‘social housing’ provider in the form of a State/Territory Government housing authority (generally referred to as public housing) or a housing co‐operative, community organisation or church group. This share is significantly below the average of 2.9% for metropolitan Melbourne.




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Having regard for the forecast growth of between approximately 44,500 and 49,000 new households, it is likely demand for ‘social housing’ as defined above will occur in the future.

Assuming a constant share of households renting from a ‘social housing’ provider of 1.3% prevails in the future, demand for an additional ‘social housing’ over the next 20 years will be in the order of 580 to 640 dwellings. Assuming the share increases to an average of 2.9%, demand for an additional ‘social housing’ over the next 20 years would be in the order of 1,300 to 1,400 dwellings.


Over the next 20 years, an additional +45,600 to +52,400 new dwellings will be required in the City of Melton. The identified residential Change Areas are forecast to account for an additional +7,100 to +7,700 new dwellings, representing around 15% of total forecast demand.

This forecast total demand for new dwellings in the identified Change Areas can be accommodated on the basis of a total estimated capacity of approximately 11,230 dwellings in these areas.

However, based on the indicative distribution of dwellings by type, only limited opportunities exist for medium to high‐density development compared to forecast demand. Therefore, the Strategy should investigate ways in which to enable increased levels of medium to higher‐density development to occur if future demand for such development eventuates. This may involve 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. This should only occur where a demonstrable demand for higher density development in the particular area can be identified.

In regard to forecast demand for dwellings in the balance of the municipality, land zoned UGZ is sufficient to accommodate future demand. The Strategy will also need to recognise and account for future demand for retirement village, aged‐care and social housing.




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8 OTHER CONSIDERAT IONS

Engagement and consultation with key stakeholders was undertaken in the preparation of this background report. Targeted consultation with key stakeholders was aimed at identifying potential issues, options and solutions around housing in the City of Melton. Consultation workshops were held in July 2013. This Chapter presents a summary of relevant issues identified during these discussions.

Commercial Viability of Apartment Development in Low‐Value Residential Areas

A key issue impacting the viability of developing apartments in the two areas identified for RGZ in the Melton Township is that, at the present time, the price of existing conventional low‐density housing stock for sale is similar to the price achieved with medium or high‐density dwellings. From the buyer’s perspective, the opportunity to purchase a larger, detached dwelling provides an appealing alternative to the purchase of a smaller dwelling for a similar price. Currently, the variation in value between new and existing product is therefore not sufficient to encourage new development.

Developers indicated that renewal and re‐development in low‐valued localities is unlikely to be viable in the short‐term due to low sale prices and limited returns on investment.

Opportunities for Lifestyle Residential Lots

Lifestyle residential allotments are acknowledged as an important component in the municipality’s residential stock. Larger lots provide an important source of housing diversity, and scope may exist to provide additional future lifestyle lots in appropriate areas, as well as affording a level of policy protection to the existing areas. To this extent, the identified Neighbourhood Residential Zone has been applied to these areas and seeks to restrict housing growth and promote urban preservation.

Implications of Single‐Dwelling Covenants

Select residential precincts are currently subject to single‐dwelling covenants, although these agreements are due to expire in the near future. It is unknown whether property owners burdened by a single‐dwelling covenant are intending to submit planning applications for more extensive sub‐division upon the covenant expiry.

Implications of Infrastructure Costs on Preferred Development Locations

A perception exists that the Growth Areas Infrastructure Contribution (GAIC) has raised the final sale price, reduced developer margins, and/or lowered the value of the undeveloped land, all of which can make the process of housing development less viable. The added financial obligation impacts on the municipality’s provision of affordable land for housing and employment opportunities.




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Additionally, the infrastructure charge ‐ applicable to greenfield developments ‐ has moderated the competitive advantage of greenfield sites in comparison with infill development options; areas in or close to the three RGZ precincts predominantly have access to existing services without being required to undertake major civil works.

Implications of Urban Design on Health Outcomes

The Department of Health have indicated that City of Melton residents have a poor health status profile in comparison with Victoria in general, according to a select range of measures such as obesity, life expectancy and incidence of diabetes.

The health and wellbeing of residents needs to be taken into consideration when planning for new and established residential areas. Council should encourage developments which maximise physical activity, community cohesion, provide a mix of housing types, and are economically and environmentally sustainable.

Potential for Innovative and Adaptable Residential Design

Stakeholders indicated interest in exploring new product types in growth areas, such as single dwelling form but with two actual dwellings, European family model, Studio format, and structures such as ‘Soho’ or ‘Fonzee’ flats. These dwelling typologies are reportedly gaining interest in the development community.

Adaptable residential design can accommodate and encourage densification, diversity and evolution in the municipality’s housing stock.




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9 IMPL ICAT IONS FOR THE STRATEGY

A summary of the main implications for the City of Melton Housing Diversity Strategy is provided below.

1 Regional Context and Background

The City of Melton is located on the western fringe of metropolitan Melbourne and planned to undergo significant change over the next 20 or years. Significant urban development is planned in the growth areas of the municipality, in particular for the areas located between the Melton township and Caroline Springs. The future development of these growth areas is being planned by the MPA through the development of Precinct Structure Plans.

A major focus of the Strategy is to identify the appropriate locations for residential development and change within the established areas, which will assist in the implementation of the new residential zones.

2 Identification of Residential Change Areas

The future Residential Change Areas identified in this background report reflect the potential areas designated for the following new residential zones:

Neighbourhood Residential Zone (NRZ): areas for limited change

General Residential Zone (GRZ): areas for incremental change

Residential Growth Zone (RGZ): areas for substantial change.

The identification of the Change Areas is based around planning policy and a residential character analysis.

Although some areas may be identified as having potential to accommodate substantial change or significant levels of residential infill development, this does not necessarily mean they will be developed into medium or higher‐density residential areas in the near term. The designation of areas for substantial change reflects the understanding that they are well located for higher‐density residential development.

A variety of other factors need to align in order to achieve an increase in residential densities, including the availability of willing land owners, the ability to amalgamate sites, the level of demand for higher density development, the general state of the economy and residential markets, etc.

The identified Change Areas will provide Council with the appropriate tools to plan future residential communities with greater certainty.




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3 Estimated Dwelling Capacity in the Identified Change Areas

The total estimated dwelling capacity of the identified Change Areas (including Eynesbury) in the period 2011 to 2031 is in the order of 11,230 dwellings.

The table below summarises the dwelling capacity by identified zone and provides an indication of potential dwelling capacity by dwelling type. The distribution of dwelling types is indicative only and would change depending on the eventual development outcomes achieved at an individual site basis.

Table 9.1: Dwelling Capacity by Residential Zone and Dwelling Type

Change Area Detached Semi‐detached Units/Apartments Total

Residential Growth Zone 200 350 340 890 (6%)

General Residential Zone 8,610 1,380 ‐ 9,990 (66%)

Neighbourhood Residential Zone 350 ‐ ‐ 350 (2%)

Sub‐total: Change Areas 9,160 1,730 340 11,230 (74%)

Eynesbury 4,000 (26%)

Total Potential Dwelling Supply 15,230

Source: Essential Economics Note: Dwelling capacity for the Residential Growth Zone includes land zoned Comprehensive Development

Zone in Caroline Springs

One of the key findings of the residential capacity assessment is the limited capacity for medium and higher‐density development. The limited supply of large development sites in the identified RGZ has a significant impact on the estimated capacity for higher density residential formats in this zone.

4 Forecast Dwelling Demand in the Identified Change Areas

The identified residential Change Areas (excluding Eynesbury) are forecast to account for an additional +7,100 to +7,700 new dwellings, and represent around 15% of total forecast dwelling demand in the City of Melton to 2031.

Based on a total estimated capacity of approximately 11,230 dwellings in the identified Change Areas, forecast total demand for dwellings in the identified Change Areas can be readily accommodated.

However, only limited opportunities for medium to high‐density development exist. The Strategy should therefore investigate ways in which to enable medium to higher‐density development to occur if future demand for such development eventuates as is forecast. This may involve the following actions:

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.




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Identifying potential future residential areas that area currently not zoned for residential, but where the current use is no longer deemed appropriate or suitable. This should only occur where a demonstrable demand for higher density development in the particular area can be identified.

5 Growth Areas in the City of Melton will Accommodate the Majority of Future Residential Development

New residential estates in the City of Melton’s growth areas have accounted for the majority of residential development over the past 10‐15 years. This pattern of development is expected to continue as the significant areas of land in the Urban Growth Zone develop. The analysis in this report indicates that sufficient land exists in the Urban Growth Zone to accommodate future demand in these locations over the next 20 or so years.

6 Competing Influences of the Growth Areas

The established areas in the City of Melton, including the identified Change Areas, will need to compete with the growth areas of the municipality in order to realise the level of demand identified in point 4 above.

