DRAFT Housing Strategy Neighbourhood Character Study by City of Kingston

Kingston Housing Strategy & Neighbourhood Character Study Final Draft Report March â&#x20AC;&#x201D; 2019

CONTACT Lisa Riddle

Director

LRiddle@ethosurban.com

+61 3 9419 7226

Reproduction of this document or any part thereof is not permitted without prior written permission of Ethos Urban Pty Ltd. This document has been prepared by:

This document has been reviewed by:

Kristen Wilkes

Lisa Riddle

25/03/19

Reproduction of this document or any part thereof is not permitted without written permission of Ethos Urban Pty Ltd. Ethos Urban operates under a Quality Management System. This report has been prepared and reviewed in accordance with that system. If the report is not signed, it is a preliminary draft. VERSION NO.

DATE OF ISSUE

REVISION BY

APPROVED BY

1.0 Draft

3/08/18

SB, KW, LR

1.1 Revised Draft

11/01/19

SB, KW

1.2 Final Draft

13/02/19

SB, KW

1.3 Final Draft (v4)

12/03/19

SB, KW

1.4 Final Draft (v5)

25/03/19

AV, SB, KW

ABN 13 615 087 931 ACN 615 087 931 Level 8 30 Collins Street Melbourne VIC 3000 T. +61 3 9419 7226

W. ethosurban.com

Contents

1.0 Introduction 1.1

Introduction

1.2 Approach

1.3 Engagement 1.4

1.5

1.6

Drivers of Change

Summary of Constraints

Summary of Opportunities

6.0 Affordability 4

6.1 Overview

6.2

Objectives and Actions

6.2.1

Affordable Living

6.2.2

Regulated Housing

6.2.3

Affordable Rental Housing

6.2.4

Housing Vulnerability

87 87

2.0 Vision

7.0 Sustainability

3.0

7.2

Objectives and Actions

7.2.1

Environmental Performance

7.2.2

Private & Public Realm Planting

7.2.3

Coastal Neighbourhoods

Framework Plan

3.1 Overview 3.2

3.3

3.4

3.5

3.6

7.1 Overview

Limited Change Area

Incremental Change Area Transitional Change Area

Substantial Change Area

27 31

Large Residential Opportunity Sites 43

3.7 Actions

8.0 Implementation Next Steps

100

8.1.1 Recommendations

100

8.1.2

Action Plan

100

Appendix A

Design Guidelines

8.1

4.0 Character 4.1

Overview & Actions

4.3

Garden Suburban

4.2

4.4 4.5

4.6 4.7

4.8

5.0

Character Precincts Coastal Suburban Garden Court

50 56

Urban Contemporary

Mixed Use Intensive

Urban Waterways

Diversity & Type

5.1 Overview

78 79

5.2

Objectives and Actions

5.2.1

Housing Diversity

5.2.2

Specialised Housing Types

5.2.3

Design Quality

5.2.4

Universal Design & Multigenerational Housing 82

108

Glossary of Terms used in this Report Table 1 – Glossary of Terms Activity Centres

Retail, service and employment hubs that are usually well serviced by public transport. They range in size from local neighbourhood strip shops to major regional shopping malls and centres.

Affordable Housing

Definition from Section 3AA of the Planning and Environment Act 1987 Housing, including social housing, that is appropriate for the housing needs of any of the following— •

Very low income households;

•

Low income households;

•

Moderate income households.

An Order under Section 3AB may specify a range of household income as very low, low, or moderate by reference to statistical data published by the ABS. Apartment Building

A single building containing two or more dwellings, and in which dwellings are located above the ceiling level or below the floor level of another dwelling. Does not include a semi-detached dwelling or townhouse.

Character area

Areas with a common preferred character.

Character type

Broad areas, generally common across metropolitan Melbourne, where the desired character is the same. In these areas, the existing neighbourhood character and era of residential development are usually similar

Detached Dwelling

A detached building comprising one dwelling on a site that is held exclusively with that dwelling and has a frontage to a public road (also includes townhouses).**

Dual Occupancy

Two dwellings on one original site, that may have separate titles.

Dwelling

A building or part of a building used as a self-contained residence, which must include: •

a kitchen sink;

•

food preparation facilities

•

a bath or shower; and

•

a closet pan and wash basin.

It includes out-buildings and works normal to a dwelling.

Growth areas

Locations on the fringe of metropolitan Melbourne designated in planning schemes for large-scale transformation, over many years, from rural to urban use.

Incremental Change Area

Residential areas without any significant redevelopment constraints, generally located outside reasonable walking distance of key public transport routes and services.

Limited Change Area

Residential areas that will experience minimal housing growth due to environmental and heritage characteristics, or other significant development constraints.

Local Planning Policy Framework (LPPF)

Sets the local and regional strategic policy context for a municipality. It consists of the Municipal Strategic Statement and specific local planning policies.

Low scale medium density housing

Medium density housing that is 2-3 storeys (9-11 metres) in height.

Neighbourhood character

The interplay between development, vegetation and topography in the public and private domains that distinguishes one residential area from another.

Net Developable Area

Land within a precinct available for development. This excludes encumbered land, arterial roads, railway corridors, schools and community facilities and public open space. It includes lots, local streets and connector streets. Net Developable Area may be expressed in terms of hectare units (i.e. NDHa).

Overlays

Planning scheme controls that apply to specific areas to address a particular issue such as environmental, landscape, heritage and flooding. These requirements operate in addition to those provided by the land’s zoning.

Preferred character statement

Policy statement that articulates an area’s desired future character.

Kingston Housing & Neighbourhood Character Study

Principal Public Transport Network (PPTN)

The primary network of train and bus (and tram) routes as determined by Public Transport Victoria.

Semi-detached Dwelling

A dwelling that shares a common wall with another dwelling.

Shop-top

Residential development built on top of retail or commercial uses at the ground level, usually in the form of apartments.

Social Housing

Non-profit housing owned and managed for the primary purpose of meeting social objectives such as affordable rents, responsible management, security of tenure and good location in relation to employment services. The term encompasses public housing and includes housing owned or managed by housing associations and community housing.*

Special character area

Area that has an exemplary, rare or atypical existing character in the context of the surrounding residential neighbourhoods.

Large Residential Opportunity Sites

Sites suitable for redevelopment over 3,000sqm and located in a zone that permits residential development or is located near an Activity Centre or public transport.

Planning Policy Framework (PPF)

Comprises general principles for land use and development in Victoria contained in the planning scheme. It sets visions, objectives, strategies and decision guidelines that must be taken into consideration by local Councils when making a planning decision.

Substantial Change Area

Areas that will provide for housing growth with increased densities around larger Activity Centres and at strategic development sites.

Transitional Change Area

Areas that will provide for some housing growth at increasing densities around the PPTN network and smaller Activity Centres and commercial areas.

Unit / Townhouse

A dwelling typically with its own private grounds, without a separate dwelling located above or below, on a site with other separately-titled dwellings.^

Urban Growth Boundary (UGB)

The current geographic limit for the future urban area of Melbourne.

Kingston Planning Scheme

A legal document that sets out policies and provisions for the use, development and protection of land use in the City of Kingston. It contains State and local planning policies, zones and overlays and other provisions that affect how land can be used and developed. It indicates if a planning permit is required to change the use of land, or to construct a building or make other changes to the land.

Zones

Relates to a particular use and is associated with a specific purpose such as residential, commercial or industrial. Each zone has policy guidelines that will describe whether a planning permit is required and set out application requirements and decision guidelines. These requirements must be considered when applying for a permit. All land is covered by a zone in Victoria.

*Precinct Structure Planning Guidelines, Growth Areas Authority, 2013 **Understanding Residential Densities Handbook, DPLG, Government of South Australia, 2011 ^Standard residential property dwelling types, State Government of Victoria, 2018

Kingston Housing & Neighbourhood Character Study

Table 2 â&#x20AC;&#x201C; Glossary of Acronyms

ACZ

Activity Centre Zone

AEO

Airport Environs Overlay

BESS

Built Environment Sustainability Scoreboard

CASBE

Council Alliance for a Sustainable Built Environment

DDO

Design and Development Overlay

DPO

Development Plan Overlay

EAO

Environmental Audit Overlay

ESD

Environmentally Sustainable Development

ESO

Environmental Significance Overlay

GRZ

General Residential Zone

Heritage Overlay

LSIO

Land Subject to Inundation Overlay

MAC

Major Activity Centre

MUZ

Mixed Use Zone

NAC

Neighbourhood Activity Centre

NCO

Neighbourhood Character Overlay

NRZ

Neighbourhood Residential Zone

PAO

Public Acquisition Overlay

PPF

Planning Policy Framework

PPTN

Principal Public Transport Network

RGZ

Residential Growth Zone

RZSAC

Residential Zones Standing Advisory Committee

SBO

Special Building Overlay

SDAPP

Sustainable Design Assessment in the Planning Process

SECCCA

South East Councils Climate Change Alliance

SLO

Significant Landscape Overlay

VPO

Vegetation Protection Overlay

Kingston Housing & Neighbourhood Character Study

1.0

INTRODUCTION

1.1

Introduction

The City of Kingston is a large middle-ring municipality approximately 15km south-east of Melbourne CBD. It houses approximately 151,000 people in an area of 91 square kilometres, and the population is growing and changing. The Council needs a strategy to manage this growth and change. Housing is a fundamental human right and one of the universal determinants of health and wellbeing. The availability of secure, well located affordable housing provides pathways to employment and education, supports choices, builds strong, connected and sustainable communities and provides opportunities to participate in community life. This Project involves review and update of Council’s previous strategic work, including the Kingston Neighbourhood Character Guidelines 2000 (amended in 2003 and 2007) and the Draft Kingston Residential Strategy Update 2014, to identify what types of housing should be provided to support the municipality’s growing and changing population. It seeks to ensure that the dwellings we build today will meet the needs of future generations and that future housing is appropriately located throughout the City of Kingston. The study area includes all residentially zoned land within Kingston, as well as commercial and activity centre zones, which incorporate Major and Neighbourhood Activity Centres (see Figure 1). Background Kingston sought to implement the reformed residential zones (introduced in 2014) using this previous housing and neighbourhood character work, via Amendment C140. However, the Residential Zones Standing Advisory Committee (RZSAC) recommended that Council comprehensively review the Residential Strategy and Neighbourhood Character Guidelines to identify areas for substantial, incremental and minimal change, to more efficiently apply the zones. The reformed residential zones were incorporated into the Kingston Planning Scheme

in 2014 under Section 20(4) of the Planning and Environment Act 1987. This Amendment placed most of Kingston’s residential land in the General Residential Zone (GRZ) pending the further work by Council. Brief The City of Kingston appointed consultants, Ethos Urban to prepare a Kingston Housing Strategy, which includes a Neighbourhood Character Study. The Housing Strategy will provide a twentyyear plan to manage housing growth and change across all residential areas and Activity Centres in the municipality. This Strategy will also provide strategic justification for reviewing the application of the residential zones across Kingston. The Neighbourhood Character Study is an input to the Housing Strategy with a detailed assessment of existing neighbourhood character. It provides ‘preferred character statements’ and design guidelines to inform the implementation of policy and zone schedules. The Housing Strategy also seeks to: • Understand existing housing stock, population trends, opportunities and constraints on future development; • Facilitate diversity of housing to meet people’s needs; • Positively influence the form, location, amenity and type of new residential development; • Examine tools to manage future change; • Maximise and improve development potential around activity centres and transport corridors and nodes; and • Prompt community discussion about housing issues.

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

MOORABBIN

MENTONE

CLAYTON SOUTH

DINGLEY VILLAGE

WATERWAYS ASPENDALE

LEGEND Study Area (Residential Areas) Urban Growth Boundary

CHELSEA

Municipal Boundary Commercial 1 Zone Activity Centre Zone Major Activity Centre Neighbourhood Activity Centre Train Line/ Train Station 0

CARRUM

kilometres

Figure 1.

Map of Kingston

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

1.2 Approach

Stages

This Strategy

The project will be undertaken over six (6) stages, as illustrated below.

This Strategy provides a framework to guide the growth and change of residential areas in the City of Kingston. The key components of this Strategy are:

Inception Meeting

Stage 1

Inception

Background Review Site Survey Nov 2017 - Dec 2017

Councillor Workshop

Stage 2

Issues & Opportunities Analysis

My Neighbourhood Consultation • Walking

Tours

• Listening

Posts

• Community

Panel

Jan 2018 - Jun 2018

Stage 3

Draft Strategies

Prepare Draft Strategies Jun 2018 - Mar 2019

Draft Strategy Consultation

Stage 4

Consultation

•

Online Platform

•

Drop-in Sessions Mar 2019 - May 2019

Stage 5

Final Strategies &

Implementation Recommendations

Stage 6

Planning Scheme Amendment

Prepare Final Strategies Council Meeting Jun 2019 - August 2019

Prepare Planning Scheme Amendments Late 2019

Exhibition of Planning Scheme Amendments (beyond the scope of Project)

• Vision –Chapter 2 provides the overarching vision and strategic objectives to guide housing growth and change across Kingston’s residential areas. • Housing Framework Plan – Chapter 3 delineates and describes areas for substantial, incremental and limited change. These areas will provide the basis for the application of the new residential zones, and other planning controls as appropriate. • Neighbourhood Character – Chapter 4 provides a detailed assessment of the existing and preferred development within the City’s residential areas. Each identified character type and precinct is provided with a preferred character statement to assist in guiding future development. • Diversity and Type –Chapter 5 outlines objectives and actions relating to housing design, including: housing diversity, specialised housing types, design quality and universal housing. • Affordability – Chapter 6 outlines objectives and actions relating to affordability and social housing, including development of relationships and partnerships for successful delivery. • Sustainability – Chapter 7 outlines objectives and actions relating to the improvement of the environmental performance of existing and new housing stock. • Implementation– Chapter 8 provides a detailed implementation Plan with recommended Planning Scheme tools and actions, roles, responsibilities and timeframes to consider. The Housing Strategy and the Neighbourhood Character Study are referred to as ‘the Strategies’ in this report.

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

1.3 Engagement

Engagement with residents, landowners, government agencies and other key stakeholders has provided important input to this Strategy. Overview The overarching objective of consultation for this project is: To work progressively with Council, the Project Control Group, other Stakeholders and the Kingston community to develop the Kingston Housing Strategy and Neighbourhood Character Study and appropriately apply the reformed residential zones in the Kingston Planning Scheme and shape the future residential growth pattern of the City of Kingston. The following project objectives for engagement have been used to inform the preparation of the Strategies: â&#x20AC;˘ To inform stakeholders and the broader community of the purpose and commencement of the Housing Strategy and Neighbourhood Character Study; â&#x20AC;˘ To provide stakeholders and the broader community with the opportunity to contribute towards a vision for housing in Kingston and to identify issues and opportunities for the Draft Housing Strategy and Neighbourhood Character Study 2019 to address; and â&#x20AC;˘ To gather feedback on the Draft Housing Strategy and Neighbourhood Character Study 2019 and consider all submissions in its finalisation. An overview of consultation activities and outcomes during preparation of the Strategy is provided on the following pages. A more detailed summary of feedback and suggested changes resulting from consultation to date with the community and stakeholders is provided in the Kingston Housing Consultation Summary Report, 2018.

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

Community Consultation

Community Panel

The Housing Strategy and Neighbourhood Character Study have been developed through three stages of broad community consultation and through a targeted Community Panel.

An independent Community Panel has been established by Kingston City Council to provide a forum to discuss housing change in the municipality.

Community views and feedback have been a key input in the development and refinement of this Strategy.

The Panel has been developed through an independent facilitator, with 49 randomly selected community members that are a representative sample of Kingston’s residents.

Ward Meetings During the preliminary stages of this project, three (3) Ward Meetings were held in October - November 2017, one for each the north, central and south wards. The Ward Meetings were a broad community engagement initiative undertaken by Council, with the purpose to introduce and raise awareness of three Council projects being prepared by Kingston City Council, including the Housing Strategy & Neighbourhood Character Study. A more detailed summary of the Ward Meetings is provided in the Report from the City of Kingston’s Councillor Ward Meetings (2018). Stage 1: “My Neighbourhood” The first stage of community consultation for the project, branded “My Neighbourhood” included: • Hosting ‘Listening Posts’ in Mordialloc, Westall and Chelsea on 17, 18 and 21 April 2018 respectively;

The Community Panel has been asked: How can Council manage change within the City of Kingston while protecting what we love about where we live? The feedback and discussion from these forums will be incorporated into the Final Housing Strategy. Stage 2: Draft Strategy Consultation Further consultation will be held to gather feedback on the Draft Housing Strategy and Neighbourhood Character Study 2019 prior to its finalisation. This will include: • Online consultation platform for access to the draft Strategy and an opinion survey; • Public displays to advise the community that the Draft Strategy is available for feedback and review, detailing the ways to get involved and make submissions; and

• Bulletin and survey distributed via Council’s website and the Listening Posts;

• Four (4) Drop-in Sessions, inviting the public to view and discuss the Draft Strategy and how it reflects the outcomes of earlier rounds of consultation.

• Organised Walking Tours held in Clayton South, Cheltenham and Mentone on 27 May 2018 and in Parkdale, Edithvale and Patterson Lakes on 3 June 2018;

Feedback from the public exhibition period will also be considered and incorporated into the Final Draft Housing Strategy for Council consideration.

• Self-guided walking tours promoted on Council’s website including an interactive map of Kingston to place location-based feedback.

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

Key Findings A number of key themes have emerged from engagement activities held to date, which are discussed below. This section will be updated to reflect feedback received during consultation of the Draft Housing Strategy and Neighbourhood Character Study in 2019. Landscaping Respondents repeatedly raised the importance of private and public realm landscaping. Many participants valued mature street planting, acknowledging that there were varying options regarding appropriate species. Other respondents were critical of the design of new garden areas, particularly the lack of canopy trees. Maintenance of landscaped areas was also an issue that emerged. Access to services/facilities/open space Many residents indicated that access to services, facilities, open space and local shopping strips was a key aspect that they valued of their local area. Participants also cited that they disliked when such amenities are not located in proximity to their neighbourhood. Sense of community There is clearly significant pride taken in the character of each neighbourhood in Kingston. Residents love that they are friends with their neighbours and that many of them have been living in and around the south east of Melbourne for a majority of their lives. The sense of community and the â&#x20AC;&#x153;village atmosphereâ&#x20AC;? of neighbourhoods and shopping centres was frequently mentioned as one of the many reasons that residents love where they live. Housing design & diversity There were mixed views regarding the design and diversity of housing in the municipality. Many participants were critical of newer, contemporary development where houses looked repetitious. There was also concern among many respondents regarding medium and high density housing. Some felt that there was too much, while others expressed concern with the design of such housing types in terms of setbacks, building spacing and perceived over development of allotments. Higher density housing was sometimes seen as undesirable due to the increased building heights and a perception of poor design which does not reflect the existing built form. There was, however, some support for higher densities around public transport and activity centres, provided it is well-designed, respects the existing and preferred neighbourhood character, and uses good quality materials. Provision of more diverse housing stock to cater for the different needs of everyone in the community was also viewed in a positive light.

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

1.4 Drivers of Change

The City of Kingston’s 2018 population is estimated to be 162,356, and is forecast to grow to 186,967 by 2036. The current and historic land use patterns, topography, landscape and a range of environmental constraints provide a variety of residential environments within the City of Kingston. These range from compact urban areas through to conventional Australian suburbs and development in coastal and other 2011 settings. waterfront Greater Melbourne There is very little vacant residential land in the 2016 and the majority of future housing municipality, growth is likely to be provided through infill and higher 2011 density development in established Middle neighbourhoods. Ring Councils This section 2016 outlines key population and housing trends and projections for the City of Kingston which provide the strategic underpinning for 2011 this Housing Strategy. Kingston 2016 0

20% Seperate House

Population Growth and Demographic Change ABS Census data (2016) demonstrates that Kingston is a popular location for smaller households in older age brackets, with above average representation of 40-85+ years age groups and a below average representation of 15-34 years age groups. A lower average household size of 2.8 persons per household (compared to the Greater Melbourne Statistical Division average of 3 persons per household) and a high proportion of single (or lone) person households confirms Kingston’s role in providing housing for an older and aging population.

