Urban Codes - Land Use & Urban Design by Akla N

STRATEGIC OBJECTIVES

SPATIAL ANALYSIS 76% surveyed - a consistent level of concern/fear having to use local roads because of the number of freight vehicles (Maribyrnong Truck Action Group 2007). Maribyrnong Community Centre

(McArthur 2017) Childrens Centre

Community outrage against trucks

Kindergarten

Direct exposure to the wind, sun and dust

Highpoint Library

Braybrook College

absence of trees and shade, considera�on of the pedestrian scale environment

Maribyrnong College

RecWest

Kindergarten

Hyde St bus and freight shared route

Centre

Footscray Primary School

13.48

Victoria University

Port of Melbourne

CBD VU

2x2km

Port of Melbourne

Adapted from Group Work (2017)

Predominantly residential area area Predominantly residential Heavy industries River

Yarraville

2km

10x10km

Freight route West Gate Tunnel - underground West Gate Tunnel - elevated road

Library

Covered walkways

Community facili�es Railway Sta�on Shared route (bus/tram & freight)

however, it does not address the issue internal freight within the municipality itself. Trucks travelling to industries within the municipality are required to adopt their Allowed times - inneffective regular routes which cut through residential areas. Residents face truck noise at night on week days and on weekends they have some reprieve on Saturday morning to face the noise and pollution once more until 6am on Monday.

2km

2x2km

Areas where low income households are concentrated: 32.7-59.4% of households are low income households 23.2-32.6% of households are low income households Areas with high median monthly mortgage payments: $2400-2800 per month $2100-2399 per month Train tracks Train tracks City of Maribyrnong City of Maribyrnong

River Adapted from Atlas.id (2017)

2km

2x2km

Adapted from Group Work (2017)

“ The negative things are heaps of trucks between West Gate bridge and Francis st.... ”

POOR SOCIO-ECONOMIC DIVERSITY

Community Centre

Ac�ve street frontages

Ballarat St in Yarraville Village human scale environment (restricted to trucks)

sea�ng

Roads shared by buses and trams with trucks are characteristically more noisy, polluted with fumes, and unpleasant to traverse compared to those which are not shared with trucks. This is mainly due to the number of trucks on these roads and the design of the streets being primarily for cars as noticeable by the width of the road allocated to cars, absence of shade for pedestrians and direct exposure to wind, sun and other elements for pedestrians (e.g. Hyde St) (Byrne 2014)

MANAGING POPULATION GROWTH

LACK OF AFFORDABLE HOUSING

Low income households are households receiving less than $650 per week in income. The presence of such households can be taken as an indicator of how affordable City of Maribyrnong is. Whilst the median monthly mortgage repayments indicate, the monthy payment for the land and helps understand why low income households may not be able property in specific regions in the municipality. As households with low incomes are identified as those earning below $650 per week ($2600 per month) it helps understand why low income households are concentrated where they are. It indicates that towards the South of the municipality, in areas such as Yarraville there are a less concentration of low income households due to the high costs of purchasing and paying off property in those areas. It helps recognise a lack of economic diversity in the municipality, particularly towards the South of the municipality. In an area such as Yarraville, which has very high mortgage 35% of residents work as professionals (Profile.id 2017). The high mortgage rates, the dominant industry of work help identify that the municipality has signficant clusters of gentrification, as earlier on the municipality was established as a predominantly working class municipality. The current mortgage rates and lack of low income households in areas such as Yarraville indicate that a lack of affordable housing restrict low income households from moving into the neighbourhood.

LOSS OF KEY EMPLOYMENT INDUSTRIES A challenge in City of Maribyrnong is in retaining the industries which are a key source of employment whilst managing population growth. Many of the industries along the riverbelt as in Footscray have been rezoned to be used for residential development. Yarraville is currently facing a similar challenge. Industries are an important source of employment which help provide a mix of job opportunities in City of Maribyrnong particularly in areas such as Yarraville where the dominant industry of work is the professional sector (35%). Heavy industries are needed to provide employment in an effort to improve the socio-economic mix in the municipality.

