contents...glen eira city council june 2002 1 contents part b — suburb profiles why consider glen...

1Glen Eira City Council June 2002

Contents

PART B — Suburb profiles

Why consider Glen Eira’s suburbs?

1.0 Bentleigh1.1 Bentleigh East1.2 Carnegie1.3 Caulfield1.4 Caulfield North and Caulfield East1.5 Caulfield South1.6 Elsternwick and Gardenvale1.7 Glen Huntly1.8 Murrumbeena1.9 McKinnon1.10 Ormond1.11 St Kilda East

Draft Housing and Residential Development Strategy2


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CAULFILEDCAULFILEDCAULFILEDCAULFILEDCAULFILEDCAULFILEDCAULFILEDCAULFILEDCAULFILEDEASTEASTEASTEASTEASTEASTEASTEASTEAST

ST KILDAST KILDAST KILDAST KILDAST KILDAST KILDAST KILDAST KILDAST KILDAEASTEASTEASTEASTEASTEASTEASTEASTEAST

CAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDSOUTHSOUTHSOUTHSOUTHSOUTHSOUTHSOUTHSOUTHSOUTH

GLENGLENGLENGLENGLENGLENGLENGLENGLENHUNTLYHUNTLYHUNTLYHUNTLYHUNTLYHUNTLYHUNTLYHUNTLYHUNTLY

BRIGHTON EASTBRIGHTON EASTBRIGHTON EASTBRIGHTON EASTBRIGHTON EASTBRIGHTON EASTBRIGHTON EASTBRIGHTON EASTBRIGHTON EAST

CAULFIELD NORTHCAULFIELD NORTHCAULFIELD NORTHCAULFIELD NORTHCAULFIELD NORTHCAULFIELD NORTHCAULFIELD NORTHCAULFIELD NORTHCAULFIELD NORTH

ELSTERNWICKELSTERNWICKELSTERNWICKELSTERNWICKELSTERNWICKELSTERNWICKELSTERNWICKELSTERNWICKELSTERNWICK

GARDENVALEGARDENVALEGARDENVALEGARDENVALEGARDENVALEGARDENVALEGARDENVALEGARDENVALEGARDENVALE

CAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELD

BENTLEIGH EASTBENTLEIGH EASTBENTLEIGH EASTBENTLEIGH EASTBENTLEIGH EASTBENTLEIGH EASTBENTLEIGH EASTBENTLEIGH EASTBENTLEIGH EAST

MURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENACARNEGIECARNEGIECARNEGIECARNEGIECARNEGIECARNEGIECARNEGIECARNEGIECARNEGIE

ORMONDORMONDORMONDORMONDORMONDORMONDORMONDORMONDORMOND

McKINNONMcKINNONMcKINNONMcKINNONMcKINNONMcKINNONMcKINNONMcKINNONMcKINNON

BENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGH

Part B: Suburb profiles

Why consider Glen Eira’s suburbs?

Each suburb in Glen Eira is different in terms of who lives there, housing types and styles, shopping andcommunity facilities and neighbourhood character. Each suburb has its own character that the communitywould like to protect and enhance.

An aim of the Strategy is to develop planning policy that better reflects Glen Eira’s different suburbs. ThePlanning Scheme needs to consider local detail to:

• recognise that not all the suburbs in Glen Eira are the same (eg, a development in Elsternwick will notbe suitable in Bentleigh);

• help to determine what outcomes are wanted in different areas; and

• ensure better planning outcomes are achieved.

A local policy in the Planning Scheme will be developed that describes the preferred neighbourhoodcharacter of different suburbs and includes framework plans for each suburb that identify areas for multi-units, constraints to development and special character areas.

The suburbsIn the Housing and Residential Development Strategy, statistical information for some of the suburbs wasamalgamated because some suburbs have a small residential populations.

The suburbs of Glen Eira include:

• Bentleigh• Bentleigh East• Carnegie• Caulfield• Caulfield North and Caulfield East• Caulfield South• Elsternwick and Gardenvale• Glen Huntly• McKinnon• Murrumbeena• Ormond• St Kilda East

Elements of the suburb profilePart B of the Strategy contains thefollowing for each suburb.• A brief description of the suburb

and its facilities (eg, schools, parks).• A summary of population and housing

trends.• A description of the neighbourhood character of

the suburb.• Visions and opportunities for the suburb.• A suburb framework plan describing housing diversity

areas (eg, urban villages, Phoenix Precinct,neighbourhood centres, local centres, tram routes, selectedmain roads and key development sites).

• Minimal change areas (including Significant Character Areas).• Heritage Areas.• Special Building Overlay Areas.


How were the suburb profiles developed?Information from the community on each suburb was developed from the suburb workshops andquestionnaire (see 4.6 and Background paper 5). Technical work was also undertaken including analysingstatistics, identifying the boundaries for housing diversity areas, identifying significant character areas anddetermining neighbourhood character elements.

Local knowledge andvalues

Technical expertise

Local policy on neighbourhood character andSuburb framework plans

Figure 1. Process to develop suburbs information

How will Part B will be implemented?

Neighbourhood characterThe important elements of neighbourhood character will be included in a Planning Scheme Amendment toensure they are taken into account when new development is proposed. Once a detailed character study isundertaken, more detailed character outcomes can be developed for small areas within each suburb. Thesewill ultimately be included in the Planning Scheme.

Visions and opportunitiesThe visions and opportunities for each suburb, emerged from the consultation phase of the Strategy. Whilstconsultation focused on housing, residential development and neighbourhood character issues, many peoplesaw neighbourhood character in a broader context. Many people felt it was important that the visions fortheir suburbs should go beyond traditional land use and development issues and, consequently, madecomments about a whole range of factors which affect their urban environment. These visions have beencaptured for consideration and possible implementation by numerous sections of Council.