A large percentage of parents and home builders live in Kingston which can be attributed to ample access to schools, housing, transport, entertainment and other assets that the area possesses. The largest household type is ‘couple 40% 100% family60% with children’. 80% ‘Lone person’ households High Densityin Kingston at 24.4% are well represented Medium Density compared with the Metropolitan Melbourne average of 22%. At the time of the 2016 census, the City of Kingston had a resident population of 151,389 persons which represented an annual increase of 2,063 persons per year since the 2006 census. This scale of population growth rate is in line with neighbouring middle-ring suburbs.

Kingston

Middle Ring Councils Greater Melbourne

25 20 15 10 5 0 Couples with Couples children w/o children

One parent families

Other families

Group household

Lone person

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

Diversifying the Housing Stock

Future Changes The Residential Land Supply and Demand Report, 2018 prepared by Currie & Brown highlights the projected demographic change in Kingston. This report can be found within the Kingston Housing Issues and Opportunities Report, 2018.

The majority of dwellings in Kingston are separate houses (58.2%), however this is notably less than the proportion of separate houses in the whole of Greater Melbourne (65.5%) and other middle ring Councils (66.2%).

Kingston’s population is forecast to grow by 15.16% to 186,967 by 2036. While this growth is significant, it is lower than that anticipated at a Metropolitan Melbourne level. Growth rates will be in the same magnitude as northern neighbouring authorities such as Glen Eira, Bayside and Monash. Population growth is anticipated to be uneven across the municipality, with northern and western areas generally seeing higher growth than southern and eastern areas. This is due to the location of Major Activity Centres, as well as proximity to Melbourne’s CBD. Kingston will experience absolute growth in population numbers across every age group, however the age profile will shift towards an older population, with the most common age band in the City by 2036 being 40-44, and 14.7% of the population being aged 70 or older. Kingston will continue to have a diverse mix of household types dominated by couples with dependants, couples without dependants, and lone person households. Household size will slowly decrease, and lone person households will become more prevalent over time.

Greater Melbourne

Middle Ring Councils

The proportion of separate houses in Kingston had been steadily decreasing by about 2% per annum since 1991 while medium and high density dwellings have increased. Between 2011 and 2016 there was a significant decrease in the proportion of separate houses in Kingston by nearly 7% while the amount of medium and high density dwellings increased. Medium and high density residential development is becoming more commonplace in Kingston’s northern and western suburbs (such as Moorabbin, Highett and Cheltenham) and increasingly exhibiting more urban characteristics based on land use policies focusing on Activity Centres and relative proximity to the CBD. The types of dwellings in Kingston categorised by their number of bedrooms shows there are less 0 or 1 bedroom dwellings and more 2 and 3 bedroom dwellings than the Greater Melbourne average. These high level trends amplify the need for the City of Kingston to be proactive moving forward, as the data indicates that the municipality’s residential role in the future will be a diverse, multi-faceted one, wherein a range of housing types will be needed.

2011 2016 2011 2016 2011

Kingston 2016 0

20% Seperate House

Kingston Housing & Neighbourhood Character Study

40% Medium Density

60%

80%

100%

High Density

INTRODUCTION

Decreasing Housing Affordability The cost of accommodation in Kingston is relatively higher than Metropolitan Melbourne. Despite these higher property prices, the median weekly household income in Kingston is slightly below the Metropolitan Melbourne equivalent. Housing affordability is a growing issue within Kingston, as median weekly household incomes have increased by 3.8% per annum since 2011, while house and unit prices have grown by 11.1% and 5.6% respectively. The significant increases in property prices compared to income indicates that the opportunity to own property within Kingston is becoming increasingly unattainable.

• Young couples with children were experiencing slightly higher marginal mortgage stress, however, these are generally higher income households. It was indicated that low income mortgage stress was not prevalent in Kingston. Furthermore, of those households with mortgages, 92% had mortgage repayments less than 30% of household income. • A little more than a quarter of all rental households in Kingston are in housing stress (26.9% in 2016), which is comparable to the metropolitan average (27.4% in 2016).

Work currently being undertaken for the Social and Affordable Housing Policy reveals that Kingston's role and function is not a first home buyer area, and Kingston's housing stock could only be considered affordable to first home buyers in the top quartile of all incomes. Kingston was referred to as an 'upgrader' area, only affordable to those with substantial equity from a previous home.

• Of those households experiencing rental stress, 41% are lone person households (which equates to approximately 2,124 households).

There has been an increase in rental property demand as housing affordability has decreased in Kingston and Metropolitan Melbourne.

Lone person households tend to be persons over the age of 65.

The price of renting has also increased, but at a much lower rate than housing prices. A widespread reduction in financial return from residential properties for investors has resulted in a reduction in the total amount of rental properties available across Metropolitan Melbourne. One-parent families and lone-person households are especially impacted by the affordability of housing when compared to double-income households. These household types currently account for a significant portion of Kingston’s population, and household sizes are forecast to slowly decrease as lone-person households become more prevalent.

Preliminary research for Kingston City Council Housing Affordability Report 2018 confirms that mortgage stress is less of an issue for Kingston than rental stress. For example:

• The categories ‘couple family’, ‘couple family with no children’, ‘one parent family’, ‘other family’ and ‘group household’ make up smaller shares at 14%, 19%, 18%, 2% and 6% respectively.

Kingston’s Housing Market While Kingston’s housing market is dominated by separate houses, there has been a historically consistent and recently high increase in the amount of medium and high density housing provided. Forecast population growth scenarios in Kingston indicate that between 13,500 to 18,500 additional dwellings are needed by 2036, which equates to between 685 to 912 dwellings per annum. Kingston’s housing market has shown a trend for greater housing growth in Cheltenham and other suburbs in the north-west of the municipality such as Mentone, Mordialloc and Clayton South.

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

Inland suburbs have generally experienced less housing growth than coastal suburbs which are under significant pressure for change, with the emergence of modern and contemporary style units and large-scale dwellings in these areas, seeking to maximise bay views. There is both a prolonged and recent high level of demand for low density (detached) dwellings in Kingston that is expected to continue. However, the demand for medium density housing is set to increase as affordability challenges grow and households seek cheaper alternatives to separate houses. As ownership of separate houses in Kingston becomes less affordable and increasingly unattainable due to the increasing amount of smaller households, more of Kingston’s population will seek medium and high density alternatives. Kingston has recently seen an increase in the provision of these types of housing, and this trend is forecast to continue. Providing a diverse range of residential accommodation is key to creating sustainable communities wherein people at all stages of life feel able to remain part of their neighbourhood.

Car Parking At the request of Councillors, work was concurrently initiated on the Housing Strategy and Neighbourhood Character Study, and a Car Parking Study. A report was requested to be prepared to consider the application of a car parking rate of one space per bedroom for new dwellings that contain two or more bedrooms. The Council appointed transport consultants MRCagney to consider the matter and provide advice. The Housing Strategy and Neighbourhood Character Study is a separate project that will not consider on-site car parking requirements. MRCagney have produced an Issues and Opportunities discussion paper, on which Council sought community feedback in the latter half of 2018. MRCagney have undertaken a range of preliminary work to inform the discussion paper. As part of this work, consultants have compiled and reviewed relevant data such as car ownership rates and population growth trends, reviewed the current regulatory regime for car parking management, and undertaken car parking occupancy surveys. Council is currently considering the next steps for this Study.

Summary In summary, the key drivers of housing change in Kingston are: • The lack of available greenfield land means that the majority of population growth needs to occur in established residential suburbs; • Existing dwelling stock is not very diverse, with most houses 3-4 bedrooms; • The supply of small housing/apartment styles (less than 2 bedrooms) is lower than the Metropolitan average; • A decrease in the average household size due to an increase in lone-person households and an ageing population means that demand for medium and high density dwellings will increase; • Steadily decreasing housing affordability makes property ownership increasingly unattainable, particularly for smaller households; • Increases to the price of renting also places pressure on those households experiencing rental stress to sustain their tenancy • Larger detached houses continue to be in high demand.

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

1.5 Summary of Constraints

Overview of Development Constraints Development constraints refer to existing • DDO2 (Patterson Lakes Residential local planning policy and physical attributes or Waterways Area); land uses, that may restrict the built form and • DDO4 & 5 (Aviation Obstacle Referral Height subsequent potential for consolidated or higher Area No 1 & 2); density residential development. This can include: • DDO6 (Kingston Lodge Site); and • Built form constraints, which may impose • DDO7 (Urban Coastal Foreshore Setback height or setback restrictions on existing Control Area) residential land; Other overlays that impose built form • Environmental constraints, such as those constraints for development include: which are significant and require protection, • Airport Environs Overlay (AEO); or present a hazard to residential land uses; • Kingston’s coastlines, which stretch down much of the municipality’s western boundary, and present a unique combination of built form and environmental constraints; • Constraints from other land uses, such as those which may require a buffer, including landfill sites and certain industrial land uses;

• Existing and Potential Neighbourhood Character Overlays (NCO); • Heritage Overlay (HO); and • Public Acquisition Overlay (PAO). Potential development that may be limited by environmental constraints include land subject to the following overlays:

• Development restrictions, such as strata titles • Environmental Significance Overlay (ESO); and covenants which may impose certain siting, design and built form requirements • Vegetation Protection Overlay (VPO); over existing residential areas; and • Land Subject to Inundation Overlay (LSIO); • Recent development, which may not be viable • Special Building Overlay (SBO); and for redevelopment during the life of the 20 • Environmental Audit Overlay (EAO). year Housing Strategy. Other land uses that may impose constraints or Kingston faces a unique combination of constraints with the presence of a long coastline, require a buffer for residential development in its vicinity include land that falls under: airport and land in the Green Wedge Zone, all of which constrain the potential for residential development and need to be considered in the context of this Housing Strategy.

Land with built form constraints within Kingston include those subject to certain Design and Development Overlays (DDO): • DDO1 (Urban Coastal Height Control Area): -- Some recent, contemporary development has taken advantage of the provision for basements to extend up to 1.2 metres above ground level, the generally sloping topography in some coastal areas, and the lack of guidance for roof decks in DDO1. The results are large-scale, bulky structures with the appearance of 3 and sometimes 4 storeys.

• Waste Management (landfill sites); • Other Industrial Uses; and • Agricultural Uses.

Certain restrictions and special controls may have implications for the Housing Strategy and may warrant further investigation if they are located in an area identified to be of incremental or substantial change. These restrictions apply for residential land subject to the following: • Strata Tiles; • Restrictive Covenants; • Recent Development, or land subject to a Development Plan Overlay (DPO).

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

MOORABBIN

MENTONE

CLAYTON SOUTH

DINGLEY VILLAGE

WATERWAYS

ASPENDALE

LEGEND Urban Growth Boundary Municipal Boundary

CHELSEA

Residential Areas Built Form Constraints Environmental Constraints Constraints from Other Land Uses Development Plan Overlay (DPO)

CARRUM

kilometres

Kingston Housing & Neighbourhood Character Study

INTRODUCTION

1.6 Summary of Opportunities

Overview of Housing Opportunities Housing opportunities refer to existing local planning policy and physical attributes or land uses, that encourage housing growth or provide desirable circumstances for housing change. This can include: • The concept of 20-minute walkable neighbourhoods, where development is encouraged around Activity Centres and train stations.

• DDO22 (Mentone Junction Precinct); and • DDO24 (Clayton South Industrial Precinct). A number of opportunity sites have been identified by Council as areas for growth and change, at varying stages of investigation and development. These include:

• Zone provisions and some overlays, that provide for increased housing development (including heights and site coverage), e.g. Activity Centre Zone.

• The Gas and Fuel Site in Highett;

• Good accessibility throughout Kingston in the form of train stations and SMART bus routes.

• A number of other smaller sites.

• Residential zoned land that enables some growth and change within the existing developed areas. • Opportunity sites, where large parcels of land are identified for development or have the potential for development in the future (subject to further work). Kingston is ideally located within close distance of Melbourne CBD and with very good accessibility, from both a road network and Principal Public Transport Network (PPTN) perspective. Therefore, the municipality offers a lot of opportunity for housing growth and change. However, this level of change needs to be carefully managed with the previously mentioned constraints and neighbourhood character values.

• Clayton Business Park; • Sigma Site (Jackson Green), Clayton South; and Activity Centres provide a broad range of goods and services, focusing on mixed-use development. There are several Major Activity Centres (MAC) in Southland, Moorabbin, Cheltenham, Mentone, Mordialloc, and Chelsea. Neighbourhood Activity Centres (NAC) identified in Kingston include: • Highett; • Clarinda; • Westall; • Thrift Park; • Dingley Village; • Parkdale; • Aspendale; • Aspendale Gardens; • Edithvale;

Sites identified in Schedules to the Design and Development Overlay (DDO) contain provisions for residential buildings, density and building height. These sites are at various stages of development and present a range of locallytailored opportunities for growth:

• Carrum; and

• DDO8 (Station Street, Chelsea);

• Highett;

• DDO9 (2 and 4 Bear Street, 2 Park Street, and 76 Albert Street, Mordialloc); • DDO10 (Mordialloc Activity Centre); • DDO12 (Highett Activity Centre); 16

• DDO21 (1231-1237, part 1239 Nepean Highway, 60-64 Matthieson Street, Highett);

• Patterson Lakes. Within Kingston, train stations are often associated with activity centres, resulting in transit-oriented development. This is seen in areas within MACs and some NACs including: • Parkdale; • Aspendale; • Edithvale; and • Westall. Kingston Housing & Neighbourhood Character Study

INTRODUCTION

Moorabbin Stn Westall Stn

Highett Stn

Southland Stn Cheltenham Stn

Mentone Stn

Parkdale Stn

Mordialloc Stn

Aspendale Stn

LEGEND Urban Growth Boundary

Edithvale Stn

Municipal Boundary Residential Areas Potential Opportunity Site

Chelsea Stn

Sites Identified for Growth in Planning Scheme

Bonbeach Stn

SMART Bus Route Train Line/Train Station Major Activity Centre (800m walkable catchment)

Carrum Stn

Neighbourhood Activity Centre (400m walkable catchment) 0

kilometres

Kingston Housing & Neighbourhood Character Study

2.0

VISION

The Vision The City of Kingston will contain a variety of dwelling types, designs and lot sizes which meet the needs of current and future residents. Housing will be affordable, environmentally sustainable and responsive to its surrounding context. Medium and high density housing will be located in walkable catchments around public transport networks and activity centres. Lower density housing will be retained and protected in the City’s suburbs adjacent to the coast and green wedge. Residential streets will be leafy and green, with substantial landscaping within the public and private realm. New housing will be well designed and contribute to the area’s preferred neighbourhood character. New housing will enhance Kingston’s great community spirit and strong sense of identity.

Kingston Housing & Neighbourhood Character Study

VISION

Vision

The vision for Kingston was developed from the values identified in community consultation feedback and Council’s existing policy direction for the future of the municipality. This vision has incorporated the following component objectives: • To ensure that housing in the City of Kingston meets the needs of current and future residents. • To ensure a housing stock that is diverse in its types, designs, sizes and tenure and that is flexible and adaptable to be able to accommodate changing needs within the community. • To promote housing growth and diversity, including medium and high density housing, in locations within walking distance of public transport, local services, parks and education. • To ensure housing in substantial change areas is designed to achieve and enhance sense of place and identity, and facilitate neighbourhood participation. • To advocate for increased affordable and special housing needs stock, including for elderly people and people with disabilities. • To ensure the provision of substantial landscaping within the public and private realm with a focus on canopy trees. • To ensure housing design and urban form addresses issues of environmental sustainability. • To encourage development that contributes to the preferred neighbourhood character of its surrounds and urban design aspirations for the City. • To ensure development along Kingston’s coastlines is respectful of this unique environment. • To retain and enhance Kingston’s valued community spirit and strong sense of identity.

Community Panel The primary output of the Community Panel described in Section 1.3 (Engagement) was the Process and Evaluation Report (Version 2, September 2018) prepared by Capire Consulting Group on behalf of Kingston City Council. In the final stages, the Community Panel developed a set of Community Principles to guide Council’s development of the Housing Strategy and Neighbourhood Character Study. The Community Principles are summarised below (for the full set of principles, refer to the Process and Evaluation Report): • Continuously improve the quality, sustainability and longevity of housing design and materials. • Council to require a minimum garden space and ensure privacy, overshadowing, existing character and access to parks are considered. • Encourage mixed-use design and increased diversity in larger developments. • Preserve the general character of suburbs / precincts. • Accompany new development with appropriate infrastructure and public transport. • Ensure housing caters for all people who may wish to live in Kingston. • Provide a range of affordable housing with high amenity. • Increase provision of sustainable and effective transport options. • Council to hold developers accountable to compliance requirements. • Council to inclusively communicate new development to the broader community. • Community to have greater insight and say in design. • Enhance safety through activation and lighting of underused or unsafe public areas. • Plant consistent and suitable street trees. • Residential streets to have a green, safe and walkable character.

Kingston Housing & Neighbourhood Character Study

3.0

FRAMEWORK PLAN

3.1 Overview

The location of housing affects residents’ amenity, transport choices, and housing affordability as well as access to employment, retail, community services and open spaces. It also has implications for the cost and provision of infrastructure. The following factors must be considered and balanced in determining the location of future housing in Kingston: • Kingston’s role in providing additional housing to accommodate expected population growth in metropolitan Melbourne • The predicted future demographic characteristics and house needs within Kingston • Maximising access to public transport and activity centres • Protection of coastal, heritage and neighbourhood character values • Protection of significant environmental and ecological values and landscapes • Improving housing choice and affordability • Diversifying the mix of housing types and sizes across the City • Retaining a mix of residential lot sizes across the City. The Housing Framework Plan provided at Figure 2 delineates four categories of housing change to guide the future growth and development of Kingston’s residential areas: Limited Change - allows for minimal housing change due to the environmental, heritage and neighbourhood character of the area, or other significant development constraints. Future housing will predominately comprise single dwellings at lower densities with some dual occupancy development. Larger sites in limited change areas may be developed with two or more dwellings, provided this is consistent with surrounding patterns of development. The definition of limited change areas will replace ‘Minimal housing change areas’ as described in the Kingston Planning Scheme at Clause 21.05 (Residential Land Use) as "areas influenced by constraining factors such as the Moorabbin Airport flight paths, single dwelling covenants and neighbourhood agreements." Incremental Change - allows for modest housing growth and a variety of medium density housing types which respect the preferred

future neighbourhood character, or will make a significant contribution to a new, more desirable preferred future neighbourhood character. Incremental change areas are similar to the ‘Incremental housing change areas’ described in Clause 21.05 (Residential Land Use) as having a predominantly single-dwelling character, with extensions and some lots containing two dwellings. Incremental change areas also seek to encourage diversity and medium-density development that respects the existing or preferred future character, which borrows on the intent for ‘Increased housing diversity areas’ as also described in Clause 21.05. Transitional Change - incorporates land located within walking distance of existing neighbourhood activity centres, where there is good service provision and within walking distance of Activity Centre Zones (ACZs) to provide a ‘transition’ of densities between substantial and incremental change areas. Similar to incremental change areas, transitional change areas will seek to encourage diversity and medium density development. Transitional change areas will encourage an increased density and larger building envelopes with the intention of providing a visual gradient between incremental and substantial change areas. The transitional change area also applies to major routes on the PPTN where it is logically located within surrounding residential areas, away from industrial/green wedge land. Substantial Change - allows for housing growth and diversity at increased densities. It includes land located in walking distance of major activity centres and train stations, as well as residential land within designated structure plan boundaries previously prepared by the Council and Large Residential Opportunity Sites. The concept of substantial change areas does not already exist in Clause 21.05 (Residential Land Use), but the components for its designation are well established and supported by State Government. ‘Activity Centres’ represent an opportunity for housing diversity and higher densities, which has been extended beyond the boundary of the Activity Centre Zone (ACZ) to include their walkable catchments.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

Moorabbin CLAYTON SOUTH Westall

MOORABBIN

KEYS R D

WARRIG AL RD

Highett

Southland

KINGST ON RD DINGLE Y BYPA SS

Cheltenham

CENTR E DAND ENONG RD

AN Y HW

MENTONE

DINGLEY VILLAGE

RY RD

LWR DA NDENO NG RD

LEGEND

BOUNDA

Parkdale

Mordialloc

GOVER NOR R D

Municipal Boundary WATERWAYS

Urban Growth Boundary Mixed Use Zone Activity Centre Zone ASPENDALE

Commercial Zone Comprehensive Development Zone

Aspendale LE

Train Line

Train Station

Edithvale

Major Road Housing Change Areas Substantial Change Transitional Change

Chelsea

Incremental Change

CHELSEA

Limited Change Walkable Catchments

Bonbeach

Major Activity Centres (800m) Neighbourhood Activity Centre (400m) Blank area subject to current Structure Plan process

OD LE

Carrum

Site subject to a separate process by the Victorian Planning Authority 0

CARRUM

kilometres

Figure 2.

