KNOX HOUSING POLICY MONITORING AND REVIEW PROGRAM · 2012. 5. 1. · March 2012 . 5. While many...

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APPENDIX A

KNOX HOUSING POLICY MONITORING AND REVIEW PROGRAM

ANNUAL REPORT

January-December 2011

MARCH 2012

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Contents 1. THE HOUSING POLICY MONITORING AND REVIEW PROGRAM .................................... 1

2. THE KNOX HOUSING STATEMENT ............................................................................... 2

3. THE KNOX PLANNING SCHEME AND THE HOUSING POLICY ......................................... 2

4. INDICATORS ............................................................................................................... 3

4.1 Total planning approvals for new dwellings .......................................................... 3

4.2 Distribution ............................................................................................................ 4

4.3 Diversity ................................................................................................................. 4

4.4 Social and affordable housing ............................................................................... 4

4.5 Delivery of public transport infrastructure service improvement ........................ 6

4.6 Neighbourhood Character, Dandenong Foothills policies and overlays ............... 6

5. FINDINGS .................................................................................................................... 6

5.1 Total planning approvals for new dwellings .......................................................... 6

5.2 Distribution ............................................................................................................ 7

5.3 Diversity ............................................................................................................... 12

5.4 Social housing ...................................................................................................... 14

5.5 Delivery of public transport infrastructure and service improvement ............... 14

6. RESIDENT HOUSING SURVEY ..................................................................................... 15

7. COMMENTARY ......................................................................................................... 18

7.1 Does the Housing policy assist in realising the Knox Housing Statement? ......... 18

7.2 Review of the Knox Housing Statement .............................................................. 21

8. REFERENCES AND FURTHER INFORMATION .............................................................. 22

Report of the Housing Policy Monitoring and Review Program March 2012

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REPORT OF THE HOUSING POLICY MONITORING AND REVIEW PROGRAM

1. THE HOUSING POLICY MONITORING AND REVIEW PROGRAM

This report provides information from the fourth annual Housing Policy Monitoring and Review Program. The Housing Policy Monitoring and Review Program has been developed to measure the effectiveness of the Housing policy in assisting in the delivery of the Knox Housing Statement. The Housing policy is part of the Knox Planning Scheme, and is one of several ways the Housing Statement is being implemented. The Knox Housing Statement Vision statement sets out the principles for residential development and housing based on:

Enhancing the liveability and amenity attributes of the city of Knox by managing housing growth in a sustainable way, fostering social cohesion by ensuring the community’s housing needs can be met by providing a range of housing choices that are well located to public transport, shopping and community facilities while protecting the environmental and landscape qualities of the regionally significant foothills and the character of residential suburbs from the impacts of urban development.

This vision is implemented through the following initiatives:*

• The Knox Planning Scheme (includes the Housing policy);

• The Knox Affordable Housing Plan;

• structure planning for activity centres;

• advocacy to State and Commonwealth Governments;

• monitoring and research;

• training;

• urban design awards;

• education and promotion;

• building and development industry forums.

*Note: these are not all currently funded.


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2. THE KNOX HOUSING STATEMENT

Knox City Council prepared the Knox Housing Statement in 2005, (updated in 2007) to respond to the changing demographics and housing trends forecast for the Knox community over the next 25 years, and to the initiatives of Melbourne 2030 (the State Government’s metropolitan strategy), and the Knox Council Plan.

The Housing Statement sets out five principles for residential development and housing, these are:

1. Meet the social needs of the community by encouraging the provision of affordable and diverse housing types to cater for a changing demographic profile that includes single person, couple and family households, and households with particular needs.

2. Ensure the planning for housing development contributes to sustainable urban growth and change, and the design of new dwellings incorporates best practice sustainable building performance measures.

3. Manage the conflict between the need for more housing and maintaining the valued qualities of identified areas of environmental and character significance by allowing residential suburbs to continue to evolve and change but in a way that strengthens the distinctive characteristics of each neighbourhood.

4. Ensure that residents have improved access to services, facilities and public transport by encouraging more housing within activity centres and in appropriate strategic locations.

5. Provide effective leadership and direction for the proper management of urban growth within the City of Knox to ensure that there is a sound foundation for decision making for future housing provision.

Council has different roles to play in the delivery of each of these principles, and has varying degrees of control and influence. Council’s role as Responsible Authority and Planning Authority under the Planning and Environment Act 1987, provides an opportunity for direct influence via the Knox Planning Scheme, both in establishing the local planning policy direction and in assessing planning applications against the scheme.