2km

Restri�c�ons to development: Areas of limited change (due to heritage and neighbourhood character restric�ons) Non-residen�al land (transport corridors, etc.) Flood prone regions Core employment area - heavy industry (to be retained) Core employment area - commerce (to be retained) Buﬀer zone Opportuni�es for future development: Areas of substan�al change (e.g. Maribyrnong Defence Site) Ac�vity Centres Areas of incremental change (areas with limited restric�ons)

When restrictions to development such as non-residential land, heritage and neighbourhood character restrictions, flood prone regions and buffer zones are all taken into account, areas such as the Maribyrnong Defence site which is currently un-used and to be remediated can be identified as areas of substantial potential for development. Activity Centres too have significant potential for development due to the flexibility in the zoning which encourages highrise development. However, considering that the Activity Centres are largely developed, areas of incremental change which are sites with limited restrictions have significant potential for development and managing the expected population of 156,290 by 2041 from the current 89,517 as at 2017 (Forecast.id 2017) whilst retaining the industries.

FOCUS AREA

The provision of affordable housing provides low income families with the opportunity of living in City of Maribyrnong, an inner city municipality; and is an intervention to accommodate the projected growth in population.

Support and retain heavy industries The pressures of gentrification continue to displace heavy industries which are replaced by housing for middle-high income earners. Supporting and retaining these heavy industries will provide a mix in employment opportunities by providing opportunities for less-skilled labour and helping foster socio-economic diversity. The provision of employment through the heavy industries will encourage and support low income families moving into the municipality. The community opposition and the anger against the freight and associated industries too need to be addressed to support and retain the heavy industries. The most dominant occupation in the municipality is that of a proffessional, whilst heavy industries cater primarily to machinery operators, drivers and labourers (e.g. Yarraville Oil Terminal). This can be understood as another reason why there is increased opposition against the freight and the industries. Therefore an important consideration in supporting and retaining the heavy industries is in building community value and appreciation of the heavy industries in the municipality.

Address the issue of trucks using residential streets to allow industries and residents to coexist.

Provision of affordable housing to accommodate population growth and foster socio-economic diversity The analysis indicates that there are areas with high concentrations of low income households, which are predominantly in areas with low median monthly mortgage rates. Areas such as Yarraville have a limited concentration of low income households as they are locked out of the property market, based on the distribution of high median monthly mortgage payments in Yarraville. The unaffordability of housing affects the social and economic mix in the municipality. This is reflected in that the dominant industry of work being proffessionals, scientific and technical services in Yarraville (Profile.id 2017) and also the suburb being largely composed of wealthy households earning more than $2500 per week (Profile.id 2017). Therefore, the provision of affordable housing will help foster socio-economic diversity in the municipality. It can also be used as means of accommodating the projected population growth.

8.36m

Bus/tram network Train tracks City of Maribyrnong River

Coexistence of industries and residents City of Maribyrnong has the opportunity to become a unique inner city municipality where heavy industries and people co-exist. Historically Melbourne’s Western suburbs have been home to the state’s heavy industries. As it has been with Footscray, industrial land has been rezoned to provide housing which displaces industries to the city’s outskirts. Alongside the pressures of gentrification, the community’s opposition to trucks from heavy industries using residential streets has created community uproar against the noise, pollution, dust and feelings of unsafety which dominate these shared streets.

Child & Family Braybrook Centre Community Hub Community Western Hospital Centre Childrens

A significant impact of the West Gate Tunnel is that it will divert trucks crossing Yarraville to reach the Port of Melbourne;

IMPACT ON TRAVEL

ECONOMIC

Noise, pollution, dust and feelings of unsafety which dominate freight routes cutting through residential areas in City of Maribyrnong have resulted in community outrage for their impact on residents’ health and wellbeing and feelings of safety and comfort in using these shared roads.

SHARED ROUTES - PUBLIC TRANSPORT & FREIGHT

IMPACT ON COMMUNITY

SOCIAL

CUTTING THROUGH RESIDENTIAL AREAS

Support and retain heavy industries to provide a mix in employment opportunities and improve the municipality’s socio-economic diversity.