Map of Change Areas

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

‘Large Residential Opportunity Sites’ and ‘Mixed Use Intensive Areas’ are recognised as important sources for housing diversity and medium-density development also. Many of these sites are already within the walkable catchment of Activity Centres or the Priority Public Transport Network (PPTN) and are appropriate for substantial change, where they haven’t already. Housing Capacity The majority of housing growth capacity will occur within Kingston’s substantial change areas, with Incremental change areas able to cater to some dwelling growth to 2031 also. Limited change areas will experience a much more modest level of housing growth. An initial market assessment comparing historic development trends with future take up, has shown that the City of Kingston can comfortably meet expected housing targets and supply beyond 2031. In conjunction with this finding, it is confirmed that the proposed housing framework plan presented within this chapter can achieve the objectives and housing targets for the municipality beyond 2031. Future Change Areas The Housing Framework Plan identifies Future Change Areas within the existing residential zones and activity centres. The Framework Plan does not identify any new residential areas for greenfield growth. The directions contained in this Strategy will be used to guide Council’s response to housing change and growth, including the type, size and form of dwelling stock, in addition to locational characteristics. The sequencing and rate of future residential development will consider natural limitations to the location/extent of development due to servicing constraints and cost to bring forward services. Performance-based development staging requirements should be considered for large subdivision developments. Boundary Justifications Change area boundaries have been closely scrutinised to ensure a logical inclusion of allotments and streets, such that wherever possible they are included in one change area in their entirety. This also includes:

• Ensuring culs-de-sac are included in one change area • Lots fronting a street are included in one change area up to a logical point of change, e.g. fronting a new street • Identifying whole blocks or ‘precincts’ of housing to be allocated to one change area. • Reviewing the appropriateness of a change area for its location within sensitive character areas and the level of service provision within an activity centre. • Providing a gradual transition in most areas from Substantial to Limited Change. Further detail regarding boundary justifications and manual manipulation of change areas is described in this chapter. Chelsea Structure Plan Kingston Council has commenced a project to develop a Structure Plan for the Chelsea Activity Centre. The boundary for the structure plan area has not yet been defined and will require consultation with the local Chelsea community. An extensive process of community consultation and engagement will be undertaken for the Chelsea Structure Plan project throughout 2019. The Chelsea Structure Plan project will: • Identify the activity centre boundary • Provide a vision for the activity centre for the next 20 years • Determine the appropriate height, scale and form of development for the activity centre • Provide direction for strategic sites – including Council owned land • Provide direction on traffic, car parking, pedestrian and cycling links • Identify and prioritise open space, public realm and streetscape improvements • Identify opportunities posed by the removal of three level rail crossings in Chelsea Properties that are located within the investigation area identified on the Framework Plan will be subject to a separate process of consultation through the Chelsea Structure Plan project. The work undertaken by the Chelsea Structure Plan project will help inform the application of the new residential zones in the area immediately surrounding the Chelsea Activity Centre.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

3.2 Limited Change Area

Limited Change Areas comprise those locations with significant and established neighbourhood character, heritage and environmental values, or significant development constraints. Limited Change Areas comprise areas which, due to their physical, natural and historic attributes, have limited capacity to accommodate future residential development and growth. These areas represent the lowest degree of intended residential growth and change in Kingston. Future housing will predominantly comprise detached houses and dual occupancies, of one (6 metres) to two storeys (9 metres). Larger lots may be developed with more than two dwellings. In Kingston, much of the residential land has zoning restrictions to ensure development does not exceed a maximum of 2 storeys (9 metres), with 50% site coverage and minimum private open space requirements. In order to retain this strategic direction for the city and enhance neighbourhood character values associated with these controls, land that falls outside of the criteria for incremental change (where land is much more accessible) is identified as limited change. Precincts with special heritage or neighbourhood character significance are also identified as Limited Change areas. This includes the special character areas of the existing Neighbourhood Character Overlay (NCO) on Hillston Road, Moorabbin. As part of a previously conducted, targeted study of neighbourhood character in Mordialloc, a section of Ormond Street was noted by Ethos Urban for the high level of consistency in the built form and layout exhibited by the Edwardian and Victorian style dwellings. As discussed in Section 4.2 of this report, this area is recommended for inclusion in the NCO. Interim controls are being sought from the Minister for Planning. Areas affected by known permanent restrictive covenants and areas recently developed are

Kingston Housing & Neighbourhood Character Study

unlikely to experience short-term change. Restrictive covenants are property rights, administered largely outside the planning system, that restrict the ways land may be used and developed. While the future redevelopment of these sites is possible, this land is considered to be partially constrained, considering it is unlikely to be developed in the medium term. These areas include estates such as Waterways and La Perouse Estate, Bonbeach. Figure 3 illustrates the extent of the proposed Limited Change Area, based on the application of the following criteria: • Land within the residential hinterland, not within walking distance of key public transport routes and activity centre catchments. • Land which is constrained by environmental or physical conditions, as identified in the planning scheme or other Council data, including covenants and significant infrastructure constraints and overlays (e.g. LSIO, PAO, AEO). • Existing GRZ3 land, based on its existing height and site coverage restrictions, where the incremental change criteria for walkable catchments does not apply. • Locations with specific neighbourhood character or heritage significance, included in Heritage Overlay precincts or existing or proposed Neighbourhood Character Overlays. In addition, some areas that have been categorised as Incremental Change have been moved to Limited Change, based on their location (lack of services), coupled with the current GRZ3 and adjacent Limited Change areas, even though they may be within walking distance of the PPTN or a small activity centre.

Objectives

FRAMEWORK PLAN

The following are preliminary objectives for the proposed Limited Change Areas: • Encourage low density housing types, such as dual occupancies and detached housing. • Ensure new development contributes to the preferred neighbourhood character of the place. • Encourage retention of existing housing that positively contributes to the preferred neighbourhood character of the precinct. • Retain opportunities for household types and sizes that may require larger dwellings, garden spaces and/or adaptable spaces.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

Clayton South

Moorabbin

WARRI GAL RD

KEYS RD

KINGST ON RD DINGLE Y BYPA SS

A PE

CENTR E DAND ENONG RD

Mentone

Dingley Village

BOUNDA

RY RD

LWR DA NDENO NG RD

GOVERN OR RD

LEGEND

Waterways

Municipal Boundary Urban Growth Boundary Aspendale

Mixed Use Zone Activity Centre Zone

Commercial Zone

Comprehensive Development Zone Train Line Train Station Major Road Housing Change Areas

Chelsea

Limited Change Other Residential Areas Walkable Catchments Major Activity Centres (800m) Neighbourhood Activity Centre (400m)

OD LE

Blank area subject to current Structure Plan process Site subject to a separate process by the Victorian Planning Authority 0

Carrum

kilometres

Figure 3.

Map of Limited Change Areas

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

Implementation The areas identified for Limited Change are recommended to be zoned ‘Neighbourhood Residential’ in the Kingston Planning Scheme. The NRZ restricts development to two-storeys (9 metres) in height. Separate Schedules with varying ResCode standards will be applied to different character area types. The following variations are available in the Schedules to the Zone and will be considered in the Implementation Plan for the Strategy: • Minimum subdivision area • Minimum private garden areas • Setbacks (front, rear, side) • Site coverage • Permeable surfaces • Landscaping • Walls on boundaries • Private open space • Front fence height • Application requirements • Decision guidelines Implementation of the zone schedules will be considered in conjunction with the Preferred Character Statements and Design Guidelines for each precinct.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

3.3 Incremental Change Area

Incremental Change Areas encompass residential areas without any significant redevelopment constraints and generally located within reasonable walking distance of major public transport routes and commercial services. Incremental Change Areas will encounter modest housing growth in the form of townhouse and unit development as well as detached houses. New housing will generally be up to two storeys (9 metres), consistent with the preferred neighbourhood character of the area, however low scale medium density housing of up to three storeys (11 metres) may be experienced.

Much of the residential land within Kingston that falls outside of the criteria for either Limited, Transitional or Substantial Change, but has good access and/or service provision, has been identified as Incremental Change. This means housing change will continue to occur at a similar rate to existing, established residential areas within Kingston.

These areas are better served by public transport, activity centres and open space amenity.

Much of the residential zoned land along the coastline is constrained by the DDO1, to ensure residential buildings are no more than 2 storeys in height (or 6 metres for single storey forms). Considering the sensitive character qualities of these neighbourhoods, even where this land has fallen into Transitional or Substantial Change, it has been moved into an Incremental Change area. This will protect the coastline neighbourhoods from overdevelopment and inappropriate change, while allowing for modest growth and infill opportunities.

Incremental Change Areas encompass a large portion of Kingston’s established residential areas, allowing for modest housing growth and a variety of housing types, consistent with the stated preferred neighbourhood character of the area. Incremental change areas generally fall within one of the following criteria: • 400-800m walkable catchments around train stations and the commercial zones within Major Activity Centres. This includes Chelsea, Cheltenham, Mentone, Moorabbin, Mordialloc and Southland. • 400m walkable catchments around Neighbourhood Activity Centres, including Aspendale, Aspendale Gardens, Bonbeach, Carrum, Clarinda, Clayton South, Edithvale, Highett, Parkdale, Patterson Lakes, Thrift Park and Westall. • 400m walkable catchments around SMART bus stops (located along Warrigal Rd, Springvale Rd and parts of Beach Rd). • Land that may fall within a Transitional Change category but is located within an area where service provision is generally lower.

Kingston Housing & Neighbourhood Character Study

Other locations where the Incremental Change area has been manually applied based on site conditions include: • The Patterson Lakes marina development, currently in the Comprehensive Development Zone (CDZ), to treat this area consistently, without changing the current zone, catering for the anticipated incremental change along McLeod Rd. • Land in Bonbeach, setback from the Nepean Highway, due to the activity centre’s low service provision. • GRZ2 land, which already aligns with the objectives and outcomes of the Incremental Change area.

Objectives

FRAMEWORK PLAN

The following are preliminary objectives for the proposed Incremental Change Areas: • Encourage moderate housing growth while maintaining a high proportion of detached dwellings and diversification in the form of townhouses, units and dual occupancies. • Ensure new development contributes to the preferred neighbourhood character of the precinct. • Retain existing characteristics that positively contribute to the preferred neighbourhood character of the precinct.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

Clayton South

Moorabbin

KEYS R

WARRIG AL RD

KINGST ON RD DINGLE Y BYPA SS

CENTR E DAND ENONG RD

AN Y

Mentone

Dingley Village

BOUNDA

RY RD

LWR DA NDENO NG RD

GOVER NOR R D

LEGEND

Waterways

Municipal Boundary Urban Growth Boundary Aspendale

Mixed Use Zone Activity Centre Zone

Commercial Zone

Comprehensive Development Zone Train Line Train Station Major Road Housing Change Areas

Chelsea

Incremental Change Other Residential Areas Walkable Catchments Major Activity Centres (800m) Neighbourhood Activity Centre (400m) Blank area subject to current Structure Plan process Site subject to a separate process by the Victorian Planning Authority 0

OD LE

Carrum

kilometres

Figure 4.

Map of Incremental Change Areas

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

Implementation The established areas included in the Incremental Change area are recommended to be zoned ‘General Residential Zone’ in the Kingston Planning Scheme. Separate Schedules varying ResCode standards may be applied to different character area types. The following ResCode variations are available in the Schedule to the Zone and will be considered in the Implementation Plan for the Strategy: • Maximum building height for dwelling or residential building if more than 3 storeys (11+ metres) • Minimum private garden areas • Site coverage • Permeability • Landscaping • Setbacks (Front, side and rear) • Walls on boundaries • Private open space • Front fence height • Application requirements • Decision guidelines.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

3.4 Transitional Change Area

Transitional Change Areas encompass residential areas on the periphery of Activity Centres to transition between Substantial and Incremental Change areas, as well as along major arterial routes on the PPTN. Transitional Change areas are very similar to Incremental Change areas, as they will also encounter modest housing growth in the form of townhouses, unit development and dual occupancies, as well as detached houses. New housing will generally be up to three storeys (11 metres). As these areas are well served by public transport and activity centres, they will be encouraged to cater for a diverse mix of housing types and sizes, with reduced setbacks and site coverage compared to Incremental areas. However, development will continue to be consistent with the stated preferred neighbourhood character of the area. Transitional change areas generally fall within one of the following criteria: • 400m walkable catchments around Neighbourhood Activity Centres (NAC), including Aspendale, Aspendale Gardens, Bonbeach, Carrum, Clarinda, Clayton South, Dingley Village, Edithvale, Highett, Parkdale, Patterson Lakes, Thrift Park and Westall. • 400m walkable catchments around Activity Centre Zones. • Land fronting SMART bus routes on the PPTN (located along Warrigal Rd, Springvale Rd and parts of Beach Rd). The Transitional Change area has been applied to areas where change is likely to occur and infill development encouraged, as it has very good access and opportunities for service provision. It therefore applies to areas that might otherwise have fallen within a Substantial Change category, but which are less appropriate for 4+ storeys and apartments.

Kingston Housing & Neighbourhood Character Study

This includes the Chelsea and Mordialloc Major Activity Centres. Both centres are a much lower scale than other MACs in Kingston and are strongly influenced by the coastal neighbourhood character. The application of Transitional Change will provide opportunity for growth and change, while retaining a 3 storey (11m) maximum height limit. Land surrounding the Carrum Activity Centre, which is within DDO1 (and therefore nominally in the Incremental Change category) has been included within Transitional Change, for its good access and proximity to the range of services available within the centre. Similarly, the influential coastal character of many of the smaller NAC’s along the Nepean Highway has resulted in the need to restrict the extent of Transitional Change area, as these centres are less likely to be able to support significant growth and change. These include land adjacent to Aspendale, Bonbeach, Edithvale and Parkdale NACs. In these areas the Transitional Change has been limited to predominantly land fronting the Nepean Highway in Bonbeach and Edithvale, and small residential ‘precincts’ around Aspendale and Parkdale. On this same note, change areas have been manually manipulated to rationalise growth where it may otherwise fall within a higher change area but be located in less accessible locations, such as adjacent to industrial land or close to commercial land that does not provide local services and facilities. In these instances, areas that would nominally have been included in Transitional Change, have been included in the Incremental Change category.

Objectives

FRAMEWORK PLAN

The following are preliminary objectives for the proposed Transitional Change Areas: • Encourage moderate housing growth and diversification in the form of apartments, townhouses, units, dual occupancies and detached houses. • Ensure new medium density development in Transitional Change areas: -- Achieves the preferred neighbourhood character for its location. -- Provides a sensitive and appropriate interface with adjoining streetscapes, buildings and residential areas. -- Is designed to respond to its immediately adjacent change areas (either Substantial or Incremental) to provide a transition of height, form and density. • Encourage smaller housing sizes and types, including one and two bedroom dwellings.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

Clayton South

Moorabbin

WARRI GAL RD

KEYS R D

KINGST ON RD DINGLE Y BYPA SS

CENTR E DAND ENONG RD

PE AN Y

Mentone

Dingley Village

BOUNDA

RY RD

LWR DA NDENO NG RD

GOVER NOR R D

LEGEND

Waterways

Municipal Boundary Urban Growth Boundary Aspendale

Mixed Use Zone Activity Centre Zone

H IT

Commercial Zone

Comprehensive Development Zone Train Line Train Station Major Road Housing Change Areas

Chelsea

Transitional Change Other Residential Area Walkable Catchments Major Activity Centres (800m) Neighbourhood Activity Centre (400m) Blank area subject to current Structure Plan process Site subject to a separate process by the Victorian Planning Authority 0

OD LE

Carrum

kilometres

Figure 5.

Map of Transitional Change Areas

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

Implementation The established areas included in the Transitional Change area are recommended to be zoned ‘General Residential Zone’ in the Kingston Planning Scheme. Separate Schedules varying ResCode standards will apply to differentiate these areas from the Incremental Change areas. These schedules may allow for greater density, including reduced setbacks and site coverage controls. The following ResCode variations are available in the Schedule to the Zone and will be considered in the Implementation Plan for the Strategy: • Maximum building height for dwelling or residential building if more than 3 storeys (11+ metres) • Minimum private garden areas • Site coverage • Permeability • Landscaping • Setbacks (Front, side and rear) • Walls on boundaries • Private open space • Front fence height • Application requirements • Decision guidelines. A Local Policy will also be developed for inclusion in the Planning Policy Framework (PPF) to encourage the built form outcomes sought in Transitional Change areas. It is envisaged that this policy will include objectives and strategies to encourage: • Medium density housing forms, particularly low-rise apartments, townhouses, units and dual occupancies • Smaller dwellings, including one and two bedroom homes • A variety of tenures, particularly affordable housing types, to meet the needs of a range of households.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

3.5 Substantial Change Area

The Substantial Change areas will provide for housing growth with increased densities around larger Activity Centres, train stations and on strategic development sites. Housing change will generally be in the form of apartment, shop-top, townhouse and unit developments of four (4) storeys (14 metres). The Substantial Change area is identified for areas within close walking distance of Major Activity Centres and train stations. Activity Centre Zones (ACZ) have been identified as Substantial Change areas, which includes the Cheltenham, Mentone and Moorabbin Activity Centres. The type of development and growth capacity in these centres is determined by the relevant Structure Plan. The ACZ will remain as it exists now and does not require rezoning to a residential zone. Some large development sites that fall within the Substantial Change area are subject to existing height and development controls, such as 1136-1138 Nepean Hwy, Highett and 1408 Centre Rd, Clayton South. These developments will retain their existing controls (e.g. increased heights) Major Activity Centres with a Commercial 1 Zone core also have the ability to accommodate Substantial Change, as the 20-minute neighbourhood principles of Plan Melbourne are experienced, with proximity to services. These areas included Chelsea, Clayton South, Highett, Mordialloc and Southland. With the exception of Clayton South, this sees several nodes of substantial change occurring along the Frankston train line, where Major Activity Centres and train stations exist. The Substantial Change Area in the City of Kingston is based on the application of the following criteria: â&#x20AC;˘ Properties within 400 metres of railway stations where no other restrictions apply and subject to the provision of other supporting service infrastructure;

â&#x20AC;˘ Locations with overlay controls that identify the land for future change (e.g. DDO). Figure 5 (page 40) illustrates the extent of the Substantial Change Area in the municipality based on this criteria, and then rationalising the extent of the available Substantial land. The extent of the potential Substantial Change Area has first been reduced by the application of the criteria described in the previous 'Transitional Change Area' section, to recognise the particular coastal character of some areas. It has then been manually manipulated to rationalise growth where substantial change may result in overdevelopment, such as adjacent to smaller activity centres (e.g. Aspendale, Chelsea, Edithvale and other smaller centres located adjacent to train stations) where the centre does not provide sufficient local services and facilities. Large Activity Centres such as Moorabbin, Highett and Southland have the ability to accommodate Substantial Change outside of the ACZ, as they are highly accessible to services and infrastructure, located on main roads and fall within the areas of Kingston that are experiencing the highest levels of change and housing demand. However, there is a need to consider how the criteria for substantial change areas will interact with existing, older provisions for density and building height that apply to some Activity Centres, such as those within ACZs. The provisions for density and building height in substantial change areas may be greater than the existing provisions of the Activity Centre. In these instances, the Structure Plan and associated provisions in the ACZ schedules should be reviewed to bring them up to date and make them consistent with the recommended surrounding provisions.

