9 minute read
CHAPTER 3: PROBLEMS, VISION, OBJECTIVES, STRATEGIC DIRECTION � � � � �
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Water Management Issues Lack of Housing Diversity Absence of transport Options
Problem 1 is water management. From the photos we can see the issue of water on the surface of paddocks, and the edge of roads. This excess water flow affects the development potential of the site.
There are substantial environmental overlays on the site including a erosion management, land subject to inundation and flood overlays. There are areas of environmental significance nearby which are affected by the water course on the site. I will keep this in mind when exploring problems and solutions for the site.
FO- Flood Overlay LSIO- Land Subject to Inundation Overlay ESO- Environmental significance Overlay EMO- Erosion Management Overlay DDO- Design Development Overlay HO- Heritage Overlay DPO- Development Plan Overlay FO
ESO5 LSIO
HO
EMO DDO AEO1
ESO5
On the left we see an elevation map which shows that the site is fairly flat with a max change in elevation of approximately 30m from the far north west to the east. This elevation change will play a major role with the previous overlays of flood areas, as lower areas are subject to water management issues the water flow is indicated by the arrow. The map on the right shows that the water table is extremely high for the site with some areas just less than 5m below the surface. From the map we can identify that this is also the case for nearby surrounding areas, some of which are already developed.
Annually Ballarat receives approximately 647mm of rain. This is plotted on the graph monthly. The images were taken August which is one of the wettest months of the year.
Next up Housing diversity or lack thereof. Most housing is detached family sized dwellings on larger blocks. To the east of the site we have a smaller urban growth zone with houses on 600m2 or smaller blocks, and to the west we have low density residential on large 2000m2+ blocks. How do we find a happy medium and solve the issue of large houses that are unaffordable and unsustainable.
Here we see a context map with housing typologies around ballarat. We can see different materials, block sizes and density including weatherboard and brick older style houses and some architectural designed homes near the lake and new estates. These housing options are un efficient, un affordable and technology has not evolved to accommodate mass growth from the old character of 1850s housing.
FZ LDRZ FZ (In Site) RLZ SUZ5 UGZ
FZ
FZ CDZ1
LDRZ
CDZ1 RLZ
TRZ1
RLZ
FZ LDRZ
SUZ5 PPRZ
SUZ6
PCRZ
PPRZ
UGZ Currently the site is zoned as comprehensive development and borders farming zone, low density residential, public parks and recreation, rural living, special use, and urban growth zones. The multitude of different zones means there is not a set type of development in this area creating multiple housing typologies and block sizes.
CDZ-Comprehensive Development Zone LDRZ-Low Density Residential FZ-Farming Zone TZ-Township Zone PUZ-Public Use Zone SUZ-Special Use Zone RLZ-Rural Living Zone UGZ-Urban Growth Zone GRZ-General Residential Zone PCRZ-Public Conservation And Recreation Zone
Cardigan
Population Density 0.42 p/Ha Dwellings Density 0.14d/Ha Population Density 10.84 p/Ha Dwellings Density 5.37d/Ha Comparing people and dwellings per hectare in cardigan and wendouree we can see how long the housing numbers are for the site and its census area. We can identify that wendouree has 2500% more people and 3800% more housing than cardigan. This means the site has ample opportunity to increase its housing density
Wendouree
Use / Function
The current use is residential on acreage being used as agriculture. The transport consists of roads and a railway line that runs through the North of the site. Possibilities include adding commercial and retail, adding extra transport and changing the residential type to increase density.
Looking at density we can identify that the current site is very low with 0.42 dwellings/ha. The possibilities include densify the area with a mix of low, medium and high densities. This will be done by Eco villages, townhouses, tiny homes, apartments and some small block residential alike the neighboring development of Lucas estate.
Residential Density Current Possible
13.4% of Victorians live in poverty and ballarat tops that at 14%. Regional Victoria has a higher poverty rate than Melbourne Metropolitan regions.
