yarra council - draft business and industrial land strategy - part 2

8/3/2019 Yarra Council - Draft Business and Industrial Land Strategy - Part 2

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DRAFT FOR CONSULTATION Yarra Business and Industrial Land Strategy

draft Strategy endorsed by Council for public consultation 18-10-2011.docx P. 18

Land and Floorspace Stocktake by Precinct

The land area and floorspace has been estimated for each of the thirty-six precincts across Yarras business and industrial areas. This is provided in the

following table.

Land and Floorspace Stocktake by Precinct (2010)

Precinct Code Zone Land Area (Ha) Floorspace (sqm)

BS 1 B4Z 2.0 11,215

BS 2 B2Z, B3Z 2.9 25,224

BS 3 B2Z, B3Z, B4Z 18.2 141,317

BS 4 B2Z 5.2 45,997

BS 5 B2Z, B3Z 4.9 35,021

BS 6 B3Z 4.6 43,649

BS 7 B2Z 4.5 38,396

BS 8 B2Z 3.2 36,676

BS 9 B2Z, B3Z, IND1 1.6 4,854

BS 10 B3Z 0.6 1,609

BS 11 IND1Z, IND3Z 1.4 8,380

BS 12 B4Z 1.0 4,860

BS 13 B3Z, B4Z 6.5 52,754

BS 14 B3Z, B5Z 18.7 170,689

Sub-total (BS) 75.1 620,641

CIB 1 B5Z 2.2 7,964

CIB 2 B3Z 4.1 27,761

CIB 3 B2Z, B3Z, B5Z 6.0 28,049

CIB 4 B2Z, IND1Z 24.9 200,710

CIB 5 B3Z, IND1Z, IND3Z 15.1 93,040

CIB 6 IND1Z, IND3Z 10.4 22,562

Precinct Code Zone Land Area (Ha) Floorspace (sqm)

CIB 7 IND1Z 11.7 36,121

CIB 8 B3Z 3.0 23,025

CIB 9 B5Z, IND1Z, IND3Z 15.9 127,079

CIB 10 B3Z 23.4 190,118

CIB 11 B3Z, IND3Z 13.6 32,945

Sub-total (CIB) 130.2 789,374

OP 1 B2Z 0.4 2,733

OP 2 B2Z 5.0 29,246

Sub-total (OP) 5.4 31,979

PI 1 B4Z 0.6 4,607

PI 2 B3Z 0.7 5,615

PI 3 B3Z 1.8 9,838

PI 4 B3Z 1.5 12,293

Sub-total (PI) 4.6 32,353

AC 1 B3Z 0.4 2,499

AC 2 B3Z, B4Z 0.8 11,571

AC 3 B2Z 1.2 2,981

AC 4 B3Z 1.6 21,550

AC 5 B5Z 3.7 25,454

Sub-total (AC) 7.7 64,055

Total 223.0 1,538,402

Source: Land area and zone - Yarra Planning Scheme, Floorspace - Yarra Rates Database


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Anticipated Development Opportunities

As noted previously, the key activity or land use types identified are:

Mixed use development

Retail showrooms and bulky goods stores

Retail complexes in activity centre

Commercial office conversions

Small offices complexes

Light industry and office warehouses

Community facilities Major anchor land use expansions

Major anchor land use transformations

Each precinct can be classified based on location attributes including the

dominant frontage and land use and interface characteristics. These attributes

may include major road frontage, local road frontage, Yarra River frontage,

residential interface, and activity centre interface and industrial/business

core.

Implications for Zoning

Based on the analysis and projections, Yarra will need to facilitate greater

employment diversity across many of its business and industrial areas. In

other cases, some precincts will need to be preserved for core industrial

purposes whilst others can transition to allow a broader mix of uses,

particularly office. However, this will need to be managed on a precinct-by-

precinct basis.