Sections 2.2 and 2.3 in Part A of the Strategy translate some of these visions and opportunities into possibleactions.

Suburb framework plansThe suburb framework plans are more detailed versions of the City-wide framework plan in Section 2.4 ofthe Strategy. The City-wide framework plan describes the type of development considered desirable ineach of the different areas (eg, neighbourhood centres). The suburb framework plans provide more detailat the suburb level. The individual suburb framework plans will be included in the Planning Scheme and aplanning policy will be developed to broadly guide development.


1.0 BentleighLocated north of Nepean Highway and South Road, Bentleigh is a residential suburb developedpredominantly in the inter-war period. Bentleigh is 4.7km2 in area.

Bentleigh features Glen Eira’s largest commercial centre — Bentleigh Urban Village on Centre Road.Bentleigh Urban Village has a large range of shops, services and community facilities such as child carecentre, library, banks and post office. Patterson shopping centre on Patterson Road, has a high number ofvacant shops and now features a couple of convenience shops, offices and new residential developments.Both Bentleigh Urban Village and Patterson have train stations. Bentleigh is also serviced by bus routesalong most of the main roads in the suburb. A small section of the Moorabbin shopping centre is located inBentleigh although the majority is in the City of Kingston.

Bentleigh has a range of educationfacilities including Bentleigh Preschool,Bentleigh West Primary School, St Paul’sPrimary School and Our Lady of theSacred Heart College. Bentleigh also hasa wide range of recreation areas andparks and community facilities. A largeretirement village, Brighton ClassicResidences, is located on the corner ofThomas and Brewer Streets.

Bentleigh has a significant heritage areawhich offers a good example of inter-warhousing and the garden suburbphilosophy in a compact area.

Population and housingBentleigh’s population has remained relatively stable at 12,600 between 1981 and 1996.

The area is characterised by significant numbers of lone person households and couples with children. Thelargest age group in Bentleigh is 35–49 year olds — the baby boomers — comprising 24 per cent of thepopulation (in Glen Eira as a whole, 23 per cent were in this age group). In 1996, 22 per cent of Bentleigh’spopulation was aged 0–17 years — slightly above the Glen Eira average (20 per cent).

The number of dwellings remained relatively stable between 1981 and 1996. At 79 per cent Bentleigh hadthe highest proportion of separate houses in Glen Eira (across Glen Eira as a whole, 60 per cent ofdwellings were separate houses). The number of separate houses has declined in Bentleigh since 1981.

Building trends in the suburb and neighbouring suburbs, Ormond and McKinnon, have shown high levels ofbuilding activity (about 90 new dwellings per year have been approved between 1997 and 2000). An averageof 240 existing houses per year were renovated in Bentleigh, Ormond and McKinnon.

Average house prices in Bentleigh rose substantially from $170,000 in 1995 to $365,000 in 2000 — a 115per cent increase. The average house price in Metropolitan Melbourne rose from $128,000 to $300,000 —a 134 per cent increase.

In 1996, 55 per cent of the population owned their own home, 24 per cent were purchasing their homes,while 21 per cent privately rented. Compared to Glen Eira, more Bentleigh residents owned or were in theprocess of purchasing their homes and less people were privately renting.


Neighbourhood characterThe major elements of neighbourhood character in Bentleigh are:• the relatively flat topography;• the grid subdivision pattern;• the predominantly single storey scale of development in established residential areas;• the highly uniform lot sizes and generous setbacks in the residential areas;• the concentration of detached Californian bungalows of timber or brick with tiled roofs, immediately

north and south of the Bentleigh Urban Village, many of recognised heritage significance;• the presence of modern (post-war) detached villa homes constructed of brick with tiled roofs set in

well-established gardens with low and medium scale planting and with low and medium height frontfences;

• the presence of some detached contemporary dwellings;• generally, one driveway crossing per allotment;• well-established domestic gardens containing low and medium scale planting;• the presence of the wide main roads of the Nepean Highway and South Road which also mark the

boundary of the suburb and municipality;• the presence of overhead electricity and communication services, and nature strips, with low and

medium scale planting; and• the variety of parkland, recreational spaces and other community facilities.

Visions and opportunitiesThe visions and opportunities identified for Bentleigh, include:• investigating the issue of congestion on Centre Road and use of side streets as thoroughfares;• promoting the rotunda area in Bentleigh Shopping Centre as a village square;• ensuring future development on existing car parks sensitively interfaces with neighbouring residential

properties;• improving the appearance of existing car parking areas in the Bentleigh Urban Village;• improving the streetscape of Jasper and Tucker Roads;• enhancing the Patterson local centre through streetscape improvements and encouraging further

residential development in the centre to replace vacant shops and offices;• upgrading the Patterson railway station and its surrounds;• protecting and promoting the Bentleigh Heritage Area as an example of a discrete area of inter-war

housing with characteristic large front gardens;• encouraging more street planting, especially native species; and• promoting the open garden layout of the suburb by encouraging large setbacks, front gardens and trees

and adequate space around the houses.


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Urban Villages & Phoenix Precinct

Neighbourhood Centres

Local Centres

LEGEND

Tram Lines & Selected Main Roads

Defined Areas with a High Proportion of Units

Minimal Change Areas

Housing Diversity Areas


Bentleigh framework plan


Housing diversity areas

Bentleigh Urban VillageBentleigh is an attractive shoppingstrip with a range of both retail andnon-retail services such as childcare centre, library, banks and postoffice. It is centred around a railwaystation and bus network.

The Urban Village Local PlanningPolicy provides further detail on theform and location of residentialdevelopment in Bentleigh UrbanVillage. Bentleigh Urban Villagecomprises a number of precinctsincluding; the community precinct,retail hub, car park and mixed-useand residential area. A HeritageArea exists to the south of CentreRoad which contributes to thearea’s character. The greatestpotential for residentialdevelopment exists with shop-top/mixed-use developments along Centre Road itself. Multi-unitdevelopments are encouraged in the residential areas surrounding the centre.

