More on this topic is covered in articles in the post titled Speakers Corner – Planning policies and regulations. Click here to read those articles.
Preserving Community Voices in Planning
Markham Estate Artist impression
John Friend-Pereira
Recent planning reforms introduced in the State Government’s 2023 Housing Statement will have far reaching impacts on our suburbs. The Statement includes 32 planning reforms, granting the Minister for Planning more power. However, the changes fall short of effectively addressing the housing crisis and reduce input from community and local councils.
Markham Estate Redevelopment in Ashburton.
The original Markham Estate comprised 56 public housing units. Over eight years, various proposals were made for redeveloping the estate, often overlooking community concerns. The initial 2016 proposal planned for a mere 62 public units (an increase of 6) out of 252 new units. Despite community opposition, the subsequent 2018 proposal retained the same number of public units. Only through persistent advocacy by the Ashburton Residents Action Group (ARAG), supported by the City of Boroondara, did the final 2020 proposal see an increase to 111 public units out of a total of 178. The worry is that under these new rules, the community might not have a say at all.
In its February 2024 report, the City of Boroondara Urban Planning Committee highlighted numerous problems with the Markham planning process including:
- Lack of community and council input
- Lack of transparent processes and external scrutiny of final approvals
- Minister’s wide-ranging power to agree proposals without clear enforcement oversight
- Unstreamlined and untimely processes causing significant delays
Redevelopment in Alamein Avenue
Nearby public housing at 1-9 Alamein Avenue is currently two-thirds unoccupied (only 10/36 units occupied) and slated for redevelopment by Homes Victoria. There is concern it could face a similarly flawed process under the planning powers granted to the Minister. Those powers would exclude community input and council involvement and enable the stealthy privatization of prime public housing. Based on the approach taken at Markham in 2018, this could see up to 162 units replacing the current 36 units, with only 41 units for public housing. It will once again depend on the tenacity of the local community to fight for a better outcome in terms of design and retention of public use.
Why is State Government making these changes?
They claim it’s to address delays in planning processes and lay the blame on local councils. However, evidence shows that local government processes aren’t the main issue. Over 98% of housing permits are granted without councilors voting, and delays often occur after planning approval. A report by planning consultants SGS showed that almost 90% of approved multi-unit dwellings are processed, yet about 25% do not commence construction, with industry experts noting that developers act on their permits when it suits them economically.
Other possible approaches
Another approach to ensuring there’s enough of the right kind of housing would be to include communities in the process. The use of inclusionary zoning could mandate developers to include affordable housing units within market-rate developments (eg 30% of all new developments of 15 units or more would be public and affordable). Instead of diminishing power from councils and sidelining communities, the government should focus on improving the speed and quality of housing construction.
A Traffic Light System could help expedite approvals for developments prioritizing sustainability, affordability, and community benefits – these ‘greenlight’ developments that have enhanced standards and affordability would have shorter approval timeframes than those that only met minimum standards or lack affordability. To tackle the housing crisis, we need a public builder, like the Housing Commission, constructing 100,000 public homes in the next decade at a fair cost. Additionally, a ban on political donations from property developers is essential. Finally, let’s enforce the vacancy tax on unoccupied properties of which there are over 8,000 in the City of Boroondara alone, to encourage owners to rent or sell these units.
In the face of the housing challenge, engaging not marginalizing the community is crucial. I’m running as a Greens candidate for local council because I’m concerned about recent planning changes by the State Government, and I want to ensure our community has active progressive representation on this issue.
John Friend-Pereira from Ashburton is the Victorian Greens Candidate for Solway Ward, City of Boroondara.
References:
The Age Greens Gear Up for Fight over Labor’s Housing Statement 27/08/23
The Age Councils Last Ditch Efforst to Stop Government Stripping Approval Power 25/08/23
The Age The Crisis Driven Plan to Build 800,000 new homes 20/09/23
Vic Greens Media Release: Launch Bold Housing Statement. 28/08/23
Holding Redlich A New Era of Planning in Victoria 27/09/23
City of Boroondara Response to Housing Statement 20/11/23
RMIT-Center for Urban Research Victorian Housing Statement Explainer
Response to Question on Notice 13/02/24
Featured image: credit James Clark
Markham Estate image: credit Homes Victoria
Make sure your voice is heard in the State Government’s ‘Plan for Victoria’
Eastern Region Group of Councils
Home is where the heart is – and there is nothing more important than making sure all levels of government plan carefully for our increasing population and where they will live.