â&#x20AC;˘ Properties within 400 metres of a commercial zone within a MAC or 400 metres of a commercial precinct within an ACZ, where no other restrictions apply;

Kingston Housing & Neighbourhood Character Study

Objectives

FRAMEWORK PLAN

The following are preliminary objectives for the proposed Substantial Change Areas: • Encourage the development of high density housing types, particularly townhouses, units, apartments and shop-tops. • Ensure design and function of new development is of the highest quality and complements the City's overall image and character. • Encourage a diversity of housing types, including smaller housing types (particularly one and two bedroom dwellings) and apartments with 3 or more bedrooms. • Encourage a variety of tenures, particularly affordable housing types, to meet the needs of a range of households. • Encourage the planning and provision of physical and social infrastructure. • Encourage public realm improvements to enhance the appearance, function and safety of those areas subject to the greatest increase in residential density. • Encourage site amalgamation and consolidation.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

Clayton South

Moorabbin

WARRI GAL RD

KEYS RD

KINGST ON RD DINGLE Y BYPA SS

CENTR E DAND ENONG RD

AN Y

Mentone

Dingley Village

BOUNDA

RY RD

LWR DA NDENO NG RD

GOVERN OR RD

LEGEND

Waterways Municipal Boundary Urban Growth Boundary Mixed Use Zone

Aspendale

Activity Centre Zone

Commercial Zone

Comprehensive Development Zone

Train Line Train Station Major Road Housing Change Areas

Chelsea

Substantial Change Other Change Area Walkable Catchments Major Activity Centres (800m) Neighbourhood Activity Centre (400m) Blank area subject to current Structure Plan process Site subject to a separate process by the Victorian Planning Authority 0

OD LE

Carrum

kilometres

Figure 6.

Map of Substantial Change Areas

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

Implementation The areas identified for Substantial Change are recommended to be zoned ‘Residential Growth’ in the Kingston Planning Scheme. Separate Schedules to the Zone may be applied to different parts of the Substantial Change Areas with varying provisions to achieve specific preferred character outcomes where considered necessary. However, it is noted that much of the Substantial Change Area is located within the Activity Centre Zone and it is not proposed to rezone this land.

It may be considered appropriate to examine the potential application of planning controls such as the Design and Development Overlay or Development Plan Overlay to particular sites to ensure integrated, high quality development that relates to surrounding uses and built form.

The following variations are available in the Schedule to the RGZ and will be considered in the Implementation Plan for the Strategy: • Maximum building height requirement for a dwelling or residential building (only if greater than 4 storeys (14 metres)) • Setbacks (front, side and rear) • Site coverage • Permeability • Landscaping • Walls on boundaries • Private open space • Front fence heights • Application requirements • Decision guidelines. Planning policy will be developed to encourage the built form outcomes sought in Substantial Change Areas. It is envisaged that this policy will include objectives and strategies to encourage: • High density housing forms, particularly shop-top dwellings, townhouses, units and apartments. • Smaller dwellings, including one and two bedroom homes. • A variety of tenures, particularly affordable housing types, to meet the needs of a range of households.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

3.6 Large Residential Opportunity Sites

Sites which exhibit a number of characteristics, including a generous size and a well serviced location, offer opportunities for urban renewal and increased residential densities. Generally speaking, these sites become available for redevelopment on an ad hoc basis and are dealt with on their merits at the time. Some characteristics that would be considered advantageous include: • Over 3,000 square metres in lot size • Located in a zone that permits residential use • Not constrained by a development impediment • Vacant, non-residential or occupied by housing at standard densities • Located near public transport and community infrastructure A number of sites have been identified as opportunity sites either by Council or private landowners. Several of these sites are not currently residentially zoned, and therefore not included as part of this Housing Strategy. Where a re-zoning would be required to facilitate residential development, further strategic work, such as an Employment Land Study would be required to substantiate the reduction of current industrial or Commercial 2 zoned land in Kingston. 1136-1138 Nepean Highway Highett (Gas and Fuel site) Currently within a Residential Growth Zone and identified in local planning policy at Clause 21.05 as a residential opportunity site, it is also subject to an amendment proposed by the current landowner, the Department of Treasury and Finance. The amendment proposes a number of changes to planning controls, including the application of a Development Plan Overlay, and a new Schedule to the Residential Growth Zone with a mandatory height limit of 26 metres. A ministerial decision on the amendment is pending.

Kingston Housing & Neighbourhood Character Study

Clayton Business Park This 31 hectare site is located within an Industrial 1 Zone and has been identified by the Victorian Planning Authority (VPA) as appropriate for redevelopment. Located within the Monash National Employment and Innovation Cluster and adjacent Westall station, it has the potential to accommodate a significant number of new dwellings and a mix of community infrastructure and commercial uses. Council is working closely with the VPA and the owner of the site to develop a Comprehensive Development Plan to guide the redevelopment of the site. Background investigations and studies are currently underway and will inform the preparation of a future Planning Scheme Amendment it is anticipated that this piece of work will take some time to complete and will require separate community consultation exercises at key points during the process. The potential capacity of the Clayton Business Park site to accommodate future population growth is significant but cannot be relied upon until a planning scheme amendment process has been completed and the land rezoned for residential purposes. For this reason, possible future population growth associated with the redevelopment of this site has not been included within the capacity analysis undertaken for the Housing Strategy. 1-4 Nepean Hwy Mordialloc (Doyles Bridge Hotel) This site is over 6,000 square metres and currently located within the General Residential Zone Schedule 2. The site’s location on the periphery of the Mordialloc activity centre, within walking distance of the train station and shops, along with its coastal location provides a potential opportunity for residential redevelopment that affords a high degree of amenity. The site is subject to height controls within the Design and Development Overlay Schedule 1, and these requirements would need to be considered in any redevelopment proposal.

FRAMEWORK PLAN

Commercial 2 Zone land along the western side of Nepean Highway, between Southland Shopping Centre and Barker Street Cheltenham This precinct is located between Southland Shopping centre and Cheltenham activity centre, with access to two railway stations. Proximity to transport, employment and infrastructure, and abuttal with an established residential area may lend itself to medium to high density residential development, subject to further investigation. 3 Nepean Highway Mentone A large parcel of Commercial 2 zoned land, this site’s proximity to two Major Activity Centres could provide for a medium to higher density residential development opportunity in the future – subject to further investigation to substantiate a rezoning. 150 Wells Road Chelsea Heights Currently in an Industrial 1 Zone, this site is used as a dairy manufacturing/processing plant. It is understood that it is intended that manufacturing will be discontinued on the site in the near future. The site is an isolated industrial parcel, abutting an established residential area, which may suggest that the site is suitable for residential development subject to further investigation such as a Land Employment Study.

Kingston’s industrial areas play a significant role within the manufacturing sector at both a regional and state level. Kingston’s current planning policies seek to protect the City's industrial areas to meet the demand for the supply of land for industrial and warehouse purposes. This precinct would require further investigation to justify a reduction of available industrial land, including an Employment Land Study. 1-7 Wells Road Mordialloc Council has received a submission from Tract Consultants on behalf of the landowner to advocate for rezoning of this Industrial 1 zoned land. The submission proposes that the site, and the precinct that it sits within (bounded by Boundary Road to the east, Governor Road to the north and Wells Road to the south), would be suited to the application of a Mixed Use Zone with a skin of Commercial 2 Zone fronting Boundary Road. As noted above, any proposed rezoning of industrial precincts would need to be further investigated to establish whether the land is no longer required for industrial purposes, including undertaking an Employment Land Study.

Industrial precinct, Mordialloc (bounded by Governor Road, Percy Street, Crown Avenue and a Council reserve) This precinct is made up of over 90 parcels of land, within an Industrial 1 Zone. Several landowners within the area have approached Council to rezone this precinct to allow for residential development. The precinct’s proximity to the Mordialloc activity centre, railway station and infrastructure lends itself to supporting a future residential population, however it has not been established whether this land is no longer required for industrial purposes.

Kingston Housing & Neighbourhood Character Study

FRAMEWORK PLAN

Actions

3.7 Actions

Update Clause 21.05 ‘Residential Land Use’ in the Municipal Strategic Statement to include the Kingston Housing Framework Plan and change area objectives. Update Clause 22.11 ‘Residential Development Policy’ to implement the strategies of the Housing Strategy and Neighbourhood Character Study and to encourage housing intensification in growth areas consistent with the Kingston Housing Framework Plan. Review the Kingston PPF to remove any completed or redundant policies as a result of the revised Kingston Housing Strategy 2019 (to be undertaken in the implementation chapter in the next stage of this project). Translate the four housing change areas into the new residential zones, introducing Schedules, as appropriate, to reflect neighbourhood character and development objectives, in the following way: • ‘Neighbourhood Residential Zone’ to be applied to Limited Change Areas • ‘General Residential Zone’ to be applied to Incremental Change Areas and Transitional Change Areas • ‘Residential Growth Zone’ to be applied to Substantial Change Areas Investigate the Development Plan Overlay or Design and Development Overlay, as appropriate, to Large Residential Opportunity Sites. Undertake an Employment Land Study for Kingston to determine if and where surplus industrial land may be within the city and therefore available for rezoning. Continue to advocate to State Government Departments for improved public transport and road infrastructure upgrades in the City, particularly within Substantial Change Areas.

Kingston Housing & Neighbourhood Character Study

4.0

CHARACTER

4.1 Overview & Actions

Neighbourhood character is essentially the combination of the public and private realms. Every property, public place or piece of infrastructure makes a contribution, whether great or small. It is the cumulative impact of all these contributions that establishes neighbourhood character. This Neighbourhood Character chapter provides a detailed assessment of the design and development occurring within the City’s residential areas, and provides an analysis of the neighbourhood character issues within the municipality. This sits within the Housing Strategy in order to holistically address the interrelated issues of housing needs, location and design throughout the municipality. A field survey and desktop analysis of street layout, built form and landscaping was used to inform ‘character types’ and where necessary detail key elements and values in sub-precincts. The study carefully considers character boundaries and identifies where ‘special character areas’ may require further protection or investigation. The identified character types and precincts have been used to develop ‘preferred future character’ objectives and design guidelines that will form part of the Final Housing and Neighbourhood Character Strategy.

Character Types The review of neighbourhood character in Kingston has identified six (6) character types, displayed on Figure 7 overpage, including: • Garden Suburban; • Coastal Suburban; • Garden Court; • Urban Contemporary; • Urban Waterways; and • Mixed Use Intensive. Criteria that contribute to neighbourhood character and have been considered in the determination of character areas includes, but is not limited to: • Broader landscape setting including views; • Streetscape qualities including street trees, nature strips, footpaths, road widths etc.; • Private garden styles and vegetation; • Building form (including roof form); • Architectural style; • Siting including building spacing and setbacks; • Design detail and finishes; • Building materials and colours; • Frontage treatment; • Location of car parking and vehicular access. A summary of each of the character types and a map of the character types is described and shown on the following pages.

Kingston Housing & Neighbourhood Character Study

CHARACTER

LEGEND Urban Growth Boundary Municipal Boundary Garden Suburban Coastal Suburban Garden Court Urban Contemporary Urban Waterways Mixed Use Intensive 0

kilometres

Figure 7.

Map of Character Types

Kingston Housing & Neighbourhood Character Study

CHARACTER

4.2 Character Precincts

Precinct Delineation The six (6) character types in Kingston have been further broken down into twelve (12) precincts to more accurately describe the characteristics of each area and to ensure neighbourhoods with unique characteristics are considered appropriately or identified for further protection controls. The Neighbourhood Character Overlay (NCO) has been applied to a small area of land in Kingston along part of Hillston Road, Moorabbin. It protects an area identified by a previous neighbourhood character study as having special character due to the consistent siting and design of dwellings, complemented by a low stone wall along the frontage of many properties in this area. The consistency of these characteristics has been protected by the NCO, and it is recommended that the overlay be retained on this land. A previously conducted, targeted study of neighbourhood character in Mordialloc, to the east of the railway station on Ormond Street, also determined that this small area of ‘special character’ should also be considered for inclusion in an NCO. The intact Victorian and Edwardian style dwellings on Ormond Street exhibit a high level of consistency of siting, setbacks, materials and built form that warrants its inclusion as a Special Character Area, and application of the NCO.

Preferred Character Statements A ‘preferred future character’ statement for each of the 12 precincts has been prepared to guide development. The preferred future character will be supported by design guidelines developed to address housing and character issues in each precinct to assist in achieving high quality design outcomes, including quality built form, liveability, diversity and consistent neighbourhood character. Both the preferred future character statements and accompanying design guidelines have been further broken down to provide guidance for different change areas (as outlined in Chapter 3). A neighbourhood character precinct may fall within a combination of limited, incremental and substantial change areas, which means the character guidance will need to be applied differently to support each type of future development. The design guidelines for each precinct will inform the implementation of the Strategy though residential zone schedules. These have been provided at Appendix A - Design Guidelines.

These areas have been identified in the housing change criteria as areas that should experience limited change in order to protect their character.

Kingston Housing & Neighbourhood Character Study

CHARACTER

Garden Suburban Built form, siting and landscaping is often inconsistent and eclectic. Architectural styles are dominated by post-war dwellings with a mix of inter-war, modern and contemporary styles. Single (6 metre) and double storey (9 metre) detached dwellings largely prevail.

Coastal Suburban Strongly influenced by existing local planning controls which restrict building height and setbacks. Where views to the ocean are possible, the built form is often oriented and designed to maximise these views at upper levels rather than the street. Buildings incorporate elements that reflect the coastal location. Garden Court Comprises much of the curvilinear style subdivision development from the 1960s and 70s. It is therefore found within the Clarinda, Dingley Village and much of the inland development areas in the south of Kingston. Built form is generally low lying, and siting varies due to the nature of the road layout. Urban Contemporary New contemporary housing estates, often in masterplanned developments. Generally established, high end detached dwelling estates or smaller pockets of medium density townhouse infill sites. Two storey (9 metre) development is common, with occasional three storey (11 metre) buildings, and siting is compact.

Urban Waterways More recently developed areas from the 1970s onwards. Defined by the presence of manmade canals and reserves to which dwellings generally orientate large windows and balconies towards, creating a sort of dual street frontage. Siting is often generous, and buildings frequently large and two storey (9 metres). Mixed Use Intensive Areas currently within a residential zone but do not present as having a discernible residential use when viewed from the street. They may include other uses such as light industrial or commercial. Residential use is often on the first level.

Kingston Housing & Neighbourhood Character Study

CHARACTER

4.3 Garden Suburban

Spacious residential areas in a garden setting comprising the formally established residential areas of Kingston, with a mixture of older buildings located within linear street patterns and pockets of established vegetation. Outside inner Melbourne, most urban residential areas have the spacious ‘garden suburban’ character, because densities and site coverage tend to be lower than equivalent metropolitan areas.

Materials & Form • Mostly brick and render • Some older buildings in weatherboard

Roof Styles

Most garden suburban residential areas are laid out within a north south, east-west grid of one chain (20m) main roads. Mostly the street pattern is grid-based or grid-adapted. The roads are tree-lined avenues, often with concrete kerbs and footpaths, and grassed nature strips. Some sites have low walls fronting formal, landscaped gardens that are open to the street, and dwellings are located within the lot, rather than extending to its boundaries. The streetscapes of a garden suburban area are dominated by a feeling of space and trees, though the separation of private and public land is clearly defined. Precincts within the Garden Suburban character type generally present as grid street patterns. However, over time these neighbourhoods have changed slightly to modern curvilinear networks that better respond to the undulating topography, with larger scale, modern and contemporary dwellings replacing older post-war and interwar styles. Some elements are consistent throughout all precincts, such as the presence of wellestablished street trees, low set front gardens and an eclectic mix of front fencing. Other elements, such as canopy trees in front and backyard spaces, are increasingly absent in some areas. The existing character elements are listed below: Architectural Style • Mixture of dwelling styles from post-war era onwards • Evidence of recent infill development

Dwelling Type • Mostly detached dwellings • Some dual occupancy and townhouses 52

• Pitched, tiled

Setbacks • 4 - 6m average front setback • 1 - 2m average side setback

Height • 1 - 2 storeys (6-9 metres) • Occasional streets contain single storey (6 metre) scale

Orientation • Building frontages parallel to the street

Car Parking • Garages are often incorporated into building form

Garden Styles • Established gardens with front lawns • Exotic and native canopy trees

Front Fencing • Commonly between 0.8 - 1.2m in height • Varying styles

Public Realm & Topography • Concrete kerb and channels • Footpaths and grassy nature strips common • Many established street trees • Wide streets or wide medians

Subdivision Pattern • Regular or modified grid street layout

Backyard Space • Generous rear setbacks • Occasional large established trees above the roof-line

Kingston Housing & Neighbourhood Character Study

CHARACTER

LEGEND Urban Growth Boundary Municipal Boundary Garden Suburban 1 Garden Suburban 2 0

kilometres

Figure 8.

Map of Garden Suburban Area

Kingston Housing & Neighbourhood Character Study

CHARACTER

Preferred Character Statements

Garden Suburban 1

Garden Suburban 2

Moderately scaled and simple dwellings, including mostly post-war and some interwar styles, will sit within low-set, spacious gardens and will be clearly visible from the street through visually open frontages. The formal character of the area will be enhanced by large canopy trees (both in the front and rear setbacks), lawns, garden beds and shrubs. A sense of spaciousness will be established and enhanced with consistent front and side setbacks, and low or open style front fences along lesser order roads. Where tall, solid fencing is provided along main roads, they will be complemented by vegetation visible from the public realm.

Moderately scaled dwellings including a mix of modern and contemporary building styles and housing diversity, including low-set units and townhouses, will sit comfortably amongst the range of simple, post-war dwellings, but with slightly smaller front setbacks.

Some buildings will be built to the side boundary, but will have at least one side setback with space for planting. Garages and carports will continue to be sited behind the line of the dwelling, rather than dominate the street frontage. Townhouses along shared driveways and laneways avoid the 'gun-barrelling' effect caused by large, blank walls, by using innovative design and landscaping. Areas within Incremental change areas, closer to activity centres and public transport, will retain the open and spacious characteristics of the Garden Suburban 1 precinct. Modest change will be experienced through housing diversity at slightly greater densities and heights up to 3 storeys (11 metres). As development slowly transitions towards activity centres and along key transport routes, setbacks become narrower, with a greater site coverage. Within and adjacent to activity centres and train stations in Substantial Change areas, change is more significant to accommodate new medium and high density developments of four (4) storeys (14 metres) with greater built form intensity, while encouraging large canopy trees within road reserves and front gardens. Trees in rear and side setbacks provide critical screening and soften the more dominant built form. The predominant characteristics of post-war styles seen in the GS1 area will be reflected in the design of higher density development.

The formal character of the area will be enhanced by garden settings visible from the street through open frontages, with large canopy trees (both in the front and rear setbacks), lawns, garden beds and shrubs. A sense of spaciousness will be established and enhanced with consistent front and side setbacks, and low or open style front fences along lesser order roads. Some buildings will be built to the side boundary, but will have at least one side setback with space for planting. New development will minimise the dominance of garages and car storage by ensuring they are not built forward of the front faรงade and by providing single crossovers to the street. Landscaping of laneways and shared driveways avoids large expanses of blank walls and garage doors. Dwellings will continue to be up to 2 storeys in Limited Changes areas and may experience some growth, up to 3 storeys (11m), in Incremental Change areas. Development immediately adjacent to Substantial Change areas will experience modest change with a higher site coverage, as the built form transitions towards the denser activity centres. Properties near activity centres and train stations (Substantial Change) will undergo significant change to accommodate new medium and high density dwellings with greater built form intensity and heights of four (4) storeys (14 metres), while retaining the characteristics of post-war styles and a spacious, open public realm.