Council is in the process of developing a detailed Urban Design Framework for the centre.

Moorabbin Neighbourhood CentreCommercial area of the centre

Within the Glen Eira section of Moorabbin, limited opportunities exist for shop-top housing. The car parkto the rear of shops on South Road provides an appropriate transitional interface between potential shop-top housing and immediately surrounding residential properties to the north. Significant developmentopportunities exist in the Kingston and Bayside sections of the centre.

Residential area of thecentre

Due to the size of the lots inthe immediately surroundingarea, the almost intact natureof low density, andpredominantly single storeyresidential development in thesurrounding area, the level ofchange should be gradual. Theprevailing lot size, existingcharacter and type andcondition of dwelling stockwould suggest that a mix ofsingle dwellings and single anddouble storey multi-unitdevelopment could besupported on appropriate sites.

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- Commercial Area

- Residential Area

Neighbourhood Centre


Local CentresPatterson

Patterson is a local centrewhich may offer morepotential for residentialdevelopment than the otherlocal centres. Patterson isbased around a railway stationand offers some potential forshop-top and apartment styledevelopment.

Other local centres

Shop-top housing is encouraged in the commercial areas of the following local centres:• Brewer Road and Todd Street; and• Tucker Road and Patterson Road.

This will include the development of new dwellings on top of existing shops (ie, small numbers of dwellingsand generally not in excess of existing building heights) as well as encouraging the refurbishment of existingshop-top housing. Some ground floor mixed use/residential development may be considered where the siteis located on the edge of the centre.

Minimal change areasIn minimal change areas, protection of existing neighbourhood character is the primary objective. In theseareas new single dwellings, extensions to existing dwellings and dual occupancies (two dwellingdevelopments) could be developed on an average sized lot (providing the new development is consistentwith the surrounding scale and character of the area).

Significant Character AreasThe Highway, BentleighThe Highway is significant as anintact street of clinker brickhomes with uniform setbacks,low front fences and wellvegetated gardens.

This area will be treated likeother minimal change areas anddevelopment should respectthe important elements thatmake up its character.

PATTERSON

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CENTRE ROADCENTRE ROADCENTRE ROADCENTRE ROADCENTRE ROADCENTRE ROADCENTRE ROADCENTRE ROADCENTRE ROAD


Heritage Areas

Bentleigh Heritage AreaTwo significant heritage areasexist in Bentleigh betweenBrewer and Centre Roads.Constructed in the inter-warperiod, the houses are mainlybrick and timber Californianbungalows, interspersed withSpanish Mission, Old Englishand other houses. The area isimportant as a good example ofinter-war housing and thegarden suburb philosophy in acompact area.

Where the Bentleigh Heritage Area is within a housing diversity area, the requirements of the HeritageOverlay and respect for the heritage values of the area are the priority. Because of this, developmentexpectations in these areas will belower than the rest of the housingdiversity area. Multi-unitdevelopments will only beconsidered where heritage valuesare not compromised.Development which incorporatesretention of contributory buildingsis encouraged.

Special Building OverlayAreasSome areas of Bentleigh have beenidentified as prone to overlandflooding by a one in 100 yearstorm event and are included inthe Special Building Overlay(SBO). Where these areas are in ahousing diversity area (eg,Bentleigh Urban Village andMoorabbin NeighbourhoodCentre), this area could havelower development expectations.Developments in the SBO areawill be referred to MelbourneWater to determine whether thelevel of development isappropriate and how the designtakes the potential flooding intoaccount.

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N0 0.50.25

kilometres

LEGEND

Special Building Overlay


2.0 Bentleigh EastBentleigh East is primarily a residentialsuburb largely developed in the 1950s. Itis family-orientated with parks andschools. Several education facilities caterfor school aged children and younger.The suburb includes a large number ofsporting grounds and parks, includingBailey Reserve, Centenary Park and KingGeorge VI Reserve as well as a number ofsmaller parks. The East Bentleigh SwimCentre is located in Bailey Reserve.

Bentleigh East Shopping Centre is onCentre Road and mainly providesconvenience shopping and cafe/take awayfacilities. A significant number of othersmall groups of shops exist throughout the suburb.

Bentleigh East has a small pocket of industrial activity on East Boundary Road and features the MonashMedical Centre Moorabbin Campus. The Yarra Yarra Golf Club occupies a large part of the suburb in thesouth east corner.

While the suburb features a number of bus routes, it is not well served by public transport having no tramroutes or train stations.

Population and housingAs with other parts of Melbourne, the population of Bentleigh East has decreased and aged significantlyfrom 1981 to 1996. During this period, the population dropped from 26,000 to 22,500.

Bentleigh East had a large number of families in 1996, although this was less than there were in 1981. Manyfamilies in Bentleigh East are emerging empty nesters, ie, families with older children still at home. This isindicative of the age of residential development in the area (post-war) and the large number of settledfamilies. However, a relatively large number of young family households also exists — attracted to thesuburb because of its housing prices and facilities. Between 1981 and 1996, the number of lone personhouseholds increased.

Bentleigh East had the lowest proportion of households with no cars in Glen Eira — only 9 per cent ofhouseholds had no car, while in Glen Eira 15 per cent of households had no car. Car ownership in BentleighEast is high, perhaps due to poor access to public transport.

The number of dwellings increased between 1981 and 1996 from 8900 to 9300. The majority of housingstock in Bentleigh East are separate houses (89 per cent ), the highest proportion in Glen Eira. However,this pattern has been changing as the proportion of separate houses has declined over the past 20 years.About half the dwellings in Bentleigh East have two bedrooms which may account for the high numbers ofrenovations and alterations.