Since Caroline Springs was first developed in 1999, a significant share 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 in the municipality now represent the areas which achieve the highest 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 represent the areas with the lowest property values in the municipality and have achieved below‐average growth in property values since Caroline Springs was initially developed. These low property values mean that the commercial viability of high‐density development in these areas is constrained.

With significant areas of new greenfield development planned in the Urban Growth Zone 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.

7 Other Considerations for the Strategy

Based on the analysis presented in this background report and consultation with key stakeholders, the Strategy will also need to consider the following:

The forecast changing demographic of the City of Melton residents and the implications on the demand for specialised housing sectors (i.e. retirement, aged‐care, social, affordable housing, etc).




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The need to provide for a variety of housing types, including large ‘lifestyle’ lots.

Implications of soon‐to‐expire Single‐Dwelling Covenants which apply to select residential precincts.

The need to foster innovation in housing design that responds to the changing household types and the need to foster healthy and active communities.




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APPENDIX A: SUMMARY OF THE REFORMED RES IDENT IAL ZONES




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APPENDIX B: RES IDENT IAL CHARACTER ANALYS IS

Melton Housing Diversity Strategy

Residential Character Assessments

Introduction

One of the core objectives of the Melton Housing Diversity Strategy is to provide Council with

the appropriate planning tools to plan future residential communities with greater certainty. A

first step in the process it is necessary to assess, categorise and document the existing

residential area of the City of Melton into applicable existing character areas.

The process utilised in undertaking the assessment of existing residential character is outlined

below. Following the identification of existing character areas, a summary assessment table

has been prepared for each which succinctly summarises and articulates the key attributes of

each of the identified character areas.

Methodology

The process which guided the residential character assessments consisted of the following

tasks:

Background research into other residential character assessments in Melbourne,

including the identification of the elements by which residential character was

assessed.

Establishment of key criteria for assessing of existing neighbourhood character.

High level desktop assessment and associated mapping of influential information,

including: zoning, overlays (including heritage), lot size pattern and distribution, street

pattern and alignment, vacant lots, setbacks, site coverage, access and crossovers.

Site visits were conducted over 2 days in July to confirm desktop mapping data and

provide addition information regarding: housing typology, landscaping in the private

and public realm, housing era and style, building materials, fencing and any noted

anomalies that would assist in forming the neighbourhood character boundaries.

Collected data was analysed in detail in order to formulate character areas

boundaries, including the documentation and description of their characteristics

within individual character assessment tables.

The existing character areas identified through the above analysis formed the basis of further

assessment and identification of future change areas for higher density residential housing

and more intensive forms of residential development may be suitably and appropriately

targeted. Further details of the methodology utilised for the identification of future change

areas is provided within the Background report.

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Melton Residential Character Assessment

Settlement Overview

The Melton Township is orientated towards the western boundary of the City of Melton. Its history dates back to the 1830’s when Melton was first settled by squatters who establishing sheep runs, with the settlement benefiting from through traffic to the Ballarat gold fields during the Victorian Gold Rush. Melton was declared a satellite city in 1974, which at the time lead to major residential development and has significantly influenced the townships urban form. With its ‘satellite city’ designation a green belt existed between it and the urban area of Melbourne until the late 1990s.Although noting Melton’s original ‘satellite city’ status, it forms part of the GAA’s West Growth Corridor, where the township of Melton constitutes the western-most edge of Melbourne’s designated Urban Growth Boundary (UGB). PSPs are being progressively prepared for UGZ land, which will eventually connect the residential areas of Caroline Springs to Melton Township.

Contextually, the Western Freeway runs through the centre of Melton township, which connects Ballarat (to the west) to Melbourne CBD, and effectively bisects the township. A larger proportion of the Melton township is located to the north of the Western Freeway where it accommodates a greater proportion of recent urban expansion to both the north and west of the established settlement.

Melton Highway, which terminates at Melton township, provides a secondary link back to the western suburbs of Melbourne. Melton township is bounded to the east by Gisborne-Melton Road which provides vehicular access to northern towns such as Gisborne.

The residential character of Melton Township is older than the newly developed suburban estates of Caroline Springs, Hillside and Taylors Hill, noting the township was originally established in the mid-1800s. The subsequent 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. As such, Melton’s neighbourhood character can be categorised in five broader residential typologies.

The first residential housing typology covers the period from its original settlement in the 1830’s through to the post war period and up until the 1970’s. During this period the development and growth of the town occurred in an organic manner, focusing on the core and surrounds of the Melton Activity Centre and Melton South Activity Centre, featuring a grid street pattern. A range of building and architectural styles are evidenced from this time period, being reflective of the various eras, however single detached dwellings in a range of material is the common type.

The second residential housing typology covers from the early 1970’s through to the late 1980’s, which resulted from the declaration of Melton as a ‘satellite city’. The housing typology consists of single storey standard brick dwellings which are evident in the expanded area surrounding Melton Activity Centre and Melton South Activity Centre, featuring a curvilinear and cul-de-sac street pattern. This area contains a large proportion of Melton’s current unit-style medium-density development.

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The third is the sequential development that occurred between 1990s to early 2000s situated on the outer-rim of traditional township residential areas. This typology starts to introduce double storey dwellings with brick facades and a range of detailing and styles.

The fourth consists of the ‘standard suburbia’ recent development from the early 2000s to present, generally located on the outer fringes of Melbourne. These typify smaller lots, lesser setbacks and the introduction of rendering finishes, and are generally located on the outer fringes of Melton township. Within these areas, new estates with planning permits exist on the edges of Melton, some of which are currently under-construction. There is a current application for 1,000 lots for Botanic Springs Estate located on the south-western urban boundary of Melton township.

The last category consist of the low-density residential housing spread throughout the north and south of Melton township, including the areas nominated in the Low Density Residential Zone (LDRZ). Housing era and typologies differ in these areas depending on when they were established; however, they generally have larger setbacks and building footprints and wide frontages to the street.

Overall, Melton township has a fairly consistent residential character despite these gradual era changes from the inner township to the outer edges. Subdivision patterns throughout Melton are relatively consistent in size, ranging between 400-1000m2 lots 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, which have an impact on the consistency of setbacks, lot sizes and shapes and building sittings.

Vegetation type and scale in the Melton township is a considerable distinguishing feature as it varies significantly. 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 of a contemporary nature in the more recent estates on the fringes of Melton township.

In considering all of these character attributes, with era and lot sizes as the key drivers, it has been possible to divide Melton in the different neighbourhood character areas. Each of the eight designated character types/ precincts are illustrated on the Character Areas Map and is documented within an individual character area assessment table provided below.

Melton: Character Area Map

Typical example of character area 1: early 2000’s brick dwelling with minimal private landscaping

Typical example of character area 1: early 2000’s brick and rendered dwelling with modern landscaping

Existing Character Area 1: Melton

existing character area 1: character statement

Area 1 constitutes the dominant residential character of the residential estates positioned to the northern, western and southern urban fringes of Melton. The various precincts which make up Area 1 range in size from smaller pockets (located to the south) and larger more expansive estates (located to the north and west), but all consist of newly established residential development, which represents recent expansion of the existing township. This area broadly typifies a ‘standard suburbia’ format consisting of single and double storey detached dwellings with dominant garage frontages. While there are a range of styles, brick and render is a consistent material palette.

details description

location/ description of bounding roads

There are nine individual precincts of Area 1 spread out on the northern, western and southern urban edges of Melton.

topography Topography is relatively flat, however there are gradual slopes down the creek corridors in areas.

streetscape / road layout pattern

Streetscapes are generally high quality with a formal public realm including rolled gutters, pedestrian footpaths and consistent lighting. This area has relatively narrow streetscapes due to the smaller setbacks and road widths. This area has a grid pattern with the inclusion of cul-de-sac’s to deal with creek and open space corridors that run throughout Melton.

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era/ lot size The housing era is recent from early 2000’s onwards with an average subdivision lot sizes of approximately 650sqm. There are pockets of medium density housing throughout this area, which consist of significantly smaller lot sizes, however the character and era remain consistent.

building types/ quality/ siting

Buildings in this area are predominately detached single and double storey dwellings with brick facades and masonry/ render finishes. Garage frontages are a dominant feature in these newly developed areas. Housing is generally sited parallel to the street frontage with a generally consistent of 5m setbacks.

landscaping: public / private realm

Public and private landscaping in minimal in most areas, however some consistent immature street trees exist within the public realm. Private landscaping is of a contemporary nature including the use of materials use as synthetic grass, pebbles and drought tolerant species.

fence treatment There are no fencing in this area.

noted anomalies An anomaly within the area is found to the north of Melton, west of Coburns Road and surrounded by a creek corridor. Within this precinct it contains a slight variance in character with the addition of wrought iron detailing, mock heritage styling, porch detailing, exaggerated frontages etc., however the era is still consistent

. It is also noted that those dwellings and lots fronting creek corridors are generally larger, with wider frontages and consistent double storey facades. Some older residential housing stock (1990’s) existing on the corner of Bulmans Road and High Street. Other anomalies are the approved permit estates currently (some under construction) located within Area 1. These are located on the southern boundary either side of the railway line, and on the north west boundary. As Area 1 contains the newest housing stock in Melton, it was appropriate to include these new estates within Area 1.