Kingston Housing & Neighbourhood Character Study

CHARACTER

GS1 - Perry Street

Kingston Housing & Neighbourhood Character Study

GS2 - Hamer Street

CHARACTER

4.4 Coastal Suburban Informal streetscapes with coastal landscaping and vegetation surrounding buildings that are designed to reflect the coastal setting. Streets have views of the nearby coastal foreshore. Coastal Suburban areas have emerged historically along Melbourne’s coastline. The street network is usually a narrow grid, perpendicular to the coast to frame coastal views in the public realm. The windows and balconies of residences are sometimes orientated to maximise private views of the coast rather than to the street frontage. Ongoing pressure for redevelopment of areas very close to the coast has seen an increase in modern and contemporary two-storey (9 metre) styles, especially houses and units with a dominant built form and underground car parking areas. Street trees and gardens are often low and contain native coastal species or exotics, which do not present as a feature of the streetscape where views of the coast are available. Precincts emerge where the same built form controls regarding building height and setbacks have been applied to the very narrow area between the foreshore and Nepean Highway south of Mordialloc Creek, and the larger, more diverse area of coastal residential land along the north of Mordialloc Creek. The existing character elements are listed below:

Setbacks • 4 - 6m average front setback • 1 - 2m average side setback

Height • 1 - 2 storeys (a 2-storey height limit applies) • 2 storey more common near foreshore

Orientation • Building frontages parallel to the street • Building frontages angled to the street and perpendicular to the foreshore on some streets

Car Parking • Parking structure often incorporated into dwelling • Emerging presence of underground parking

Garden Styles • Coastal species • Low trees and shrubs common near foreshore • Established gardens common further inland from foreshore

Front Fencing • Commonly between 0.8 - 1.2m in height • Varying styles

Public Realm & Topography Architectural Style

• Concrete kerb and channels

• Mixture of dwelling styles from post-war era onwards

• Footpaths and grassy nature strips common • Many established coastal street trees

• Evidence of recent infill development

• Narrow streets and medians

Dwelling Type • Mostly detached dwellings • Units and townhouses increasingly common near foreshore

Materials & Form • Weatherboard • Brick and render

Roof Styles

• Slope near foreshore

Subdivision Pattern • Modified grid street layout • Residential streets commonly perpendicular to foreshore to maximise views from the public realm

Backyard Space • Shallow rear setbacks • Occasional canopy trees visible behind older dwellings with smaller building footprints

• Pitched, tile • Colourbond and flat closer to foreshore 56

Kingston Housing & Neighbourhood Character Study

CHARACTER

LEGEND Urban Growth Boundary Municipal Boundary Coastal Suburban 1 Coastal Suburban 2

kilometres

Figure 9.

Map of Coastal Suburban Areas

Kingston Housing & Neighbourhood Character Study

CHARACTER

Preferred Character Statements

Coastal Suburban 1

Coastal Suburban 2

Residential land between the foreshore and the Nepean Highway, from Aspendale to Carrum will continue to undergo incremental change due to its highly accessible location, proximate to public transport and activity centres. However, the area will retain a predominant double storey character, with townhouses and units that orientate towards the foreshore and incorporate coastal style articulation.

Coastal suburban land between the foreshore and the Nepean Highway, from Mentone to Mordialloc will retain the predominant single and double storey character, while continuing to experience incremental change. Townhouses and units will orientate towards the foreshore to maximise views with large balconies and windows. Where views are unavailable, dwellings will continue to orientate at an angle to the street frontage, parallel with the foreshore.

Vegetation will reflect the coastal character and views of the ocean from the public realm will be maintained along streets and through glimpses between tall trees. Car storage will not dominate the streetscape and will alternate between front and rear access, allowing for narrow streets and laneways that are both addressed by the dwellings. Immediately adjacent to the foreshore development will maintain low set gardens and carefully designed articulation to avoid the appearance of bulk. Side setbacks will provide rhythm and allow for glimpses to the foreshore and ocean.

Buildings respect the predominant 1-2 storey height by stepping down with the slope of the land and not appearing as more than 2 storeys when viewed from the street. Rooftop gardens and decks maximise views where available, while remaining open to the sky and discrete in form. Distant views down long, sloping, narrow streets will be promoted through the spacious setting of dwellings and informal landscapes. Coastal vegetation will be complemented by increased street trees and grassy verges. As development transitions away from the coast, dwellings will orientate towards the street and present a more formal landscape setting, with prominent gardens and larger canopy street trees. Building footprints will become smaller, as streets display wider setbacks and less infill development.

Kingston Housing & Neighbourhood Character Study

CHARACTER

Example of a modern, two storey dwelling in the Coastal Suburban character precinct

CS1 - Foy Avenue

Kingston Housing & Neighbourhood Character Study

CS2 - Mcindoe Parade

CHARACTER

4.5 Garden Court

Spacious residential areas in a garden setting comprising street patterns of winding roads and culs-de-sac with a range of dwelling types in landscaped surrounds. From the 1960s to present time, garden court residential areas have emerged. These areas were developed historically, when they were at the fringe of Melbourne and infrastructure and services to these areas were inadequate. The term Garden Court refers to the combination of a Garden Suburban type of development superimposed on a pattern of curvilinear streets with culs-de-sac or courts. This layout was designed to accommodate full car-based access as safely as possible, by eliminating ‘rat runs’ and providing low speed, low volume traffic environments within the courts. A negative consequence of this type of layout has been the poor connectivity of the street system for bus routes and walking. The curvilinear street pattern results in the creation of informal street spaces which are often complemented by informal (often native) garden planting. There is frequently only one footpath, sometimes none at all. Building styles are generally low lying, with buildings oriented at different angles due to the street pattern, and with garden surrounds. The street pattern has become at times more rigid, but still disconnected by the presence of many culs-de-sac. The existing character elements are listed below: Architectural Style • Predominantly 1960s to 1990s • Occasional contemporary styles

Dwelling Type • Mostly detached dwellings

Materials & Form • Brick and render

Setbacks • 4 - 6m average front setback • 1 - 2m average side setback

Height • 1 - 2 storeys (6-9 metres) • Many areas are consistently dominated by either 1 or 2 storey (6-9 metre) dwellings

Orientation • Building frontages parallel to the street

Car Parking • Garages and carports mostly located to the side of the dwelling, in line with the frontage

Garden Styles • Established gardens • Often large front lawns • Exotic and native canopy trees

Front Fencing • Predominantly absent • Low and/or transparent where present

Public Realm & Topography • Concrete roll-over kerb and channels • Footpaths often only on one side of courts • Wide, grassy nature strips common • Many established native and exotic street trees

Subdivision Pattern • Curvilinear and culs-de-sac

Backyard Space • Generous rear setbacks • Occasional large established trees above the roof-line

Roof Styles • Hipped, tile

Kingston Housing & Neighbourhood Character Study

CHARACTER

LEGEND Urban Growth Boundary Municipal Boundary Garden Court 1 Garden Court 2 Garden Court 3 0

kilometres

Figure 10.

Map of Garden Court Areas

Kingston Housing & Neighbourhood Character Study

CHARACTER

Preferred Character Statements

Garden Court 1

Garden Court 2

Dwellings in the Garden Court 1 precinct will retain and complement the consistent modern dwelling styles of one to two storeys (4-9 metres), usually incorporating brick and render materials.

Dwellings and infill development in the Garden Court 2 precinct will retain and complement the consistent modern styles of one to two storeys (9 metres) usually incorporating brick and render materials.

The consistent rhythm of spacing between dwellings with at least one side setback will continue a feeling of spaciousness, with generous room for vegetation and large canopy trees. Rear setbacks will provide backyard spaces that allow tall canopy trees to be seen above the roof line of dwellings.

The generous spacing between dwellings will continue to be very consistent, with at least one side setback and walls on boundaries setback from the front of the dwellings, contributing to a feeling of spaciousness on both sides of the allotment, providing space for vegetation and large canopy trees. Rear setbacks will provide backyard areas that allow tall canopy trees to be seen above the roof line of dwellings.

Increased plantings in front setbacks and in the public realm will enhance views along informal streetscapes. Low or no front fencing in quiet residential streets will contribute to this character. Landscaping and articulated faรงades of townhouses along laneways and shared driveways avoid the 'gun-barrelling' effect caused by large, blank walls. Limited change will continue to be experienced through much of the precinct, retaining the low and spacious characteristics. However, areas close to the Dingley Village Activity Centre will undergo some incremental change due to their accessible location. Development in Incremental Change areas will have a slightly higher site coverage and smaller setbacks, with heights up to three (3) storeys (11 metres).

Parking structures will be incorporated into the dwelling or located well behind the building frontage allowing for more open space in front setbacks. Landscaping and articulated faรงades of townhouses along laneways and shared driveways avoid the 'gun-barrelling' effect caused by large, blank walls. Increased plantings in the front setbacks and in the public realm will enhance views along informal streetscapes. Low or no front fencing in quiet residential streets will contribute to this character. Limited change will continue to be experienced through much of the precinct, retaining the low and spacious characteristics. However, areas close to the Clarinda Activity Centre will continue to undergo some incremental change due to their accessible location. Incremental change areas will continue the low density site coverage and consistent setbacks, while allowing for slightly increased heights and densities, of up to 3 storeys (11 metres).

Kingston Housing & Neighbourhood Character Study

CHARACTER

Garden Court 3 Dwellings in the Garden Court 3 precinct will complement the eclectic mix of older and newer dwelling styles, predominantly 2 storeys (9 metres) in height in Limited Change areas and up to 3 storeys (11 metres) in Incremental Changes areas, usually incorporating brick and render materials. The consistent rhythm of spacing between dwellings with at least one side setback will continues a feeling of spaciousness, and allow generous space for vegetation and large canopy trees. Rear setbacks will provide backyard areas that allow tall canopy trees to be seen above the roof line of dwellings.

GC1 - Forest Park Road

Parking structures will be incorporated into the dwelling and not located forward of the building frontage allowing for more open space in front setbacks. Landscaping and articulated façades of townhouses along laneways and shared driveways avoid the 'gun-barrelling' effect caused by large, blank walls. Areas close to activity centres, train stations and along major roads in Mentone (Transitional Change) will experience increased heights and densities, with reduced setbacks and up to 3 storeys (11 metres). However, the retention of large canopy trees will continue to contribute to the ‘green’ streetscapes.

GC2 - Nirringa Avenue

GC3 - Avon Court

Kingston Housing & Neighbourhood Character Study

CHARACTER

4.6 Urban Contemporary

Modern and masterplanned residential developments, derived from the previous Garden Suburban style. Often comprising medium or high density townhouses and units, or large dwellings with a high site coverage and a focus on community open spaces. Urban Contemporary precincts are characterised by a mix of contemporary building styles, incorporating larger scale dwellings, townhouses and units of at least two storeys (9 metres) within curvilinear and court-based street patterns. Despite the built form being quite dominant with short front and narrow side setbacks, other elements such as wider roads, wider nature strips and pocket parks are sometimes used to offset the lack of space in the private realm and create an open feel. This also provides more opportunities for canopy street trees to be planted. Planting and vegetation has generally not reached maturity in these newer areas and therefore the built form appears more prominent. As vegetation in these areas becomes more established, the built form will become less obtrusive when viewed from the street. Contributing to the open feel is the rhythmic spacing of dwellings. However where side setbacks are limited or absent, the design of built form can start to feel repetitive. Parking structures are usually built to the boundary and present within the front facade where access laneways are not available. Character precincts highlight the difference between Urban Contemporary areas with a dominant built form and varying densities. The existing character elements are listed below: Architectural Style • Range of contemporary styles

Dwelling Type • Townhouses and units • Large detached dwellings

Materials & Form • Brick and render

Roof Styles • Pitched, tiled or Colorbond

Setbacks • 1 - 3m front setbacks • 0 - 1m side setbacks

Height • 2 storeys or higher (9+ metres)

Orientation • Building frontages parallel to the street

Car Parking • Garages sometimes incorporated into the building form, forward of the building frontage • Garages may be located at the rear where laneway access is available

Garden Styles • Minimal, low scale, establishing gardens • Mixture of exotic and native species

Front Fencing • Predominantly absent • Low or transparent where present • Front garden often merges with nature strip planting

Public Realm & Topography • Concrete roll-over kerb and channels • Establishing street trees in a range of species • Grassed

Subdivision Pattern • Curvilinear, regular grid or modified grid • Masterplanned residential estates

Backyard Space • Minimal, establishing gardens • Sometimes replaced by communal open space areas • Often small rear setbacks

Kingston Housing & Neighbourhood Character Study

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LEGEND Urban Growth Boundary Municipal Boundary Urban Contemporary 1 Urban Contemporary 2 0

kilometres

Figure 11.

Map of Urban Contemporary Areas

Kingston Housing & Neighbourhood Character Study

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Preferred Character Statements

Urban Contemporary 1

Urban Contemporary 2

Dwellings in the Urban Contemporary 1 precinct will complement the consistent contemporary styles of predominantly two storey (9 metre) forms with large building footprints and predominantly brick and render materials.

The consistency of townhouse and unit style developments in Urban Contemporary 2 areas will create a very uniform and identifiable character, with articulated front faรงades that provide a consistent rhythm. Repetitive or template-based design and siting will be reduced through creative design elements, colours and materials, to provide residents with a strong sense of identity.

The rhythm of spacing between dwellings, with at least one side setback, will create a sense of space and order, even though site coverage is generally high. Setbacks will provide room to retain and plant canopy trees and landscape breaks. Landscaping and innovative laneway treatments for townhouses with laneway or shared driveway access avoid the 'gun-barrelling' effect caused by large, blank walls and offer passive surveillance opportunities. Large native canopy trees in front setbacks, nature strips and pocket parks, will continue to enhance natural views along very formal streetscapes. An absence of front fencing will contribute to this sense of spaciousness in the streetscapes. In pockets experiencing incremental change, heights of up to 3 storeys (11 metres) will be experienced, while retaining the existing, consistent setbacks and spacing.

Spaciousness and amenity in the public realm will be enhanced by pocket parks, landscaped islands and nature strips with sufficient space for the planting of canopy trees and formal landscaping while avoiding front fencing. A mix of front and rear vehicular access will encourage car storage to not dominate the streetscape, while allowing for greater vegetation along narrow street fronts and laneways. Landscaping and innovative laneway treatments for townhouses with laneway or shared driveway access avoid the 'gunbarrelling' effect caused by large, blank walls and offer passive surveillance opportunities. This car based character will provide a very distinct hard edge to public spaces and pocket parks. As development becomes nearer to Activity Centres and accessible locations, such as train stations, heights and densities will slowly increase, transitioning from 2 storeys (9 metres) in Limited Change areas, up to 3 storeys (11 metres) in Incremental and Transitional Change areas and finally up to 4 storeys (14 metres) in Substantial Change areas (excluding identified development sites).

Kingston Housing & Neighbourhood Character Study

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UC1 - Coast Banksia Drive

Kingston Housing & Neighbourhood Character Study

UC2 - Le Perouse Boulevard

CHARACTER

4.7 Urban Waterways Spacious residential areas in a garden setting comprising street patterns of winding roads and culs-de-sac with major waterway features that the majority of dwellings front. Urban Waterways is unique to Kingston, dominated by modern and contemporary development. The built form scale and orientation is strongly influenced by the presence of manmade canals, lakes and their riparian zones and associated parklands.

Setbacks • 4 - 6m average front setbacks • 1 - 3m average side setbacks

Height • 1 - 2 storeys (6-9 metres)

Dwellings either share their rear boundary with a waterway or are in relatively close proximity and are likely to have views of the water. Dwellings generally have a large building footprint and dominant, often two-storey (9 metre) form. Streetscapes are often curvilinear and wide, with informal, native street tree plantings at varying stages of maturity. Generous front setbacks contain large areas of lawn and low, formal gardens with exotic canopy trees (such as palms) contributing to an overall spacious setting. Precincts in the Urban Waterways character type broadly differentiate between areas that incorporate and celebrate the waterways as part of the landscape, and those which begin to privatise views of waterways and separate them from the public realm. The existing character elements are listed below: Architectural Style • Predominantly 1970s - 2000s • Some instances of contemporary styles

Dwelling Type • Mostly detached dwellings • Clustered townhouses and units

Materials & Form • Brick and render

Roof Styles • Pitched, tiled

• Many areas consistently single (6 metres) or double storey (9 metres)

Orientation • Building frontages parallel to the street • Secondary frontages to canals where available

Car Parking • Garages and car ports are large and dominating, often incorporating boat storage • Newer development incorporates garages into the building form

Garden Styles • Low-set gardens, often informal with exotic canopy trees (such as palms) • Large front lawns • Native street trees of varying maturity

Front Fencing • Predominantly absent from frontage • Often low or transparent when present • Fencing along side boundaries and in line with building frontage

Public Realm & Topography • Concrete roll-over kerb and channels • Footpaths often only present on one side of the road in culs-de-sac • Established street trees, commonly native • Riparian vegetation near waterways

Subdivision Pattern • Curvilinear and culs-de-sac • Modified grid

Backyard Space • Shallow but consistent rear setbacks • Sometimes serves as a secondary frontage to waterways

Kingston Housing & Neighbourhood Character Study

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LEGEND Urban Growth Boundary Municipal Boundary Urban Waterways 1 Urban Waterways 2

kilometres

Figure 12.

Map of Urban Waterways Areas

Kingston Housing & Neighbourhood Character Study

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Preferred Character Statements

Urban Waterways 1

Urban Waterways 2

Dwellings, townhouses and units in the Urban Waterways 1 precinct retain and complement the consistent modern and contemporary dwelling styles of one to two storeys (9 metres) incorporating brick and render materials.

Dwellings in the Urban Waterways 2 precinct will complement the consistent contemporary styles of predominantly two storey (9 metre) forms with large building footprints and predominantly brick and render materials.

The consistent rhythm of spacing between dwellings with at least one side setback will continue a feeling of spaciousness, with generous space for vegetation and large canopy trees. Visually permeable spacing between dwellings will provide glimpses and views of the waterway from public spaces wherever possible. Rear setbacks will provide a secondary frontage with dwellings orientated towards the waterways with articulated faรงades, windows and balconies.

The consistent rhythm of spacing between dwellings with at least one side setback continue a feeling of spaciousness, with generous space for vegetation and large canopy trees.

Increased plantings in front setbacks and in the public realm will enhance views along informal streetscapes. Low, visually permeable or no front fencing in quiet residential streets will contribute to this character. Properties adjacent to the Patterson Lakes Activity Centre will continue to be constrained by the canals and waterways. However, these areas will experience incremental change with greater density and heights up to 3 storeys (11 metres), while retaining the contemporary character and spacious public realm.

Open esplanades will provide uninterrupted views of the waterbodies from the public realm and will be complemented by avenues with island street tree plantings. Ample provision of pocket parks and waterside reserves throughout this character precinct will offset the need for generous rear setbacks. Increased native plantings in front setbacks, waterside parks and in nature strips will enhance views along informal streetscapes as juvenile street trees mature. Low, visually permeable or no front fencing in quiet residential streets will contribute to this character. Housing change in this area will be very minimal (Limited Change) due to a number of constraints and therefore the character will be retained in the future.

Kingston Housing & Neighbourhood Character Study

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UW1 - Curlew Point Drive

Kingston Housing & Neighbourhood Character Study

UW2 - Serpentine Court

CHARACTER

4.8 Mixed Use Intensive

Areas with a distinctly commercial or industrial character, in an existing residential zone that is likely to experience residential growth and change. The Mixed Use Intensive character area is used to describe a range of areas that are currently within a residential zone but do not present as having any discernible residential uses when viewed from the street. They may include other uses such as light industrial or commercial. In some instances, residential uses may already be included at upper levels but do not have a distinct presence. If they are absent, it may be intended for this land to be complemented or redeveloped with residential uses in the future.

Orientation • Building frontages parallel to the street

Car Parking • Underground or rear access parking areas should be discretely used where possible

Garden Styles • Often absent or hardscaped gardens • Minimal, low scale, establishing gardens • Mixture of exotic and native species

The Mixed Use Zone (MUZ) already provides appropriate guidance for development for the Mixed Use Intensive character areas in Kingston and therefore development and design guidelines have not been prepared.

Front Fencing

The existing character elements are listed below:

• Establishing street trees in a range of species

Architectural Style • Commercial and industrial uses at street level

• Absent

Public Realm & Topography • Concrete roll-over kerb and channels • Grassed

Subdivision Pattern • Modified grid

• Contemporary style where residential uses are present

Backyard Space

Dwelling Type

• Sometimes replaced by communal open space areas

• Townhouses or units at upper levels

• Minimal, establishing gardens

Materials & Form • Brick and render

Roof Styles • Flat

Setbacks • 1 - 3m front setbacks • 0 - 1m side setbacks • Varying upper level setbacks

Height • 2 storeys or higher (9+ metres)

Kingston Housing & Neighbourhood Character Study

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LEGEND Urban Growth Boundary Municipal Boundary Mixed Use Intensive

kilometres

Figure 13.