A key theme from the analysis is that greater scope will need to be providedto allow more office based employment into the business mix. This will be

primarily done through the application of relevant zones to different precincts.

The Business 3 Zone will play a key role as this zone allows additional

employment diversity whilst prohibiting residential development. This zone

enables industry and manufacturing. The Business 2 Zone is also relevant

where a precinct is deemed suitable to play a core office role in the future,

with some housing. Where a precinct, or part thereof, can accommodate a

broader mix of uses such as retail and housing, the Mixed Use Zone or

Business 1 Zone can be appropriate. However, a critical issue is that the

Mixed Use Zone does not currently provide sufficient capacity for Council to

influence land use mix, with housing an as-of-right use. Where a core

industrial area needs to be preserved for strategic employment purposes, the

Industrial 1 Zone or Industrial 3 Zone can retained, or applied.


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7 Business and Industrial Land Strategy

7.1 Vision

Yarra retains a significant stock of business and industrial land in an inner

metropolitan context. The land stock is a strategic resource; it

accommodates a large number and diverse range of businesses and jobs for

the municipal and regional economies, and provides job diversity for workers

across the skills spectrum.

The challenge for Yarra is to ensure the land is used effectively given

prevailing trends in the economy. The municipality has potential to convert

some industrial land stock to an alternative employment generating activity,

and in some cases mixed use outcome, to better support economic change,

job creation and service delivery for the community. Changes in these areas

should also be planned and managed to develop the sense of place and

diverse character of the municipality.

With this in mind, the vision for this Strategy is:

Business and industrial areas in the City of Yarraplay a vital role in sustaining the local and innerMelbourne economy and local communities. They

will continue to change, with significant growth in

the business sector and a decline in industryactivity and employment.

This Strategy will provide sufficient land to sustain

growth in economic activity. In doing this, it willcontribute to the economic strength of the region,

and enhance its vibrancy and diversity.


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7.2 Municipal Wide Strategic Directions

Municipal Wide Business and Industrial Directions

Rationale: Yarra will continue to play a major employment role as a

component of the inner Melbourne economy, but it cannot be all things to all

people. The CBD, St Kilda Road and Docklands will continue to dominate as the

prime commercial office location whilst Yarra is expected to play a key role in

small business development and smaller scale inner urban business and

industrial activities.

The trajectory of the Yarra economy is expected to continue to follow that of

the inner Melbourne region, to some degree, with employment becoming more

business services oriented.

Manufacturing and logistics is expected to decline and become more niche

focussed and will need to be adaptable to a highly congested residential and

business environment. Some larger scale manufacturing could be retained in

core industrial precincts but overall, Yarras business and industrial areas will

transition to encourage more office based employment with some allowance for

small scale warehousing and service industry.

It will be important to retain sufficient industrial and business zoned land to

2026 to sustain growth in employment and economic activity. Additionally, it

will be critical to limit the intrusion and impact of residential activity on the

viability of business and industrial precincts.

Changes in the type and intensity of activity in the business and industrial

areas of the municipality should be planned and managed to make a positive

contribution to a sense of place. These areas are important to both the social

and physical character of the City of Yarra.

Investment Opportunities: The key investment opportunities which are anticipated in

Yarras business industrial areas are:

Retail showrooms and bulky goods stores;

Retail complexes in activity centres;

Commercial office conversions;

Small offices complexes;

Light industry and off ice warehouses;

Mixed use developments; and

Community facilities.

Strategic Directions:

The broad strategic directions for Yarras business and industrial are:

1. Use a precinct approach to land use planning across Yarras business and

industrial areas to make change more predictable and better coordinated and to

manage or limit conflicts wi th residential activity.

2. Retain industrial zoned land or business zoned land which allows industry and

excludes residential uses (B3Z), focussing on preserving land in core industrial

precincts.

3. Retain and manage the efficient use of Business zoned land to support demand

from office and higher order services. Integrate new business zoned land


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through rezoning of existing industrial sites on a strategic basis.