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Typical example of character area 2: single brick dwelling from late 1900’s

Typical example of character area 2: single storey brick dwelling with generous setback



Area 2 represents the early expansion of the original Melton township, with a blend of early 1980’s to 2000 housing stock. These precincts generally spreads out to the north and south edges of the original more compact Melton township and generally displays a mixture of single and double storey housing stock with brick construction. Lots sizes are more generous, with medium setbacks and predominant cul-de-sac arrangements.

details description


There are four precincts of residential development which constitute Area 2 as follows:

The first precinct is located to the north, bounded by Gisborne Melton Road to the east and Centenary Avenue to the south.

The second precinct is located between Bulmans Road and Coburns Road, north of High Street.

The third precinct is located south of Western Freeway and east of Coburns Road.

The fourth precinct is located on the southern urban boundary of Melton to the east of Station Road.

topography Topography in these areas is generally flat, with gradual slopes down to creek corridors.

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Curvilinear roads and cul-de-sac arrangements constitutes the dominant road layout pattern in this area, noting that the cul-de-sac arrangement is exaggerated in the western most pocket. There is generally a low quality public realm throughout the area with minimal footpaths and street lighting. Streetscapes appear to be wide and open due to large verges and moderate dwelling setbacks.

era/ lot size This area contains single and double storey housing constructed between 1980 through to 2000. Allotment sizes are generous lots sizes being between 600 and 900sqm.


This area contains single and double storey housing where brick is the most common material. Whilst moderate setbacks are located throughout, they vary due to the cul-de-sac and curvilinear road pattern. The pocket of development north of High Street and west of Coburns Road consists of a strong curvilinear, cul-de-sac pattern which has a large influence on angled building siting and the range of lot sizes. There is minimal but scattered medium density housing throughout these areas.


Landscaping throughout these established areas are varied in planting and coverage, but where present (in both the public and private realm) they display a degree of establishment and maturity.

fence treatment There is a mixture of fencing treatments throughout, ranging from some areas containing no fencing through to others with a more diverse fencing style.

noted anomalies The southernmost pocket constitutes the newest housing stock.

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Typical example of character area 3: wide building footprint with generous setback

Typical example of character area 3: early 2000’s brick and render dwelling with minimal landscaping



Area 3 displays a general characteristic of newer subdivision estates (from 2000 onwards), with slightly larger allotments accommodating predominately single storey dwellings, medium setbacks and wide frontages. Area 3 is made up of four smaller residential precincts: three are positioned in Melton North and the other is in Brookfield on the western urban boundary. There is a range of dwellings styles on display but with a consistency of brick construction. The character typology and lot sizes sit between the typical suburban lots and Low Density Residential Zone (LDRZ) land.

details description


Three precincts of residential development which constitute Area 4 include:

Two precincts of land are located to the north of Centenary Avenue and east of Coburns Road, being located immediately to the north and south of Area 4 (which accommodates large allotment LDRZ land).

The third is located on the northern urban boundary, west of Gisborne Melton Road.

The fourth precinct is on the western urban edge of Brookfield, south of Brooklyn Road and east of Clarkes Road.

topography Topography is relatively flat.

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Road layout consists of grid roads with cul-de sac arrangements, accommodating direct access to Coburns Road, Brooklyn Road and Gisborne Melton Road. The flat terrain, medium setbacks and predominately single storey character of this area creates a wide streetscape with open view lines. The public realm is of a good quality, which facilitates a suburban character.

era/ lot size The era falls into the most recent category of development, with building being constructed between 2000’s to present. The lot size average is approximately 2000sqm, with some substantially larger.


This area typifies single storey buildings with large building footprints and the occasional double storey dwelling. A range of influencing styles are evident in this area, however brick materials and pitched and gabled roofing are a consistent theme throughout. Building setbacks range with frontages covering the full extent of the property width.


Public landscaping is scattered throughout displaying different scale and maturity levels, which is reflective of when the estates where developed and planted. However it is noted that the southernmost precinct contains consistent street trees. Private landscaping is varied with some lots containing minimal vegetation and others are densely vegetated. Landscaping overall is generally minimal, when combined with the large grass verges contributes to the open streetscapes.

fence treatment There is a mixture of fencing treatments throughout, with none in the newer northern area, and the occasional high solid fencing, particularly side fencing on corner lots, to the southern area.

noted anomalies The northern and southern pockets of residential land are more recent with a slightly more formalised public realm and the existence of occasional vacant lots.

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Typical example of character area 4: wide, single storey building footprint with veranda frontage

Typical example of character area 3: single storey brick dwelling, veranda frontage with permeable front fencing



Area 4 typifies large lot rural style development which exists within the Melton township. This is characterised by large low density allotments with wide frontages/ ample depth. Within this allotment context single storey built form is set well within the blocks, which accommodate an expansive built footprints and verandas in response to the larger block size i.e. ‘ranch’ style single storey dwellings.

details description



A large precinct located to the north of Centenary Avenue, south of Minns Road, east of Gisborne Melton Road (forming the current township edge of Melton to the east).

A large precinct located to the east of Coburns Road.

A small precinct of six properties located to the north of Centenary Avenue, and east of Gisborne Melton Road.

topography The topography is relatively flat.


The public realm displays an informal rural character with unformed road edge and grass verge swale drains, with the associated absence of guttering, footpaths or lighting. The streetscape character is wide and open with larger road verges which generate long sightlines. Road layout is a curvilinear cul-de-sac style arrangement.

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era/ lot size Dwellings in this area are predominately from the 1980’s- 90’s. While these lot sizes are the largest in Melton, there are a range of lot sizes and shapes due to the cul-de-sac arrangement and abnormal boundaries formed by creek corridors and the zoning boundaries. Lot sizes are between 5000sqm and 16,000sqm with an average of 9000sqm.


Housing typology is consistent single storey, brick dwellings with verandas running the full length of the frontage. Lots have large building footprints, a range of large setbacks and building sittings area angled to reflect the abnormal street pattern.


There is a degree of ‘bleed’ between the public and private realm due to the lack of front boundary fencing and lower density rural character. The public realm consisting of larger grassed verges, with sporadic street trees and shrubs which blend with established with larger canopy trees and dense plantings scattered throughout the private realm.

fence treatment Where fencing is present the predominant treatment is 1.2m permeable wire, steel or wood fencing on the boundary, reflecting the informal rural character.

noted anomalies No noted anomalies.

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Typical example of character area 5: late 1900’s single brick dwelling

Typical example of character area 5: 2000’s brick and render dwelling with scattered landscaping



Area 5 constitutes two smaller residential precincts which accommodate mixed character by virtue of the range of housing styles from pre 1980’s to more recent construction. Building scale includes both single and double storey housing stock. The residential character is further mixed by virtue of the medium density housing scattered throughout this area which constitutes much of the newer dwelling stock. Due to the mix of old and new developments, there is no consistent character other than the dominant use of brick as a construction material.

details description


Two precincts of residential development which constitute Area 5 include:

Precinct bounded by Coburns Road to the west, Centenary Avenue to the south and Mowbray College and Kurunjang Secondary Collage to the east. The northern boundary is located along the rear fence line of the larger residential lots fronting Gloaming Ride.

Precinct located to the north of the Western Freeway, west of the Industrial Park.

topography The topography is flat.

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Streetscapes are relatively open with medium setbacks, wide verges and scattered vegetation both within the public and private realms. These elements create a suburban character with a generally a high quality public realm. This precinct contains a road pattern of mostly cul-de-sacs.

era/ lot size There is a variety of lot sizes and era styles in this area. Building styles range from pre-1980 to recent, while lots sizes differ due to the large number of medium density developments and the curvilinear cul-de-sac street arrangement.


The building typology for this area is mixed, with a range of single storey detached dwellings, with the occasional larger double storey dwellings. The dominant building material is brick, with some rendered finishing to the newer developments including a range of influencing styles and detailing. There are scattered semi-detached and attached dwellings throughout the area. Larger clusters of unit style development exists in the southernmost pocket on the eastern edge.


Landscaping in the public and private realm is scattered, including established canopy vegetation. Street tree planting is inconsistent, however where present street trees are ‘establishing’ rather than mature in scale and prominence.

fence treatment Whilst there is some medium to high fencing located throughout the area, most properties have no front fencing.