3. THE KNOX PLANNING SCHEME AND THE HOUSING POLICY

The Housing policy is part of the Knox Planning Scheme. It is applied to all planning applications for residential development within the urban growth boundary of Knox. It provides policy relating to distribution, type, and form of residential development and social housing.


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The Housing policy does not operate in isolation. Some of the objectives of the Housing policy are assisted and achieved through the application of other policies, overlays, and the general provisions of the residential zones.

The objectives of the housing policy are:

• To encourage sustainable urban growth by directing housing to preferred locations;

• To encourage a range of housing types and forms to meet the needs of the existing and future community;

• To ensure that the community has access to social housing owned and managed by public authorities and/or non-profit registered housing associations of different forms and tenures;

• To ensure that new housing is located where there is access to frequent and reliable public transport services, shopping and community facilities;

• To ensure that new housing responds to the desired future neighbourhood character for the relevant precinct, approved structure plan or urban design framework;

• To ensure that new development in dispersed residential areas complements and respects the desired future character of the particular area;

• To recognise that the environment and landscape significance of the Dandenong Foothills outweighs the need for urban consolidation in the Foothills;

• To ensure that lot sizes and built form of housing in the Dandenong Foothills respects the environmental and regional landscape significance of the area.

4. INDICATORS

A set of indicators has been established to monitor the performance of the Housing policy. There are still gaps in data collection which will continue to be addressed as part of the ongoing refinement of the program. The indicators, how data is collected, and what it means, are discussed below.

4.1 Total planning approvals for new dwellings

In previous reports, figures have included the total number of planning permit approvals (for new dwellings and residential subdivision) and building permit approvals. Building permit approvals have been included in past reports to show the number of planning permit approvals that are progressed through to construction. Due to a number of issues (including the consistency of data and delays in capturing information from private building surveyors) this report does not include building permit figures. In addition Council records do not currently distinguish between a building permit approval for a replacement dwelling or a dwelling on a new subdivision.


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Many factors influence if or when, a planning permit is enacted, including but not limited to, market forces, economics, and individual landowner’s choices. Planning permits can remain ‘live’ for four years or more, so it is important to be aware that there is usually a time-lag between the issue of a planning permit and eventual construction. In addition, not all planning permits result in building permits. This occurs for a range of reasons, such as changes to design and requirements between the planning and building permit phase of development, and may also be attributed to the speculative use of planning permits for the purpose of increasing land values for property sale.

4.2 Distribution

The locations of sites for which planning permits have been issued are mapped by location, according to whether they are within activity centres, strategic redevelopment sites or exist as dispersed development (see Figure 1 in section 5).

4.3 Diversity

This measures diversity of dwelling sizes (using bedroom numbers), and types, e.g. apartment, villa unit, detached house etc. Planning permit approvals were analysed to measure the diversity of dwellings for which planning permits have been issued.

4.4 Social and affordable housing

In the Knox Housing Statement, social housing is defined as:

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 the community.

And affordable housing is defined as:

Well-located housing, appropriate to the needs of a given household, where the cost (whether mortgage repayment or rent) is no more than 30% of that household’s income. Exceeding the mark places one under ‘housing stress’, particularly in the lower 40% of the income distribution scale.

Planning permits relating to social housing are recorded manually, as the databases currently do not distinguish between applications from social housing providers and others.

It is not possible to measure applications for affordable housing quantitatively, as the level of affordability depends on the occupant’s circumstances (which can change), rather than the product. However, increasing the choice of type and size of dwelling, and locating housing within close proximity to services, is a way of providing some affordable housing options.


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While many factors that influence housing affordability are beyond the control of local government, there are actions that can be taken by Councils. These are articulated in the Knox Affordable Housing Action Plan 2007-2012.

The Planning Scheme can only encourage the provision of social housing – there is currently no means of specifying the provision of social housing within the Planning Scheme. However, it can be negotiated during the process of amending the Knox Planning Scheme to rezone land for residential use, as happened with the former Austral Bricks site in Wantirna South. Negotiations such as this also need a willing social housing provider – either the Office of Housing or a Registered Housing Association.

There was only one social housing development approved during this monitoring period, which will result in five new dwellings. This is a substantial reduction from last year’s 38 new dwellings, but may reflect the impact of the completion of the State Government’s National Building program in 2010.

In 2011 Council officers prepared a research Paper, ‘Defining affordable housing a minimum supply of social housing in Knox’. The Paper defines key affordable housing terms and proposes a method and justification for calculating a minimum supply of social housing required to accommodate people in Knox in significant need. The Paper does not commit Council to providing additional social housing; rather it strengthens its knowledge base, policy and therefore advocacy and negotiation position with developers and social housing providers.