Map of Mixed Use Intensive Areas

Kingston Housing & Neighbourhood Character Study

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Preferred Character Statements

Mixed Use Intensive Townhouses and shop-top apartments will continue to characterise the Mixed Use Intensive character areas, complementing commercial and retail uses at ground levels with a contemporary style, using a combination of materials. Articulated front faรงades with minimal front and side setbacks will create a consistent rhythm of dwellings. Design repetition will be avoided through the variety of materials, colours and siting techniques to provide residents with a strong sense of identity. Retention of existing mature vegetation, along with increased landscaping and canopy tree planting in front setbacks and within the public realm, will complement the pedestrian-focused, open and natural streetscapes.

MUI - Kingston Road

Landscaping and innovative laneway treatments for townhouses with laneway or shared driveway access avoid the 'gun-barrelling' effect caused by large, blank walls and offer passive surveillance opportunities. Mixed Use Intensive areas near activity centres and train stations may experience increased growth and change to accommodate new medium and high density dwellings with greater built form intensity, while retaining the contemporary character and public realm themes. Retention of large canopy trees in the public realm will assist with softening the hard streetscapes.

Kingston Housing & Neighbourhood Character Study

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Actions

Objective: Protect existing neighbourhood characteristics and implement Preferred Character Statements and design guidelines to enhance key qualities. Update Clause 21.03 ‘Land use challenges for the new millennium’ in the Municipal Strategic Statement to ensure consistency with the built form outcomes encouraged by this Housing Strategy and Neighbourhood Character Study 2019 (as modified by Am VC148) Update Clause 21.05 ‘Residential Land Use’ in the Municipal Strategic Statement to ensure consistency with the built form outcomes encouraged by this Housing Strategy and Neighbourhood Character Study 2019 Update Clause 22.11 ‘Residential Development Policy’ to ensure consistency with the built form outcomes encouraged by this Housing Strategy and Neighbourhood Character Study 2019 Provide relevant Neighbourhood Character Guidelines in pre-application planning permit meetings Apply the Neighbourhood Character Overlay to the Special Character Area identified on part of Ormond Street, Mordialloc, to protect the established character of consistent Victorian and Edwardian dwellings.

Kingston Housing & Neighbourhood Character Study

5.0

DIVERSITY & TYPE

5.1 Overview

5.2.1

Housing diversity

Specialised housing types

5.2.2

5.2.3 5.2.4

Design quality Universal Design & multigenerational housing

While pressure for housing growth around Kingston’s Activity Centres is being experienced, the City of Kingston’s predominant housing stock is generally detached houses. Semidetached and apartment style housing types account for a small proportion of all dwellings, with the supply of very small housing types (less than 2 bedrooms) being much lower than the Metropolitan average, as discussed in Chapter 1, Drivers of Change. The City contains a diverse range of residential contexts, ranging from conventional suburban to consolidated contemporary neighbourhoods and coastal areas as described in the previous chapter. It is important that housing growth and change is carefully managed to respond to and enhance these distinctive residential settings, while providing housing choice for current and future residents. Creating a greater diversity of housing also applies to providing dwelling types, sizes and designs that suit people of all ages and abilities, and for all stages of life. The following sections outline objectives and actions related to housing design in the municipality, marshalled under four themes: • Housing diversity • Specialised housing types • Design quality • Universal housing & multigenerational housing

Kingston Housing & Neighbourhood Character Study

DIVERSITY & TYPE

5.2 Objectives and Actions

5.2.1 Housing Diversity The provision of a diverse housing stock assists in achieving broad strategic objectives including housing choice, affordability and adaptability and supports the concept of ageing in place. There are also some population groups that have particular requirements for housing in terms of design, location, tenure and cost. Housing diversity relates to the following dwelling components and characteristics: • Dwelling type (e.g. detached house, townhouse, unit, apartments) • Dwelling size (e.g. floor area, number of bedrooms, storeys) • Lot size (e.g. rural residential, medium density) • Tenure • Price point • Location

A key issue in Kingston is the traditionally dominant community desire to own a detached house in this historically outer-Melbourne area. However, given Kingston’s exceptional access to Melbourne CBD and surrounds, lack of greenfield opportunities and comparative lack of substantial environmental constraints, opportunities for growth exist for appropriately designed infill and higher density types of development. This type of housing stock reflects the increasing proportion of smaller household sizes, allows for opportunities for ageing in place and options for residents who cannot afford Kingston’s increasing property prices. At the same time, ensuring a range of large dwellings suitable for large households and share arrangements is needed. There may also be a general lack of awareness of the market potential for other than previously typical sizes and types of housing in Kingston. Mechanisms to enable the Council to enforce greater diversity aims are needed.

Actions

Objective: Provide a diversity of housing stock for all residents of Kingston to enable a wide range of housing choice. Review housing diversity objectives located at Clause 21.05 ‘Residential Land Use’ of the Municipal Strategic Statement to align with the content of this Housing Strategy. Consider the need for a Housing Diversity Strategy that, in line with the objectives and actions of this Housing Strategy, will – • Prepare, prioritise and assign actions for achieving greater housing diversity. • Identify opportunities for policy and process reform to reduce barriers to housing diversity. • Investigate and implement a co-ordinated development data collection and monitoring system. Advocate to State government to develop enforceable powers and controls for Council to set targets for the inclusion of small dwellings and extra large dwellings in key locations (based on number of bedrooms and/or floor area). In particular continue to explore avenues to develop Inclusionary Zoning and other housing diversity targets into the Victorian Planning Provisions and Kingston Planning Scheme. Continue to advocate for a diversity of housing stock in new developments in negotiations with developers, builders and the State Government, where required. This is particularly important in the delivery of super lots for medium density developments. Discourage further subdivision of rural residential allotments outside the Urban Growth Boundary.

Kingston Housing & Neighbourhood Character Study

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5.2.2 Specialised Housing Types Some community members have particular requirements for housing in terms of design, location, tenure and cost. This includes the elderly, people with a disability, students and newly arrived migrants. Council must focus on improving the diversity, affordability and accessibility of housing stock provided by the private sector to meet the needs of special groups to ensure that they are not displaced or discouraged from living in the City, due to inappropriately designed and located or unaffordable housing stock. In October 2018, Amendment VC152 introduced into all planning schemes a new Particular Provision at Clause 53.17 (Residential aged care facility) that seeks to ensure adequate facilities are provided for the ageing population, allowing them to age-in-place and streamlining the process for the use and development of facilities, acknowledging these buildings will look different from typical residential uses and need to be responsive to site conditions and respect surrounding land uses.

Advisory Note 71 explains that: “by 2051 it is estimated that 27 per cent of all Victorians will be older than 60. It is important that all older Victorians are provided with opportunities to access all forms of housing including residential aged care facilities within the communities in which they live.” The local content of the Kingston Planning Scheme has very few references to support the provision of greater opportunities for Residential Aged Care and Supported Residential Services. Furthermore, very few existing and approved developments refer to the provision of specialised forms of housing (e.g. social housing). It is important that Council and local planning policy advocate for the provision of these types of housing, particularly in Substantial or Transitional change areas close to activity centres and transport within Kingston, to ensure that the City’s housing stock provides housing opportunities and choice for people across different abilities and circumstances.

Actions

Objective: Provide specialised housing types to accommodate community groups with particular needs for housing in terms of design, location, tenure and cost. Investigate the future provision of specialised housing types in the municipality, with consideration for optimal locations, requirements and delivery models. Amend Clause 21.05 ‘Residential Land Use’ of the Municipal Strategic Statement to encourage the provision of specialised forms of housing (including social housing and residential aged care facilities) in appropriate locations within established suburbs. Work with National Disability Insurance Scheme (NDIS) providers and other parts of government to inform the service needs and housing requirements of persons who require specialised housing types.

Kingston Housing & Neighbourhood Character Study

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5.2.3 Design Quality Land use patterns, topography, landscape and a diversity of lot sizes provide a variety of residential environments within the City. However, the quality of infill development and apartments in these areas has been questioned by residents where the design quality does not reflect the preferred character and the same or similar design is repeated throughout an area with minimal responsive design or siting standards. One of the themes identified in consultation feedback to date is that there is a need to ensure a high quality of design for new development. There is a need to ensure that new dwellings contribute to creating a unique sense of place, respond to their surrounding context, produce quality building design, and provide high levels of amenity for current and new residents. New housing development should respect established neighbourhood character values. Notwithstanding it is acknowledged that some apartment and other infill developments that

present as slightly different to the predominant character of the area may be an appropriate or improved outcome. This is especially true in substantial change areas where the nature of the built form change can be significant. It is important that new medium and high density housing is well designed and functional to provide high levels of amenity to future residents and neighbouring properties. Many Councils have addressed this concern be preparing design guidelines that relate specifically to high density development and the State government has released guidelines also, the effectiveness of which needs to be monitored. Landscaping requirements should assist in identifying the appropriate species to plant housing areas, particularly where space may have narrow dimensions or be otherwise restricted in setbacks and along driveways.

Actions

Objective: Improve the design quality of residential development. Update Clause 21.05 â&#x20AC;&#x2DC;Residential Land Useâ&#x20AC;&#x2122; in the Municipal Strategic Statement to implement the preferred character statements and built form outcomes by this Housing Strategy and Neighbourhood Character Study. Provide targeted training to staff and Councillors to enhance skills in, and awareness of, design principles and practice. Prepare and adopt design guidelines for Large Residential Opportunity Sites, where appropriate, to ensure their redevelopment positively contributes to their surrounding context, provides high quality and innovative building design and facilitates high levels of residential amenity for new and adjoining residents. Monitor the implications of the Better Apartment Design Guidelines in Kingston and review as required.

Kingston Housing & Neighbourhood Character Study

DIVERSITY & TYPE

5.2.4 Universal Design & Multigenerational Housing Universal housing is a term used to describe housing which is built to a ‘universal’ standard, meaning its design is accessible, adaptable and visitable to people of all abilities and life stages. This can include features such as stepfree entries to dwellings, wide corridors and doorways, slip-resistant flooring and accessible toilets and bathrooms. Universal housing design features need to be incorporated into the design and development of new housing, to minimise the requirement and cost associated with renovating and retrofitting existing dwelling stock. Universal housing not only encourages and supports concepts of ageing in place and housing affordability, but also ensures that housing meets the needs and requirements of a broad range of people. This is particularly important in the context of the forecast ageing of Kingston’s population as well as the significant increase in lone person households projected. Multigenerational housing supports several generations of the one family to live together in the one house. Multigenerational houses may be designed so that they can be easily modified

or used in different ways, without need for extensive renovations. They allow the flexibility for a family to adapt the size of a dwelling to their changing household’s size - e.g. as children grow up and leave home, or as grandparents move in - without the need to move or renovate. They allow families to affordably remain within their house and community throughout life’s different stages. The Housing Design Guidelines 2016 prepared by the Department of Health and Human Services defines adaptable housing as that which “achieves a minimum level of AS4299 (Adaptable Housing) and provides design features which allow inexpensive modifications to adapt houses that can meet particular needs of a resident with a disability”. There is opportunity for the Housing Strategy to encourage universal design to produce more multigenerational and adaptable housing for future generations. It is important that local opportunities and constraints are considered, so that a definition of what adaptability and accessibility looks like in Kingston.

Actions

Objective: Encourage the development of adaptable housing that enables residents to remain in their dwellings across life stages and age in place. Explore opportunities to partner with the development and building industry to develop a pilot project incorporating ‘multigenerational housing’. Develop a Local Policy to encourage a greater provision of universal design and multigenerational housing. Prepare and implement a Universal Access training program to build the capacity of Council’s Statutory and Strategic Planning and building staff. Training should reference the Welcome - Design Ideas for Accessible Homes guide prepared by the Victorian Building Commission As part of the preparation of a Social and Affordable Housing Policy, consider what adaptability and accessibility should incorporate and achieve in Kingston’s local context. Develop a Housing Diversity and Design local policy, to require a percentage of accessible and adaptable housing in a development

Kingston Housing & Neighbourhood Character Study

DIVERSITY & TYPE

Kingston Housing & Neighbourhood Character Study

6.0

AFFORDABILITY

6.1 Overview

6.2.1

Affordable living

6.2.2

Regulated housing

Affordable rental housing 6.2.3

6.2.4

Housing vulnerability

The median weekly household income in Kingston has grown by 3.8% per annum since 2011. While the spread of income ranges is comparable to Metropolitan Melbourne with a large degree of upper mid-range incomes; it also has a higher than average lower-range incomes. This would indicate that while a portion of the community is broadly performing better than Metropolitan Melbourne, there are a significant number of households with an active income that is still well below the national and subregional household income average. Property prices have been increasing substantially over the last five (5) years as a result of strong demand in many suburbs throughout Kingston. The median cost of a house has increased by 55.5%, and by 28% for units (or apartments). This has resulted in the current median cost for a house of $952,987 and $572,533 for units (or apartments). Overall, the median price of houses and units in Kingston is higher than Metropolitan Melbourne. The higher increase in property prices compared to the lower increase in weekly household incomes indicate that the opportunity to own property in Kingston is becoming increasingly unattainable for much of the population. Affordability issues are likely to affect oneparent and lone-person households, which tend to have a greater need for affordable housing when compared with double income households. One-parent families and lone-person households currently account for 10.3% and 24.4% of the Kingston households respectively, representing a significant portion of the population exposed to increased affordability issues. The Housing Strategy will provide the strategic context and direction for a Social and Affordable Housing Policy, which Council is currently preparing. The Housing Strategy will inform the Social and Affordable Housing Policy by: â&#x20AC;˘ Setting out key population, housing trends and projections for City of Kingston, highlighting that the municipalities residential role in the future will be multi-faceted due to the anticipated range of housing type needs;

Kingston Housing & Neighbourhood Character Study

AFFORDABILITY

6.2 Objectives and Actions

• Summarising the key challenges affecting housing affordability in the municipality; and • Identifying preferred areas for change. The Social and Affordable Housing Policy will provide a more detailed analysis on the segments of the community experiencing levels of housing stress and measure the anticipated demand for social and affordable housing. It will also explore potential levers to increase supply to respond to demand. This chapter considers objectives and actions in relation to housing affordability in Kingston, with regard to a range of housing choices and issues for Kingston residents: • Affordable living • Regulated housing • Affordable rental housing • Housing vulnerability

6.2.1 Affordable Living Property prices in Kingston are increasing at a rate much higher than weekly household incomes, causing property to become increasingly unattainable to much of the population. This will be amplified as population grows and lone-person households increase. A key part of the vision for Plan Melbourne is the idea of creating ’20-minute neighbourhoods’, as a way of supporting a more sustainable urban form that allows residents to work and use services within walking distance of their home. Kingston is experiencing rapid change and therefore is in an opportunistic position to guide development so that it is concentrated at higher densities around existing and proposed Activity Centres, where community infrastructure is available and public transport opportunities can be maximised. While this pattern of development will assist in supporting more walkable neighbourhoods, it will also encourage housing density to support the economic viability of activity centres and provide more options for affordable and convenient housing. Plan Melbourne also encourages the development of health and education precincts, which is likely to require the future provision of affordable student housing and key worker housing in proximity to education, employment and public transport.

6.2.2 Regulated Housing Under the Public Health and Wellbeing Act 2008 rooming house premises are to be registered with the local Council and under the Rooming House Operators Act 2016, rooming house operators must be licensed by the Business Licensing Authority within the Department of Justice and Community Safety. Rooming houses often operate as one form of short-term crisis accommodation. While rooming houses are regulated, there are many alternative models of short term housing provided by the registered housing providers. Caravan parks in Victoria are regulated by the Residential Tenancies Act 1997 and the

Kingston Housing & Neighbourhood Character Study

AFFORDABILITY

6.2.3 Affordable Rental Housing Residential Tenancies (Caravan Parks and Movable Dwellings Registration and Standards) Regulations. It is recognised that caravan parks are used for short term crisis / emergency housing and are also increasingly used as longer term affordable housing options. Therefore, if and when caravan parks are redeveloped, it is important to consider the inclusion of affordable housing options. Rooming houses have a long history of use by people experiencing housing vulnerability. As the profile of homelessness has changed, the client profile and typology of rooming houses has also changed. Increasing numbers of people with complex needs, people seeking one-bedroom accommodation, young people, women, families and older people are using rooming houses in the face of a tight rental market or lack of emergency accommodation. Rooming houses can be difficult to identify as they are increasingly located in converted residential dwellings. There have been significant changes to the regulation of rooming houses in recent years following the deaths of two people in a Brunswick rooming house in 2006. A coronial inquiry into the deaths and subsequent establishment of a Rooming House Taskforce led to increased minimum standards of safety and amenity, a system of registration, and an increased focus on ensuring children were not placed in rooming houses. A number of recommendations from the Taskforce are still to be implemented, including a ‘fit and proper person test’ for rooming house operators. A recent Council to Homeless Persons review of the reforms to rooming houses also noted an inconsistent implementation of rooming house closure protocols between councils and local housing agencies. Amendment VC152 was gazetted in October 2018 and introduced new particular provision at Clause 52.23 (Rooming house). This included initiatives for the renovation of existing rooming houses and provided clarity on the extent of permit exemptions for rooming houses.

As property prices increase at a rate higher than weekly household incomes, property ownership will become increasingly unattainable for some of Kingston’s growing population. The median household size is decreasing as the proportion of lone-person households increase, and these households tend to have a lower degree of affordability when compared to double-income households. Lack of affordability in the sales market can often direct people into the rental market, which in turn can increase demand in rental properties and further impact housing affordability. Despite the significant increase in property values throughout Kingston, rental values have increased at a far lower rate of approximately 3.3% per annum, with a median weekly value of $408, marginally above the Metropolitan Melbourne median of $400. The supply of rental properties in Kingston has increased by 4.8% over the past 5 years, equating to a relatively slow growth of less than 1% per annum, and certain property types experienced negative growth in the total number of properties available to rent in the same time period. One reason for this may be the ‘cost of living’ pressures resulting in an increase of younger people residing in their family home for longer, rather than renting or purchasing property. It may also, however, reflect lower rental housing availability. The Planning and Environment Act 1987 was amended on 1 June 2018 to (in part) facilitate voluntary agreements for the provision of affordable housing as part of development applications. Affordable housing is defined by the Planning and Environment Act 1987 as “housing, including social housing, that is appropriate for the housing needs of very low, low and moderateincome households.” Social housing is captured by the umbrella term affordable housing, but is separately defined by the Department of Housing as “short and long-

Kingston Housing & Neighbourhood Character Study

AFFORDABILITY

term rental housing that is owned and run by the government or not-for-profit agencies”. It is made up of both public housing and community housing. Victoria has the lowest percentage of social and affordable housing provision in Australia, and a strong demand with approximately 36,000 persons on the waiting list for public housing. There are long-term, negative socio-economic impacts associated with a lack of provision of affordable housing, including inter-generational disadvantages. Provision of affordable and social housing promotes more diverse communities and forms a foundation for people to be able to seek employment. Approximately 1.9% of households in Kingston are renting social housing (these figures do not account for vacant rental properties).

6.2.4 Housing Vulnerability The number of people experiencing homelessness in Kingston was estimated to be 352 in 2011 and increased to 444 in 2016. Overall, Kingston does not have a large homeless population. This is likely due to the relatively small amount of supported accommodation and rooming houses in the area. This does not necessarily reflect the number of people who may become homeless in Kingston. Severely overcrowded homes are defined as those which would require at least an additional four (4) bedrooms to accommodate the people who usually live there. The negative impacts of overcrowding may include a reduction in privacy, health, mental health and safety. Overcrowding is therefore considered a form of homelessness.

increased from 2001 to 2016. There are currently limited local options to access immediate housing assistance in Kingston. Crisis and emergency accommodation is defined by the Department of Housing as “short-term housing managed by not-forprofit organisations”. In the Victoria Planning Provisions, emergency accommodation falls under the land use term of ‘community care accommodation’. Broadly, the main cohorts who may need access to emergency accommodation are: • Young people escaping abuse in the home but who want to remain in education or training. • Asylum seekers. • Single parents who have complex or recent lifestyle issues, such as relationship breakdown. • People experiencing family violence. Section 16.01-2S of the Planning Policy Framework (PPF) outlines the objective and strategy for crisis accommodation and community care units, ensuring their confidential provision in strategic locations. Amendment VC152 was gazetted in October 2018 and introduced a new particular provision at Clause 52.22 (Community care accommodation) which includes emergency accommodation and other forms of temporary and permanent accommodation that include care services. The particular provision provides conditional exemptions from a permit requirement in several zones, and certain exemptions from notice and review requirements.