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Typical example of character area 6: wide building footprint, single dwelling with veranda frontage

Typical example of character area 6: large building footprint with exaggerated entrance



Area 6 constitutes the newly developed low-density residential land located on the urban edge of Melton. However it is completely segregated from the balance of the Melton township by major roads, creek corridors and Melton Industrial Park to the south. The character is typified by the early 2000’s building stock, which consist of single and double storey dwellings with wide frontages. Buildings generally accommodate large building footprints and setbacks with exaggerated entrances or verandas, which is responsive to the large allotment size. Residential development surrounds a large central water body and open space, with most lots taking advantage of this outlook and visual interface.

details description


Area 6 accommodates the LDRZ land located north of the Gisborne-Melton Road and Melton Highway junction on the eastern urban edge of Melton.

topography The topography is flat.


This area has a wide, open streetscape due to the lack of vegetation, large setbacks and wide verges. Public realm amenities are limited, however formal rolled guttering exists. Road pattern accommodates a curvilinear road with connecting cul-de-sacs.

era/ lot size The housing style is recent including from the early 2000’s to present. Lot sizes range significantly between 4000-8000sqm with an average of 4000sqm.

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Housing typology consists of detached, single storey and larger proportioned double storey dwellings, which is comparable to other LDRZ areas which accommodate large lots and wide frontages. Building footprints and scale appear to be the largest in Melton.

Due to the curvilinear cul-de-sac pattern, lot shapes and setbacks vary and building sittings are angled.

While brick is a common material in the area, there are different materials and influencing style throughout with a range of veranda and entrance detailing. There are a large number of vacant lots in the area, which is representative of the recent age of the subdivision.


Public and private vegetation in the area are minimal and scattered, which is partly due to the establishing period the estate is currently in. However there is some establishing vegetation around the centre lake and open space corridor.

fence treatment Minimal fencing is found throughout the area, however where fencing exists, it is low and permeable.

noted anomalies Area 6 is effectively an island estate as it is segregated from all other residential areas is Melton.

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Typical example of character area 7: Pre- 1980’s single storey brick dwelling

Typical example of character area 3: medium density units located within established landscaping



Area 7 constitutes the traditional Melton township character which is representative of the original extent of the Melton township, containing the original 1960’s to late 80’s post-war, single storey brick housing. This forms one of the major character areas found within the township, being focused around Melton and Melton South Activity Centres. Area 7 consists of a mix of residential, retail, education, open space and civic uses in areas surrounding the centre, with large clustering of medium density housing mostly in the form of attached and semi-attached units. Established public and private vegetation and larger building setbacks create a dominant streetscape character.

details description



Two precincts located to the north and south of Melton (High Street) Activity Centre, bounded by Coburns Road to the west, Centenary Avenue to the north and the golf club and industrial park to the east.

Precinct located to the south of the Western Freeway extending south to surround the Melton South Activity Centre and train station. This area is also located on the eastern urban edge of Melton, bound by Coburns Road to the west and bleeds around the Victoria University to the south.

topography Topography is mostly flat. There is some topographical differentiation on the south eastern edge of the area along the creek corridor and in the area south of the Western Freeway and west of Coburns Road.

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Although not narrower in physical dimension, streetscapes appear to be contained due to the canopy spread of established trees and associated vegetation in the area. A grid formation is dominant in this area with some cul-de-sacs.

era/ lot size This area has a dominant housing era between 1960’s to late 80’s. Lot sizes average between 600-800sqm in this area. Larger single lots are evident closer to Melton High Street Activity Centre, where there are examples of where some smaller subdivisions have occurred.


This area typifies mostly single storey detached dwellings. Areas north and south of High Street Activity Centre and surrounding Melton South train station and Activity Centre contains pockets of medium density, attached and semi-attached units style development. Materials are predominately brick with dark pitched, tiled roofing. Buildings have ample setbacks between 8-12m allowing for substantial landscaping.


Established canopy vegetation within the public or private realm is a dominant character in this area, however there is very little consistency with street planting.

fence treatment There is large proportion of medium to high solid fencing in a variety of materials and styles found throughout.

noted anomalies The two blocks of residential development surrounding the Melton Activity Centre consisting of a greater variety of housing styles and eras due to its proximity to High Street Activity Centre. Another anomaly is two pockets of medium density housing located just south of the Western Freeway which are fairly recent developments.

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Typical example of character area 8: wide building frontage, single storey dwelling with established vegetation

Typical example of character area 8: mock. … brick dwelling with wide front setbacks



Area 8 displays a character which is more typical of a low density estate due to its larger allotment size and informal open streetscape presence with established canopy vegetation. This area is situated in Brookfield, just south of Brooklyn Road, containing single and double storey dwelling, predominantly of brick construction, in a range of styles from 1980’s to later eras of construction.

details description


The area is located south of Brooklyn Road, bounded to east, south and west by large two creek corridors.

topography Topography is generally flat with a gradual decrease to the east and west creek corridors.


Wide open streetscapes, including large grass verges with swale drains, are characteristic elements. With its more low density development format, there are no footpaths, guttering or street lighting. This area has a cul-de-sac arrangement with connecting loop roads which provide access to Brooklyn Road.

era/ lot size There are a range of eras and styles in this area, varying between the 1980’s and early 2000’s. Lot sizes are consistent, fluctuating between 2000sqm and 17,000sqm with an average of 4,000sqm.

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Building topology consisting of single and doubles storey, brick dwellings with a range of detailing and influencing styles. Lots contain large building footprints and wide frontages to the street. Due to the cul-de-sac arrangement, building siting varies.


Landscaping in the public and private realm is scattered, however established with some canopy vegetation.

fence treatment There is no front fencing within this area, however, rear lots on the creek corridor boundary are generally fenced off and do not capitalise on the amenity of this open space.


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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. It

is an important contextual consideration that these suburbs themselves form the current

western urban edge of the urban growth corridor which links with urban development located

within the Brimbank municipality immediately to the east.

The combined neighbourhood suburbs Caroline Springs, Hillside and Taylors Hill are located

broadly north of Ballarat Road and extend further north to Melton Highway. The northern

sections of Hillside are located to the north side of Melton Highway, with the northern and

western suburban edge of Hillside forming the current Urban Growth Boundary (UGB). The

current Urban Growth Boundary (UGB) then extends west along Melton Highway to Melton,

which will facilitate future urban development extending west from the existing urban edge of

Taylors Hill and Caroline Springs.

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 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.

A large majority of these suburbs are what could be typically described as ‘standard’ detached

dwelling residential development, with built form including both single to double storey

dwellings in a variety of architectural design styles. It is also clearly evident that the built form

typology found around the Caroline Springs Town Centre is more mixed, containing a more

focused concentration of medium density style development, including attached town houses

and apartment buildings which leverage off the amenity and accessibly associated with

proximity of the town centre. Some medium density development is dispersed throughout this

area.

The Caroline Springs Town Centre and immediate is covered by a Comprehensive

Development Zone (CDZ), which guides development and built form outcomes. Residential

development within the Comprehensive Development Zone (CDZ) of Caroline Springs is

substantially higher than the surrounding suburbs, reaching heights of 6 storeys with minimal

or no street setbacks, creating a vastly different street character. As such it the character the

Caroline Springs Town Centre is considered to be of a more inner urban character than the

standard suburban character of the precincts which more broadly surrounds it.

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Landscaping across these suburbs provides some future markers of urban character, however

it is a relevant consideration that landscaping across these suburbs is in a state of flux,

particularly as trees and associated vegetation planting are currently establishing and/ or

recently established. Landscaping within both the public and private realm is likely to become

an elevated character consideration in future years as trees within both the public and private

realm reach a greater degree of maturity and dominance, including general canopy

appearance and the associated sense of framing and enclosure of streetscapes they provide.

Noting the relative consistency of building age and subdivision pattern, clearly there is a

degree of homogeneity in the overall character of these suburbs. Notwithstanding this, it has

been possible to categorise Caroline Springs, Hillside and Taylors Hill into 10 character types/

precincts. Each of these character types/ precincts are illustrated on the Character Area Map

and briefly documented below within a standardised table format.

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Caroline Springs, Hillside, and Taylors Hill: Character Area Map Map

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Typical example of character area 1: double storey brick dwelling with wide dwelling and dominant garage frontage

Typical example of character area 1: cul-de-sac street arrangement with scattered vegetation

Existing Character Area 1: Caroline Springs, Hillside, and Taylors Hill


Area 1 relates to two separate pockets of residential land located within Caroline Springs and Hillside and typifies a form of ‘standard’ residential development, but within the context of accommodating slightly larger blocks. Noting the wider frontages and greater depths of allotments, the subdivision pattern has created deeper rear yards and slightly larger dwelling form. The character is relatively homogeneous throughout, with generally detached dwellings of both single and double storey scale which express a conventional suburban character, in a range of material, details and architectural styles.

details description


Area 1 relates to two separate precincts as follows:

Located to the north western corner of Hillside, located immediately north of Melton Highway and situated on the current urban edge to the west.