Foster a healthy, sustainable and pleasant public environment Roads shared with trucks are characteristically more noisy, polluted with fumes, and unpleasant to traverse compared to those which are not shared with trucks. This is largely due to the number of trucks on the roads and the design of the streets primarily catering for vehicles, with little consideration given to the human scale experience of the street. It acts to discourage walking and the use of public transport in the area. Key improvements need to be made to address the issues which arise from sharing streets with trucks and poor urban design.

ENVIRONMENTAL

FREIGHT

Foster a healthy and sustainable public environment by addressing the issue of pollution which arises from sharing streets with trucks and improve the human scale experience of these streets to create a pleasant public environment which encourages walking and catching public transport.

CONNECTION TO URBAN DESIGN N

THE FOCUS AREA WAS CHOSEN AS IT MANIFESTS: 0

1km

Land with restric�ons for residen�al development Heavy industry Buﬀer zone

500x500m Areas of substan�al change (vacant sites and ﬂexible zoning) Yarraville Village Ac�vity Centre Areas with limited restric�ons

2x2km

Areas of substan�al change (vacant sites and ﬂexible zoning) Yarraville Village Ac�vity Centre Areas with limited restric�ons Freight route Bus & freight shared route Yarraville community centre Yarraville Sta�on Major green open space Rail tracks City of Maribyrnong boundary

Land Use and Urban Design | Urban Coding ABPL90132 - Semester 2, 2017 | Tutor: Ammon Beyerle Akla Nanayakkara

x x

the conflict between industrial and residential use - freight cutting through residential areas - resulting pollution, noise, unsafety

Freight route Bus & freight shared route Yarraville community centre Yarraville Sta�on Major green open space Rail tracks City of Maribyrnong boundary

shared routes between freight and public transport - noisy, polluted and unpleasant to traverse an area of poor socio-economic mix - absence of affordable housing restricts low income earners from moving in

the struggle between managing population growth and retaining heavy industries threatened by gentriﬁcation - the expected population growth needs to be acommodated whilst retaining heavy industires for the job opportunities provided, especially for less skilled labour

Freight

Safety

Shared routes Safety

Pollution Discouraging use of streets Noise

Pollution Direct exposure to the elements

Population growth & lack of affordable housing Bulk & scale of buildings Overshadowing interaction with the street

Loss of employment industries Mix of uses Fuels monotonous and uneven�ul streets

Urban design is concerned with the human scale experience of streets. This diagram identifies how the issues explored relate to the urban design scale.

YARRAVILLE

ANALYSIS

URBAN CODES

37% AFFORDABLE HOUSING

TRUCK BAN

DEVELOPMENTS OCCURRING WITHIN 800M OF STATIONS AND 500M OF COMMUNITY FACILITIES REQUIRE DEVELOPERS TO PROVIDE 3 UNITS OF AFFORDABLE HOUSING FOR EVERY 5 UNITS OF REGULAR HOUSING DEVELOPED.

For the coexistence of industries and residents

WHERE ALTERNATE ROUTES ARE AVAILABLE, TRUCKS ARE BANNED FROM USING RESIDENTIAL STREETS TO REACH THEIR DESTINATIONS. Allowed routes identify the only routes which trucks are allowed to travel along.

Maribyrnong Community Centre

Childrens Centre

The code above, addresses the issues of pollution, noise, health and safety which arise from multiple trucks using residential streets to reach their destinations. It is mutually beneficial as trucks retain access to and from heavy industries and the city, whilst certain residential streets gain the opportunity to be truck free and limit associated impacts, such as Francis St.

2km

Predominantly residen�al area Heavy industries River

Banned route Allowed route West Gate Tunnel

Main roads such as Williamstown Rd which connects with connects with the arterial network have been exempted from this ban. This is one of its limitations as the larger transport network needs to be considered before placing bans. This restriction limits the number of roads the ban is applicable to. However it is a significant and necessary step towards making the municipality more for people than for cars and helping residents and industries coexist.

OPENING UP THE INDUSTRIES TO THE COMMUNITY HEAVY INDUSTRIES IN THE CITY OF MARIBYRNONG ARE REQUIRED TO GIVE PRIORITY TO CITY OF MARIBYRNONG RESIDENTS WHEN HIRING; AND RUN/SPONSOR BIMONTHLY COMMUNITY EVENTS TO BUILD A COLLECTIVE SENSE OF VALUE IN THE INDUSTRIES.