4. Retain core business and industrial precincts for these purposes,

particularly where interface issues can be managed and industrial

activities are centralised.

5. Investigate land use change options for sites which interface with the

Yarra River corridor to maximise employment and amenity

opportunities and to recognise the recreation and environmental

values of this regionally significant corridor.

6. Undertake masterplanning or local area plans for those precincts

where major change is likely, where amenity and sense of place

considerations are significant and where urban design and access

issues are also significant.

7. Review capacity of other industrial areas to be rezoned for an

alternative job-generating activity or to a zone which broadens the

range of activity without undermining industry.

8. Develop an infrastructureplan which supports the development of the

precincts including upgrades to urban amenity and local road and

transport network.


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7.3 Precinct Typology

Precinct Type: Main Road Business Strips (coded BS)

Rationale: These industrial and business precincts form an elongated corridor

along the frontage of a main road, which is defined at a minimum as Major

Road in Melway or higher in the road hierarchy, such as Arterial Road or

Highway. Businesses in these precincts may have fully or partially adapted to

the high level of accessibility and exposure to passing trade, and adopted a

main road retail, showroom and office character (at least in part).

Main Road Business Strips vary in land use characteristics based on the

following locational attributes in the Yarra context:

Main Road Frontage: Examples include Heidelberg Road, Victoria

Parade, Alexandra Parade, and Hoddle Street and usually support retail

showrooms, small office complexes and commercial office conversions.

Mixed use activities tend to be limited in these areas due to low amenity

and being high traffic environments.

Activity Centre Interface: Examples include Johnston Street, Victoria

Street, Church Street, Burnley Street, Bridge Road and Swan Street.

Dominant uses tend to be retail showrooms, small office complexes and

fringe service industry. Mixed use developments could play a greater role in

these areas as a means of precinct reinvigoration and to stimulate business

development.

Sample Precinct Focus Maps and Photos


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Investment Opportunities: The key investment opportunities which are

anticipated in both categories of Yarras Main Road Business Strips are:

Retail showrooms and bulky goods stores;

Commercial office conversions;

Small offices complexes; and

Mixed Use developments

Strategic Directions: The strategic directions for Yarras Main Road Business

Strips are:

1. Develop the business, office and showroom potential of the Main RoadBusiness Strips of Heidelberg Road, Alexandra Parade, and Hoddle

Street where major road infrastructure supports these commercial

activities.

2. Investigate the integration of mixed use development within those

Main Road Business Strips which have an activity centre interface

including Johnston Street, Victoria Street, Church Street, Burnley

Street, Bridge Road and Swan Street.

3. Promote commercial office conversions across the Main Road Business

Strips where these precincts interface with activity centres, industrial

areas and where building stock could be adaptively reused.

Applies to:

BS1 Heidelberg Road Strip BS2 Alexandra Parade Cluster Strip

BS3 Hoddle Street Cluster Strip

BS4 Johnston Street West Strip

BS5 Johnston Street Central Strip

BS6 Johnston Street East Strip

BS7 Victoria Parade West Strip

BS8 Victoria Parade East Strip

BS9 Victoria Street Strip

BS10 Church Street North Strip

BS11 Burnley Street Strip

BS12 Bridge Road Cluster Strip

BS13 Swan Street East Strip

BS14 Church Street South Strip

Recommendations are provided for each Main Road Business Strip as follows.


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Yarra Business and Industrial Land Strategy


Precinct Name: BS 1 Heidelberg Road Strip

Land Audit Summary

A summary of land area by zone for

this precinct is as follows:

Zoning Map (Existing)

Recommendation

Rationale: This precinct includes showrooms which maximises its main road location and visibility to passing t rade.