Bentleigh East had the highest proportion of people who owned their own home (55 per cent), while only45 per cent of the population across Glen Eira owned their own home. About 26 per cent of Bentleigh Eastresidents were purchasing their home — again a high proportion compared to overall Glen Eira. BentleighEast had the lowest proportion of people who privately rented in Glen Eira (15 per cent compared to 28per cent for Glen Eira).

Bentleigh East is the most affordable suburb in Glen Eira in terms of houses, however, flats and units havebecome expensive. From 1995 to 2001, median house prices rose by 85 per cent in Bentleigh East from$140,000 to $315,000. Metropolitan Melbourne experienced a similar increase in property values. But unitprices in Bentleigh East rose to $293,000 — a 138 per cent increase on 1995 prices.

The level of development has increased substantially in Bentleigh East over the past couple of years.Extensions and alterations to existing homes have increased from 154 in 1998 to 225 in 2000. Similarly thenumber of new dwellings increased between 1998 (58) and 2000 (85).


Neighbourhood characterThe major elements of neighbourhood character in Bentleigh East are:• the relatively flat topography;• the grid subdivision pattern and a number of crescents;• the predominantly single storey scale of development in established residential areas;• the highly uniform lot sizes and generous setbacks in the residential areas;• the predominance of modern (post-war) detached villa homes constructed of cream brick with tiled

roofs set in well-established gardens with low and medium scale planting and with low and mediumheight front fences;

• the presence of some contemporary dwellings• generally, one driveway crossing per allotment• well-established domestic gardens containing low and medium scale planting;• the presence of overhead services, and nature strips, with low and medium scale planting;• the presence of the Centre Road shopping strip and smaller shopping centres;• the presence of the wide main roads of North Road, South Road, Warrigal Road, and East Boundary

Road;• the presence of the Yarra Yarra Golf Club, Virginia Park industrial estate on the eastern side of East

Boundary Road and the Monash Medical Centre; and• the variety of parkland, recreational spaces and other community facilities.

Visions and opportunitiesThe visions and opportunities that have been identified for Bentleigh East, include:• enhancing and upgrading the Bentleigh East Shopping Centre by improving the attractiveness of parking

areas, improving the appearance of shops and streetscape enhancements;• ensuring any new development in the Monash Medical Centre Precinct complements the character of

the residential streetscape and amenity of neighbouring residential properties;• continuing to enhance the Virginia Park industrial area, especially along boundaries with residential

properties;• ensuring new developments incorporate front gardens and enhance the leafy garden setting of the

suburb;• enhancing the streetscape of East Boundary Road;• ensuring existing street trees are well maintained and further street tree planting is undertaken;• reducing the amount of through traffic in quiet residential streets;• enhancing the suburb’s parks with more children’s playgrounds, planting and fencing;• improving public transport options for residents and linkages between different modes of transport

especially for the journey to work;• enhance the leafy garden setting of the neighbourhood by encouraging the planting of trees in new

developments and protecting existing trees; and• promoting a more “modern” look to housing in the suburb while ensuring that new development is in

character with the existing post-war housing.


Bentleigh East framework plan

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0.25 0.5



Local Centres

LEGEND








Bentleigh East Neighbourhood centreCommercial area of the centre

Several opportunities exist for shop-top housing and apartment style development in the commercial areaof the centre.

In the Business 1 Zone, groundfloors should be retained forcommercial activity and anyresidential development shouldtake place above ground floor orto the rear. In the longer term, atthe western end of the centre andeast of East Boundary Road,ground floor residential/mixed useactivity fronting Centre Road andEast Boundary Road could beconsidered. The centre ispredominantly single and doublestorey. Additional storeys may beappropriate but new developmentshould ensure a transition inheights exists between the existingand the new buildings. Newbuildings should not dominate thestreet and neighbouringproperties.

Several public car parks provide transitional interfaces between potential residential development in thecommercial areas and immediately surrounding residential areas.

Residential area of the centre

The prevailing lot size, existing character and type and condition of dwelling stock would suggest that a mixof single dwellings and single and double storey multi-unit development could be supported.

Local centresShop-top housing will be encouraged in the commercial area of the following local centres:• Poath Road and North Road;• McKinnon Road and East Boundary Road;• Mackie Road;• Orange Road and Warrigal Road;• Mackie Road and Centre Road;• Bignell Road and Matthews Road;• Brady Road and Highview Road; and• Chesterville Road and South Road.

This will include the development of new dwellings on top of existing shops (ie, small numbers of dwellingsand generally not in excess of existing building heights). The refurbishment of existing shop-top housing willalso be encouraged. Some ground floor mixed use/residential development may be considered where thesite is located on the edge of the centre.


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- Residential Area



Special Building Overlay AreasAn area of Bentleigh East hasbeen identified as prone tooverland flooding by a one in100 year storm event and iscovered by the Special BuildingOverlay (SBO). Developmentsin the SBO area will bereferred to Melbourne Waterto determine whether the levelof development is appropriateand how the design takes thepotential flooding into account.

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BENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHBENTLEIGHEASTEASTEASTEASTEASTEASTEASTEASTEAST

kilometres0 0.5

N0.25

LEGEND



3.0 CarnegieCarnegie is 3.7km2 in area. It is predominantly a residential area and has a greater mix of housing types thanthe rest of Glen Eira. It has undergone development over time — some areas have seen majorredevelopment, while other areas feature older style housing and period homes. It is close to MonashUniversity and is attractive to students.

Carnegie has a vibrant and livelyshopping centre centered around therailway station. Carnegie Urban Villagehas a retail mix with mainly food,convenience retailing, a selection ofbanks, a supermarket and a number ofcommunity facilities including a library.

In the south of the suburb, Carnegiefeatures a number of areas of openspace, including Lord Reserve, andPacker and Koornang Parks. Carnegiehas a number of preschools and CarnegiePrimary School.