The growth in overcrowding rates in Kingston

Actions

Objective: Develop a framework for Council action to address housing affordability across the municipality. Develop a Kingston City Social and Affordable Housing Policy that will include a review of Council protocols, policies and resources dedicated to achieving affordable housing. This Strategy will recommend activities for a coordinated approach for people experiencing hardship and housing vulnerability in Kingston.

Kingston Housing & Neighbourhood Character Study

7.0

SUSTAINABILITY

7.1 Overview

7.2.1

7.2.2

7.3.3

Environmental performance Private & public realm planting Coastal Neighbourhoods

The Kingston Housing Strategy presents an opportunity to improve the environmental performance of the municipality’s existing and new housing stock and to encourage a more sustainable built form. Sustainability in Kingston is supported by a number of State level strategies, policies and further work to improve the environmental performance of the city. The following work informs this direction: • Energy Efficiency and Productivity Strategy 2017 (prepared by DELWP); • Planning Practice Note 88 (PPN88); Planning considerations for existing residential rooftop solar energy facilities; • Sustainability Victoria’s Zero Net Carbon Homes Program; and • Victoria’s Climate Change Adaptation Plan 2017-2020. Council's Climate Change Strategy 2018-2025 identifies the expected impacts of climate change in Kingston as: Increased number of hot days and heatwave events; more intense rain, flooding and storm events; and sea level rise. The Strategy seeks to mitigate the effects of climate change through the reduction of greenhouse gas emissions, and sets a goal to reduce corporate emissions by up to 30% by 2020, support the community to reduce emissions of 15% by 2025, and be completely powered by clean, renewable electricity and achieve corporate zero net emissions by 2050. Alongside SECCCA, Council is also a member of the Council Alliance for a Sustainable Built Environment (CASBE), an association of Victorian Councils working together to create a sustainable built environment. The Sustainable Design Assessment in the Planning Process (SDAPP) framework provides formal and consistent measures for the statutory planning system and is supported by the Built Environment Sustainability Scoreboard (BESS). The BESS is an assessment tool used to provide a streamlined process for demonstrating sustainable design at the planning permit stage. A BESS report can be attached to a permit application to demonstrate the level of sustainability proposed.

Kingston Housing & Neighbourhood Character Study

SUSTAINABILITY

Amendment GC110 introduced a new Environmentally Sustainable Development (ESD) policy to a number of planning schemes, including Kingston’s at Clause 22.21. The amendment gives Council the ability to consider ESD while a comprehensive state-wide response is prepared. It formalises voluntary approaches used by Council to achieve best practice ESD, including the abovementioned Built Environment Sustainability Scoreboard (BESS). Urban Heat Island Effect The development of an Urban Cooling Strategy is an action from the Climate Change Strategy that is currently underway and will consider mitigation of the urban heat island effect, which is defined as ‘when an urban area is significantly warmer than its surrounding rural areas due to human activities. The main cause of the urban heat island effect is from the modification of land surfaces’. Tree cover can play a major role in countering the negative impacts of the urban heat island effect in metropolitan areas. A 10% increase in vegetation cover can reduce air and surface temperatures by 1 degree (Coutts and Harris, 2013). It is estimated that 80% of the cooling effects of trees result directly from shading (Shashua-Bar et al. 2010). Biodiversity in Kingston’s urban vegetation will also increase resilience to the impacts of climate change. Some exotic species may be less tolerant of increasing temperatures and should be avoided in favour of more drought and heat tolerant native and indigenous species. Providing opportunities to contribute to the reduction of the urban heat island effect is important in Kingston. Ensuring that there is space for tree planting in the public and private realm is an emerging issue, and one that can be tackled through the planning process, and throughout the city in street tree planting schemes and open space areas. There is also ongoing opportunity to support a more sustainable urban form, by using the housing change areas to guide development and integrate housing with; active and public transport, activity centres and employment nodes and density along key transport

routes. This pattern of development will assist in supporting a lower carbon city that is less reliant on cars and has more walkable neighbourhoods. Residential growth in Kingston presents an opportunity to protect and enhance the canopy tree cover in the private realm. It is important to consider the competing demands of housing growth and providing canopy trees and ensure that neither one adversely impacts the other, particularly in areas proposed to be within the Residential Growth Zone (and expected to experience substantial change). Sea Level Rise Kingston contains sensitive waterfront interfaces along its coastline and the artificially created waterbodies and waterways in some residential areas. Coastal environments in particular are not static and will change with the influence of tides, wind, waves and weather systems. The changing nature of the coastal environment can present hazards such as erosion, inundation and storm surges. Other passive issues may also warrant consideration such as salinisation, Acid Sulfate Soils and higher groundwater tables. Adaptation to climate change and potential sea level rise should be a significant consideration for the location and density of residential development. The impacts of a changing climate on a coastal environment could intensify the frequency or severity of these hazards. Council has prepared a Coastal Management Plan 2014 (CMP) which “provides guidance for the future use, development and management of the Kingston foreshore.” While the CMP deals primarily with the coastal areas, rather than adjacent residential land, it does consider sea level rise and provides a commitment to plan for the 0.8m sea level rise by 2100 as identified in Clause 13.01-2S of the Planning Policy Framework. The following presents objectives and actions related to sustainability in the municipality, marshalled under the themes of: • Environmental Performance • Private & public realm planting • Coastal neighbourhoods

Kingston Housing & Neighbourhood Character Study

SUSTAINABILITY

7.2 Objectives and Actions

7.2.1 Environmental Performance Residential buildings significantly contribute to greenhouse gas emissions within the City of Kingston, primarily through electricity use, transport, natural gas and waste. There are opportunities through this Housing Strategy to improve the environmental performance of the City’s existing and new housing stock and meet the target to reduce greenhouse gas emissions outlined in the draft Climate Change Strategy 2018-2050. Through the introduction of the Environmentally Sustainable Development local planning policy at Clause 22.21, Council also has a statutory mechanism to use the Built Environment Sustainability Scoreboard (BESS) to measure and asses the sustainability of a proposed development. Council’s Integrated Water Cycle Strategy 2012 sets a target to provide best practice stormwater treatment for the entire city by 2040. This includes promoting water sensitive urban design (WSUD), fit for purpose supply and water efficient delivery infrastructure.

This is delivered by the Stormwater Management local policy at Clause 22.20, which was introduced by Amendment C152 in May 2018. It notes that increased impervious surfaces from urban development creates larger volumes of stormwater and affects the health and amenity of waterways and their associated ecosystems. This is particularly relevant for Kingston, as it contains the Port Phillip foreshore, Mordialloc Creek, Patterson River and the Edithvale-Seaford (Ramsar) Wetlands which all support significant wildlife corridors. The Stormwater Management local policy requires WSUD principles to be considered in the design stage and implements the best practice performance objective outlined in the Urban Stormwater Best Practice Environmental Management Guidelines (CSIRO, 1999) to achieve the objectives of the State Environment Protection Policy (Water for Victoria).

Actions

Objective: Improve the environmental performance of new and existing housing. Continue to advocate to the State Government and the Australian Building Code Board to strengthen environmental performance requirements for all new developments. Encourage developers to apply the principles of the Green Star Communities national framework in the design of new developments and subdivisions, and to register for a Green Star Communities rating. Prepare and implement an Environmentally Sustainable Design training program to build the capacity of Council’s statutory, strategic and building staff.

Kingston Housing & Neighbourhood Character Study

SUSTAINABILITY

7.2.2 Private & Public Realm Planting Large canopy trees and vegetation are highly valued by the Kingston community. Planting of large canopy trees can also vastly reduce the urban heat island effect. A recent study undertaken by the Institute for Sustainable Futures (May 2014) found that while there was a significant proportion of grass-bare ground (35.6%) in Kingston, there was a relatively low level of tree canopy cover (14.2%). While these figures are largely due to the presence of recreation reserves, golf courses, land in the Green Wedge Zone and Moorabbin Airport; they demonstrate there is room for improvement by encouraging greater levels of urban vegetation and tree planting in both the private and public realm. The biggest issue in Kingston is ensuring that new residential developments allow sufficient space in the front and rear setbacks of dwellings to plant or retain large canopy trees, and finding a balance that does not compromise the ability for Substantial Change areas to provide consolidated residential development and meet growth targets. This opportunity extends to site permeability and encouraging developers and builders to ensure greater levels of site permeability are being provided for in the private realm to ensure rainwater is being absorbed and is preventing the drying out of soil, and to minimise flooding. This supports the objectives of Council’s Stormwater Management Policy.

Biodiversity As noted by the draft Kingston Biodiversity Strategy 2018-2023, “[b]iodiversity is fundamental to ecological sustainability and provides ecosystems with resilience and adaptability. Healthy biodiversity contributes to essential ecological processes that provide clean air, clean water and fertile soils as such it is crucial to maintaining our quality of life.” Victoria’s Climate Change Adaptation Plan 2017-2020 notes that plants and animals will be affected by heat stress and drought. These and other extreme weather events, and the potential increase in the spread of disease and weed species may have a significant impact on species composition and biodiversity. The Housing Strategy provides an opportunity for Council to ensure private residential land makes a meaningful contribution to biodiversity and resilience to the impacts of climate change. The Housing Strategy should promote the planting of a variety of predominantly native and indigenous species that are drought tolerant in the private realm, and discourage exotic species that may be more susceptible to changing conditions and the potential spread of disease. Landscaping requirements should be supported by guidelines that identify appropriate species, planting area and the like.

Actions

Objective: Ensure that housing design allows space for tree planting and maximises site permeability, and that increased tree planting is a priority throughout the City on public and private land. Develop a Preferred Tree Species list for residents and planning permit applicants to encourage planting of appropriate canopy trees in the private and public realm. Ensure road reserves are designed to provide separation between the roadway and road verges to discourage parking on road verges and protect street tree planting (e.g. use of ‘stand up’ kerbs, formed parking bays etc.), as well as limiting vehicle crossovers and therefore disruption to the nature strips. Negotiate with developers through the planning process to ensure building envelopes that allow for greater setbacks to maximise opportunities for planting and greater permeability in the front and rear of dwellings.

Kingston Housing & Neighbourhood Character Study

SUSTAINABILITY

7.2.3 Coastal Neighbourhoods Kingston’s coastline to Port Phillip Bay spans approximately 13km from Mentone to Carrum, and includes eight beaches and two estuaries (Mordialloc Creek and Patterson River). The Victorian Coastal Strategy 2014 identifies a number of issues associated with population growth and residential development in coastal areas, including Kingston’s existing coastal suburbs. Residential settlements are encouraged to grow inland rather than extend along the coast. All of Kingston’s coastline is already developed, however the intensification of residential development could be encouraged inland, based on this long-standing preference. Schedules to the Design and Development Overlay (DDO) apply to coastal areas and limit the height (DDO1) and setbacks (DDO7) of development on this land. These currently restrict the built form and potential for consolidated residential development in these areas. Coastal environments are not static and will change with the influence of tides, wind, waves and weather systems. This may present a range of interrelated hazards such as erosion, inundation and storm surges, particularly on land in very close proximity to the foreshore or at very low elevation.

Aside from being more susceptible to erosion, soils in coastal environments may face more passive issues such as salinity, the presence of Acid Sulfates and a higher groundwater table. This may restrict the vegetation able to grow in these soils to coastal species, and the depth of excavation may be restricted or made more costly by the height of the groundwater table and condition of the soil. Adaptation to climate change and potential sea level rise should also be a significant consideration for the location and density of residential development. The impacts of a changing climate on a coastal environment could intensify the frequency or severity of hazards Council has prepared a Coastal Management Plan 2014 (CMP) which “provides guidance for the future use, development and management of the Kingston foreshore.” While the CMP deals primarily with the coastal areas, rather than adjacent residential land, it does consider sea level rise and provides a commitment that Council will plan for a 0.8m sea level rise by 2100. Current sea level rise models see a ‘bucket fill’ method along contours and are indicative only, however DELWP has prepared the proposed Transition Plan: Strengthening Victoria’s Marine and Coastal Management (December 2017) which includes an action to (1.5) Develop improved climate change impact projections for the Victorian coast, including sea level rise.

Actions

Objective: Ensure that the complexity of coastal environments and the associated hazards, including sea level rise resulting from climate change are considered when planning for consolidated residential development. Revise the Coastal Management Plan with climate change projection information from DELWP (when available) to develop a local response for the location of residential uses Update Clause 21.05 ‘Residential Land Use’ of the Municipal Strategic Statement to include objectives and strategies associated with protecting coastal environments from residential development; and likewise protecting residential areas from the hazards associated with coastal environments. Develop a Preferred Tree Species list for residents and planning permit applicants to encourage planting of appropriate coastal species in the public and private realm.

Kingston Housing & Neighbourhood Character Study

8.0

NEXT STEPS

IMPLEMENTATION

8.1 Next Steps

This section will outline the next steps to realise the vision and objectives for the Kingston Housing Strategy.

8.1.1

Recommendations

8.1.2 Action Plan

Upon completion of the Community Consultation period, this report will be revised and finalised, considering community feedback.

Kingston City Council will have different roles throughout the implementation of the Housing Strategy, as described below:

Recommendations will then be made in the form of an Implementation Plan and an Action Plan that will identify how the Housing and Neighbourhood Character Study should form a part of the Kingston Planning Scheme.

• Planner – in relation to its urban and social planning responsibilities

It will provide recommendations to prepare a Planning Scheme Amendment and will address each of the actions outlined in this report, as outline opposite in an action table.

• Partner / Facilitator – working closely with developers, housing providers, residents and human service agencies

The final Housing Strategy and Neighbourhood Character Study will be made available to the community on Council's website.

• Advocate – representing community needs and interests to Commonwealth and State Governments and the private sector

• Educator – provide information to housing suppliers, residents and interest groups • Regulator – ensuring that housing meets town planning, building and public health regulations and expectations Detailed actions in the format of a table will present a consolidated action plan for housing in the City of Kingston, incorporating the objectives and actions discussed in the preceding chapters. The following order applies to the priorities: • High: short-term • Medium: medium-term • Low: long-term • Ongoing: continual/ as need arises The Action Plan will be prepared upon completion of this Report to ensure feedback on all the objectives, outcomes and actions of this Strategy are considered and final. The Action Plan table will form a part of this chapter in the Final Strategy.

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APPENDIX A DESIGN GUIDELINES

APPENDIX

GARDEN SUBURBAN 1 CHANGE

OBJECTIVE

DESIGN RESPONSE

AREA

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings.

To minimise the dominance of car parking access and structures and loss of garden space to paved areas.

All areas

• Retain established or mature trees and provide for the planting of new canopy trees and substantial vegetation. • Orient open space areas to the north where possible. • Prepare and implement a landscape plan that includes substantial trees and vegetation. • Provide landscaping along shared driveways and along laneways to soften the appearance of buildings and fencing, and avoid a gun-barrelling affect.

Substantial

• Provide a minimum of one canopy tree in the front setback. • Buildings must provide a high quality landscaping response to the street that contributes to the public realm through innovative design, landscaping and open frontages.

Transitional

• Provide one canopy tree in each of the front and rear setback areas.

Incremental

• Provide one canopy tree in each of the front and rear setback areas. • Limit site coverage to a maximum of 50% and provide a minimum of 30% site permeability.

Limited

• Provide one canopy tree in each of the front and rear setback areas. • Limit site coverage to a maximum of 50% and provide a minimum of 30% site permeability.

All areas

• • • •

Substantial

• Provide a 3m minimum side setback to at least one side and a 5m minimum rear setback, to retain spacing between buildings and allow for the planting of trees and other vegetation. • Apartments above 3 storeys should be setback a minimum 10m from front and rear boundaries to retain views and spacing between built form. • Walls should not be constructed on boundaries.

Transitional

• Recess upper level elements from the front and rear facades and between buildings to achieve visual separation. • Provide a 3m minimum side setback from one side, and 1m from the other (other than open carports) • Walls should not be constructed on boundaries

Incremental and Limited only

• Provide a 3m minimum side setback from one side, and 1m from the other (other than open carports) • Recess upper level elements from the front and rear facades and between buildings to achieve visual separation. • Provide an area of 40 square metres of ground level private open space, with one part to consist of secluded private open space at the side or rear of the dwelling or residential building with a minimum area of 40 square metres, a minimum dimension of 5 metres and convenient access from a living room. If a dwelling has more than 2 bedrooms an additional ground level private open space area of 20 square metres with a minimum width of 3 metres is required to be provided for each additional bedroom, with a maximum of 80 square metres of private open space required for the dwelling.

All

• Provide prominent eaves in all roof forms. • Orient buildings to the street and incorporate articulation with windows, design features and/or verandahs/porticos. • In the case of side by side development, provide each dwelling with a separate roofline and a discernible sense of address. • Development on new laneways or shared driveways should minimise the extent of ground level facade occupied by garage doors and include habitable rooms on the ground floor.

Substantial

• Limit development height to a maximum of 4 storeys (14m). • Provide upper level setbacks for fourth floors, to retain a lower scale at the street level.

Transitional

• Limit development height to a maximum of 3 storeys (11m). • Recess upper levels from ground level wall surfaces.

Incremental

• Encourage buildings up to 2 storeys in height. Where a third storey provides design merit, it should be recessed from ground level wall surfaces.

Limited

• Limit development to 2 storeys in height.

Substantial and Transitional

• For buildings facing a Road Zone 1, higher front fences (up to a maximum of 2m) may be constructed where they provide at least 20% permeability.

Incremental and Limited

• Limit front fences to a visually permeable design and up to 1.2m in height.

Avoid garages and carports forward of the dwelling facade. Provide landscaping along driveways of at least 0.8m in width and in a curved design. Provide only one vehicular crossover per typical site frontage. In the case of side by side development, space the vehicle crossovers to retain the existing rhythm of the street. • Minimise paved areas within the front setback and private garden areas. • Design basements, including basement car parking, to minimise the proportion of frontage width occupied and to provide deep soil for tree planting in all setbacks.

SITING & SETBACKS To maintain and reinforce the rhythm of dwelling spacing and sense of openness by providing visual breaks and garden areas between and around buildings.

BUILDING HEIGHT & FORM To ensure that new buildings and extensions do not dominate the streetscape.

FRONT FENCING To retain views to dwellings and gardens, and spaciousness of the streetscape

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APPENDIX

GARDEN SUBURBAN 2 OBJECTIVE

CHANGE AREA

DESIGN RESPONSE

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings.

To minimise the dominance of car parking access and structures and loss of garden space to paved areas.

All areas

Substantial

Transitional

• Provide one canopy tree in each of the front and rear setback areas.

Incremental

• Provide one canopy tree in each of the front and rear setback areas. • Limit site coverage to a maximum of 50% and provide a minimum of 30% site permeability.

Limited

• Provide one canopy tree in each of the front and rear setback areas. • Limit site coverage to a maximum of 50% and provide a minimum of 30% site permeability.

All areas

• • • •

Substantial

• Provide a 3m minimum side setbacks and 5m minimum rear setback, to retain spacing between buildings and allow for the planting of trees and other vegetation. • Apartments above 3 storeys should be setback a minimum 10m from front and rear boundaries to retain views and spacing between built form. • Walls should not be constructed on boundaries.

Transitional

Incremental and Limited only

All

• Provide prominent eaves in all roof forms. • Orient buildings to the street and incorporate articulation with windows, design features and/or verandahs/porticos. • In the case of side by side development, each dwelling should have a separate roofline and a discernible sense of address. • Development on new laneways or shared driveways should minimise the extent of ground level facade occupied by garage doors and include habitable rooms on the ground floor.

Substantial

• Limit development height to a maximum of 4 storeys (14m) • Provide upper level setbacks for fourth floors, to retain a lower scale at the street level.

Transitional

• Limit development height to a maximum of 3 storeys (11m). • Recess upper levels from ground level wall surfaces.

Incremental

• Encourage buildings up to 2 storeys in height. Where a third storey demonstrates design merit, it should be recessed from ground level wall surfaces.

Limited

• Limit development to 2 storeys in height.