Located to the south west of Caroline Springs, situated immediately north of Ballarat Road and west of Caroline Springs Boulevard.

topography Topography is generally flat.

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The streetscapes are quite contained due to small roadways, established street trees and building scale, which differs from surrounding precincts/ areas which display more of a consistent boulevard setting with a more open public realm. The street pattern is mixed with a combination of grid roads and series of small cul-de-sacs.

era/ lot size Building era in these areas is a mix between 1990’s and 2010. Lot sizes range between 600sqm and 1000sqm.


Housing typology in this estate is detached, with 1-2 storey presence and a vast range of materials, styles and detailing including: roofing styles, turrets, gabling, balconies, etc. Building siting accommodates ResCode frontage setbacks generally in the order of 5 metres.


The landscaping within this precinct is well established with consistent deciduous avenue planting throughout, whilst landscaping in the private realm is scattered but well established.

fence treatment Inconsistent treatment which ranges from either no fencing or low unobtrusive forms of fencing.

noted anomalies Lots running along the western urban edge of Melton are much deeper and larger than the other lots in the area, however building siting and character remain consistent.

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Typical example of character area 2: standard suburbia, rendered single storey dwelling

Typical example of character area 2: double storey brick and rendered dwellings



Area 2 accommodates the largest coverage of the suburban area within the suburbs of Caroline Springs, Hillside and Taylors Hill where the dominant character typifies a form of ‘standard’ detached residential dwellings. The character is relatively homogeneous throughout, with generally detached dwellings of both single and double storey scale which express a conventional suburban character, in a range of material, details and architectural styles. These areas contain a generally even distribution of small ‘pocket parks’, where such reserves are prioritised, with roads wrapping around and dwellings accommodating a direct interface.

details description


Area 2 covers a large proportion of Caroline Springs, Hillside and Taylors Hill within the following locations:

All residential areas located to the south of the Caroline Springs Town Centre (except for Areas 1 & 8).

All residential land located north of Taylors Road extending to just north of Hume Drive (east/ west aligned).

All residential areas located to the north of Melton Highway and to the east of (except for Area 1).


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The housing style is a mix of recent buildings with a vast range of styles and materials, but predominantly consisting of brick and render construction. The street pattern is generally mixed being broadly based on a combination of larger connecting grid roads and series of smaller internal cul-de-sacs.

era/ lot size Building era is between 1990’s to recent with majority of development built between 2000 and 2010. Allotment sizes across Area 2 are predominately of a medium size, being between 450-1000m2 . However the Area 2 precinct located to the south of Caroline Springs Town Centre display a relatively even mixture of smaller allotments (below 450m2) and medium allotments (450-1000m2).


Housing typology consists of detached single and double storey dwellings. Housing styles and materials in this precinct are diverse (mostly brick and render). Lots are predominantly of a medium standard block size which creates a degree of consistency with lot widths, frontage setbacks generally in the order of 5 metres (consistent with ResCode). Medium density housing is present, mostly in the form of attached and semi-attached units however it is generally in small pockets spread sparely throughout.


Landscaping in the public realm is relatively consistent in street tree planting and distribution, however their maturity between streets and thereby their contribution to streetscape differs. Private landscaping is scattered throughout, however it is quite formal due to most areas being developed in the last 5-10 years.

fence treatment Fencing in this precinct is minimal. Some medium height fencing is scattered throughout.

noted anomalies Some medium density pockets of development are noted throughout, however these are not a dominant feature as they generally have a private communal driveway off the main street frontage.

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Typical example of character area 3: wide building frontage on large lots with consistent street tree planting

Typical example of character area 3: larger double storey built form



Area 3 typifies a form of ‘standard’ residential, but within the context of having slightly larger blocks and the influence larger allotments has on built form, being slighter larger and wider with greater setbacks to take advantage of the greater block proportions. The character is relatively homogeneous throughout, with generally detached dwellings of single and double storey scale which express a conventional suburban character, in a range of material, details and architectural styles. Housing materials consist of a range of predominantly brick and render construction.

details description


Area 3 is located to the current western edge of Hillside to the south of Melton Highway and Beattys Road.



The streetscapes are typified by a standard residential development road construction, consisting of rolled curbs and footpath to one side of the street and street tree planting. The street pattern of this area constitutes curvilinear road with a series of cul-de-sacs.

era/ lot size Housing era is a mix of 1990’s to 2000’s with over 1000sqm lots sizes. Housing stock in the north-west and south-east corners are slightly older.

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Housing typology is detached, single and double storey dwellings (greater double storey presence), noting the size of the building footprints are generally larger/ more spread out, with wide frontages which influences the large built form scale on allotments. Housing materials consist of predominantly brick with minimal rendering.


This precinct has consistent street trees, some with a moderate degree of maturity and some still establishing canopy scale and spread. Landscaping in the private realm is mixed, however displays a degree of formality due to the more recent age of development.

fence treatment There is a mix of low and medium and high fencing of a range of construction types, including, brick pier, wood paling, colorbond metal sheeting and vegetation planting. Medium height fencing where present is permeable.


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Typical example of character area 4: large building footprint with grand double storey frontage

Typical example of character area 3: medium density units located within established landscaping



Area 4 typifies a low density residential type character which is derived from its larger block size, wide streets and large dwellings set deep within blocks. The larger size of the blocks have heavily influencing the siting and grand design of buildings, which accommodate substantial setbacks and either cover a large footprint ‘ranch’ style single storey dwelling, or opt for a more monolithically wide double storey design. The streetscapes also articulate an informal character due to the use of grass verge swale drains and the associated lack of curb, channel and footpath.

details description


This precinct is located within Hillside located south of Melton Highway and west of Gourlay Road.



The streetscapes are typified by a degree of informality due to the unformed road pavement edge which bleeds into grass verge swale drains, noting this area does not accommodate footpaths. The street pattern consists of cul-de-sacs with loop roads (Sugar Gum Drive and Boronia Drive) which connect the cul-de-sacs back to Gourlay Road.

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era/ lot size Buildings in this precinct are recent from the 1980’s onwards, however they are a range in influencing styles and detailing. This area contains the largest lots sizes in Hillside, Taylors Hill and Caroline Springs which well exceed 1000sqm.


Housing typology consists of detached, single and double storey developments noting the size of the building footprints are generally larger/ more spread out, with wider frontages and grander designs which influences the large built form scale on allotments. Brick is the most dominant material, with some render throughout.


There is almost no public realm tree planting of vegetation in this precinct. Private vegetation and landscaping is limited in scope and scattered throughout.

fence treatment There is a mix of low, medium and high fencing of a range of construction types, including post and wire, brick peir, steel pickets and vegetation planning. Medium height fencing where present is permeable.


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Typical example of character area 5: single storey brick dwelling with detailing

Typical example of character area 5: single storey brick dwelling with minimum vegetation



Area 5 typifies a form of ‘standard’ residential development, where there prevailing character is derived from its age, being predominantly from the 1990’s to 2000’s. The character is relatively homogeneous throughout, with generally detached dwellings of both single and double storey scale which express a conventional suburban character, in a range of details and architectural styles, but exclusively of brick construction. Medium density housing is present but, mostly in small pockets, spread sparely throughout.

details description


The precinct is located on the eastern edge of the Melton municipal boundary, located south of Melton Highway and east of Gourlay Road.



The streetscapes are typified by a standard residential development road construction, consisting of rolled curbs and footpath to one side of the street and varied street tree planting. The street pattern for this precinct is predominately cul-de-sacs with few through roads.

era/ lot size Housing era is a mix from 1980’s to recent, with most between 90’s-2000’s. Lot sizes are a mix between smaller medium density lots (less than 450sqm), and lots between 450 and 1000sqm.

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Housing typology in this precinct is detached, mostly single storey brick dwellings. The lots sizes are relatively small, with small to medium setbacks. Building present a range of details and architectural styles, but exclusively of brick construction.


Public landscaping and street tree planting through the area is mixed. Some streets have no street tree planting, other have street trees of varying species, maturity and canopy scale. Private landscaping and vegetation planting is mixed throughout.

fence treatment Low to medium fencing throughout this area including, brick pier, wood paling, metal picket and vegetation planting. Fencing where present is generally permeable.


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Typical example of character area 6: semi-attached single storey brick dwelling

Typical example of character area 6: semi-attached brick and rendered dwelling with minimal vegetation



Area 6 is similar to Area 5 in that it typifies a form of ‘standard’ residential development. However Area 6 accommodates slightly smaller allotments with building stock being of a semi-detached type and of a slightly newer age. The character is relatively homogeneous throughout, with generally semi-detached dwellings of both single and double storey scale which express a conventional suburban character, in a range of details and architectural styles of brick and render construction.

details description


The precinct includes two pockets of residential land located:

To the east of Gourlay Road and to the south of Parkwood Green Reserve.

On the south east corner of Gourlay Road and Melton Highway.