In January 2012 Council considered this research paper and resolved to: note the report; consider a business case for an Affordable Housing Project Officer; and adopt the five recommendations of the Paper, being:

1. Clear and specific definitions of ‘affordable’, ‘social’ and ‘public’ housing be consistently used by Council.

2. A focus on social housing be adopted for the purposes of defining a minimum supply of affordable housing.

3. A minimum supply of social housing be calculated using the following method: ‘Minimum supply benchmarked to the ‘need’ of low-income, non-home-owning households and acknowledging the availability of affordable private lettings’. This approach will accurately respond to the needs of the most vulnerable and disadvantaged households in Knox. This equates to needing an additional 700 social housing dwellings in Knox to 2030.

4. A five-year timeframe be used to calculate an annual minimum supply of social housing for Knox to help ensure that the critical housing needs of the most disadvantaged residents are addressed by 2015. This equates to 95 dwellings per year from 2010 to 2015 to reach a point where supply matches need, then 15 dwellings per year thereafter to 2030 to maintain parity.


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5. The definitions of affordable housing and minimum supply of social housing for Knox be acknowledged in a range of Council policies and documents (as they are updated), including:

- the Knox Affordable Housing Action Plan 2007-2012;

- the Knox Housing Statement 2005 (updated 2007);

- the Municipal Strategic Statement in the Knox Planning Scheme; and

- the Sale of Council Land and Buildings policy.

4.5 Delivery of public transport infrastructure service improvement

This information is obtained from Council’s Traffic and Transport Department. One of the future refinement of the Housing Policy Monitoring and Review Program will be to map any improvements to the public transport network and infrastructure, to show correlation (or otherwise) with the location of new residential development.

4.6 Neighbourhood Character, Dandenong Foothills policies and overlays

Four of the objectives of the Housing policy rely on the application of the Neighbourhood Character policy, the Dandenong Foothills policy and overlays, or a Structure Plan.

5. FINDINGS

This monitoring report captures the period from 1 January 2011 to 31 December 2011.

5.1 Total planning approvals for new dwellings

During the monitoring period, there were 192 planning applications for dwellings approved, resulting in 497 new dwellings if every permit is enacted (i.e. constructed).

Of applications received for residential subdivision, 15 applications were approved, resulting in 93 new lots for residential development. This figure includes 60 lots in the former Austral Bricks site in Wantirna South. Therefore, the total number of new dwellings that could be provided under all these permits is 590. The Knox Housing Statement provides housing targets divided into five year periods. Table 1 shows the housing target for Knox over the 2011-2015 period is 1,866 new dwellings. Five hundred and ninety planning permits represents approximately one third of the five year target, indicating higher than expected approvals for the first year of this five year monitoring period. Therefore the number of dwellings is on track in terms of overall numbers - however not in terms of distribution (as discussed below in section 5.2)


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5.2 Distribution

The following areas are identified in the Housing Statement and Housing policy as areas to which policy applies. These are:

• The five principal and major activity centres (Knox Central, Boronia, Bayswater, Mountain Gate and Stud Park);

• Neighbourhood activity centres (Wantirna Mall, Wellington Village, Studfield, Scoresby Village, Rowville Lakes, Knox Gardens, Knoxfield, Alchester Village, The Basin, Ferntree Gully and Upper Ferntree Gully);

• Strategic redevelopment sites and land abutting the Principal Public Transport Network;

• Dandenong Foothills Policy area;

• Balance of residential areas (known as ‘dispersed residential areas’).

Figure 1 plots the location of sites where planning permits have been issued for dwellings and subdivision, and the number of dwellings at each site.


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Figure 1: Mapped Distribution of Planning Permits Issued For Residential Development (including new Subdivision) in 2011.

Note: Each dot relates to one site, and the number of dwellings on each site appears on each dot.


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The map above shows a clustering of planning approvals within the four Major Activity centres, with a total of 183 dwellings approved. In addition, 34 new dwellings were approved across six of the Neighbourhood centres. Permits in the Bayswater and Boronia activity centres tended toward medium and higher density, whereas the Stud Park and Mountain Gate activity centres had lower density development. No planning permits were issued in 2011 for the Knox Central Principal Activity Centre, as was the case in the 2010 monitoring year.

The activity centre boundaries shown in the map above are based on the current approved boundaries for Knox Central, Bayswater, Boronia, Stud Park and a boundary of 400 metres from the edge of the business zones for Mountain Gate (in the absence of an interim boundary or adopted Structure Plan). For Activity Centres without a defined boundary (such as Mountain Gate) the housing policy within the Knox Planning Scheme continues to apply.