Substantial and Transitional

• For buildings facing a Road Zone 1, higher front fences (up to a maximum of 2m) may be constructed where they provide at least 20% permeability.

Incremental and Limited

• Limit front fences to a visually permeable design and up to 1.2m in height.

SITING & SETBACKS To maintain and reinforce the rhythm of dwelling spacing and sense of openness by providing visual breaks and garden areas between and around buildings.

BUILDING HEIGHT & FORM To ensure that new buildings and extensions do not dominate the streetscape.

FRONT FENCING To retain views to dwellings and gardens, and spaciousness of the streetscape

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APPENDIX

COASTAL SUBURBAN 1 OBJECTIVE

CHANGE AREA

DESIGN RESPONSE

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings.

All areas

• Provide informal gardens that predominantly incorporate indigenous coastal vegetation. • Avoid tall, exotic or screening vegetation to allow for views to coast in front of and between dwellings. • Prepare and implement a landscape plan that includes substantial trees and vegetation. • Provide landscaping along shared driveways and along laneways to soften the appearance of buildings and fencing, and avoid a gun-barrelling affect.

To minimise the dominance of car parking access from the street.

All areas

• Encourage basement car parking where it does not impact the ground water table and does not impact the overall height of the building or deep soil available for tree planting in setbacks. • In the case of side by side development, space the vehicle crossovers to retain the existing rhythm of the street. • Provide landscaping along driveways of at least 0.8m in width.

To maintain and reinforce the rhythm of dwelling spacing providing visual breaks and garden areas between and around buildings.

All areas

• Orient dwellings towards coastal views where consistent with street pattern. • Provide a minimum of 2m setback from one side boundary.

To ensure buildings and extensions do not dominate the streetscape or the building.

All areas

• • • •

All areas

• Use building materials such as timber, colourbond roofing, glass and light colour palettes which complement the coastal setting. • Incorporate building elements and details that contribute to a lightness of structure including balconies, verandas, light transparent balustrading and gable ends. • Recess upper level elements from the front and rear facades and between buildings to achieve visual separation. • Provide prominent eaves in all roof forms. • Incorporate any roof decks within the overall 2 storey (9m) limit and any structures must be less than 1.8m high and have no enclosed roof form. • In the case of side by side development, design each dwelling to have a separate roofline and a discernible sense of address. • Development on new laneways or shared driveways should minimise the extent of ground level facade occupied by garage doors and include habitable rooms on the ground floor.

All areas

• Provide a low, visually permeable front fence up to 1.2m in height. • For dwellings facing a Road Zone 1, higher front fences (up to a maximum of 2m) may be constructed where they provide at least 20% permeability.

SITING & SETBACKS

Recess all upper levels from ground level wall surfaces. Articulate building facades and provide detail that adds visual interest to the street. Avoid bulky built form by stepping up the slope of the site. In the case of sloping sites, design buildings to appear as 2 storeys at pedestrian eye level from front and side street.

BUILDING HEIGHT & FORM To use lighter looking building materials and finishes that complement the coastal setting.

FRONT FENCING To complement the predominant style of front boundary delineation in the street.

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APPENDIX

COASTAL SUBURBAN 2 OBJECTIVE

CHANGE AREA

DESIGN RESPONSE

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings.

All areas

• Provide informal gardens that predominantly incorporate native coastal vegetation and larger canopy trees. • Provide a minimum of one canopy tree within the front setback. • Limit site coverage to a maximum of 50% and provide a minimum of 30% site permeability. • Prepare and implement a landscape plan that includes substantial trees and vegetation. • Provide landscaping along shared driveways and along laneways to soften the appearance of buildings and fencing, and avoid a gun-barrelling affect.

To minimise the dominance of car parking access from the street.

All areas

To maintain and reinforce the rhythm of dwelling spacing providing visual breaks and garden areas between and around buildings.

All areas

• Orient dwellings towards coastal views where consistent with street pattern. • Provide a minimum of 2m setback from one side boundary. • Site dwellings at an angle to the street where this is a predominant character of the street.

To ensure buildings and extensions do not dominate the streetscape or the building.

All areas

• • • •

All areas

• Limit building height to 2 storeys (9m) • Promote the use of certain building details such as light coloured materials, colourbond roofing, balconies and glass which complement the coastal setting. • Incorporate building elements and details that contribute to a lightness of structure including balconies, verandas, light transparent balustrading and gable ends. • Recess upper level elements from the front facade • Provide prominent eaves in all roof forms. • Incorporate any roof decks within the overall 2 storey (9m) limit and any structures must be less than 1.8m high and have no enclosed roof form. • In the case of side by side development, each dwelling should have a separate roofline and a discernible sense of address. • Development on new laneways or shared driveways should minimise the extent of ground level facade occupied by garage doors and include habitable rooms on the ground floor.

All areas

SITING & SETBACKS

BUILDING HEIGHT & FORM To use lighter looking building materials and finishes that complement the coastal setting.

FRONT FENCING To complement the predominant style of front boundary delineation in the street.

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APPENDIX

GARDEN COURT 1 OBJECTIVE

CHANGE AREA

DESIGN RESPONSE

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings and views of trees above rooflines.

To minimise the dominance of car parking access and structures and loss of garden space to paved areas.

All areas

• Retain established or mature trees and other vegetation where possible. • Prepare and implement a landscape plan that includes substantial trees and vegetation. • Provide landscaping along shared driveways to soften the appearance of buildings and fencing, and avoid a gun-barrelling affect.

Incremental

• Provide one canopy tree in each of the front and rear setback areas.

Limited

• Provide one canopy tree in each of the front and rear setback areas. • Limit site coverage to a maximum of 50% and provide a minimum of 30% site permeability.

All areas

• Carports and garages should be discrete by being incorporated into the building or located behind the front dwelling facade. • Provide landscaping along driveways of at least 0.8m in width and in a curved design. • Provide only one vehicular crossover per typical site frontage. • In the case of side by side development, space the vehicle crossovers to retain the existing rhythm of the street. • Design basements, including basement car parking, to minimise the proportion of frontage width occupied and to provide deep soil for tree planting in setbacks.

All Areas

• In the case of side by side development, each dwelling should have a separate roofline and a discernible sense of address.

Incremental

• Set back dwellings at least 2m from one side boundary.

Limited

• Set back dwellings at least 3m from one side boundary. • Provide an area of 40 square metres of ground level private open space, with one part to consist of secluded private open space at the side or rear of the dwelling or residential building with a minimum area of 40 square metres, a minimum dimension of 5 metres and convenient access from a living room. If a dwelling has more than 2 bedrooms an additional ground level private open space area of 20 square metres with a minimum width of 3 metres is required to be provided for each additional bedroom, with a maximum of 80 square metres of private open space required for the dwelling.

Incremental

• Limit building height to a maximum of 3 storeys (11m). • Provide prominent eaves in all roof forms.

Limited

• Respect the predominant 2 storey height and form in the street. • Provide prominent eaves in all roof forms.

All areas

• Provide no front fencing, particularly in culs-de-sac, and use vegetation as an alternative. • In Road Zone 1, a low visually permeable front fence up to 1.2m may be provided.

SITING & SETBACKS To maintain and reinforce the rhythm of dwelling spacing providing visual breaks and garden areas between and around buildings.

BUILDING HEIGHT & FORM To ensure that new buildings and extensions do not dominate the streetscape.

FRONT FENCING To retain the spaciousness of the streetscape and uninterrupted views to dwellings and gardens, and complement the predominant style of fences in the street.

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APPENDIX

GARDEN COURT 2 OBJECTIVE

CHANGE AREA

DESIGN RESPONSE

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings and views of trees above rooflines.

All areas

• Retain established or mature trees and other vegetation where possible. • Provide one canopy tree in each of the front and rear setback areas. • Provide a landscaping plan that incorporates substantial vegetation and at least one canopy tree in the front and rear setback. • Prepare and implement a landscape plan that includes substantial trees and vegetation. • Limit site coverage to a maximum of 50% and provide a minimum of 30% site permeability. • Provide landscaping along shared driveways to soften the appearance of buildings and fencing, and avoid a gun-barrelling affect.

To minimise the dominance of car parking access and structures and loss of garden space to paved areas.

All areas

• Carports and garages should be discrete by being incorporated into the building or located behind the line of the front dwelling facade (minimum of 1m in Limited Change areas). • Provide landscaping along driveways of at least 0.8m in width and in a curved design. • Provide only one vehicular crossover per typical site frontage. • In the case of side by side development, space the vehicle crossovers to retain the existing rhythm of the street. • Design basements, including basement car parking, to minimise the proportion of frontage width occupied and to provide deep soil for tree planting in setbacks.

All areas

• Provide an area of 40 square metres of ground level private open space, with one part to consist of secluded private open space at the side or rear of the dwelling or residential building with a minimum area of 40 square metres, a minimum dimension of 5 metres and convenient access from a living room. If a dwelling has more than 2 bedrooms an additional ground level private open space area of 20 square metres with a minimum width of 3 metres is required to be provided for each additional bedroom, with a maximum of 80 square metres of private open space required for the dwelling.

SITING & SETBACKS To maintain and reinforce the rhythm of dwelling spacing providing visual breaks and garden areas between and around buildings.

Incremental

• Set back dwellings at least 1m from one side boundary, and 2m from the other boundary.

Limited

• Set back dwellings at least 3m from one side boundary. • Set back any walls on boundaries 2m from front facade.

All areas

• • • •

Incremental

• Limit building height to a maximum of 3 storeys (11m).

All areas

• Provide no front fencing, particularly in culs-de-sac, and use vegetation as an alternative. • In Road Zone 1, a low, visually permeable front fence up to 1.2m may be provided.

BUILDING HEIGHT & FORM To ensure that new buildings and extensions do not dominate the streetscape.

Respect the predominant 2 storey height and form in the street. Recess second storey built form from ground floor wall surfaces. Provide prominent eaves in all roof forms. In the case of side by side development, each dwelling should have a separate roofline and a discernible sense of address.

FRONT FENCING To retain the spaciousness of the streetscape and uninterrupted views to dwellings and gardens, and complement the predominant style of fencing in the street.

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APPENDIX

GARDEN COURT 3 OBJECTIVE

CHANGE AREA

DESIGN RESPONSE

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings.

To minimise the dominance of car parking access and structures and loss of garden space to paved areas.

All areas

Incremental

• Provide one canopy tree in each of the front and rear setback areas. • Provide a landscaping plan that incorporates substantial vegetation and at least one canopy tree in the front and rear setback.

Limited

• Limit site coverage to a maximum of 50% and provide a minimum of 30% site permeability • Provide one canopy tree in each of the front and rear setback areas. • Provide a landscaping plan that incorporates substantial vegetation and at least one canopy tree in the front and rear setback.

All areas

• Carports and garages should be discrete by being incorporated into the building or set behind the front dwelling facade. • Provide landscaping along driveways of at least 0.8m in width and in a curved design. • Provide only one vehicular crossover per typical site frontage. • In the case of side by side development , space the vehicle crossovers to retain the existing rhythm of the street. • Design basements, including basement car parking, to minimise the proportion of frontage width occupied and to provide deep soil for tree planting in setbacks.

Transitional and Incremental

• Set back dwellings at least 3m from one side boundary.

Limited

• Set back dwellings at least 4m from one side boundary. • Provide an area of 40 square metres of ground level private open space, with one part to consist of secluded private open space at the side or rear of the dwelling or residential building with a minimum area of 40 square metres, a minimum dimension of 5 metres and convenient access from a living room. If a dwelling has more than 2 bedrooms an additional ground level private open space area of 20 square metres with a minimum width of 3 metres is required to be provided for each additional bedroom, with a maximum of 80 square metres of private open space required for the dwelling.

All

• In the case of side by side development, each dwelling should have a separate roofline and a discernible sense of address.

Transitional

• Limit building height to a maximum of 3 storeys (11m).

Incremental

• Limit building height to a maximum of 3 storeys (11m). • Respect the predominant 2 storey height and form in the street. • Recess second storey built form from ground floor wall surfaces.

Limited

• Buildings should respect the predominant 2 storey height and form in the street. • Recess second storey built form from ground floor wall surfaces.

All areas

• Low, visually permeable front fencing to a maximum of 1.2m.

SITING & SETBACKS To maintain and reinforce the rhythm of dwelling spacing providing visual breaks and garden areas between and around buildings.

BUILDING HEIGHT & FORM To ensure that new buildings and extensions do not dominate the streetscape.

FRONT FENCING To retain the spaciousness of the streetscape and uninterrupted views to dwellings and gardens, and complement the predominant style of fencing in the street.

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APPENDIX

URBAN CONTEMPORARY 1 OBJECTIVE

CHANGE AREA

DESIGN RESPONSE

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings.

All areas

• Retain established or mature trees and vegetation where possible. • Provide a landscaping plan that incorporates substantial vegetation and a minimum of one canopy tree in the front setback. • Provide landscaping along shared driveways and along laneways to soften the appearance of buildings and fencing, and avoid a gun-barrelling affect.

To minimise the dominance of car parking access and structures and loss of garden space to paved areas.

All areas

• Provide only one vehicular crossover per typical site frontage. • If a driveway is present, provide landscaping along the fence line of at least 0.8m in width and of a curved design. • In the case of a side by side development, space the vehicle crossovers to retain the existing rhythm of the street. • Minimise paved areas within the front setback and private garden areas. • Design basements, including basement car parking, to minimise the proportion of frontage width occupied and to provide deep soil for tree planting in setbacks.

All areas

• Provide a minimum front setback of 4m. • Provide a minimum setback to one side boundary of 1m. • Garages and carports may be built to the boundary a maximum length of 10m and must not be located forward of the front of the dwelling. • Orient dwellings parallel to the street.

All

• In the case of side by side development, each dwelling should have a separate roofline and a discernible sense of address. • Development on new laneways or shared driveways should minimise the extent of ground level facade occupied by garage doors and include habitable rooms on the ground floor.

Incremental

• Limit building height to a maximum of 3 storeys (11m). • Provide prominent eaves in all roof forms.

Limited

• New development should complement the 2 storey (9m) building height, building forms and siting of existing dwellings. • Provide prominent eaves in all roof forms.

All areas

• Avoid front fencing.

SITING & SETBACKS To maintain and reinforce the predominant building alignment in the streetscape. BUILDING HEIGHT & FORM

To ensure that new buildings and extensions do not dominate the streetscape.

FRONT FENCING To delineate the front boundary while maintaining views to dwellings and gardens and complement the predominant style of fences in the street.

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APPENDIX

URBAN CONTEMPORARY 2 OBJECTIVE

CHANGE AREA

DESIGN RESPONSE

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings.

All areas

• Retain established or mature trees and vegetation where possible. • Provide a landscaping plan that incorporates substantial vegetation and a minimum of canopy tree in the front setback. • Provide landscaping along shared driveways and along laneways to soften the appearance of buildings and fencing, and avoid a gun-barrelling affect.

To minimise the dominance of car parking access and structures and loss of garden space to paved areas.

All areas

• Provide only one vehicular crossover per typical site frontage. • Locate garages and carports behind the line of the front dwelling façade. • Provide only one vehicular crossover per typical site frontage. If a driveway is present, provide landscaping along the fence line of at least 0.8m in width and of a curved design. • Minimise paved areas within the front setback and private garden areas. • Design basements, including basement car parking, to minimise the proportion of frontage width occupied and to provide deep soil for tree planting in setbacks.

All areas

• Orient dwellings parallel to the street. • Provide a minimum front setback of 3m.

Substantial

• A 1m minimum side setbacks and 5m minimum rear setback, to retain spacing between buildings and formal landscaping.

All areas

• In the case of side by side development, provide each dwelling with a separate roofline and a discernible sense of address. • Development on new laneways or shared driveways should minimise the extent of ground level facade occupied by garage doors and include habitable rooms on the ground floor.

Substantial

• Limit building height to a maximum of 4 storeys (14m).

Transitional

• Limit building height to a maximum of 3 storeys (11m).

Incremental

• Respect the predominantly 2 storey form of the street by providing upper level setbacks to any third storeys. • Limit building height to a maximum of 3 storeys (11m). • Provide prominent eaves in all roof forms.

Limited

• New development should complement the 2 storey (9m) building height, building forms and siting of existing dwellings. • Provide prominent eaves in all roof forms.

All areas

• Avoid front fencing

SITING & SETBACKS To maintain and reinforce the predominant building alignment along the street. BUILDING HEIGHT & FORM

To ensure that new buildings and extensions do not dominate the streetscape.

FRONT FENCING To delineate the front boundary while maintaining views to dwellings and gardens and complement the predominant style of fences in the street.

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APPENDIX

URBAN WATERWAYS 1 OBJECTIVE

CHANGE AREA

DESIGN RESPONSE

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings.

To minimise the dominance of car parking access and structures and loss of garden space to paved areas.

All areas

• • • •

Plant vegetation around dwellings, including large canopy trees. Provide one canopy tree in the front setback. Retain established or mature trees and other vegetation where possible. Provide a landscaping plan that incorporates substantial vegetation and at last one canopy tree in the front setback. • Provide landscaping along shared driveways to soften the appearance of buildings and fencing, and avoid a gun-barrelling affect.

Limited only

• Limit site coverage to a maximum of 50% and provide a minimum of 30% site permeability.

All areas

• Provide landscaping along driveways of at least 0.8m in width and in a curved design. • Where a side by side development occurs, space the vehicle crossovers to retain the existing rhythm of the street.

All areas

• Provide a minimum 4m rear setback to waterways. • Provide a minimum 2m side setback to one side boundary. • Orient buildings towards the street.

All areas

• Provide prominent eaves in all roof forms. • Articulate rear building facades with windows and architectural features, and address the waterway. • In the case of side by side development, each dwelling should have a separate roofline and a discernible sense of identity.

Incremental

• Limit building height to a maximum of 3 storeys (11m).

Limited

• Limit building height to a maximum of 2 storeys (9m).

All areas

• Provide no front fencing, or if required, encourage the use of vegetation as an alternative. • In Road Zone 1, provide a low visually permeable front fence up to 1.2m.

SITING & SETBACKS To maintain and reinforce the rhythm of dwelling spacing providing visual breaks and garden areas between and around buildings. BUILDING HEIGHT & FORM To ensure that new buildings and extensions make a positive contribution to the prevailing scale and form of existing dwellings.

FRONT FENCING To retain the spaciousness of the streetscape and uninterrupted views to dwellings and gardens.

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APPENDIX

URBAN WATERWAYS 2 OBJECTIVE

CHANGE AREA

DESIGN RESPONSE

GARDENS & LANDSCAPING To maintain and strengthen the garden settings of dwellings.

Limited

• • • •

Plant vegetation around dwellings, including trees. Provide one canopy tree in the front and rear setbacks. Retain established or mature trees and other vegetation where possible. Provide landscaping along shared driveways and along laneways to soften the appearance of buildings and fencing, and avoid a gun-barrelling affect. • Limit site coverage to a maximum of 50% and provide a minimum of 30% site permeability. • Provide an area of 40 square metres of ground level private open space, with one part to consist of secluded private open space at the side or rear of the dwelling or residential building with a minimum area of 40 square metres, a minimum dimension of 5 metres and convenient access from a living room. If a dwelling has more than 2 bedrooms an additional ground level private open space area of 20 square metres with a minimum width of 3 metres is required to be provided for each additional bedroom, with a maximum of 80 square metres of private open space required for the dwelling.

To minimise the dominance of car parking access and structures and to retain the existing street rhythm.

Limited

• Provide a minimum 1m side setback to one side. • Orient buildings towards the street.

Limited

• Provide prominent eaves in all roof forms. • Articulate rear building facades with windows and architectural features, and address the waterways and public open spaces. • In the case of side by side development, each dwelling should have a separate roofline and a discernible sense of address. • Limit building height to a maximum of 2 storeys (9m).

Limited

• Provide no front fencing, or if required, encourage the use of vegetation as an alternative. • In Road Zone 1, provide a low visually permeable front fence up to 1.2m.

SITING & SETBACKS To maintain and reinforce the predominant front and side setback pattern in the street and rhythm of dwelling spacing. BUILDING HEIGHT & FORM To ensure that new buildings and extensions make a positive contribution to the prevailing scale and form of existing dwellings. FRONT FENCING To retain the spaciousness of the streetscape and uninterrupted views to dwellings and gardens.

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