Tag Archives: Residential Zones

Caulfield South, Bentleigh & Carnegie – need your help

GERA has received the below, self-explanatory email from the SAVE GLEN EIRA residents group. GERA works closely with SGE and supports their request for residents to show their support for these areas currently experiencing a “development siege”.

What happens in these locations will inevitably flow on to all other suburbs of the municipality if residents don’t act now.

Drafted responses to Council (together with Council contact details) are included in the below – so asking for a show of support is not a big ask.

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Dear All, 

Whilst we’re in a prolonged lock down, much is happening around Glen Eira. There are many decisions that Council will be voting on in the next few weeks. Whilst certain suburbs are impacted greatly, residents from across Glen Eira have the opportunity to give their support. Our councillors’ preparedness  to listen to residents is highly correlated with the number of letters received.

 We would appreciate your input.

 Caulfield South. Action needed this week

 Caulfield South is a Neighbourhood Activity Centre which, in the Glen Eira City Plan (2020) has designated height limits of 5 storeys for buildings in commercial zones. This document is not a planning document, and VCAT will view highly the fact that there are no height limits for proposed buildings in commercial zones of Neighbourhood Centres

 There are 5 hearings scheduled at VCAT:  

Glen Eira Council has not provided external legal representation for any of these hearings. The residents have been left to fight the developers’ proposals on their own.  

If these proposals proceed, the impact on this Neighbour Centre will be dramatic and disastrous. Caulfield South is not a Major Activity Centre. 

 Attached is a proforma letter written by CS-RAID (Caulfield South Residents Against Inappropriate Development), requesting Glen Eira Councillors to review their stance on these hearings and provide legal assistance for the residents.

 Draft Amendment C184: Carnegie & Bentleigh. Action needed this week 

This amendment proposes changes to the Glen Eira Planning Scheme for Carnegie & Bentleigh. 

There is massive change for the residents in these suburbs. And without proper consultation and the difficulty in accessing meaning in the bundle of documents connected with this amendment: the rezoning of areas, the introduction of new zones, the discretionary height limits, the lack of new open space and the loss of public land: it is not surprising that many are left confused and frightened. 

The Amendment C184 brings considerable change for the residents. The residents do not feel as though they have been able to put their views to Council, nor to have an input into how their neighbourhood will develop.

Imagine a resident currently living in NRZ1 (2 storeys) who now finds that they will be living in GRZ5 (3 storeys) when the Amendment C184 is passed.

 Attached is a proforma letter that you may wish to send to Councillors and the CEO in support of the residents of Carnegie and Bentleigh.  

Closing date of submission is this Friday August 27 2020. Submission is online:  www.gleneira.vic.gov.au/AmendmentC184 ; or direct to Glen Eira Council attention City Futures, https://www.gleneira.vic.gov.au

This is the time for Glen Eira residents to help each other. Please find some time to send off a letter or two to Council. 

Regards,

Bernadette

 Footnote:

The Amendment C184 letter included above is a overall letter – a more detailed response specific to Bentleigh and Carnegie is available on the SGE’s website.

 

If you wish to comment on or ask a question on this posting please do so on FaceBook

DEVELOPMENT INROADS IN THE NEIGHBOURHOOD RESIDENTIAL ZONE (NRZ1) – PART 2

The Officer’s Reports for the Rigby and Newman Avenue proposed developments  (19/12/2017 Agenda – Items 9.2 and 9.3) recommend approval at the next Tuesday’s Council Meeting subject to conditions.  The conditions listed are basically those agreed to by the developer at the belated Planning Conference or the stock standard conditions.

We can expect a lot more of these applications for the Neighbourhood Residential Zone (a reported 80% of Glen Eira’s residents areas) as

  • any lot size over 700 sqm now is considered larger than conventional lots for the NRZ (as per the Officer’s Report) which
  • combined with VC110’s
    • removal of the mandatory 2 lot subdivision cap and the zone’s purpose of ”To limit opportunities for increased residential development” and
    • introduction of the 35% garden rule and
  • the use of basement car parking to increase dwelling yields and investment returns.