The suburb is well served by publictransport with a train line in the north ofthe suburb. Carnegie Railway Station is located on Koornang Road. The Glen Huntly Road tram lineterminates at Koornang Road and buses run throughout the suburb.

The Glen Huntly Park Estate Heritage Area is situated immediately south of Lord Reserve. Developed inthe inter-war period in the garden style, it features low front fences, open gardens, concrete roadpavement and wide nature strips.

Population and housingCarnegie’s population increased by 505 people between 1981 and 1996 — from 13,490 to 13,995.

In 1996, Carnegie had a lower proportion of children (17 years old and younger) than the Glen Eiraaverage. The largest age group was 35–49 year olds — the baby boomers — which accounted for 23 percent of the Carnegie population (a similar proportion to the rest of Glen Eira).

About 71 per cent of households were one and two person households. The major household groups werelone person households (40 per cent) followed by families with children (23 per cent). In Glen Eira, thesegroups accounted for 31 per cent and 29 per cent of households respectively.

In 1996, Carnegie had the highest percentage of Glen Eira suburbs (18 per cent) of people using the train astheir mode of transport to work. There was also a high proportion of people with no cars.

In 1981, Carnegie had 6436 private dwellings, which increased to 6949 private dwellings in 1996. Multi-unitsmade up 62 per cent of dwellings in 1996 (in Glen Eira, only 40 per cent of the dwelling stock was multi-units). The proportion of separate houses in Carnegie declined from 45 per cent in 1981 to 38 per cent in1996. Reflecting housing types, Carnegie had a high percentage (39 per cent) of people who privatelyrented in 1996 compared to the Glen Eira average of 28 per cent.

From 1995 to 2001, the median house price in Carnegie rose by 125 per cent, from $165,000 to $367,500— a similar pattern to Metropolitan Melbourne.

Building statistics for Carnegie and neighbouring suburbs, Murrumbeena and Glen Huntly, show a highnumber of extensions/alterations have been carried out over the last three years — about 220 per year.Housing construction has remained steady at about 90 new dwellings per year.


Neighbourhood characterThe major elements of neighbourhood character in Carnegie are:• the flat topography;• the grid subdivision pattern;• the predominantly single and double storey scale of development in established residential areas;• a variety of lot sizes;• generally consistent setbacks in the residential areas;• a variety of residential architectural styles;• a concentration of villa unit development and walk up flats, particularly in Toolambool, Truganini,

Kokkarib, Shepparson, Belsize, Elliot and Tranmere Roads, both north and south of Neerim Roadsurrounding the Carnegie Shopping Centre. Similar development is found in the area bounded byGrange and Neerim Road, Railway and Munro Avenues;

• a concentration of villa units with some walk up flats in the area between Koornang and MurrumbeenaRoads, Gnarwyn and Woornack Roads;

• more recent subdivision and contemporary dwellings in the area bounded by Leila, Hunter, North andMurrumbeena Roads including redevelopment of the old Murrumbeena Secondary School Site;

• generally one driveway crossing per allotment;• well-established domestic gardens containing low and medium scale planting;• some strong avenue planting with large canopy trees;• the presence of overhead services, and nature strips, with low and medium scale planting;• the presence of the Koornang Road (Carnegie) shopping strip and a number of smaller shopping

centres;• the presence of the main roads of Murrumbeena Road, the Princes Highway (Dandenong Road), North

Road, Neerim Road, and Grange Road;• The presence of the Carnegie railway station and railway line;• the presence of the Glen Huntly Road–Truganini Road tram line;• the presence of industry north and south of the railway line, west of Koornang Road;• the variety of parkland and recreational spaces, several of which have a strong linear expression, and

other community facilities;• inter-war and post-war schools; and• proximity to Princes Highway.

Visions and opportunitiesThe visions and opportunities that have been identified for Carnegie, include:• In Carnegie shopping centre, upgrading the Carnegie Station and integrating it into the retail centre;• redeveloping off-street parking areas within the Carnegie Urban Village for car parking, residential

development and mixed use developments;• ensuring the vibrancy and character of the Carnegie Urban Village is maintained to encourage

neighbourhood and community interaction;• encouraging low fences at front of houses;• ensuring a mix of housing types is maintained in Carnegie, including single dwellings for families;• enhancing the suburb’s parks with more children’s play areas;• ensuring existing open space is protected and enhanced;• encouraging the planting of more trees (both native and introduced species) to improve the

streetscape;• ensuring new developments incorporate canopy trees in gardens to replace trees that have been

removed during development;• encouraging the clean up of commercial and industrial properties, eg, commercial sites in Glen Huntly

Road or along the railway line;• using development as an opportunity to add to open space in Carnegie, eg, in the development of the

community centre;• encouraging the retention and renovation of period homes rather than demolishing them;• developing a village common, ie, parks next to shops and train station to provide space for the

community to interact;• maintaining and promoting the use of public transport for the suburb; and• developing more extensively linked bike paths in Carnegie.


