We know that the inability to increase significantly the supply of dwellings within established suburbs is a key failing of strategic planning in Melbourne. Simply put, there’s not enough housing to make established suburbs affordable for all the people who would like to live in a relatively accessible location.
We also know that activity centres aren’t pulling their weight in the task of increasing supply (see here and here) and that the burden of supply is instead falling on small-scale infill development, much of it dual occupancy projects. So it’s worth looking further at the nature of infill housing.
A study by Monash University’s Thu Phan, Jim Peterson and Shobhit Chandra , Urban infill: the extent and implications in the City of Monash, examined new developments in the municipality over the period 2000-06. They defined infill primarily as projects where two or more new dwellings were constructed on sites formerly occupied by detached houses. A total of 1,483 projects were identified, ranging in size from two dwellings to 178.
The study revealed a number of interesting aspects about this middle suburban municipality.
First, it found new dwelling supply is dominated by small projects. One project built more than 178 dwellings and three built between 40-77 dwellings, however 98% of projects involve just 2-7 seven dwellings (and we can be pretty confident they’re heavily weighted toward the smaller end).
Second, projects are dispersed, not concentrated. As shown in the exhibit, proximity to major trip generators is uncorrelated with location of projects. Just 5% are within 400 metres of a Principal, Major or Specialised activity centre, and only 10% are within 400 metres of a rail station. Moreover, the authors found projects located within 400 metres of an activity centre are smaller on average than those in more distant locations.
Third, developers tend to be opportunistic rather than strategic – they wait for properties to be offered for sale and assess each one on its potential for redevelopment. Thus the geography of infill development is shaped largely by what comes on the market rather than by any sort of deterministic planning policy.
Fourth, the size of lots and the age of the existing house is a more important influence on the location of infill development than proximity to an activity centre or rail station. The average infill site is relatively large (700 to 900 sq m) and the majority of existing dwellings are relatively old i.e. built between 1945 and 1965. Lot sizes close to rail stations are smaller – and hence less amenable to redevelopment – than those further away, probably reflecting the different periods of development.
Thus not only are activity centres failing to expand housing supply in accordance with the precepts of Melbourne 2030, but the great bulk of new housing being built in Monash isn’t located close to activity centres but rather is dispersed (relatively uniformly too judging by the exhibit i.e. non-randomly).The dispersed pattern will worry some, but I don’t see it as a big issue. Read the rest of this entry »
There’s a theory that women are an “indicator species” of how bike-friendly a city is. According to Deakin University’s Jan Garrard, “if you want to know if an urban environment supports cycling, you can forget about all the detailed ‘bikeability indexes’ — just measure the proportion of cyclists who are female”.
I reckon you can say much the same thing about public toilets and public transport. Good public transport systems have good toilets because good managers focus on the welfare of users. Maybe users who are given a good system take better care of it.
The idea that a major urban node like a rail station doesn’t have toilets for its thousands of daily users is simply appalling. We wouldn’t tolerate their absence in other public places like a school, a stadium or a mall.
What’s more basic than a call of nature? If you’re travelling by train and you’ve got infants that need to be changed, or pre-teens that have difficulty planning ahead, or you’re pregnant, or you’ve been on the turps, or you’ve got an aging bladder, or you or someone in your care is feeling sick, then having access to a toilet is a fundamental human necessity.
Even in Manhattan, one of the world’s great public transport oriented cities, a busy interchange station like Union Square, with tens of thousands of people passing through each day, does not have toilets accessible to the public. Dense nodes of human activity are the very places that should have toilets!
Fortunately we have toilets at major CBD stations in Melbourne, but most suburban stations don’t. According to Greens MP, Greg Barber, two thirds of stations in Melbourne do not have toilets for public use. Even some premium stations don’t open the toilets at all times, even when staffed. Mr Barber says there are 40 stations with more than 5,000 patrons per day that don’t have public toilets.
For example, Box Hill is the tenth busiest rail station in Melbourne with circa 10,400 users per day on average, however according to Wiki:
Despite being a Premium station, there are no public toilets within the station complex. Toilets for station patrons were originally located out in Main Street Mall, however, they have been closed permanently due to vandalism. Station patrons must now use the toilets provided by the adjoining shopping centre, which are only open during trading hours.
Lack of privacy is a disadvantage of public transport relative to the car, so managers should be working hard to minimise passengers’ fear they might be put in an embarrassing position. Passengers shouldn’t have to plan their travel around the risk of needing unscheduled toilet stops.
Why are there so few public toilets at rail stations? The former Minister for Transport in the Brumby Government said toilets at stations weren’t open “for good reasons: first of all for issues of security, and for issues of cleanliness, and the like”. I acknowledge it costs money to clean graffiti and repair vandalised fittings. It probably costs much more to keep toilets clean (and were toilets opened at stations I expect users would demand a high and costly standard of maintenance). But I reckon that’s just one of those base line costs, like safety, that just have to be accepted – it’s the price of simply being in the business.
The excuse I find really odious is that toilets should be closed to prevent druggies using them. That’s really cutting off your nose to spite your face. There are other strategies for managing this problem – the Government’s promised PSOs should help – but even if toilets are used by junkies, they should nevertheless be kept open and kept in good order so ordinary passengers aren’t punished when in extremis. Travellers will doubtless avoid using toilets frequented by addicts, but they need to know they’re there when nature calls urgently and unexpectedly. Read the rest of this entry »
I love Russian railway stations. The TimesOnline reports “the opening of a Moscow Metro station named after Fyodor Dostoevsky has been postponed after complaints that murals decorating the platform walls are too depressing. The images, drawn from the 19th-century novelist’s works, could prompt depressed commuters to kill themselves, critics say.
“One scene, right, depicts a man preparing to hit a woman with an axe while another lays dying at his feet — inspired by Rodion Raskolnikov in Crime and Punishment”.
I’ve never been very keen on public art and this reinforces my prejudice.
Hat tip to Tyler Cowen.