Highpoint Library Maribyrnong College

RecWest

Kindergarten

Child & Family Braybrook Centre Community Hub Community Western Hospital Centre Childrens Footscray Primary School

Centre

To�enham

West Footscray

2km

Employment catchment Heavy industry Main roads

GREEN PLEASANT STREETS

Foster a healthy, sustainable and pleasant public environment

NATIVE TREES ARE TO BE PLANTED ALONG ALL NATURE STRIPS SO AS TO NOT INTERFERE WITH ENTRANCES AND DRIVEWAYS, WITH A TREE AT EVERY 2.5M

Yarraville Library

2km

Aﬀordable housing radius Community facility Railway sta�on Main roads

TIMELINE 2017

Footscray

Community Centre

The code aims to address the lack of affordable housing and the poor socio-economic diversity in the municipality. Affordable housing is identified as housing costing less than 30 percent of gross household income (NSW Centre for Affordable Housing 2017) and is only applicable to low income households households (households receiving less than $650 per week in income [Profile.id 2017]). The code aims to be successful in providing affordable housing and managing population growth by functioning as a form of inclusionary zoning and a mandatory requirement, applicable to areas around stations and community facilities where densities tend to be higher due to access to facilities and services. Higher densities with a greater number of people living there identifies the need for a greater number of units, thereby fuelling the provision of affordable housing units. Compliance with this inclusionary zoning (see Australian Housing and Urban Research Institute 2017) will be incentivised by density bonuses and the streamlining of respective planning applications. Whether the affordable housing is provided on a longterm rental basis or sold will be decided in collaboration with developers. City of Maribyrnong’s existing community facilities are identified in the map. A building/unit is identified as a community facility if it provides a direct benefit to the community (City of New York 2014).

2km

Industry of community value Heavy industry Main roads

Limitations to the code arises when there is little to no value in the heavy industries and the land will be rezoned regardless of this code. Furthermore, those who seek individual benefit would like to see the industries rezoned to benefit their land values. This code addresses the issues of dust, pollution, lack of shade and wind breakers which make walking, cycling or catching public transport very unpleasant in the City of Maribyrnong. It is most prominent in streets shared with trucks. The trees will improve the pedestrian scale experience of the streets and address the issue of pollution from the trucks by absorbing carbon emissions. The greening is proposed on a street by street basis; targeting firstly streets shared by freight and public transport, secondly main roads and finally other areas. A street by street approach is adopted as creating enclaves of greened areas are associated with higher property prices (Haaland & van den Bosch 2015). Greening on a street by street basis reduces the likelihood of increasing property prices in areas through greening.

2km

1. Freight and public transport shared routes 2. Main roads 3. Other areas

Code 1

2030

Code 1: Truck free road Code 2: Aﬀordable housing provision zone Code 3: Industries required to hire locally Code 4: Examples industries requiring community delibera�on Code 5: Greening 0

PROVISION OF AFFORDABLE HOUSING

BUILDING COMMUNITY VALUE IN THE INDUSTRIES

2050

IMPROVES SOCIO-ECONOMIC MIX

SUPPORTS & RETAINS HEAVY INDUSTRIES

Review no. of activities run

Code 5

SUPPORTS & RETAINS HEAVY INDUSTRIES Review no. of HIs protected PROVIDES WIND BREAKERS & SHADE

BUILDS A HEALTHY, SUSTAINABLE & PLEASANT PUBLIC ENV.

Indicators of success

Shared routes Main Rds Other areas (freight & PT) (Secondary) (Tertiary)

200m

COEXISTENCE OF INDUSTRIES & RESIDENTS

Survey resident complaints

Rezoning valued HI Code 4 Identiﬁcation of land reqs. commun HI of community ity deliberation value Tree planting

500x500

HIs required to run community events

2040

RESIDENTS WALKING & CYCLING IN THE STREETS

Heavy indus. prioritise Code 3 Review local employment rates locals in recruitment