There were 134 planning permits approved in dispersed residential areas, resulting in a potential 225 new dwellings. Dispersed development was most prevalent around (but outside of) the major activity and neighbourhood centres in Bayswater, Boronia and Rowville. The bulk of dwellings approved in dispersed areas were for dual occupancies and villa units that would result in one or two new dwellings. As expected, given the age of housing stock, few permits were issued in the suburbs of Wantirna and Lysterfield.

There were 18 planning permits issued for a total of 24 dwellings in the Dandenong Foothills policy area during the 2011 monitoring period. Almost all permits were for dual occupancy development. There were also six planning permits approved within Strategic redevelopment sites, resulting in a potential 124 new dwellings. Of these, 60 were in the Mirvac site on Stud Road, Rowville.

As noted in last year’s report, since the adoption of the Stud Park Stage 2 Structure Plan by Council in June 2010 there has been an increase in interest and attention in the Stud Park Major Activity Centre from several developers. There were several planning applications received within the Stud Park Major Activity Centre. Six planning permits were approved, resulting in a potential 10 new dwellings. Given that this plan is now under review, it is anticipated that this may slow due to uncertainty in planning controls.

There was a notable increase in planning applications, particularly higher density development, within the Bayswater Activity Centre.

Overall, the map showed a similar pattern of development to last year’s report, with the exception of a notable inclusion of several permits approved within the Stud Park activity centre and a general increase in residential development in dispersed areas.

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Table 1 below shows the distribution of new dwellings within the current monitoring year (2011), and compares it with the figures for the last monitoring year (2010), and the aspirational targets for the current monitoring period (2011-2015) as set out in the Knox Housing Statement.

Table 1: Knox Housing Statement aspiration targets and Housing Policy Monitoring and Review Program data for Planning Permit Approvals

Note: The activity centres referenced in this table are based on the current approved boundaries for Knox Central, Bayswater, Boronia, Stud Park and a boundary of 400 metres from the edge of the business zones for Mountain Gate.

First Monitoring Period Current Monitoring Period 2011-2015

Last monitoring year 2010

Current monitoring year 2011

Housing Target 2011-2015

Location Number of new

dwellings in planning permit approvals

Percentage (%) of total

Number of new

dwellings in planning permit approvals


Number of new dwellings in planning

permit approvals


Activity Centres and within 400 metres of Neighbourhood Activity Centres

213 36%

217 37% 910 49%

Strategic Redevelopment Sites and along the PPTN

235 39%

124 21% 500 27%

Dispersed Development

152 25%

249 42% 456 24%

TOTAL 600 100% 590 100% 1866 100%

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Table 1 (above) shows a total of 217 dwellings approved in Activity Centres and Neighbourhood Activity Centres, representing approximately 24 per cent of the total expected across the five year monitoring period. This figure is also consistent with last year’s total of 213 dwelling approvals. Similarly, there were a total of 124 dwellings approved in 2011, representing 25 per cent of the proposed target of 500 dwellings over the next five year period. The 249 dwellings approved in dispersed residential areas was significantly higher than last year’s figure of 152 and represented a substantial increase in dispersed development planning permit approvals.

Although the number of planning permits appear relatively consistent with the five year plan, the distribution of dwellings across locations (as shown in the percentages of total) indicate a change in distribution away from proposed targets and represent a deviation from last year’s figures.

Table 1 (above) shows that the 37 percent of all planning permits approved in 2011 were within Activity Centres or within 400 metres of Neighbourhood Activity Centres. Compared to the aspirational target of 49 per cent of all applications across the next five year period, results indicate that planning permits issued for activity centres are tracking below target and would need to start to increase if targets are to be achieved.

In strategic redevelopment sites planning permit approvals were below expectation at 21 per cent (of a predicted 27 per cent) of the total number of planning permits approved.

The balance of figures was higher for dispersed development, with 42 per cent of all planning approvals classified as dispersed. This is significantly higher than the aspirational 24 per cent expected across the 2011-2015 period, and the 25 per cent achieved in the previous 2010 monitoring year.


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5.3 Diversity

Dwelling Size

Table 2 below shows the diversity in dwelling sizes that could be provided if the planning approvals issued are enacted (constructed).

Table 2. Numbers of dwellings in planning approvals analysed by size (bedroom numbers) for all monitoring periods.