Recommended Zone: Retain Business 4 Zone

B2Z -

B3Z -

B4Z 2.0

B5Z -

IN1Z -

IN3Z -

TOTAL 2.0

Land Area (Ha) by Zone


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Precinct Name: BS 2 Alexandra Parade Cluster Strip

Land Audit Summary




Recommendation

Rationale: Amendment C131 to the Yarra Planning Scheme has rezoned the Smith Street section of this precinct to

Business 2 Zone (this has been shown as the existing zone). The Business 2 Zone would be appropriate for the

broader precinct including existing Business 3 Zone areas along Alexandra Parade. This precinct is deemed

unsuitable for future industry investment and can have a greater role supporting the Smith Street Activity Centre

and as a main road office precinct.

Recommended Zone: Rezone Business 3 Zone land adjacent to PI 3 precinct to Mixed Use Zone;

Rezone balance of Business 3 Zone to Business 2 Zone

Land Structure After Changes


this precinct following rezoning is

as follows:

Zoning Map (Recommended)

B2Z 1.1

B3Z 1.9

B4Z -

B5Z -

IN1Z -

IN3Z -

TOTAL 2.9


B1Z -

B2Z 2.7

B3Z -

B4Z -

B5Z -

IN1Z -

IN3Z -

MUZ 0.2

TOTAL 2.9



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Precinct Name: BS 3 Hoddle Street Cluster Strip

Land Audit Summary




Recommendation

Rationale: Hoddle Street is broken into a series of smaller business areas. The precinct is unlikely to be attractive

for substantial investment in industry whilst other uses such as restricted retail and office would be more suitable. It

is therefore appropriate to retain the Business 4 Zone at the northern end of the precinct and the Business 2 Zone

on the western side of Hoddle Street. The remaining Business 3 Zone should be rezoned to the Business 2 Zone to

facilitate office and other higher order employment opportunities in the main road location.

Recommended Zone: Retain existing Business 4 Zone and Business 2 Zone areas within the

precinct; Rezone all Business 3 Zone land to the Business 2 Zone.

B2Z 3.8

B3Z 12.1

B4Z 2.3

B5Z -

IN1Z -

IN3Z -

TOTAL 18.2



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A summary of land area by zone

for this precinct following rezoning

is as follows:


B1Z -

B2Z 16.0

B3Z -

B4Z 2.3

B5Z -

IN1Z -

IN3Z -

MUZ -

TOTAL 18.2



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Precinct Name: BS 4 Johnston Street West Strip

Land Audit Summary

A summary of land area by zone

for this precinct is as follows:


Recommendation

Rationale: Amendment C113 to the Yarra Planning Scheme rezoned this precinct to the Business 2 Zone to

implement the Smith Street Structure Plan. This zone is deemed appropriate. Recommended Zone: Retain Business 2 Zone

B2Z 5.2

B3Z -

B4Z -

B5Z -

IN1Z -

IN3Z -

TOTAL 5.2



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Precinct Name: BS 5 Johnston Street Central Strip

Land Audit Summary




Recommendation

Rationale: This precinct could be revitalised through incorporating offices and mixed use developments into the

land use mix. This would draw more people to the precinct during the day and help retain population at night. The

Business 2 Zone should be retained. The Business 3 Zone is not driving sufficient business mix in the area and it is

deemed that this land should be rezoned to the Business 2 Zone or Mixed Use Zone.

The interface with CIB 2 precinct west of Wellington Street may involve conflicts between future housing and

industry. The future zone/precinct boundary could be the property boundaries midway between Sackville and

Johnston Streets rather than Sackville Street.

Recommended Zone: Retain Business 2 Zone; Rezone Business 3 Zone land to Business 2 Zone.

Secondary rezoning option: Rezone Business 3 Zone land to Mixed Use Zone

An appropriate boundary for the zones west of Wellington Street may be the rear of titles for properties

fronting Johnston Street.

