Altona North Strategic Site

Amendment C88 to the Hobsons Bay Planning Scheme

The VPA has worked closely with Hobsons Bay City Council and landowners to develop a Comprehensive Development Plan, Development Contributions Plan and planning scheme amendment that will facilitate the redevelopment of the Altona North precinct (formerly known as Precinct 15) from its industrial use to a residential and mixed-use neighbourhood.

The site is 67 hectares in size and is generally bounded by Blackshaws Road, Kyle Road, New Street and the West Gate Freeway in Altona North and South Kingsville.

The Comprehensive Development Plan (CDP) has been developed with input from the Western Distributor Authority and other state agencies, with the design of the precinct referencing the preferred design for the West Gate Tunnel Project. Ultimately, the precinct is anticipated to include:

  • 3,000 homes (townhouses and apartments), with a commitment to 5% affordable housing.
  • A network of tree-lined streets and laneways
  • A new town centre on Blackshaws Road shops, a supermarket and civic space
  • Commercial office space providing local employment opportunities
  • A large central park and four local parks
  • Extensive cycle paths, including a connection to Federation trail
  • Bus route to Newport and Spotswood train stations

A full set of amendment documentation is available here:

Amendment C088 to the Hobsons Bay Planning Scheme

Any document presented at Planning Panels Victoria, including expert evidence statements, can also be viewed here.

Image result for document graphic

Hobsons Bay City Council accepted submissions to Amendment C88 until Friday 1 September 2017.

For information, please follow the link below to council’s website:
participate.hobsonsbay.vic.gov.au

Background Information

The Victorian Planning Authority (VPA) is an independent statutory authority that reports to the Victorian Minister for Planning and acts as the state’s strategic planner.

The VPA’s main task is to make sure Melbourne and Victoria’s regions remain great places to live. This requires vision and long-term planning, to ensure Victorians have equitable access to employment, public transport, attractive public space and affordable housing for our growing population.

Council has identified this land for future development since 2008, when the Hobsons Bay Industrial Land Management Strategy stated that the precinct was suitable to convert into a residential development.

After years of negotiation between landowners and Hobsons Bay City Council, the Victorian Minister for Planning directed the VPA to assist in the preparation of amendment documentation for the site.

Throughout the preparation process the VPA met regularly with Hobsons Bay City Council to ensure any decisions made were in the best interest of the future community.

The VPA has created a comprehensive development plan for 67 hectares of land in Altona North because this precinct is currently under-utilised. Once a hub of manufacturing, this site is no longer suitable for industry, and without a plan in place it risks becoming an unattractive expanse that is out of character with the rest of the neighbourhood.

By developing this land, the area will better serve the community’s needs, providing housing, jobs and attractive parklands for new and existing residents.

The Comprehensive Development Plan is a long-term plan for urban development. It describes how land is expected to be developed and how land uses may change over time to create a residential and employment hub. It also includes where and how additional services, utilities and transport infrastructure are planned to support future development.

The development contributions plan outlines the levies landowners and developers must pay to the State Government and council to fund infrastructure and facilities for the new community.

The comprehensive development zone is a planning tool that formalises the allowable uses within the precinct to ensure any development of land is in accordance with the CDP.

A ‘mixed-use’ precinct is an area that has a variety of uses. In the case of this precinct, it will have housing, a commercial area, a town centre and community facilities.

Project Information

A number of height limits are proposed, with heights at the interface of the precinct being two storeys on existing residential areas of Kyle Road and New Street and scaling upwards to six storeys in the centre of the precinct.

The plan states that buildings greater than three storeys in height should be highly articulated in design, including the use of podiums, verandahs and active frontages.

The proposed development site is located between Kyle Road, New Street, Blackshaws Road and the West Gate Freeway.

The main elements of the plan include:

  • a new town centre on Blackshaws Road incorporating shops, a supermarket and civic space
  • 3000 homes (townhouses and apartments)
  • commercial office space, providing over 1000 jobs
  • a network of tree-lined streets and laneways
  • a large central park and four other local parks
  • extensive cycle paths, including a connection to Federation Trail
  • buses to Newport and Spotswood train stations
  • 5% affordable housing.

Extensive traffic modelling has been prepared to ensure this precinct is able to cope with the additional road demand.