First Monitoring Period (2006-2010)

Current Monitoring Period (2011-2015)

5yr monitoring period ( 2006-2010)

Previous monitoring year 2010

First monitoring year

2011

Bedroom (Size)

Total Number of Dwellings

Percentage (%)


Percentage (%)


Percentage (%)

1 bed 103 6% 53 9% 34 6%

2 bed 595 30% 190 32% 248 45%

3 bed 596 30% 150 25% 229 41%

4+bed 672 34% 207 34% 47 8%

TOTAL 1966 100% 600 100% 558 100%

Note: Bedroom figures do not take into account the loss of bedrooms for properties where demolition of a dwelling occurred prior to the new development (approx 31% of properties) in 2011 data. Table 2 shows that the predominant dwelling size for planning permits in 2011 is two bedrooms. This is a change from the previous monitoring period where the most prevalent dwelling size was four plus bedrooms. However, it should be noted that in the previous 2010 monitoring year the predominance of four bedroom dwellings was attributed to the large number of subdivisions within the former Austral Bricks site in Wantirna South. With fewer subdivisions within the former Austral Bricks site during the 2011 monitoring period, there has been a return to the predominance of two bedroom dwellings in Knox. There has also been a rise in the number of three bedroom dwellings, increasing from 150 during the previous monitoring period to 229 in the current monitoring period. The percentage of one bedroom dwellings has remained relatively stable across the last monitoring period. Dwelling Type

Table 3 shows the diversity in dwelling types that could be provided if the planning approvals issued are enacted (constructed). The classification of dwelling types is illustrated below in Figure 2.


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Figure 2 : Definition of Housing Types

Detached (single) dwelling One dwelling on a lot.

Dual occupancy Two separate dwellings on a lot.

Villa unit Three or more single units arranged down the length or along the width of the block with no shared walls.

Townhouse Three or more dwellings on a lot sharing a wall or roof.

Apartment Development of three or more stories in a single mass or multi unit dwelling.

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Table 3. Numbers of new dwellings in planning approvals analysed by type for both monitoring periods.

First 5 yr Monitoring Period 2006 – 2010*

Previous Monitoring Year 2010

Current Monitoring Year 2011

Type of Dwelling

Total Number

Dwellings

Percentage (%)

Total Number

Dwellings

Percentage (%)

Total Number

Dwellings

Percentage (%)

New subdivision – likely to be detached house

596 30% 196 33% 93 16%

Dual Occupancies 781 40%

93 15% 119 20%

Villa Units 105 18% 177 30% Townhouse 236 12% 86 14% 60 10% Apartment / Residential Building

353 18% 120 20% 141 24%

TOTAL 1966 100% 600 100% 590 100%

* Note: Previous monitoring periods captured dual occupancies and villa units together. To provide a better indication of the type of development occurring in Knox, this and future monitoring periods will separate the two typologies. Table 3 shows that the predominant dwelling type for planning permits in 2011 was villa units. This was also highlighted by a significant increase in the number of villa units approved compared to the previous monitoring year. When combined with dual occupancy figures, the potential 296 dual occupancy/villa units was also higher than the average for the first five year monitoring period. Similarly, the numbers of apartment /residential buildings have also increased from the previous monitoring period, showing a steady pattern of increase over time. The number of new subdivisions was significantly lower than for the last monitoring period, however, this is most likely a reflection of the reduced number of subdivisions at the former Austral Bricks site during 2011. It is interesting to note, that detached style dwellings (subdivisions, dual occupancies and villa units) still remain the predominant style of development, accounting for 67 per cent of all potential new dwellings.

5.4 Social housing

There was only one planning application approved for social housing in Knox in 2011. The five villa unit development was approved in Wantirna.

5.5 Delivery of public transport infrastructure and service improvement

There were no significant improvements to public transport infrastructure services during 2011. There were minor improvements to timetables for four bus route services during December 2011.


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In March 2012 the first stage of the Rowville Rail Study was released. The study has investigated the feasibility of a suburban rail line from Huntingdale to Rowville in the Wellington Road corridor. Key findings of the stage 1 study include:

• Community consultation confirms that support for a rail line is very strong • Running Rowville train services direct to the City would require

improvements on the Dandenong line from Huntingdale to Caulfield and adds to pressure for rail capacity improvements in central Melbourne as well.

• Based on the preliminary design concepts, construction of a Rowville rail line is possible but has significant complications due to the surrounding urban environment and the lack of historical protection of a route.

• The economic effects to the community as a result of constructing and using the Rowville Rail Link have not been quantified but could be substantial; the business impact study by the City of Knox should help in this regard.

• Given that the Rowville line may not be worth building until capacity improvements are available on the Dandenong line and into the city, more detailed consideration of interim measures would be desirable to ensure that recent progress made to improve public transport in the area does not stall whilst the rail improvements are implemented.

6. RESIDENT HOUSING SURVEY

In January 2012 a post-occupancy survey was conducted of approximately 500 Knox residents living in villa units, town houses and apartments. The purpose of the survey was to find out more about why residents chose this type of home. This information will be used to inform the imminent review of Council’s housing policy.