The streetscapes are typified by a standard residential development road construction, consisting of rolled curbs and footpath to one side of the street however the general feel is of narrow streets due to the reduced frontage setbacks, attached/ semi-detached style of dwellings and lack of street tree planting. The street pattern for these areas are grid formation.

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era/ lot size Housing era is recent from 2000’s to recent. A greater proportion of lots in this area are below 450sqm.


Housing typology in this precinct contains predominantly dense clusters of semi-detached and attached, single storey dwellings with the occasional small 2 storey townhouse style buildings. Brick and render are the predominant materials throughout. It is noted that this area is still developing with some vacant lots.


Public landscaping is minimal, with no street street tree planting. Private landscaping is also minimal with a high rate of impervious surfaces such as gravel and toppings.

fence treatment No front fences are present.


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Typical example of character area 7: mix of double and single storey brick and rendered dwellings

Typical example of character area 7: range of building styles with dominant double storey built form



Area 7 constitutes the more density developed precincts which broadly surrounds the Caroline Springs Town Centre. The character is mixed by virtue of built form scale ranging from single, double and some triple storey buildings, including dwellings, medium density development and townhouses. Buildings display a range of details and architectural styles of brick and render construction.

details description


This precinct is located south of Taylors Road and wraps around the Caroline Springs Town Centre to the north, east and west peripheries. Area 7 also relates to a small estate development located to the south of Melton Highway and to the north of Beattys Road.



The streetscapes are typified by a standard residential development road construction, consisting of rolled curbs and footpath to one side of the street however the general feel is of narrow streets due to the reduced frontage setbacks, attached/ semi -detached style of dwellings and larger built form scale. The street pattern for this precinct is mostly a mix between cul-de-sacs and grid formation.

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era/ lot size Housing stock in this area is newer than the ‘standard suburbia’ to the north and south, built from 2000 to present. Lot sizes in this area average 600sqm, with an even proportion under 450sqm.


The housing typology of this precinct is small lots, greater density, smaller houses and greater variation in building styles. This precinct contains 1-2 and even some 3 storey dwellings. Building materials are a mix between brick and render with a larger variation of both. There is a large proportion of medium density semi-attached and attached residential throughout with a greater number of town houses.


Private vegetation is generally minimal, reflective of the reduced setbacks and available space for landscaping. Public landscaping and deciduous street trees are currently establishing height and canopy spread which will become more dominant over time.

fence treatment There is low fencing throughout.

noted anomalies An anomaly site has been included within Area 7. The Pinnacle is a new estate located on the eastern municipal boundary (south of Gateway Hill), which has an approved planning permit for part of the estate. As this Area 7 contains the newest housing stock, it was appropriate to include this new estate.

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Typical example of character area 8: double storey rendered dwelling with large front fence

Typical example of character area 8: consistent double storey streetscape



Area 8 forms a small self-contained character area, which also exclusively contains double storey dwellings siting on slightly larger allotments. The subdivision pattern is orientated to provide an interface with the adjacent lake system/ water feature. Building material consists of brick and render construction in a range of material, details and architectural styles.

details description


Area 8 is located to the south western quadrant of Caroline Springs and immediately to west of Caroline Springs Boulevard and to the south of Bridgewater Terrace.



The streetscapes are generally spacious and wide due to a broad street width, whilst the road layout pattern of this constitutes mostly cul-de-sacs.

era/ lot size The housing era is recent from 2000 to present. Lots sizes are slightly larger lots that the surrounding precincts with some under 450sqm creating a compact suburb with the two storey built form.


Housing typology of this precinct is almost exclusively 2 storey with materials consisting predominantly of brick and render construction in a range of material, details and architectural styles.

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There is well established public and private vegetation throughout this precinct, with private vegetation displaying a generally more formal visual aesthetic.

fence treatment There is a range of medium to high fencing located throughout.


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Typical example of character area 9: large, contemporary four storey apartment building

Typical example of character area 9: double storey townhouse, rendered dwellings



Area 9 relates to the areas at the immediate peripheral of the Caroline Springs Town Centre and displaces a significantly different residential character by virtue of its prominent apartment block form. Building typology reflects that of inner city Melbourne, with minimum to no setbacks, heights increasing up to 6 stores and brick and render finishes. The development wraps around Lake Caroline which provides large open space and amenity assets.

details description


This area is located east of Caroline Springs Town Centre, wrapping around Lake Caroline. It is bound to the east by Westwood Drive, west by Caroline Springs Boulevard and north by Commercial Road. A creek corridor runs along the south.



The streetscape is substantially different to the rest of Caroline Springs, with narrow confined public realm due to minimum setback and higher built form. Road layout pattern wraps around Lake Caroline in a grid pattern with cul-de-sac extensions.

era/ lot size Housing era is very recent with majority of the lots built from 2010 to present. There is a lot developments currently under construction with some lots still vacant. Lot sizes are mostly under 450sqm.

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Building typology is of apartment style, medium density housing with heights reaching 6 storeys in some areas with most around 2-4 storeys. Buildings have minimal to zero front setbacks with very little setbacks of the upper storeys. Brick and render are the dominant material choices in the area.


There is scattered public and private vegetation given then lack of setbacks and full lot coverage. Some established vegetation existing in the public realm.

fence treatment There is medium to high permeable fencing throughout.


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Rockbank Settlement Overview

Rockbank constitutes a small isolated township located in between Caroline Springs and Melton. Caroline Springs is located6.5 km to the east and Melton is located 10km to the west. The existing settlement is positioned south of the Western Freeway, located between Caroline Springs and Melton. Although currently forming a small ‘stand alone’ settlement, it is located within the designated West Growth Corridor for Melbourne. The township itself contains two distinct halves, 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 half. The entire existing settlement of Rockbank is situated within the Rockbank South Precinct Structure Plan (PSP) area. The existing dwellings of a conventional suburban density which makes up the eastern half of the settlement are proposed to be retained within the PSP. Alternately the low density residential land which constitutes the western half of the Rockbank township is included in the Rockbank PSP area. On this basis the low density western half of Rockbank has been excluded from this study. A railway line is located on the southern boundary of the existing township with a small informal railway station located west of Leakes Road. While the township is small in size, it contains a BP Petrol Station, McDonalds, Caravan Park, the Ian Cowie Recreational Reserve, General Store, Church, Rockbank Primary School, Community Hall, Kindergarten and Child Health, CFA and Playground. The street pattern of the eastern pocket of residential land generally consists of 500-700sqm lots, mostly within a grid formation. Three cul-de-sacs extend to the south west corner generated a range of larger, irregular shaped lots. Although the history of the settlement of Rockbank dates back to the mid 1800’s the general

housing typology characterises 1970’s to 80’s, single storey brick dwellings with medium

setbacks. Some weatherboard dwellings exist with in the area, along with an allotment of

recent medium density dwellings with lots sizes less than 450sqm. While there are some

noted anomalies, the conventional suburban area of Rockbank has been allocated into a

single area due to its general consistency in character. The single character type/ precinct is

illustrated on the Character Area Map and briefly documented below within a standardised

table format.

Rockbank: Character Area Map

Typical example of character area 1: single storey brick dwelling with medium front fence

Typical example of character area 1: single storey dwelling with scattered vegetation

Existing Character Area 1: Rockbank


Area 1 is positioned on the south eastern edge of Rockbank’s existing township, located south of the Western Highway. The area typifies contemporary 70’s to 80’s single storey dwellings with central pockets of open space.

details description


Area 1 is located south of the Western Highway, west of Troups Road North, north of the railway line and east of Ian Cowie Recreational Reserve.

topography Topography is this area is generally flat.


Road alignments consist of mostly a grid pattern with some extending cul-de-sacs to the south due to the railway line barrier. Streetscapes are relatively open with medium grassed verges and medium setbacks.

era/ lot size Housing era typifies 70’s to 80’s style dwellings, with lot sizes between 450-1000sqm. Some smaller medium density lots exist on the eastern edge of the area.

building types/ quality/ Building typologies consists of both brick and weatherboard (some

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siting rendered) dwellings, of a predominately single storey nature. Dwellings are generally well setback from the street with pitched roofs.


Public vegetation in this area is scattered with a degree of variation in establishment and maturity. Private vegetation is also varied but well established in the front and rear of the lots. Building siting vary with some angled to the street.

fence treatment There is a vast range of fencing in this area with some low, medium and high. Some are solid and others permeable.

noted anomalies There is a small pocked or semi-attached single storey dwellings which are of a newer housing stock. These are located on the eastern edge of the character area.

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Diggers Rest Residential Character Assessment

Settlement Overview

The settlement of Diggers Rest constitutes a small township located at the crossroads of Old Caulder Highway/ Caulder Freeway bypass and the regional overland train line (Sunbury & Bendigo Vline). The township is compact in area, consisting of in the order of a total of 765 residential allotments located within a tightly arranged settlement pattern. The history of Diggers Rest dates back to the mid 1800’s, with the settlement being established as a stopping place on the road to the Bendigo goldfields. Whilst noting the history of the township, much of the original building stock has been replaced during subsequent eras of development.