Only 5% of housing in Ballarat is classed as affordable, which shows a need for housing in one of Victoria’s biggest regional centers. “Everyone deserves a safe place to call home and these new homes in Ballarat will provide just that, allowing people to live a life of
stability.” (Minister for Housing - Danny Pearson)
Lucky the government is realizing that through ‘The Big Housing Build’ which is investing $1.25 billion in regional areas, with a minimum investment guarantee of $80 million for Greater Ballarat, ensuring economic and social benefits are felt in communities across the state. “We are building 305 new homes across Ballarat to support people in need of social and affordable housing. These new developments will deliver homes for families today and for generations to come.” (Member for Wendouree -
One of the biggest issues with alternative transit methods is the distance between amenities near the site. I have mapped super markets, major transport options, and education near the site. There are minimal options available nearby for people to use methods of travel that are environmentally friendly such as walking, cycling or public transport, thus the reason for so many cars.
Train / Bus routes
Airport
Shopping Centre
Education / School
The last problems is a lack of transport options. People of cardigan are car dependent with 84% of households owning more than 1 car and we can see why with the changing road conditions and lack of alternative transport methods. But what are the alternatives in ballarat and how heavily are we as a city reliant on cars? Comparing the percentage of cars per household we can see that the profile of the site has multiple cars to get around per household in comparison to the city of ballarat. But what are the alternatives and how heavily are we reliant on cars?
Cardigan
City of Ballarat
No Car 5 1% 1 Car 72 15% 2 Cars 194 40% 3+ Cars 213 44%
No Car 2,721 6% 1 Car 16,951 38% 2 Cars 16,686 37% 3+ Cars 8,126 19%
Looking at methods of travel to work we can see that 75% of people chose to drive which identifies that there is a lack of alternative transport options,when comparing ballarat and cardigan half use public transit and only a 3rd of people walk or ride a bike.
Cardigan
City of Ballarat
Drive 78.4%
Drive 75%
Public Transport 1.4%
Public Transport 3.1% Walk 1% Bike 0%
Walk 3% Bike 0.6%
Ballarat is the only regional area to test the scooter trial over a 12 month term however they are restricted to the main shopping and township areas, thus having reliance on other means of transport outside this area. Could these scooters become a larger part of Ballarat’s transport system?
$1 to unlock scooter then 45c/minute. Other Hire Options: Three-day ($25) Weekly ($33) Monthly ($45)
Parking Stations
1. Stockland Wendouree 2. Mars Stadium 3. Botanical Gardens 4. Lake View 5. Victoria Park 6. City Oval 7. Ballarat Station 8. Gov Hub 9. Armstrong Street 10. Sturt & Dawson Street 11. Sturt & Lydiard Street 12. Sturt & Dawson Street 13. Town Hall 14. Federation University 15. Bridge Mall 16. East Ballarat Shops 17. Eureka Pool and Stockade Museum 18. Ballarat Wildlife Park 19. Sovereign Hill 20. Sebastopol Shops
9 min (9.3km) 26 min (7.9km) 1 hr 30 min (7.4 km)
Walk- Bus 1 hr 8 min (9.5km) A test route to get from the center of the site to the Wendouree Railway Station was mapped to identify possible transport routes and methods and their viability. The fastest route is the car with just 9 minutes of time spent. There is also no sole public transport option unless walking and catching a bus, which uses 1 hour 8 minutes. The shortest route is walking as it cuts of corners, and passes through walking only areas.
Encourage Healthy Lifestyles Create Connections Foster a Sustainable Environment
Development
• Create a policy (DDO) to regulate built form controls. Develop a staged masterplan to. • Integrate diverse housing typologies to meet the needs of the com games and future community. • Develop a plan for the Athletes Village for long term use. • Create a Schedule to the zone.
Access & Movement
• Develop an active transport priority network. • Create a compact urban area/ settlement • Develop a street hierarchy to complement the modern development style of Ballarat
Public Space
• Enhance Landscapes. • Manage surface flows, stormwater harvesting and water treatment systems.