A total of 96 responses were received, representing a 19 per cent response rate, across a wide range of dwelling types and suburbs. Table 4 shows a summary of demographic profile for the sample, where the majority of respondents lived in townhouses and villa units, had lived in their property for one to five years, and represented a diverse mix of household types and age groups.


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Table 4: Demographic profile of survey sample

Demographic Responses Number of

respondents Percentage of total sample

Time at property Less than 1 year 11 11%

1-5 years 65 68%

5 plus years 20 21%

Household occupants

Live alone 28 29%

Couple 35 37%

Family 32 33%

Non-family 1 1%

Age of resident

(yrs)

18-24 2 2%

25-40 30 31%

41-55 18 19%

56-65 27 28%

65 + 19 20%

Several key themes emerged from the results of the survey, which showed residents choice of home was most influenced by proximity to local services, affordability and size of home. Table 5 shows the total number of responses obtained for factors influencing decision to live in current home. Results showed over 50 per cent of respondents noted size of home, proximity to shops and affordability.

Table 5: Factors influencing people’s decision to live in their current home

Factors influencing choice of home

Number of responses

Percentage of all respondents

Size of home 57 59%

Proximity to shops 55 57%

Affordability 54 56%

Neighbourhood character 39 41%

Sense of security 38 40%

Proximity to family 37 39%

Stay in local area 35 36%

Family changes 20 20%

Proximity to schools 14 15%

This pattern was also reflected when respondents were asked to rank the most important features they would consider when moving in future, with location to services, size of home and affordability being ranked most highly.


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Ninety-six percent of residents responded to the question ‘what do you like best about your current home?’ Of these residents 51 percent (47 residents) commented on the location. Some of the specific comments were:

“next to shopping centre, opposite park with playground, close to schools & buses”

“it is in a convenient area for me and my kids”

“close to public transport and shopping, great view of Dandenong Creek area and parklands”

Other popular responses to the question `what do you like best about your current home?’ were size (low maintenance); being safe and secure; privacy; newness of development and design.

“I like that it is new and modern. It feels very secure and safe”

“location and floor plan, small garden -no time for a large garden”

“compact - downsized from 4 bedroom on 1/2 acre property in Upwey to 2 bedroom unit in FTG - less maintenance, less heating - security advantages”

“backyard not too big, but still have a garden and easy to maintain”, “smaller garden, suits lifestyle” and “right size for my needs and low maintenance”

“I like my current home because of the modern interior and the space outside. Even though there is 13 other units we are not on top of each other. We have our own space”

“The property is more manageable and more contact with neighbours”

With regards to what residents would change about their current home, when asked to select from a range of options, the most noted features included, more outdoor space (33 responses), a larger home (19 responses) and more car parking (26 responses). Individual comments were mostly related to design and external influences such as noise and road traffic, responses included:

“More privacy (double storey townhouses can view other neighbours inner space!)”

“Larger block of land”

“Council garbage collection would mean lower body corporate and better value in our rates”

“To be able to erect a pergola…”

“Road noise – need sound barrier fencing on back fence”


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7. COMMENTARY

7.1 Does the Housing policy assist in realising the Knox Housing Statement?

This is best assessed by considering each of the five principles of the Housing Statement. Each one is discussed below.

1. Meet the social needs of the community by encouraging the provision of affordable and diverse housing types to cater for a changing demographic profile that includes single person, couple and family households, and households with particular needs.

This is interpreted as recognising the need to provide social and affordable housing, and also dwellings of different sizes and types to suit different needs.

In terms of dwelling size, the predominance of two bedroom dwellings and overall increase in two and three bedroom dwellings approved suggests improvement in the diversity of housing to compliment the established stock of four bedroom plus dwellings. This provides greater opportunity to cater to a changing demographic profile, in particular an increase in the number of smaller dwellings for single people and an ageing population.

The predominance of villa and dual occupancy dwellings in planning permit approvals also suggests a growth in more affordable housing options, based on smaller blocks and housing styles.

In line with Knox Planning Policy, there has also been an increase in planning applications for higher density developments in activity centres and along the Principal Public Transport Network. However, community concern over the effects of higher density development has resulted in many of these applications being referred to VCAT for approval. Therefore, these applications are more likely to appear in next year’s monitoring data.

In relation to social housing, the Planning Scheme can only encourage the provision of social housing – there is currently no means of specifying provision of social housing within the Planning Scheme. It can be negotiated during the process of amending the Planning Scheme to rezone land for residential use, as happened at the Austral Bricks site on Stud Road. Negotiations such as this also need a willing social housing provider – either the Office of Housing or a Registered Housing Association.