In late 2023 the State Government announced a Housing Statement with far-ranging reforms to planning processes and local government roles and the development of a new Plan for Victoria. Engagement has commenced on the Plan and closes at the end of June.
Knox, Maroondah, Manningham, Whitehorse and Yarra Ranges are joining forces under the to make sure their communities voices are heard during these consultations. ERG Chair, Knox Mayor Councillor Jude Dwight said the State Government aims to deliver 800,000 new homes over a decade, mainly in existing urban areas. In the Eastern Region alone, our population may grow by half a million residents over 30 years.
‘Growth will put pressure on our transport infrastructure, open spaces, schools, and health and community services. We need to work with the State Government to keep pace with their planned rate of growth and make sure negative impacts are avoided‘.
Cr Dwight said, ‘The potential impacts of a Plan for Victoria on the region are significant. To strengthen our collective voice, the ERG engaged SGS Economics & Planning to provide advice and identify where we should prioritise our efforts to balance the impacts of growth with the things our communities value. This will form part of the ERG councils’ submissions to A Plan for Victoria’.
As a region, the ERG has identified four priorities it wants to see addressed in the State’s Plan for Victoria:
- Community access and productivity: increase sustainable transport options and reduce car dependency through bus and train network improvements.
- Infrastructure to support growth: fund and deliver drainage, recreation, social and community infrastructure to support sustainable growth and protect amenity and environmental values.
- Our natural assets: maintain and improve quality open space and our urban tree canopy to build climate and community resilience.
- Managing housing growth: leverage major projects and local council expertise to deliver diverse and affordable housing in areas with access to services that are not exposed to flood and climate risk.
‘Our region is very diverse, from the urban areas of Doncaster and Box Hill to the wineries and agricultural land in the Yarra Ranges. That diversity, combined with significant investment in major infrastructure projects, presents opportunities to leverage and improve the liveability for our current and future communities. ‘We are asking for your partnership and support.
You have the opportunity to help shape the future of our region. Please add your voice so that the Plan for Victoria reflects the views and needs of our region and help to create the communities we all want to be a part of. A Plan for Victoria is now open for you to have your say at www.engage.vic.gov.au/shape-our-future.
Victoria’s Housing Crisis and ‘Future Homes’
David Berry
The current housing crisis is adversely affecting renters, prospective first home buyers and socially disadvantaged people with many causes identified.
A recent Victorian Government initiative, ‘Future Homes’, encourages developers to build more medium-density 3-storey apartments in Melbourne. The developers must utilize government-generated plans, fees are reduced, planning approvals are fast-tracked, councils lose planning controls and the community appeal process at VCAT is curtailed.
‘Future Homes’ applies across Victoria and permit applications can be made in a General Residential Zone (GRZ) if the site is within 800 metres of a passenger train station or an activity centre.
Heritage Overlay or Neighbourhood Character Overlay areas are ineligible. Development sites that require a permit under Environmental Significance, Significant Landscape, or Design and Development Overlays are eligible, but designs need to respond to the requirements of the overlay. For example, in the City of Whitehorse the eligible suburbs for ‘Future Homes’ development include large swathes of Mont Albert North, Box Hill North, Blackburn North, Nunawading, Mitcham, Blackburn South, Forest Hill, Burwood East and Bennettswood.
Design requirements
The 3-storey apartment designs including three requirements relevant to open space, trees/vegetation, and access to natural light:
- Gardens: Generous landscaped areas and canopy trees and room for deep soil planting
- Communal open space: Generous, accessible and a nice space for residents to foster a sense of community
- Solar access to communal open space: communal open space that is not significantly overshadowed and receives sunlight
Please note the qualitative descriptors used in these requirements including ‘generous’, ‘accessible’, ‘nice’, ‘not significantly overshadowed’ and ‘receives sunlight’.