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CAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDEASTEASTEASTEASTEASTEASTEASTEASTEAST

Glen HuntlyGlen HuntlyGlen HuntlyGlen HuntlyGlen HuntlyGlen HuntlyGlen HuntlyGlen HuntlyGlen HuntlyNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhood


CARNEGIECARNEGIECARNEGIECARNEGIECARNEGIECARNEGIECARNEGIECARNEGIECARNEGIE

CarnegieCarnegieCarnegieCarnegieCarnegieCarnegieCarnegieCarnegieCarnegieUrbanUrbanUrbanUrbanUrbanUrbanUrbanUrbanUrbanVillageVillageVillageVillageVillageVillageVillageVillageVillage


MurrumbeenaMurrumbeenaMurrumbeenaMurrumbeenaMurrumbeenaMurrumbeenaMurrumbeenaMurrumbeenaMurrumbeenaNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhood


Dandenong RoadDandenong RoadDandenong RoadDandenong RoadDandenong RoadDandenong RoadDandenong RoadDandenong RoadDandenong RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main Road

Glen Huntly RoadGlen Huntly RoadGlen Huntly RoadGlen Huntly RoadGlen Huntly RoadGlen Huntly RoadGlen Huntly RoadGlen Huntly RoadGlen Huntly RoadTram LineTram LineTram LineTram LineTram LineTram LineTram LineTram LineTram Line

CarnegieCarnegieCarnegieCarnegieCarnegieCarnegieCarnegieCarnegieCarnegiehigh proportion of units.high proportion of units.high proportion of units.high proportion of units.high proportion of units.high proportion of units.high proportion of units.high proportion of units.high proportion of units.

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MURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENA



Local Centres

LEGEND








Carnegie Urban VillageCarnegie is a traditionalshopping centre surrounded bya well-established residentialarea containing a mix of flats,units and detached houses thatcater for the mixedcommunity. The centreconsists of a number ofprecincts comprising mixeduses, industrial and recreation,a retail hub and a communitycentre.

The Urban Village Local PlanningPolicy provides further detail onthe form and location ofresidential development in theCarnegie Urban Village. Theretail focus along KoornangRoad should be strengthened with retail being the principal ground floor use. Medium to high densityhousing is encouraged in the residential areas of this centre.

Council is in the process of developing a detailed urban design framework for the centre.

Neighbourhood centresTwo neighbourhood centres are partly located within Carnegie — Murrumbeena and Glen Huntly.However, as the majority of these centres falls in the suburbs of Murrumbeena and Glen Huntly they arediscussed in those sections:

• Murrumbeena Neighbourhood Centre — see 10.0 Murrumbeena; and

• Glen Huntly Neighbourhood Centre — see 9.0 Glen Huntly.

Local centresShop-top housing is encouraged in the commercial area of the Koornang Road and Truganini Road localcentre.

This includes the development of new dwellings on top of existing shops (ie, small numbers of dwellings andgenerally not in excess of existing building heights) as well as encouraging the refurbishment of existingshop-top housing. Some ground floor mixed use/residential development may be considered where the siteis located on the edge of the centre.

Tram routesMulti-unit developments are encouraged on properties directly abutting the Glen Huntly Road andTruganini Road tram route. The design of these developments should ensure that the interface withresidential developments to the rear, is carefully designed to protect the amenity of these properties.Significant changes in building height between existing dwellings and new development should be avoided byreducing the visibility of the extra storey(s).

Selected main roadsMulti-unit development will be encouraged along Dandenong Road between Grange Road andMurrumbeena Road.

The interface between development along the main road and housing in the side streets should be carefullyconsidered. Significant changes in building height between existing dwellings and new development shouldbe avoided by reducing the visibility of the extra storey(s).

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Key development sitesSeveral key development sites are indicated in the structure plan for the Carnegie Urban Village. Theseinclude land in Woorayl Street, Arawatta Street and Morton Avenue, currently used for light industry,storage and warehousing. This land is envisaged in the long term for multi-unit housing.

Defined areas with an already high proportion of multi-unit developmentThe area between Gnarwyn Road,Coorigil Road, Moonya Road,Woornack Road, Warina Road hasbeen identified as an area of theCity with an extraordinarily highproportion of multi-unitdevelopments. In this area, somefurther multi-unit developmentwill be supported.

The intensity of developmentshould not be as high as theexisting residential development inthe area (eg, walk up flats), butsome flexibility is envisagedprovided the amenity of occupantsand neighbours can be adequatelyprotected. New developmentshould generally not be in excessof the prevailing building height inthe area. As the existing flats andunits in these areas are unlikely to be demolished and redeveloped in the next 20 years, the Strategy aimsto encourage their refurbishment.


Significant Character AreasChestnut and WalnutStreets, CarnegieChestnut and Walnut Streetsare significant due to thecoherence and quality of thestreets and the high visualconsonance of the periodhomes (predominantlypicturesque inter-war homes)and gardens which give themspecial character.

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McPherson Avenue, CarnegieMcPherson Avenue is significantas a small subdivision containing apicturesque concentration ofEdwardian and inter-war homes.Cosy Gum Road and MunsterAvenue are lined with substantialstreet trees.

These areas will be treated likeother minimal change areas anddevelopment should respect theimportant elements that make uptheir character.

Heritage areas

Glen Huntly Park EstateThe Glen Huntly Park Estate Heritage Area is situated immediately to the south of Lord Reserve, on landbounded by Grange Road in the west, Moira Avenue in the east, Lyons Street to the north and NevilleStreet to the south. Glen Huntly Park Estate demonstrates the principles of the Garden Suburb Movementwhich was popular in the inter-war period. This includes low front fences, open gardens and wide naturestrips. Sales of the estate began in 1931.

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Special Building Overlay AreasAreas of Carnegie have been identified as prone to overland flooding by a one in 100 year storm event andare covered by the Special Building Overlay (SBO). Where these areas are in a Housing diversity area (eg,Carnegie Urban Village), development could have lower development expectations. Developments in theSBO area will be referred to Melbourne Water to determine whether the level of development isappropriate and how the design takes the potential flooding into account.

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ORMONDORMONDORMONDORMONDORMONDORMONDORMONDORMONDORMOND MURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENAMURRUMBEENA

kilometres N0.25 0.50

LEGEND



4.0 CaulfieldCaulfield is located between Glen Eira and Glen Huntly Roads.The area was subdivided and developed in the 1850s and occupies1.5km2. It features the Caulfield General Medical Centre, as wellas a number of nursing homes and hostel care. Caulfield alsofeatures the Glen Eira City Council Offices, library and art gallery.Glen Eira College, a State Secondary School with 400 pupils isalso located within Caulfield.