In 2011 Council officers prepared a research Paper, ‘Defining affordable housing a minimum supply of social housing in Knox’. The Paper defines key affordable housing terms and proposes a method and justification for calculating a minimum supply of social housing required to accommodate people in Knox in significant need. The Paper does not commit Council to providing additional social housing; rather it strengthens its knowledge base, policy and therefore advocacy and negotiation position with social housing providers.


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In January 2012 Council considered this research paper and resolved to: note the report; consider a business case for an Affordable Housing Project Officer; and adopt the five recommendations of the Paper, including adoption of clear and specific definitions of ‘affordable’, ‘social’ and ‘public’ housing be consistently used by Council.

In 2011, there was only one social housing project approved in Wantirna which will result in five new two bedroom dwellings. This is a lower figure than for last year’s monitoring period. With the State Government’s Nation Building program coming to an end, the number of social housing projects will return to a dependence on independent funding.

Accessible design features are encouraged in the Municipal Strategic Statement of the Knox Planning Scheme, but like social housing, they need to be negotiated rather than mandated. The provision of accessible design features, particularly the internal fittings of dwellings, is dealt with predominantly through the building system.

2. Ensure the planning for housing development contributes to sustainable urban growth and change, and the design of new dwellings incorporate best practice sustainable building performance measures.

The Housing policy applies this principle in its objective to direct development to preferred locations within activity centres, strategic redevelopment sites and along the Principal Public Transport Network. Ensuring that development occurs in these locations contributes to sustainable urban growth as car dependency is reduced by increasing access to services, facilities and public transport.

The 217 planning permits issued for dwellings within activity centres represents 24 per cent of the 910 dwellings projected across the total 2011-2015 monitoring period. However, a significant increase in the number of approvals in dispersed areas resulted in activity centre development representing a reduced proportion of total approvals (37%), well below the 49 per cent target for the 2011-2015 period. Similarly, the 21 per cent of approvals in strategic redevelopment sites fell below the targeted 27 per cent proportion of total dwellings approved. The considerable growth in approvals for dispersed development from 25 per cent in 2010 to 42 per cent in 2011, is a significant increase, and moves away from last year’s figures (25%) and the aspirational target of 24 per cent across the 2011-2015. This suggests that if the current pattern of permit approvals continues it is unlikely that the aspirational distribution of dwellings across activity centres, strategic redevelopment sites and dispersed areas for the 2011-2015 monitoring period will be achieved.

There has been increased community concern about the quantum of change envisaged and occurring in the activity centres, particularly Boronia, Stud Park (Rowville) and more recently, Mountain Gate. Given that the Stud Park (Rowville) Structure Plan is under review and the draft Mountain Gate Structure Plan was abandoned (in June 2011) it is anticipated that approvals within Activity Centres may decrease due to uncertainty in the planning process.


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It is also recognised that the current community concern about the rate of change is now focused around activity centres – as opposed to dispersed residential areas.

In relation to sustainable building practice, this is being addressed by the application of Sustainable Tools for Environmental Performance Strategy (STEPS). All planning applications for residential development over three units are subject to an assessment for which STEPS can be used as a tool.

3. Manage the conflict between the need for more housing and maintaining the valued qualities of identified areas of environmental and character significance by allowing residential suburbs to continue to evolve and change but in a way that strengthens the distinctive characteristics of each neighbourhood.

The Housing policy implements this principle in conjunction with the Neighbourhood Character policy and the Dandenong Foothills policy and overlays.

The findings in this report show that some planning permits have been issued for the Dandenong Foothills policy area, and for dispersed areas which is to be expected, as the Housing policy does not (and cannot) prohibit development in these areas. However, there has been a significant reduction in the number of planning permits issued for development in the Dandenong Foothills Policy area over the last two monitoring periods, with only 18 issued in 2011. This figure is still well below the 53 permits issued during the first monitoring period, prior to the introduction of the Dandenong Foothills Policy. Within the 18 permits, only 24 dwellings are proposed, compared to 29 dwellings approved in 2010.

There was, however, a significant increase in the amount of planning permits issued in the balance of dispersed areas during 2011. Similar to the previous monitoring period, the findings show that planning permits were issued for the dispersed areas of Bayswater, Boronia, Ferntree Gully, Knoxfield, Rowville, Scoresby and Wantirna South. The vast majority of permits issued were for dual occupancies and villa units that will result in just one or two new dwellings. These developments respond to the age of the building stock, the lot sizes and market demand, and are viewed by developers as small and discrete with low risks. As detached dwelling types, dual occupancy and villa units also help maintain the character of these established suburbs.