B2Z 0.3

B3Z 4.6

B4Z -

B5Z -

IN1Z -

IN3Z -

TOTAL 4.9



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as follows:


B1Z -

B2Z 4.9

B3Z -

B4Z -

B5Z -

IN1Z -

IN3Z -

MUZ -

TOTAL 4.9



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Precinct Name: BS 6 Johnston Street East Strip

Land Audit Summary




Recommendation

Rationale: This precinct is located on a main road with one site adjoining the Yarra River. It is deemed that new

industrial investment would not be appropriate in this location and that the precinct could become an extension of

Trennery Crescent through a rezoning to the Mixed Use Zone or Business 5 Zone.

Recommended Zone: Retain Business 3 Zone pending further investigation

Secondary rezoning option: Rezone strategic site adjacent to Yarra River to Business 5 Zone.

Undertake masterplanning to consider river interface and public access and land ownership in river

corridor.

B2Z -

B3Z 4.6

B4Z -

B5Z -

IN1Z -

IN3Z -

TOTAL 4.6



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Precinct Name: BS 7 Victoria Parade West Strip

Land Audit Summary




Recommendation

Rationale: This precinct includes Australian Catholic University and various office and medical complexes along a

main road frontage. The precinct is making use of the main road frontage under the current zone.


B2Z 4.5

B3Z -

B4Z -

B5Z -

IN1Z -

IN3Z -

TOTAL 4.5



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Precinct Name: BS 8 Victoria Parade East Strip

Land Audit Summary




Recommendation

Rationale: This precinct is making use of its main road location under the current zone.


B2Z 3.2

B3Z -

B4Z -

B5Z -

IN1Z -

IN3Z -

TOTAL 3.2



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Precinct Name: BS 9 Victoria Street Strip

Land Audit Summary




Recommendation

Rationale: The retention of the Business 3 Zone will allow a mix of offices, some retail, and industry and is

generally compatible with the approach in the Victoria Street Structure Plan which proposes a mix of business and

peripheral shopping.

Recommended Zone: Retain Business 3 Zone; Retain Business 2 Zone; Retain Industrial 1 Zone

as part of the CUB complex

B2Z 0.8

B3Z 0.6

B4Z -

B5Z -

IN1Z 0.2

IN3Z -

TOTAL 1.6



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Precinct Name: BS10 Church Street North Strip

Land Audit Summary




Recommendation

Rationale: The Victoria Street Structure Plan supports this area as a location for future business development.


B2Z -

B3Z 0.6

B4Z -

B5Z -

IN1Z -

IN3Z -

TOTAL 0.6



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Precinct Name: BS11 Burnley Street Strip

Land Audit Summary




Recommendation

Rationale: New industry is deemed inappropriate for this precinct given its main road location and proximity to

residential areas. However, the precinct can provide a support role to the adjoining industrial precinct CIB 9. Part of

Precinct CIB 9 was rezoned to the Mixed Use Zone under Amendment C099 to the Yarra Planning Scheme. This was

done to support the objectives of the Doonside Precinct. The remainder of this area should be rezoned to Mixed Use

Zone whilst the balance of the industrial areas should be rezoned to the Business 2 Zone.

Recommended Zone: Rezone remaining section of Doonside precinct to Mixed Use Zone; Rezone

balance of industrial zoned areas to Business 2 Zone




as follows:


B2Z -

B3Z -

B4Z -

B5Z -

IN1Z 0.4

IN3Z 1.0

TOTAL 1.4


B1Z -

B2Z 1.1

B3Z -

B4Z -

B5Z -

IN1Z -

IN3Z -

MUZ 0.3

TOTAL 1.4



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Precinct Name: BS12 Bridge Road Cluster Strip

Land Audit Summary




Recommendation

Rationale: This is a precinct with one landowner Officeworks. The precinct is zoned appropriately for the use.


B2Z -

B3Z -

B4Z 1.0

B5Z -

IN1Z -

IN3Z -

TOTAL 1.0


yarra council - draft business and industrial land strategy - part 2

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