The Caulfield South shopping strip centres around theintersection of Glen Huntly and Hawthorn Roads and has a retailmix with mainly food and other convenience retailing, commercialoffices, banks, a small supermarket and a post office. Parts of theshopping area are a heritage area.

The tram runs through Caulfield along Glen Huntly andHawthorn Roads. The area is also served by buses along GlenEira, Booran and Kooyong Roads.

Caulfield has less open space than other suburbs, although itadjoins the Caulfield Racecourse.

Caulfield has a number of significant heritage areas including, GlenEira Road and Environs Heritage Area which has a variety ofinter-war houses of high architectural quality and differing styles.The Chloris Crescent Heritage Area is a group of inter-war villasconstructed in a range of styles. The area also includes the tramdepot built in 1924.

Housing and populationThe population has remained relatively stable at 4800 people, between 1981 and 1996. The biggesthousehold group in Caulfield in 1996 was lone persons — 31 per cent (the same proportion as Glen Eira).Caulfield had a high number of elderly residents aged over 75 years. This is linked to the underlying agedpopulation in the area and the presence of important medical and aged care institutions in this part of theCity.

Families are the next largest group — consisting of emerging empty nester households (families with olderchildren at home) and mature family households (families with one child above 15 and one below).Caulfield, and its neighbouring suburbs, tends to attract second and third home buyers seeking the lifestyleof the area, with good access to schools, employment and other services.

The proportion of the population born overseas increased between 1981 and 1996 to nearly 50 per cent.In Glen Eira, 36 per cent of the population was born overseas. There is also a high proportion of Jewishresidents — nearly 30 per cent of the population was Jewish.

Caulfield has seen an increase in people using the train to travel to work and also features a highpercentage of people using the tram.

Caulfield has about 1900 dwellings, offering a mix of dwelling types — 57 per cent of dwellings are separatehouses (a similar proportion to Glen Eira as a whole). The proportion of multi-units increased between1981 and 1996. In Caulfield in 1996, more than half the population own their own home, 15 per cent werepurchasing their home, while 28 per cent privately rent.

Caulfield and Caulfield South featured a high number of extensions and alterations — about 170 per yearbetween 1998 and 2000. The number of new dwellings has also remained steady at about 100 per year. Thenumber of demolitions and removals decreased from 100 in 1998 to 57 in 2000.


Neighbourhood characterThe major elements of neighbourhood character in Caulfield are:• the relatively flat topography;• the predominance of a grid subdivision pattern;• the predominantly single and double storey scale of development in established residential areas;• a mixture of allotment sizes and widths west of Bambra Road;• generally consistent setbacks;• predominantly a mixture of Californian bungalow and Contemporary-style dwellings, with some

detached inter-war dwellings, and fewer Edwardian style dwellings;• the predominance of brick dwellings with tile construction;• generally one driveway crossing per allotment;• well-established domestic gardens containing low and medium scale planting;• domestic gardens that contribute to the leafy character of streets;• the presence of the Caulfield South Shopping Centre and small strip shopping centres;• the presence of the main roads of Hawthorn Road, Glen Eira Road and Booran Road (part), and the

secondary arterial roads of Booran Road (part), Bambra Road, Glen Huntly Road, and Kooyong Road,which create the main axis and thoroughfares;

• the presence of the Glen Huntly Road and Hawthorn Road tram lines; and• the presence of schools, hospitals and places of worship and other community facilities.

Visions and opportunitiesThe visions and opportunities identified for Caulfield, include:• consolidating and improving the Caulfield South Shopping Centre area along Glen Huntly Road;• ensuring the vibrancy and character of the Caulfield South Shopping Centre is maintained;• ensuring development within the Caulfield General Medical Centre maintains the green landscape

character of the site and is compatible with residential properties that adjoin it;• improve the interface between the service industries on Glen Huntly Road and the residential

development adjoining them;• enhancing access to open space in the centre of Caulfield Racecourse;• recognising the lack of public open space within Caulfield and if the opportunity arises, developing a

neighbourhood park;• ensuring developments do not take up the whole of the site by providing set backs to the rear, side and

front boundaries;• ensuring new residential development is in scale with surrounding dwellings, well articulated and not

box-like;• promoting the retention of existing trees on properties and planting of trees with spreading canopies,

especially in areas of the suburb where vegetation has been lost and• encouraging the planting of avenues of street trees.


Caulfield framework plan

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Caulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhood



CAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDNORTHNORTHNORTHNORTHNORTHNORTHNORTHNORTHNORTH



Hawthorn RoadHawthorn RoadHawthorn RoadHawthorn RoadHawthorn RoadHawthorn RoadHawthorn RoadHawthorn RoadHawthorn RoadTram LineTram LineTram LineTram LineTram LineTram LineTram LineTram LineTram Line

N0.50 0.25

kilometres



Local Centres

LEGEND








Neighbourhood centreThe Caulfield South shopping strip is partly located within Caulfield. However, as the majority of the centreis located in Caulfield South it is discussed in Section 5.0.

Tram routesMulti-unit developments are encouraged on properties directly abutting the Glen Huntly Road andHawthorn Road tram routes.

The design of these developments should ensure the interface with residential developments to the rear iscarefully designed to protect the amenity of these properties. Significant changes in building height betweenexisting dwellings and new development should be avoided by reducing the visibility of the extra storey(s).


Significant Character AreasUrandaline Grove, CaulfieldUrandaline Grove is significant as ashort curving street containingrelatively intact inter-war homesincluding fine examples of SpanishMission villas, adjoining the GlenEira Road Heritage Area.

This area will be treated like otherminimal change areas anddevelopment should respect theimportant elements that make upits character.