It is considered that the uncertainty around Activity Centre planning over the past 12 months in Boronia, Stud Park and Mountain Gate contributed to an increase in development in dispersed areas. There is a market for smaller dwellings in Knox, and these dwellings will continue to occur where there is certainty i.e. available land and clear planning controls.

The observations are that the Dandenong Foothills Policy and associated overlays are seen as being successful in achieving the principle of maintaining the valued qualities of identified area of environmental and character significance, but that the Neighbourhood Character Policy in the dispersed areas is less effective. Much of the


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`success’ of the Dandenong Foothills Policy is attributed to the prescriptive measures and the suite of controls in place – the Dandenong Foothills area is also covered by overlays such as the Design and Development Overlay and Significant Landscape Overlay, which regulate vegetation removal, subdivision size and height, etc.

4. Ensure that residents have improved access to services, facilities and public transport by encouraging more housing within activity centres and in appropriate strategic locations.

The Housing policy applies this principle in its objective to direct development to preferred locations within activity centres, strategic redevelopment sites and along the Principal Public Transport Network.

The response to this principle is the same as for principle 2.

5. Provide effective leadership and direction for the proper management of urban growth within the City of Knox to ensure that there is a sound foundation for decision making for future housing provision.

The Housing policy was created as a response to this principle, and seeks to guide and manage urban growth within the municipality. Based on the findings of the Housing Policy Monitoring and Review Program for 2011, the Housing Policy appears to have been successful in improving the diversity of new housing stock, however, results have been variable in relation to locating new housing in desired locations. While many people recognise the need to manage and plan for future housing needs in the context of population and household growth and change, community concern has led to many higher density activity centre applications being referred to VCAT. There remains room for improvement in the area of design quality and environmental sustainability.

7.2 Review of the Knox Housing Statement

In October 2011 Council endorsed a comprehensive approach to Community Engagement around ‘Liveability’. This project emerged as a result of major community and Council concern over potential rate of change particularly around housing development in Activity Centres. In response to this Council decided that a concerted effort to better inform the community about what is driving change in our City and within our communities is required prior to making any further decisions about key strategic policies such as the Housing Statement. It is intended that phase two of this project (which is the Housing Policy Review) be informed by this process and begin (again) once Phase 1 Community Engagement is complete.

In addition to the above drivers for this approach, a review of Vision 2025 is required over the next 12 months and given that many of the issues of concern are about broader liveability aspirations in Knox, it was considered both strategic and synergistic to combine these efforts.


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8. REFERENCES AND FURTHER INFORMATION

Knox Housing Statement (2005 updated 2007), Knox City Council

Knox Planning Scheme

Knox Affordable Housing Action Plan

Report of the Housing Policy Monitoring and Review Program (2010)

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Housing Policy Monitoring and Review - Permits and Subdivisions (2011)

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Disclaimer:Roads and Title Boundaries - State of Victoria, Knox City CouncilPlanning Scheme Information - DPCD, Knox City CouncilAerial Photography - AAM (Flown April 2011 - unless otherwise stated)Melbourne Water Drainage Information - Melbourne Water1. Whilst every endeavour has been made to ensure that the mapping information is current and accurate, no responsibility or liability is taken by Knox City Council or any of the above organizations in respect to inaccuracy, errors, omissions or for actions based on this information.2. Planning information should be used only as a means of preliminary investigation. For accurate overlay information please obtain a Planning Certificate from the Department of Infrastructure.3. This print contains information from Vicmap Property (Copyright State of Victoria). The State of Victoria does not warrant the accuracy or completeness of information in this product. Any person using or relying on this information does so on the basis that the State of Victoria shall bear no responsibility or liability whatsoever for any errors, faults, defects or omissions in the information.4. Drainage and flood extent information has been provided to Council on a yearly basis by Melbourne Water for indicative purposes only. Where the latest Melbourne Water drainage and flood extent mapping is critical, please contact Melbourne Water.

Dandenong Foothills Area

Train Station

Major Activity Centres

Neigh. Activity Centres

Principal, Major Activity Centres

Neighbourhood Activity Centres

Strategic Redevelopment Sites, PPTN

Dandenong Foothills Policy Area

Dispersed Residential Areas

City Boundary

Local Streets/Rds

Main Roads

Highways

Collector Roads

Hydrography

Private Roads

Tollways

PPTN - Rail (Existing)

PPTN - Bus (Existing)

PPTN - Bus (Potential)

Number of new dwellings19

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APPENDIX B

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KNOX HOUSING POLICY MONITORING AND REVIEW PROGRAM · 2012. 5. 1. · March 2012 . 5. While many...

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