All open up huge development potential within the NRZ.  The NRZ  will now provide the diverse housing options the General Residential Zone (GRZ – 3 storey height limit) promised but failed to deliver.

If these two lots  (1,100 and 976.3 sqm to comprise 5 townhouses each with new lot sizes approx. 200 sqm)

  • that are distant from the services and facilities offered by (and used to justify the creation and proposed expansion of) activity centres.
  • can result in can result in a density increase that exceeds that originally predicted for the GRZ

then rocket science is not required to foresee the future of the many NRZ lots that exceed 700 sqm (or the 650 sqm as per VC110’s schedule for determining garden space requirements).   Adverse impacts expected will be reduced amenity, livability and sustainability in the zone previously identified as the “more sensitive residential areas”.

To support this we refer to an  article commenting on Amendment VC110 impacts (published by Maddocks  – legal planning law specialists,  frequently consulted by GE Council).

 “The change creates the potential for greater densities in the NRZ, while noting that development will be subject to the minimum garden area requirements in conjunction with maximum building heights and existing local controls.  Presumably, if the aim is to increase the number of new dwellings within the NRZ areas, those developers who have pleaded for greater intensity of development in the other residential zones and in activity centres to ‘compensate’ for the constraints of the NRZ, will now temper those pleas.”

GERA has is unable to predict how quickly development will occur in NRZ.  We do, however, note that

  • the “compensation” has started
  • Glen Elira’s current rate of building approvals is 2,000 pa. and
  • Glen Eira’s 2016/17 Annual Report now expects a 50:50 split between development in Activity Centres (high density areas) and the NRZ (formerly minimal change areas).

With regards the above article’s reference to “existing local controls”,  GERA has a major concern re Neighbourhood Character.  While it has huge significance in the assessing of, and the objecting to, planning permits, unlike Heritage it’s planning provisions are not well known to residents.

Briefly, the GE Planning Scheme Neighbourhood Character Provisions are

  • Overlays – widely accepted as being the most effective planning tool for defining and preserving neighbourhood character for specific areas. Relevant overlays are
    • Clause 43.5 Neighbourhood Character Overlays (NCO) – Glen Eira has 6 overlays .
    • Clause 43.02 Design and Development Overlays (DDO ) – Although, other Council often use DDO’s in conjunction with NCO’s, Glen Eira rarely does.
  • Policies – widely accepted as carrying less weight than Overlays. These policies include character statements for areas not covered by an NCOs.
    • Clause 22.7 Housing Diversity Policy
    • Clause 22.8 Minimal Change Area Policy

GERA strongly encourages readers to research and assess the character statement applicable for their location.  VC110 also removes the purpose of “To implement neighbourhood character policy and adopted neighbourhood character guidelines” presumably because they are now to be included in the zone schedule.  Contact Council with any proposed changes and request they be included/excluded.   Applications for a Planning Permit are assessed against the Planning Scheme that exists at the time permit was lodged – subsequent changes to the scheme receive little consideration.

 Following the release of the Officers Report, residents objecting to these development applications have forwarded a response to all Councillors.   This response challenges many matters raised in the Officer’s Report.  Again, the objectors intention in publishing the report is to assist residents objecting to similar inappropriate developments in the Neighbourhood Residential Zone – Residents Response to Officers Report

DEVELOPMENT INROADS IN THE NEIGHBOURHOOD RESIDENTIAL ZONE (NRZ1) – former Minimal Change Areas

At next Tuesday’s (19/12) Ordinary Council Meeting, two unrelated planning permit applications are scheduled to be presented to Council.  These applications relate to properties in the Carnegie Neighbourhood Residential Zone (NRZ1)  which feature maximized townhouse dwelling yield (density)  via the combination of basement car parking (vehicle access and garaging below ground increases ground level development space) and the Ministerial removal of the 2 lot subdivision limit (Amendment VC110).  Given that the NRZ1 ( a.k.a. “the most protected residential zone”) covers a reported 70-80%  Glen Eira, approval of these applications sets a precedent for future “more intensive development” that is incompatible with the intent of the NRZ  and is more compatible with the activity centre growth zones (without providing proximity to services and transport).