Expected outcomes

- Review of code

PROVISION OF AFFORDABLE HOUSING & MANAGEMENT OF POPULATION GROWTH THROUGH INCLUSIONARY ZONING & DENSITY BONUSES

Locations of the montages

HYDE ST

VALUED INDUSTRY RETAINED

TRUCK BAN - IMPROVING FEELINGS OF SAFETY; ENCOURAGING WALKING & CYCLING

EXISTING EXISTING

SHADE, WIND BREAKERS, MITIGATE CO2 EMISSIONS COMMUNITY EVENT UNIVERSITY STUDENTS LEARNING ABOUT THE INDUSTRY

SHARED ROUTE PRIORITY GREENING HIRING LOCALS BUILDING BONDS

SPATIAL REPRESENTATION OF CODE This code functions as a covenant on the land, activated when industries of community value are to be rezoned or demolished. Firstly a survey of the community will be used to identify the heavy industries of importance to the community as in the map on the left. The covenant will only be activated for those that are of community value and these industries will require community consulation and vote for demolition of the industry or rezoning of the land. It aims to retain and support existing heavy industries through its value to the community. It targets the forces of gentrification which would have the industries rezoned. The consultation process gives the community the opportunity to understand why the industry needs to be demolished/ the land be rezoned and vote whether it is to go forward. It allows informed decisions to be made and acknowledges the significance of the industries to the larger community and empowers the community as means of countering neoliberal market trends.

2020

Inclusionary zoning Code 2 in planning scheme Review number of units provided

HEAVY INDUSTRIES OF COMMUNITY VALUE IN THE CITY OF MARIBYRNONG REQUIRE A COMMUNITY VOTE AND CONSULTATION PRIOR TO DEMOLITION AND REZONING OF THE LAND

ABPL90132 - Semester 2, 2017 | Tutor: Ammon Beyerle Akla Nanayakkara

IMPLEMENTATION

PROTECT INDUSTRIES THROUGH COMMUNAL SUPPORT

Land Use and Urban Design | Urban Coding

Middle Footscray

Seddon

SPATIAL REPRESENTATION OF CODE

Yarraville

Victoria University

SPATIAL REPRESENTATION OF CODE Heavy industries are identified as industries under INZ1 zoning. The City of Maribyrnong will act as a catchment for employment in these industries. It will provide employment for less-skilled workers and support low income families moving into the municipality which in turn improves the socio-economic mix of City of Maribyrnong and helps support and retain the existing heavy industries. The employment of locals in the industries will build community value for the industries however to take into account the dominant sector of the residents who are professionals (Profile.id 2017) and others who have no direct investment in the industries, the industries are required to run/ sponsor bimonthly community events to build a collective sense of value in the industries. Victorian School Zoning was used as a precedent for this code as it has functioned successfully in Victoria to recruit school enrolment to 2x2km a particular area/zone (Victoria State GovernRailway sta�on Train tracks ment 2017). In a similar manner the City of Maribyrnong will function as a catchment for employment in local heavy industries. Unlike school zoning it is not mandatory that locals be employed for positions; however the code asks that locals are prioritized.

Kindergarten

Braybrook College

SCENARIOS Ban issued

SPATIAL REPRESENTATION OF CODE

Provision of affordable housing to accommodate population growth and foster socio-economic diversity

LIMITATIONS OF CODES Whilst meaures were taken to reduce what limitations exist in the codes, it is not possible to have perfect codes, hence the timeline to allow codes to be reviewed, improved and supported by additional codes based on their performance.

FRANCIS ST

HEAVY INDUSTRIES REPLACED BY RESIDENCES DUE TO LOW COMMUNITY VALUE IN THE INDUSTRIES AND INTEREST IN INCREASING LAND VALUE GREENING RESULTING IN HIGHER PROPERTY LOSS OF EMPLOYMENT OPPORTUNITIES PRICES AND DIFFICULTY IN PROVIDING AND FURTHER DECLINE IN SOCIAL MIX AFFORDABLE HOUSING

The montage on the right identifies one of the possible outcomes of the codes, where they do not work. EXISTING

Jane Jacobs’ (1961) concept of organized complexity was used to understand City of Maribyrnong and the different relationships between issues. The codes aim to address the issues of freight, poor socio-economic mix, lack of affordable housing the need to manage population growth whilst retaining industries and improve the public environment to be more conducive to walking and catching public transport. The codes aim to create a more equitable and pleasant City of Maribyrnong.

