This posting will be the first in a series of posts outlining the newly implemented planning zones applied across Glen Eira. The posting is in preparation for GERA’s upcoming AGM and Community Presentation on the New Residential Planning Zones (Speaker to be Mr. Ron Torres, Glen Eira’s Manager Town Planning and Transport) – details
While the below “Before and After Maps” (ie. Map of the previous Minimal Change/Housing Diversity Policy Areas and Map of the new Residential Zones) provided on Council’s website provide an overview of the Residential Zones, they do not present details on all the zone changes and do not provide the level of detail required for residents review.
- Mixed Use Zones, Commercial Zones, Industrial Zones, Priority Development, Zone Park Zones and Public Use Zones are not differentiated (all coloured white)
- Nor is the level of detail consistent between the two maps (eg. street identification).
For these reasons we recommend residents refer to the maps, maintained by Council, on the Department of Community Development’s website* when reviewing the new zones and assessing their implications.
All zoning is identified on each map (Glen Eira is presented in 4 segments) and the zoom feature enables review at the property lot level. Additionally, overlays can be included if requested.
Example: Centre Road, Bentleigh
GERA strongly urges residents to review these DPCD maps. There are discrepancies between what Council published as the “direct translation” in their document (New Residential Zones and Mandatory Maximum Heights – A Guide for the Community”page 14, Section 6.7) of the old Residential 1 Zone (Minimal Change) into the new residential zones and the zoning maps on the department website. Some examples identified by G.E.R.A. are
- The site of the former Alma Club, Caulfield North (formerly Minimal Change now classified as General Residential Zone – 3 stories, reportedly as a result of ministerial intervention)
- The ABC site, Elsternwick (now General Residential Zone 1 – 3 stories
- Tovak Akas Avenue, Bentleigh (Planning Scheme Amendment C98 was sought to rezone a sizeable lot from Industrial 3 to Residential 1 (Minimal Change) in July 2012. Although, the lot’s size was recognised as being suitable for more intensive development than is usual in a Minimal Change Area it is now zoned as RGZ2 (3 storeys) on the DPCD maps yet is NRZ (2 storeys) on Council’s overview map (above).
- Areas along the Nepean Highway, particularly in Bentleigh, are now shown as Commercial Zones.
Residents are urged to report any discrepancies they find to Council and their Ward Councillors.
To aid review, the following is a brief outline of the zone abbreviations appearing in the DPCD Maps. Subsequent postings will involve a detailed review of the various zones.
C1Z – Commercial 1 Zone (previously known as Business Zones 1, 2 & 5) – broadens the range of activities that land can be used for without the need for a planning permit (eg. supermarket, accommodation, majority of retail uses) and removes floor area restrictions. No height limit is specified.
C2Z – Commercial 2 Zone (previously business zones 3 & 4) provides opportunities for smaller office, commercial businesses, some retail premises, trade supplies, cinemas, food and drink premises and some limited retail activity. Floor area restrictions for office and some retail uses reduced. No height limits are specified.
INZ1 – Industrial Zone 1 – office space restrictions removed and floor area caps may be specified locally. Small scale supermarkets and associates shops and convenience shops allowed. No height limits
GRZ – General Residential Zone – Provides for a diversity of housing types and moderate housing growth. Mandatory height limit defined in Glen Eira – 10.5 metres (3 storeys). Setbacks requirements differentiate GRZ1 and GRZ2. Medical centres and places of worship allowed without a permit if conditions limiting their location (proximity to major road, activity centre) and scale (floor area) are met.
MUZ1 – Mixed Use Zone – provides for housing at higher densities by reduced lot sizes and, although height limits may be set, Glen Eira has “None Specified”. No permit required for Food and Drink premises, Medical Centres, Offices and Shops and floor space restrictions eased.
NRZ – Neighbourhood Residential Zone – refers to areas where there are limited opportunities to increase residential development. Mandatory height limit of 8 metres (2 storeys) and generally 2 dwellings per lot although Council may vary depending on the lot size. Medical centres and places of worship allowed without a permit if conditions limiting their location (proximity to major road, activity centre) and scale (floor area) are met.
PDZ1 – Priority Development Zone – Zone, to be replaced in July 2014, applicable to Major Activity Centres. In the Glen Eira context it refers to Phoenix Precinct, Caulfield North, which includes the major Monash University expansion and the Melbourne Racing Club’s major residential/commercial/retail development known as Caulfield Village and frequently referred to as C60.
PPRZ – Public Park and Recreation Zone – open space for public recreation
PUZ – Public Use Zone – public land used for public utility, community services and facilities.
RDZ1 – Road Zone 1 – Identifies major roads within Glen Eira. Proximity to RDZ1 in NRZ and GRZ residential zones are a determinant of permit requirements for Medical Centres and Places of Worship
RGZ – Residential Growth Zone – increased densities up to and including four storeys (13.5 metres).The zone is seen as a transition zone between areas of more (Mixed Use and Commercial Zones) and less intensive (General Residential and Neighbourhood Residential Zones) development. No permit required for shop, food and drink premises, Medical centre and Place of worship if conditions limiting their location and scale are met.
SUZ1 – Special Use Zone. Applicable to MRC owned land around the Caulfield Racecourse Reserve. Only applicable for use when a site adjoins more than one zone and the strategic intent of the site, if it was to be redeveloped, is not known and it is therefore not possible to determine which zone is appropriate.
* The DPCD website may be slow in downloading the maps. Maps GERA downloaded 16/9/2013 are available below and should be not be taken as current. GERA is not responsible for any map modifications since 16/9/2013.