The zones intent being

  • Neighbourhood Residential Zone – maintenance of the existing character of predominantly single and double storey residential in  garden settings on tree lined streets. A GERA comment – Garden settings includes mature vegetation.  Mature trees and basement car parking are not a good mix.
  • Growth Zones (Residential Growth Zone – RGZ, 4 stories and General Residential Zone – GRZ, 3 stories) – moderate to medium density developments offering good access to services and transport and diversity of housing types.

GERA believes these developments are the “thin edge of the wedge” for future development of Glen Eira’s Neighbourhood Residential Zone.  We note in that, in the Planning Section of Glen Eira’s Annual Report 2016-2017 Council’s performance measure for evaluating the success of the strategy for providing diverse housing types has become 50% of new dwellings in the activity centres (and ipso facto 50% NRZ).  This contrasts with previous years when the split was 70:30.  Given the proposed expansion of activity centres and proposed housing mix within the centres, we call upon Council to  provide the justification for this change.

Planning Scheme Amendment VC110 – March, 2017

For the Neighbourhood Residential Zone 1 (prior to the 2013 Zone Implementation, known as the Minimal Change Area) Amendment VC110 makes the following significant changes

  • Maximum building height increase from 8 to 9 metres with a new 2 storey height limit. Provisions allowing for slight height increases due to land slope or flooding remain.
  • Removal of the maximum 2 dwellings per lot subdivision rule
  • Implementation of a mandatory “garden” area requirement that varies according size of the lot to be subdivided. In terms of the above Carnegie applications (with lot sizes of  1103 and 973.6 sqm.), the “garden” requirement is 35%  and is being met by the strip of land between the lot boundary and the underground basement car park.  The northern side, front and rear “strips” will be divided up as private open space for the town houses while the southern side strip will be common ground providing garden areas and pedestrian access to townhouses.

Example – Rigby Avenue Basement and Garden Space (click to enlarge)

 Carnegie Planning Permit Applications

 Details and Plans available ex Councils Website – Advertised Planning Permits

 Location 

The sites proximity to amenities are typical of most of the NRZ

  • Bus – 150 m
  • Carnegie Activity Centre and Train – 1.6km
  • Ormond Activity Centre and Train – 1.6km
  • McKinnon Primary School – 1.6 km

Both Rigby and Newman Avenue are narrow congested streets and already experience high on street parking demand (due to older townhouse  developments and waiving of parking requirements (14) within the Koornang/Leila Roads convenience store area.)

Specific Issues

GERA agrees with, and supports, the residents objecting to these developments.  Not only do the developments substantially adversely impact their amenity (traffic, parking, overshadowing and, overlooking – internal living areas and private open space), they are also at odds with Council’s Planning Scheme and Policies, Quality Design Guidelines and the intention of the NRZ.

A comprehensive summary of the grounds for the objection, tailored to the 3 Rigby Avenue application and pertinent to the Newman Avenue application, has been prepared and provided by the objectors.  Their intention is to assist residents objecting to similar inappropriate developments in the Neighbourhood Residential Zone.

As previously mentioned, these 2 permit applications will be discussed at next Tuesday’s Council Meeting (19/12).  This Meeting’s Agenda, which will include the Officer’s Recommendation on these applications, will be published late tomorrow (Friday, 15/12).    Although what the recommendation will be is not currently known (hopefully, it will be in line with residents objections and the intent of  the NRZ), the Council discussion on these 2 application will be interesting and provide insight into Council’s intentions for the future development of the NRZ.   NRZ resident attendance at the meeting should be worthwhile.

BTW – For those unable to attend, this meeting is currently scheduled to be the first Council Meeting to be live streamed. Look for a Council announcement providing the necessary details to access the live streaming.

As usual, please feel free to add your comments on the Glen Eira Residents Association Facebook page.