Latest Niddrie and North Essendon Activity Centre Plan Released

Today the government release its latest plan for the Niddrie and North Essendon Activity Centre and Catchment area. On first appraisal it does indeed seem that changes have been made that closer align to community expectations. Here is a summary of the key changes:

More Nuanced Concept of the Activity Centre

The prior Draft plan had a homogenous view of the Activity Centre. Within the activity centre buildings of up to 12 stories could be built. This new version divides the activity centre core into a number of sub categories:

• Large opportunity sites

• Main Street core & Limited Sensitivities

• Fringe Precincts and Residential.

These definitions are then used to determine the maximum building height.

5 Large opportunity sites are identified. Four on Keilor Road (moving West to East, Mitre 10 site between Keilor Road and the Calder Freeway, about a quarter of the block North of Carrington Road and between Ryder Street and Hoffmans Road, the Niddrie Central Site, the area between Cooper Street and Roberts Street on Keilor Road and the 7/11 & Coles site North of the Junction.

There are 3 main areas that make up the Main Street core & Limited Sensitivity sites. The first occupies both sides of Keilor Road from Elstone Street to Birdswood Street. The Second surrounds the junction, and the third is west of Allison Park to Mount Alexander Road.

The Remaining area on Keilor Road and Mount Alexander Road is classed Fringe Precinct or Residential.

Catchments remain as they were in the prior draft.

Building Heights:

• Large opportunity sites: Allows up to 8-10 storeys in large opportunity sites, up to 8 storeys in the main street core. The Niddrie Draft proposed up to 10 storeys throughout in the activity centre​. The North Essendon Draft proposed up to 12 storeys.

• Main Street core & Limited Sensitivities: Up to 8 storeys

• Fringe Precincts and Residential: Up to 6 storeys.

Change: the maximum 12 storeys has been reduced to 10. There is clearer definition of what areas will be subject to more dense development. Excepting for the old car dealer site, the area between Deakin Street and Collins Street will be up to 6 storeys.

In the Catchment Area building will be limited to 4 storeys (the draft had a 6 storey maximum). The plan does say three storeys will apply generally, with 4 only on larger sites. We understand larger sites are those of at least 1000 square metres with 20 metres of frontage. While there are not many sites of that size, one imagines a developer would be able to acquire multiple adjacent sites to achieve that outcome.

Deemed to Comply Provisions:

These will only apply to the core Activity Centre and not the Catchment. The Draft versions did not make this distinction.

Set backs, Overshadowing:

The standards related to Set Back and Overshadowing remain reduced although the new plan makes a non specific statement about "important parks, streets and places" remain sunny all year round. These remain a risk.

Heritage and Covenants.

"There will be no changes to heritage overlays or amendments to local or state planning

policies relating to heritage as part of the Activity Centres Program." Covenants are not mentioned, although Danny Pearson has stated that Single Dwelling Covenants of the type in Mar Lodge would not be affected. This also remains a risk.

Overall

Some progress has been made. Removal of the ambiguity related to building sizes in the Activity Core is helpful. Reductions in the number of storeys in the catchment is likewise welcome. There is more to do on overshadowing and a definitive statement about Covenants on titles would be appreciated.

A link to the new plan can be found in the useful links page