Although a ‘stand alone’ settlement Diggers Rest is located to the south of the much larger regional township settlement of Sunbury. Both of the combined settlements of Diggers Rest and Sunbury are captured by the Growth Areas Authority’s Sunbury/ Diggers Rest Growth Corridor Plan. A PSP has already been prepared for Diggers Rest, particularly focusing on the UGZ to the west and the integration of this new development area with the existing township.

A PSP will also be prepared for Urban Growth Zone (UGZ) land surrounding Sunbury, however there will still be a significant visual and physical divide between Sunbury and Diggers Rest due to the existing alignments of the Calder Freeway and Railway line.

Notwithstanding this future township form, the original settlement pattern of Diggers Rest constitutes a series of residential streets located to the west of the Old Calder Highway. Whilst the Calder Highway remains as the main arterial road through the township, the later development of the Calder Freeway upgrade has improved the amenity of Diggers Rest, where the freeway now bypasses around the township in immediate proximity to the west.

Regarding its urban character the settlement of Diggers rest accommodates three distinct residential character types. This consists of the standard residential urban development dating the late 1960’s, substantially the 1970’s and into the early 1980’s, newer lower density residential development dating from the 1990’s, and a compact residential estate dating from the mid 2000’s.

The predominantly1960 to 1980’s era of Diggers Rest constitutes the largest proportion of residential development found within Diggers Rest. This area covers a generally triangular section of land located to the western side of the Calder Highway and further bounded by Plumpton Road to the west and Diggers Rest - Coimadai Road to the south. Allotment size, street pattern and building stock are reflective of the suburban style and feel of the 1960 to 1980’s era of construction.

The larger lot lower density allotments dating from the 1990’s are located on land to the east of Calder Highway including rear boundary interfaces with the adjacent Calder Freeway alignment. The character of this precinct is slightly more informal due to the larger block sizes and dwelling setbacks, in combination with the lack of front fencing which creates an open streetscape feel.

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The compact residential estate dating from the mid 2000’s accommodates 37 allotments within Pepper Close is located to immediately to the north of Diggers Rest - Coimadai Road. The streetscape character of this estate is more compact and contained, where allotment size, street pattern and building stock are reflective of the suburban style and feel of the 2000’s era of construction.

In considering all of these character attributes, with era and lot sizes as the key drivers, it has been possible to divide Diggers in the different neighbourhood character areas. Each of the three designated character types/ precincts are illustrated on the Character Areas Map and is documented within an individual character Area assessment table provided below.

Diggers Rest: Character Area Map

Typical example of character area 1: 1980’s brick dwelling with medium front fencing

Typical example of character area 1: 1980’s single brick dwelling with no vegetation

Existing Character Area 1: Diggers Rest


Area 1 constitutes the main township character which is representative of the original development of Diggers Rest. Containing predominantly 1960 to1980’s single storey brick housing, some double storey dwellings and dwellings in weatherboards construction are also noted. Street width are of a standard 1960’s width and design, accommodating curb and channel, grass verges and footpaths to either side of the street. Street tree planting is inconsistent, but where present, trees are of a medium height and scale. Vegetation within the private realm is moderate in coverage and relatively formal, whilst there is a high degree of variation in fencing style in terms of height, permeability and material of construction.

details description


Area 1 covers a generally triangular section of land located to the western side of the Calder Highway and further bounded by Plumpton Road to the west and Diggers Rest - Coimadai Road to the south. Area 1 also includes Tame Street located to the south of Diggers Rest - Coimadai Road.



Road layout constitutes a traditional grid pattern, with a number of small cul-de-sacs. Streetscape character is heavily influenced by the standard 1980’s width and design, accommodating curb and channel, grass verges and footpaths to either side of the street. Street tree planting is inconsistent, but where present, trees are of a medium height and scale.

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era/ lot size The dominant housing era of this area is from the 1980’s. Lot sizes are standard in size and dimension for their era and generally consistent in size and distribution being approximately 700-800sqm.


This area typifies mostly single storey detached dwellings, although occasional double storey dwellings are noted. Materials are predominately brick with dark pitched, tiled roofing, with the occasional dwelling of weatherboards construction. Buildings have ample setbacks of between 8-12m, allowing for substantial landscaping.


Established canopy vegetation is scattered throughout, either within the public or private realm, and forms a contributing character element. However there is very little consistency with street planting or landscape themes through this area.

fence treatment There is high degree of variation in fencing style in terms of height, permeability and material of construction.

noted anomalies Properties located on Tame Street are separate from the balance of Area 1 and accommodate allotment sizes slightly larger than that found in the balance of Area 1, in addition to rolled curbs and no formal footpaths. Notwithstanding these variations the housing stock, era and associated character is generally consistent with Area 1 overall.

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Typical example of character area 2: wide frontage, large landscaped setback and front verandas

Typical example of character area 2: wide building footprint with minimal vegetation



Area 2 constitutes a small subdivision estate dating from the 1990’s and displays a general low density residential character based on its larger allotment sizes. The area accommodates predominately single storey dwellings, with large medium setbacks and wide frontages. The area located on land to the east of Calder Highway including rear boundary interfaces with the adjacent Calder Freeway alignment, where a loop road provides allotment access to Calder Highway. There is a range of dwellings styles on display but with a consistency of brick construction. The character typology and lot sizes sit between the typical suburban lots and Low Density Residential Zone (LDRZ) land.

details description


Located to the east of Calder Highway including rear boundary interfaces with the adjacent Calder Freeway alignment.

topography Topography is relatively flat.


Road layout constitutes a single loop road (with a single small cul-de-sac) which connects back to Calder Freeway. The streetscape features rolled curb and footpath to one side of the street. With a general lack of front fencing there is a degree of ‘bleed’ between the grass verges and the front yards of the property. The flat terrain, large setbacks and predominately single storey character of this area creates a wide streetscape with open view lines.

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era/ lot size The estate is of the 1990’s era, where lot sizes range between 2000-5000sqm, although some blocks are noted to have accommodated 2 lot ‘battle axe’ subdivisions.


This area typifies single storey buildings (with the occasional double storey dwelling), with large building footprints. A range of influencing styles are evident in this area, however brick materials and pitched and gabled roofing are a consistent theme throughout. Building setbacks range from 8-15m and spread across the property width.


Public landscaping is generally consistent, accommodating evenly planted street trees. As the trees are only of a moderate height and canopy spread, they have only a moderate impact on streetscape. Landscaping of the private realm is generally minimal and low in scale, where when combined with the large grass verges contributes to the open streetscapes.

fence treatment There is predominantly no front fencing in the area, which occasionally is marked by planting or low garden barriers.


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Typical example of character area 3: single storey brick and rendered dwelling with stone frontage

Typical example of character area 3: single storey building with range of materials and minimal landscaping



Area 3 constitutes two recently developed residential precincts within Diggers Rest. The first constitutes a compact residential estate dating from the mid 2000’s, and accommodates 37 allotments within Pepper Close, located to immediately to the north of Diggers Rest - Coimadai Road. The second precinct constitutes another compact residential estate located to the north of the train station and to the east side of Calder Highway which is currently being developed. Both estates consist of newly established residential developments which forms small pocket infill on the edges of the Diggers Rest township. Allotment sizes differ in that they are slightly smaller in width and depth than allotments within Area 1. With smaller allotment sizes setbacks are duly reduced. This area broadly typifies a current ‘standard suburbia’ format, which accommodates single storey detached dwellings with dominant garage frontages, and occasional double storey dwellings. While there are a range of styles, brick and render is a consistent material palette.

details description


There are two precincts of residential development which constitute Area 3 as follows:

The first precinct constitutes a compact residential estate located to immediately to the north of Diggers Rest - Coimadai Road.

The second precinct constitutes another compact residential estate located to the north of the train station and to the east side of Calder Highway.

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topography Topography within the first precinct accommodates a slight rise to the west, otherwise generally flat.


Streetscapes are standard in appearance for the era and include rolled gutters, pedestrian footpath (one side of the street only) and street lighting. This area has relatively narrow streetscapes due to the smaller setbacks and road widths. This area has a standard grid pattern with the inclusion of a single cul-de-sac.

era/ lot size The housing era is recent from the 2000’s onwards with an average subdivision lot size average between 400-600sqm.


Buildings in this area are predominately detached single dwellings (and occasional double storey) with brick facades and masonry/ render finishes. Garage frontages are a dominant feature in this newly developed area. Housing is generally sited parallel to the street frontage with a generally consistent of 5m setbacks.


