Local Planning Policy Framework - Moreland City Council

Central Coburg 2020 Background Report [ PHASE 1: Research and Analysis ]
Although there are many sports facilities, often their quality and attractiveness is low,
resulting in poor public use. There is provision for traditional organised games in De
Chene Reserve, but little for casual use and social interaction. This is further
exacerbated as parts of De Chene Reserve are derelict.
Built Form and Open Space Patterns
Except along Sydney Road, the development pattern in Coburg is suburban rather
than urban, with extensive open space including parks, building grounds, domestic
gardens and car parks. Activities are dispersed and walking distances lengthened,
reinforcing the importance of car travel. Many open spaces in the civic precinct serve
mainly as decorations for passing motorists, and are unattractive to linger in because
of their exposure to traffic, their poor aspect and access, and low levels of activity that
discourages people to use them. These contribute to low land use densities with little
benefit in exchange.
Pentridge will feature many spaces among heritage structures where new buildings
will be inappropriate. There is a risk that the dispersal evident in surrounding areas
will be perpetuated in Pentridge.
The strong character of the Sydney Road shopping strip is undermined by the
featureless car parks and supermarkets around them. Provision for increasing
density in residential areas by increasing the number of units or dwelling extensions is
desirable. However, increasing density in existing residential areas can be
problematic without introducing new building types. At a certain point, the
inefficiencies of detached houses result in a loss of the benefits that the type can
provide. In situations where outdoor space is reduced by small front and side
setbacks, terraces or row houses can provide greater amenity as well as a more
efficient construction. This is achieved by various combinations of lot size and
orientation, and the existence of rear service lanes in some areas, creating situations
where either subdivision for dual occupancy or the elimination of side setbacks is
appropriate to allow increased density without the loss of amenity.
Active Frontages
Activities in buildings and in adjoining public spaces have reciprocal relationships,
supporting and enhancing each other by providing routes for access, providing goods
and services, creating interest and activity, and enhancing personal safety through
passive surveillance. Where possible, active edges should be created around public
spaces. Usually the quality of these edges is more critical than the design of the
space itself.
There are a number or situations where development has a poor relationship with
public streets. A few residential streets, where blocks are only one lot deep, are lined
with back fences. These are ideal locations to create opportunities for frontages onto
both sets of streets via dual occupancy redevelopment.
There will be significant areas where streets are dominated by the Pentridge walls.
The walls have historical and architectural value, but they do not contribute to creating
activity in the street. The impact of these walls on the perceived amenity of the street
is likely to be negative.
Some shops have public car parks and roads at their rear, exposing unattractive
service areas and creating ambiguity between public and service areas. The car
parks at the rear of some shops create pressure to use service areas for public
access. An example of this is Dimmeys, where the front entries of Bell Street have
been closed. To compound this problem, certain kinds of activities are not suited to
visual exposure to the footpath, such as cinemas, housing, and dental surgeries,
creating inactive fronts to these buildings.
Building Heights
Most existing buildings in Coburg are low-rise, with the predominant height of houses
being one storey. Two-storey buildings are typical along Sydney Road, although
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