FRANCIS ST LIMITATIONS

REFERENCES Australian Housing and Urban Research Institute 2017, ‘Understanding Inclusionary zoning’, Australian Housing and Urban Research Institute, accessed October 15, 2017, from <https:// www.ahuri.edu.au/policy/ahuri-briefs/Understanding-inclusionary-zoning>. Byrne, B 2014, ‘Residents from the west sick of losing sleep because of trucks stage sleeping bag protest in Moore St, Footscray, this morning’, Herald Sun, accessed September 25, 2017, from <http://www.heraldsun.com.au/leader/west/residents-fromthe-west-sick-of-losing-sleep-because-of-trucks-stage-sleeping-bag-protest-in-moore-st-footscray-this-morning/news-story/0e6993b930406b69e2f999e73c9ce659>. City of New York 2014, ‘Community Facilities and Services’, City of New York, accessed September 27, 2017, from <http://www1. nyc.gov/assets/oec/technical-manual/06_Community_Facilities_2014.pdf>.

Low quality dev. Segregation between rich and poor

UNENCOURAGED BY DENSITY BONUSES LOW DENSITIES UNABLE TO MANAGE POPULATION GROWTH

CONCLUSION

Atlas.id 2017, ‘City of Maribyrnong’, Atlas.id, accessed September 25, 2017, from <http://atlas.id.com.au/maribyrnong>.

HOW THE AFFORDABLE HOUSING IS PROVIDED IS NOT DEFINED. DEVELOPERS MAY CHOOSE TO PROVIDE AFFORDABLE HOUSING SEPARATELY TO REGULAR HOUSING

Department of Economic Development, Jobs, Transport and Resources 2017, ‘Victorian Industry Participation Policy’, Department of Economic Development, Jobs, Transport and Resources, accessed September 27, 2017, from <https://economicdevelopment.vic.gov.au/victorian-industry-participation-policy>.

dia/Files/air/vehicles/docs/MTAGAttachment.pdf>. Maribyrnong Truck Action Group 2017, ‘The Current Situation’, Maribyrnong Truck Action Group, accessed October 15, 2017, from <http://mtag.org.au/the-current-situation/>.

McArthur, G 2017, ‘Trucks to be banned from inner west roads’, Forecast.id 2017, ‘Population forecastsCity of Maribyrnong’, Forecast.id, accessed September 26, 2017, from <http://forecast. Herald Sun, accessed September 25, 2017, from <http://www. heraldsun.com.au/news/victoria/trucks-to-be-banned-fromid.com.au/maribyrnong>. streets-in-melbournes-inner-west-when-v-opens/news-story/38140f0ef42de3b618acf836cd42dcaf>. Haaland, C & van den Bosch, C 2015, ‘Challenges and strategies for urban green-space planning in cities undergoing densification: A review’, Urban Forestry & Urban Greening, vol. 14, no. 4, NSW Centre for Affordable Housing 2017, ‘What is affordable housing?’, NSW Centre for Affordable Housing, accessed Seppp. 760-771. tember 27, 2017, from <http://www.housing.nsw.gov.au/cenHomely 2017, ‘Yarraville guide, moving to Melbourne (Greater)’, tre-for-affordable-housing/about-affordable-housing#1>. Homely, accessed October 15, 2017, from <https://www.homely. Victoria State Government 2017, ‘Restrictions and boundaries’, com.au/yarraville-maribyrnong-melbourne-greater-victoria>. Victoria State Government, accessed September 27, 2017, from Maribyrnong Truck Action Group 2007, ‘Yarraville and Footscray <http://www.education.vic.gov.au/school/parents/primary/PagResidents Truck Impact Perception Survey Report’, Environmen- es/boundary.aspx>. tal Protection Authority, accessed September 25, 2017, from <http://www.epa.vic.gov.au/our-work/setting-standards/~/me

AFFORDABLE HOUSING CODE DOES NOT CONSIDER THE SCALE/BULK THAT RESULTS FROM HIGHER DENSITY DEVELOPMENTS Poor consideration of pedestrian scale environment, overshadowing, inactive streets - inactive ground floor

YARRAVILLE

CODES