INDUSTRIAL LAND USE STRATEGY - City of Darebin

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allowing Council the opportunity to assessthe potential impact of a proposed use,determine whether that new industry anddevelopment is of a type, scale and formsuited to its proposed location within adeveloped municipality and to impose anyconditions necessary to protectneighbouring amenity. For example,Council may determine that an industry isnot detrimental if certain conditions suchas the hours of operation or route of heavyvehicles are restricted via a condition of aplanning permit.It is also recommended to apply Business3 zone to some currently industrial zonedland, particularly the Northcote CentralIndustrial/Employment node andpotentially in the East Preston CoreIndustrial area (subject to a further study).The Business 3 zone allows industrial usesto continue to develop without a permit ifthey meet stringent conditions andsetbacks designed to prevent them fromimpacting on residential or sensitive landuses. But the fundamental difference ofthe Industrial 3 and the Business 3 zones isthat Office uses (over 500 square meters)are permitted in the Business 3 zone. Thiswould allow the development of standaloneoffice complexes to establishindependently of any industrial usage.Accommodation and Shop are stillprohibited uses in this zone.The application of the Business 3 zonefundamentally allows the development of agreater office component within theprecinct, which would diversify the uses ofthe area while retaining substantialemployment opportunities.Service Business AreasThe City of Darebin recognises the need tomaintain some opportunities for smalllocalised service business areas throughoutthe city. Small pockets of Industrial 3zoning currently provide a location forthese activities. However, it is consideredthat industrial zoning should be used toindicate Council’s preferred locations forindustrial uses.Therefore it is recommended that aBusiness 3 zone be used to provide forlocal service business opportunities.The Business 3 zone allows land to beused for industry without a permit subjectto various conditions including minimumsetbacks. Because of the small size ofthese pockets it is unlikely that they wouldbe able to comply with the conditions ofthe planning scheme and so developmentwould require a permit. This allowsCouncil the opportunity to assess theapplication to ensure the proposed use issuited to the location.It is recommended that the existingisolated pockets of Industrial 3 zone beassessed on individual merit and, whereappropriate, be retained for local servicebusiness use under a Business 3 zone.Where these areas are no longerfunctioning or particularly inappropriatelylocated, they should be rezoned, generallyto reflect surrounding zones and land uses.Single Users SitesThese sites have been identified as beinginappropriate for industrial use because ofa variety of factors including isolation,inadequate access etc. However, Councilrecognises that the continued successfuloperation of the industry is important toDarebin’s economy.Therefore, it is recommended that thecurrent zoning remain in place on thesesites. It is also recommended that Councilwork with these industries to ensure thatany off-site impact of their operations isminimised.The zoning of these areas could bereconsidered if these industries were torelocate and the premises could not beutilised for less detrimental economic use.Council should consider the Decision-Making Framework established inSection 6 of this report when assessingplanning applications.City of Darebin Industrial Land Use Strategy 12
4.3 Zoning StrategyThe following table provides the zoning strategy for industrial land in the City of Darebin. Note that this table does not address individual lotsand there may be minor variations and exceptions to the zoning indicated on the accompanying table. Individual and isolated industrial pocketswill be assessed on a case by case basis using the assessment criteria contained in this report. All properties being rezoned from industrial zoneswill attract an Environment Audit Overlay in accordance with Ministerial Direction 1.Industrial Zoning GuideMap Description Current Zone/Use Future Zoning Land Use and Policy Direction1 Reservoir Industrial 1 & 3Core Industrial Area2 East Preston Industrial 1 & 3Business 4Core Industrial Area3 Fairfield/Alphington Industrial 1 & 3Core Industrial Area4 Normanby Ave Industrial 3(Anderson St) Secondary Industrial5 Northcote West(Arthurton-Rd)AreaIndustrial 3Secondary IndustrialAreaIndustrial 3 ZonePotentially mixture ofBusiness 3 and 4zones retaining someIndustrial 3 – subjectto detailed study.Industrial 3 ZoneIndustrial 3 ZoneIndustrial 3 ZoneGenerally maintain the current land uses.Industrial policy required to address residential interface issues and to improve industrial urbandesign.Prepare Local Area Plan to guide development in this area.Rezone IN1 to IN3.Rezone Industrial 1 zone to Industrial 3 in short term.Rezone to B4 west of Albert St and Stafford site on Chifley & Gower by homemaker center.Appropriate zone (to enable big-box retailing) around Bell St/Chifley Drive will leverage investmentand allow industry to remain. Maintain buffers to residential uses ensure appropriate interface.Integrated Development Plan to guide development in this area and required to address appropriatezones. Investigate:• extent of B4 zoning to allow for sale of bulky goods;• extent of B3 zoning to encourage mix of industrial and office uses;• marketing plan (if required) and staging plan for rezonings;• local traffic issues,• built form, urban design, height guidelines;• residential (particularly noise) and creek interface issues.• Integration/linkage of Northland and Homemakers Centre with future peripheral sales areas.Policy required to address residential interface issues, noise and traffic access issues.Rezone IN1 to IN3This area has reasonable separation from housing, good exposure to main road; other employmentuses could be considered. Small precinct vulnerable to erosion of integrity. Maintain existing zoningand existing boundaries to the Industrial precinct.This area has good exposure to main road and should be retained. Good residential interfaceshould be maintained. Small precinct vulnerable to erosion of integrity.Maintain existing zoning and existing boundaries to the Industrial precinct.Industrial Land Use Strategy 13
Page 1: CITY OF DAREBININDUSTRIAL LAND USES
Page 5 and 6: Contents1 INTRODUCTION ............
Page 7 and 8: 2 GENERAL PRINCIPLES2.1 Existing po
Page 9 and 10: 3 CHANGES IN THE DAREBIN ECONOMYThe
Page 11 and 12: 3.3 ConclusionWhilst change is happ
Page 13 and 14: 4.1.1 Core Industrial AreasThe Core
Page 15: Scheme, and does not adversely affe
Page 19 and 20: Map Description Current Zone/Use Fu
Page 21 and 22: 4.5 Contributions toDevelopmentCoun
Page 23 and 24: 4.5.3 Development Contributions Pla
Page 25 and 26: Minimisation of the impact on the a
Page 27 and 28: PPYes6.2 Rezoning RequestsThe Indus
Page 29 and 30: and provide an increased residentia
Page 31 and 32: 6.3 Permit ApplicationsWhen permit
Page 33 and 34: 8 RECOMMENDATIONS1. That the key pr
Page 35: APPENDIX 1DESCRIPTION OF ZONESTo ai
Page 38 and 39: APPENDIX 2MAPS TO THE INDUSTRIAL ZO
Page 40 and 41: PDecemberAPPENDIX 4 EXECUTIVE SUMMA
Page 42 and 43: STRENGTHS AND WEAKNESSESThe study p
Page 44 and 45: SPECIFIC SITESDesign guidelines are
Page 46 and 47: • Improve linkages between Presto
Page 48: For further information please cont

INDUSTRIAL LAND USE STRATEGY - City of Darebin

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