Street tree planting is inconsistent and where present is small in scale and influence on the streetscape. Private landscaping in minimal, predominantly consisting of low formal planting where present, including the use of materials use as, tan bark, pebbles and drought tolerant species.

fence treatment There are no fencing in this area, however some front boundaries are demarcated by vegetation planting/ shrubs.


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Eynesbury Settlement Overview

Eynesbury is an emerging settlement located 12 km south of the Melton Township and 40 km west of Melbourne CBD. The ‘stand-alone’ township is positioned on the south-western municipal boundary of Melton Shire, with the settlement of Eynesbury extending into the Wyndham municipality located to the south.

In a regional context Eynesbury is situated directly south of Melton (accessed by Eynesbury Road) and north-west of Werribee. The township is currently contained within a Mixed Use Zone (MUZ), whilst being located outside of the Urban Growth Boundary (UGB).

Eynesbury constitutes a somewhat unique settlement in the context of the City of Melton. The form of the settlement constitutes recently developed ‘standard’ suburban residential dwelling scattered amongst an existing golf course, ornamental lake and open space. However any development within Eynesbury is subject to assessment by set of body corporate enforced design guidelines. The application of these guidelines seeks to provide higher quality dwellings to provide a point of difference from existing developments with standard product based residential typologies which is prevalent within other newly developing residential estates.

Eynesbury Road provides a dramatic entrance to the township from the north, as it extends through a Grey Box Forest reserve, which constitutes a significant landscape character feature for the area.

Historically the settlement was an early pastoral station established by Simon Staughton in the 1840’s. A number of the early 19th century pastoral buildings and 20th century farming structure have been retained and redeveloped for commercial and historical purposes.

The current settlement pattern of Eynesbury contains eight clusters of housing with a general grid formation, located throughout the Eynesbury Golf Course. Eynesbury Road connects most of the different clusters, which runs through the centre of the settlement. Early stages of development have been orientated towards the north-eastern entrance of Eynesbury Road with new undeveloped subdivision land being sold on the western edge. While consistent street trees are present throughout, more established and informal public vegetation is located on the eastern edge of the township.

A consistent but mixed character is evident throughout Eynesbury. Housing typology typifies single and double storey detached dwellings, with small pockets of attached medium density dwellings usually located adjacent to open space. A range of materials, styles and detailing are throughout the area, however some repeating white weatherboard dwellings exist along Charlton Avenue. While pedestrian paths surround the residential clusters, lots in Eynesbury not take advantage of an outlook to the golf course, as rear of lots backing onto the course and frontages onto internal roads.

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Streetscapes in Eynesbury are of a high quality with the public realm consisting of establishing vegetation, consistent street trees and generally confined/ narrower roads. Canopy vegetation, in the form of the Grey Box Forest which is located at the entrance to Eynesbury is considered to be a key contributor to the character of the area.

As Eynesbury is currently being developed over a number of stages, its character could be said to be ‘emerging’. However due to the generally consistent nature of the existing development within Eynesbury, noting also that all future development will be subject to the same design guidelines the entire settlement has been categorised into a single character area. The single character type/ precinct is illustrated on the Character Area Map and briefly documented below within a standardised table format.

Eynesbury: Character Area Map

Typical example of character area 1: single storey rendered dwelling with deciduous street trees

Typical example of character area 1: single storey standard suburbia with a medium front fence

Existing Character Area 1: Eynesbury


Area 1 contains all of Eynesbury’s residential areas, consisting of recent single and double storey dwellings situated throughout the Eynesbury estate. The area is addressed by the dramatic Grey Box Forest reserve, via the Eynesbury Road entry from the north. More broadly the estate is characterised by landscaped, fenced and WSUD streetscapes. While the housing stock is consistently built from 2000’s to recent, there is a large range of housing sizes, materials, styles and detailing.

details description


Area 1 contains all of Eynesbury residential areas, including the developing land to the west. Eynesbury is located south of Melton and north of Werribee and Bacchus Marsh-Werribee Road. The suburb is entered to the north by Eynesbury Road which runs throughout the residential areas, Mount Mary Road from the south or Spring Hill Road to the east and west.

topography Topography within the residential areas is relatively flat.


Streetscapes are relatively confined due to established vegetation, medium setbacks, fencing and large areas of the Golf Course. The area has a grid layout with a single connecting road (Eynesbury Road).

era/ lot size Lot sizes are generally between 450-1000sqm with some smaller medium density lots which are less than 450sqm, generally located

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along the main road. Housing era is consistently recent from 2000’s onwards.


There is a large variety of era styles, materials and detailing. Materials range from brick, render, weatherboard or a mix. Buildings are of a high quality with generally medium setbacks and street frontages. Dwellings are generally detached, with some pockets of semi-attached smaller lots and of a greater density than its surroundings.


Public landscaping in this area is establishing, but contains consistent street tree planting. Private vegetation is scattered but generally well established. Vegetation on the eastern edge of the area, including the entrance is far more established with canopy trees dominating the streetscapes.

fence treatment There are consistent medium height and mostly permeable fencing. This is a strong character in the area.

noted anomalies This area consists of pockets of disconnected residential areas throughout the Eynesbury Golf Course, which adds a unique amenity to the settlement.

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Toolern Vale Settlement Overview

Toolern Vale constitutes a small residential settlement located approximately 11 km north of Melton and 11 km west of Diggers Rest. The settlement of Toolern Vale is positioned north of Melton, west of Diggers Rest and south of Gisborne. The form of the settlement (referring specifically to Low Density Residential Zone (LDRZ) land), is triangular in shape and is situated on the north east corner of Diggers Rest-Coimadai Road and Gisborne Melton Road intersection.

Toolern Vale constitutes a settlement which is disconnected from any of the larger urban settlements/ townships within the City of Melton. Gisborne Melton Road constitutes the main connection to Gisborne to the north and Melton to the south while Diggers Rest-Coimadai Road forms the main connection to Diggers Rest to the west (accommodating the nearest train station). The area consists of approximately 42 lots, and an approximate population of 113 people (based on an average of 2.7 persons per household according to the ABS 2011 Census).

The settlement contains minimal services including; a primary school, community hall, second hand store, and general store (with service station) on the north side of Diggers Rest- Coimadai Road and tennis courts/ playground and war memorial on the southern side. As is often the case with settlements of this size, residents would access services in Melton 11km south, or Gisborne 15 km to the north.

The settlement pattern of Toolern Vale has been compacted into a triangular format, constituting of three internal local street which has resulted in a range of lot sizes and shapes. Larger and deeper lots are generally located along Gisborne Melton Road consisting of large landscape buffered verges and setbacks. Toolern Vale typifies a rural settlement with unsealed or rural standard roads, minimal public realm amenities such as footpaths, lighting, drainage etc.

The township is characterised by a range of low density residential housing stock, although the history of the township dates back to the mid 1800’s the housing stock within Toolern Vale predominantly dales from the 1980’s to 1990’s. A variety of detailing, materials and typologies are present, mostly consisting of brick or weatherboard with pitched or gabled roofing. The streetscapes are considered to be narrow and contained due to the dominating canopy vegetation, informal streetscapes and slight undulating topography.

In considering all of these residential character attributes, noting that era and lot sizes as the key drivers, Toolern Vale has been categorised into a single broad character area. The single character type/ precinct is illustrated on the Character Area Map and briefly documented below within a standardised table format.

Toolern Vale: Character Area Map

Typical example of character area 1: single storey dwelling within rural, informal setting

Typical example of character area 1: single storey weatherboard dwelling with minimal vegetation

Existing Character Area 1: Toolern Vale


Area 1 consists of a small pocket of residential land on the corner of Diggers Rest-Coimadai Road and Gisborne Melton Road. The character typifies single storey dwellings in a landscaped, semi-rural, informal setting. While there is a range of styles, materials, lot sizes and era’s the area has a consistent character.

details description


The area is of a triangular shape, bound by Diggers Rest-Coimandai Road to the south, Gisborne Melton Road to the west and Creamery Road to the north.

topography Topography is undulating.


The streetscape pattern is of a triangular shape with connecting and bounding roads. The streetscape in this area is quite unique, it consists of gravel roads and wide informal grass verges. Little to no footpaths, street lights or verges exist in this area.

era/ lot size There is a range of era’s or styles in this area, however most are from the 1980 to 1990’s. Lot sizes and shapes vary, however most are over 1000sqm. Narrow but deep lots exist along Gisborne Melton Road.

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Building typology in this area range in styles, materials and lot sizes however most consist of either brick or weatherboard with front fencing. Most lots contain deep setbacks with some angled frontages to the street. Dwelling heights are consistently single storey with a semi-rural character.


Private landscaping is well established and dominating, with a large proportion of canopy trees in the front and rear of lots. Public vegetation is minimal however consists of canopy trees.

fence treatment Lots contain either 1.2m permeable or solid fencing or none at all.

noted anomalies This residential area is disconnected from any other residential land, located on two major roads.

melton housing diversity strategy

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