This master plan stipulates that developers must build two new signalised intersections on Blackshaws Road, directing traffic from the precinct onto that road.

Wider traffic impacts associated with the new development will be mitigated by funding improvements to the intersection of Millers Road and Blackshaws Road to improve its capacity.

Furthermore, there will be several new cycle paths in the precinct and bus services to nearby train stations.

Additionally, the plan for the precinct includes the following outcomes to assist in mitigating any additional traffic:

  • Development levies will include contribute to the new infrastructure (connector roads and new intersections) and to external works in the wider area.
  • The comprehensive development plan addresses the potential for ‘rat running’ within the precinct by showing only one east-west connection through the precinct and by offsetting intersections from the existing road network.

Public transport is a significant feature of this plan. Every dwelling will be within 400 metres of a bus stop, and buses will travel to travel between Spotswood and Newport train stations and Altona Gate Shopping Centre. The precinct will also have many off-road cycle paths, including a connection to Federation Trail.

Developers will be charged a $53 million levy to develop the precinct, which will be used to pay for vital community infrastructure, including the $6.5 million community centre.

The comprehensive development plan has been developed with input from the Western Distributor Authority and accounts for the preferred design for the West Gate Tunnel Project.

A new, three-hectare park with native landscaping and recreation area will transform land in the north of the precinct into new open space for locals. A new cycling and walking connection under the West Gate Freeway to the completed Federation Trail will help more people reach and enjoy this park.

Developers will be required to submit a Construction Environmental Management Plan before they build to ensure they remove any contaminated material (where necessary) in areas proposed for accessible soils.

Development will result in progressive remediation of potentially contaminated land (subject to the Environmental Audit Overlay process) with consequent benefits for soil quality, stormwater runoff and groundwater; and remediation and re-use of former quarries within the precinct for residential and recreation purposes.

Future Changes

The new Altona North precinct will blend in with the existing residential landscapes of Altona North and South Kingsville. Tree-lined streets, front gardens and local parks are essential elements of any neighbourhood and this precinct aims to reflect those suburban characteristics.

Existing business owners who own their premises can choose to remain in the precinct or vacate. When this plan is approved land values will significantly rise, so landowners can choose to sell their land at a profit if they choose, or remain on their site.

For businesses that are renting their premises, they can negotiate an arrangement with their landlord, as per standard tenancy agreements.

Next Steps

Hobsons Bay City Council are the planning authority for this project and will work with the VPA to finalise the CDP for Altona North. Recommendations from Planning Panel Victoria’s panel report will be incorporated into the plan and reported to Council for approval. If Council approve the plan, it will then be submitted for approval by the Minister for Planning and gazetted.

Supporting Documentation

Altona North Background Report (June 2017)
PDF  Version
Altona North Development Contributions Plan (June 2017)
PDF  Version
Altona North Comprehensive Development Plan (June 2017)
PDF  Version
Hobsons Bay C88 - Panel Report - March 2018
PDF  Version
Affordable Housing Policy Statement - Hobsons Bay (April 2016)
PDF  Version
Economic Impact Assessment - Deep End (March 2015)
PDF  Version
Hobsons Bay Industrial Land Management Strategy (June 2008)
PDF  Version
Neighbourhood Profile Altona North - Brooklyn - Hobsons Bay Council (2008)
PDF  Version
Economic Impacts Independent Peer Review - SGS (September 2015)
PDF  Version
Preparing Social Impact Assessment - Hobsons Bay (22 March 2011)
PDF  Version
Precinct Active Open Space and Community Facilities Assessment - ASR (29 November 2016) Copy
PDF  Version
Review of Public Place SIA - CChange (October 2015)
PDF  Version
Social Impact Assessment - Public Place (March 2015)
PDF  Version
Altona North Commercial Analysis Final Report (Essential Economics) - September 2017
PDF  Version
P15 Factsheet one - HBCC (March 2012)
PDF  Version
P15 Factsheet two - HBCC (March 2012)
PDF  Version
Request for Further Information - Cover letter - Hobsons Bay Council (6 October 2015)
PDF  Version
Request for Further Information (RFI) - Hobsons Bay Council (6 October 2015)
PDF  Version