Tree canopy and deep soil requirements
In the Victorian Council Planning Schemes, Table 4 of Section 53.24-6.3 highlights the tree canopy cover and deep soil requirements for these apartments. For sites between 1,001 and 1,500 square metres, which is a standard two-lot consolidation, there must be 50 square metres of canopy cover plus 20% of the site area above 1,000 metres and include at least one tree that has a height of 8 plus metres at maturity and minimum canopy diameter at maturity of 8 metres. The site must contain deep soil for 7.5% of site area.
For example, a lot size of 1,200 square metres requires 90 square metres of canopy area and at least one medium 8-metre-high tree with a minimum canopy diameter of 8 metres. There must be provision for 90 square metres of deep soil on the 1,200 square metre site. The remaining 85 to 90+% of the site area is presumably built form and hard surfaces.
Who will benefit from these changes?
There is a housing crisis, but this initiative will only profit developers and do little to aid people currently excluded from home ownership. What will be achieved is the rapid deterioration of local liveability, sustainability, and neighbourhood character.
Community consultation and local government powers over planning matters will be emasculated and third-party rights to object at VCAT abolished. Also under threat are existing Council policies and strategies relating to liveability, and the natural landscape including Open Space policies, Urban Forest Strategies, and other local tree/vegetation controls.
In conclusion, a question for our State Parliamentarians: What strategies have been implemented to provide a matching increase in public open space to allow residents some respite from these proposed compromised living conditions?
David Berry is member of the Blackburn and District Tree Preservation Society Inc Committee. To find out more about the Society and their work, please click here: https://bdtps.wordpress.com/
Urgent Action Needed for Public Housing Residents Left in the Dark
John Friend-Pereira
A distressing scenario is unfolding at 1-9 Alamein Avenue, Ashburton, demanding swift attention, and revealing a bleak reality for public housing residents. Following a fire in August 2023, four units became uninhabitable leaving only 10 of 36 units presently occupied.
In a recent response to a parliamentary question from MLC Dr Samantha Ratnam, the Minister for Housing Harriet Shing disclosed plans to relocate tenants ahead of a major development on a prime public housing site. It seems tenants are being quietly cleared one by one out paving the way for redevelopment while the property remains in a continuing state of neglect and remaining residents unaware of any plans for their relocation.
Residents Kris and Karen told their Legislative Council Member, Katherine Copsey about unsettling conditions including unsecured, uninhabited units exploited by squatters, a build-up of rubbish in common areas, broken windows, and neglected grounds. They spoke about genuine concerns residents have for their safety and the lack of information from Homes Victoria.
Since the matter was raised with the Minister in March, eight of the unoccupied units at 1 Alamein Ave had been secured. The remaining 18 units across 3-9 Alamein Ave remain unsecured, rubbish is building up and squatting is happening. The state government has also failed to inform the City of Boroondara who when contacted had no knowledge of the plans to redevelop Alamein Ave.
In times of housing crises, the redevelopment of public housing estates demands transparency and immediate steps to rectify problems. Ministerial intervention is essential to ensure Homes Victoria maintains habitable and safe standards until all residents are relocated. The vacant units at Alamein Ave should be secured, and basic accommodation standards for remaining residents maintained.
Transparency is crucial in Homes Victoria’s plans for relocation and redevelopment. Residents must be provided with clear timelines, and Homes Victoria should publish comprehensive plans, including the proposed mix of private and public units. The looming threat of privatisation echoes past redevelopment projects in particular the nearby Markham estate.
Questions for the Minister for Housing that demand answers are:
- What consultation and information has Homes Victoria provided to remaining residents and the neighboring community regarding the proposed redevelopment?
- How long will remaining residents have to wait for relocation information?
- What actions will Homes Victoria take to secure unoccupied units and ensure ongoing maintenance for current residents?
- Will the planning process for this redevelopment be subject to the new planning powers announced in the state housing statement?
- What is the proposed mix of public vs. private units in the redevelopment at 1-9 Alamein Ave?
Swift action is imperative to ensure residents’ well-being and to address the failure to maintain habitable standards in public housing. As a Greens candidate for the local council, I’m committed to advocating for state government accountability, meaningful community engagement, and progressive representation working with my colleagues in state and federal parliament to tackle these urgent housing challenges and retaining public housing assets for community use.
John Friend-Pereira is the Victorian Greens Candidate for Solway Ward, City of Boroondara.