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Latest News

News

In the three months since Banyule Council released the Draft Ivanhoe Structure Plan, there has been a lot of discussion about higher density development in Ivanhoe. Residents have been very clear that they are not necessarily opposed to greater development, but they are very concerned about how much development will take place and where it will take place.  

Part of the issue with adding higher density development in Ivanhoe is that the suburb has evolved as a residential area with a single street of local shops and services, which is built on a ridgeline. Unlike many suburbs or areas close by such as Northcote, Thornbury or Brunswick, it does not have a former industrial area and warehouses that can be converted to apartments or other developments for higher density living. These two factors – the topography and the limited commercial zone – mean that any development with significant height will significantly impact residential zones. 

This paper (attached) provides a summary of the findings from the online residents survey which asked residents to nominate their preferred maximum heights for different areas of the proposed study area.

 
Why did we create the survey?
This is the second resident’s survey we have conducted. The first survey found that building heights, overshadowing, impact on neighbourhood character, impact on streetscape and traffic congestion were the top concerns for Ivanhoe residents. 
 
The greatest concern for residents from the first survey was heights. While most residents agree that some medium density development makes sense around shops and transport, they are opposed to the heights proposed in the first draft plan for both residential and commercial areas in the study zone. The message we are hearing from submissions, public forums, meetings and our two surveys is that higher density does not have to mean high rise.
 
This survey dives further into this issue. The survey was created to help the Save Ivanhoe Residents Group formulate key principles around heights. The aim is to use the results and other information to get a general understanding of where residents think some development would be appropriate and what areas require protection. It was also created to get an idea on what heights people thought were appropriate for the suburb.
 
Key Findings
Residents were asked “assuming appropriate setbacks what is your preferred maximum height in each precinct?” It must be noted that the issue of appropriate setbacks in relation to heights is yet to be canvassed and will be the subject of future surveys.
 
Finding 1: Respondents want residential areas protected. The majority of respondents favour a limit of two storeys in residential areas. Sample responses regarding heights are:
  • 86% of respondents favoured 2 storeys in Linton, Toora, Locksley and Marshall Sts and surrounds
  • 84% of respondents favoured 2 storeys in the bowling green area
  • 81% of respondents favoured 2 storeys in around Kenilworth & Wallace Sts and surrounds
  • 81% of respondents favoured 2 storeys in around Ivanhoe Primary and surrounds
  • 80% of respondents favoured 2 storeys on the east side of Salisbury Ave should building over the railway line occur
  • 77% of respondents favoured 2 storeys in Lower Heidelberg Rd
  • 75% of respondents favoured 2 storeys in Heidelberg Rd south of Darebin Station (east side)
  • 72% of respondents favoured 2 storeys in Heidelberg Rd south of Darebin Station (west side)
 
Finding 2: A reasonable percentage of residents are comfortable with 3-4 storey development in the retail areas but there is little support for anything above 4 storeys anywhere in Activity Centre. Sample responses regarding heights are:
  • 44% of respondents favoured up to 3 storeys and 31% favoured up to 4 storeys in the main Upper Heidelberg Rd shopping strip. Only 5% favoured 5 storeys or more. As shops in this area are currently 1-2 storeys, this indicates that the majority of residents were comfortable with some moderate development in the strip
  • 28% of respondents favoured up to 3 storeys and 34% favoured up to 4 storeys in the Coles shopping plaza area. Only 13% favoured 5 storeys and 5% favoured 6 storeys or more
  • 39% of respondents favoured up to 3 storeys and 31% favoured up to 4 storeys for the Ivanhoe Hotel and Uniting Church carparks. Only 13% favoured 5 storeys or more
  • 36% of respondents favoured up to 3 storeys and 29% favoured up to 4 storeys for the railway ridge on Upper Heidelberg Rd. Only 12% favoured 5 storeys or more
  • 40% of respondents favoured up to 2 storeys and 44% favoured up to 3 storeys for the strip between Darebin Station and Heidelberg Rd. Only 13% favoured 4 storeys and 3% favoured 5 storeys or more
Full survey results can be downloaded here:

 

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