Kenneth Davidson claimed in The Age yesterday that Melbourne has 15 years’ supply of outer suburban land zoned for urban development at the world’s lowest residential densities of 12.5 to 15 houses per hectare.
Lowest in the world? I think that’s possibly a little harsh when Melbourne is compared with the outer suburbs of US cities. However what I’m really interested in looking at is what Melbourne’s supposed “lowest residential densities” actually look like. What does 15 dwellings per hectare mean on the ground?
An ideal case study is the new mixed use development planned for Toolern, near Melton. According to the Precinct Structure Plan, when fully developed it is expected to cover 24 sq km, house an estimated 55,000 residents and host businesses that provide 28,000 jobs.
This is an enormous project, covering an area around a fifth larger than the entire inner city municipality of Yarra. It is equivalent in area to a 2.8-kilometre radius circle – if the centre were Melbourne Town Hall, it would extend to Richmond Station in the east, Alexandra Parade in the north, Bolte Bridge in the west and Albert Park in the south.
The minimum average density set down for Toolern is 15 dwellings (per net developable hectare), the same as the target minimum for the growth areas set out in Melbourne @ 5 Million and its predecessor, Melbourne 2030. Read the rest of this entry »