Heritage areas

Glen Eira Road andEnvironsGlen Eira Road and EnvironsHeritage Area is located onboth sides of Glen Eira Roadbetween Linlithgow Avenueand Kambrook Road. It isdistinguished by the variety ofinter-war houses of higharchitectural quality anddiffering styles.

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HUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREETHUDSON STREET

BRAMERTON ROADBRAMERTON ROADBRAMERTON ROADBRAMERTON ROADBRAMERTON ROADBRAMERTON ROADBRAMERTON ROADBRAMERTON ROADBRAMERTON ROAD

MARRIOT STREETMARRIOT STREETMARRIOT STREETMARRIOT STREETMARRIOT STREETMARRIOT STREETMARRIOT STREETMARRIOT STREETMARRIOT STREET

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Chloris CrescentChloris Crescent HeritageArea is a group of inter-warperiod middle class villasconstructed in the 1920s in arange of styles. The area alsoincludes the Melbourne andMetropolitan Tramways Boardtram depot built in 1924.

Caulfield South Shopping StripThe Caulfield South ShoppingStrip was busy from the 1860sonwards, and was the mainshopping centre for Caulfield for aperiod. By 1924, it was almostfully developed. It hasarchitectural importance as aninter-war shopping centre and hassome prominent buildings (eg,Church of the Holy Cross and theformer State Savings Bank).

The Caulfield South HeritageArea is also within a housingdiversity area. Because of this, therequirements of the HeritageOverlay and respect for theheritage values of the area are thepriority. Developmentexpectations in these areas will be

lower than the rest of the housing diversity area. Multi-unit developments will only be considered whereheritage values are not compromised. Development which incorporates retention of contributory buildingsis encouraged.

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Special Building Overlay AreasAn area of Caulfield has beenidentified as prone to overlandflooding by a one in 100 yearstorm event and is covered bythe Special Building Overlay(SBO). Where these areas arein a housing diversity area (eg,Caulfield South ShoppingCentre), this area could havelower developmentexpectations. Developments inthe SBO area will be referredto Melbourne Water todetermine whether the levelof development is appropriateand how the design takes thepotential flooding intoaccount.

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kilometres N0.50 0.25

LEGEND



5.0 Caulfield North and Caulfield EastCaulfield North, initially a pastoral area,was surveyed and subdivided in the 1850sand together with Caulfield East covers5.5 km2 in area. Caulfield North has areaswith large allotments and big homes andother areas of Victorian and Edwardiansubdivisions, interspersed with infillhousing from the inter-war and post-warperiod. Caulfield East also has a strongneighbourhood character, heritage values,established gardens and historic links withCaulfield Racecourse.

Caulfield North and Caulfield East have awide range of schools includingplaygroups, primary schools and highschools. Monash University CaulfieldCampus with about 9000 students is located in the Phoenix Precinct — an area centred on the university,Caulfield Racecourse and Caulfield Railway Station.

Caulfield North and Caulfield East are well served by public transport with trams, trains and buses. Highproportions of residents use public transport to work compared to the Glen Eira average.

A number of shopping centres are located in Caulfield North andCaulfield East. Derby Road Shopping Centre includes atraditional shopping strip along Derby Road and Caulfield Plaza.The shopping strip along Derby Road is recognised as a heritagearea. Opposite Caulfield Park is a traditional strip shoppingcentre with a range of convenience goods and services. AlmaVillage on Orrong Road is a smaller centre with mainlyconvenience shops.

Caulfield North and Caulfield East have large areas of open spaceincluding Caulfield Park, the Caulfield Racecourse and EastCaulfield Reserve.

A large number of significant heritage areas and buildings exist,eg, Labassa is a nationally important late Victorian Boom styleresidence. Part of Caulfield Park has also been recognised as aheritage area. Other heritage areas include the Caulfield NorthEstate Heritage Area (an intact residential area established duringthe late 19th century and developed up to World War I), thePark Crescent Heritage Area (important for its row of late inter-war houses), and the Glen Eira Road Heritage Area (whichfeatures a variety of inter-war houses of high architectural qualityand differing styles).


Population and housingNote: The Department of Infrastructure that provides statistical data on Melbourne’s suburbs amalgamatesCaulfield East and Caulfield North because of Caulfield East’s small residential population.

Population has remained relatively steady since 1981 with 14,000 people. However, the number ofhouseholds has decreased and household size (or the number of people per household) has increased — anunusual trend, as household sizes are generally decreasing in Glen Eira and Metropolitan Melbourne.

Caulfield North and Caulfield East have an ageing population. The largest change in the population was theincrease in baby boomers (people aged 35–49 years old) who form the largest age group.

Lone person households are the biggest group in the community — this is linked to an ageing population.Families are the next largest group and like other Caulfield suburbs are mainly families with older childrenwho were attracted to the area for its access to schools and other facilities.

A large proportion of residents were overseas born — 41 per cent compared to the Glen Eira average of36 per cent. The top four countries of birth were Poland, Countries of the former USSR and the UnitedKingdom and Israel. About 40 per cent of the population in Caulfield North are of the Jewish faith. Thisarea has the highest proportion of Jewish residents in Australia.

The number of dwellings has remained steady at about 6500 since 1981. Caulfield North and Caulfield Easthave a mix of dwelling types. In 1996, 54 per cent were separate houses, compared to the Glen Eiraaverage of 60 per cent. In Caulfield North and Caulfield East, a high proportion of the population privatelyrented — perhaps linked to the student population from Monash University (32 per cent compared to 28per cent for Glen Eira).

Over the last three years, development trends in Caulfield North have remained static. Most buildingactivity has been extensions and alterations — 220 extensions or alterations were carried out. About 50dwellings per year were removed or demolished and 80 new buildings were constructed.

Caulfield North is the most expensive suburb for houses in Glen Eira. In 1995, the average house price inCaulfield North was $270,000. By 2001, this had increased to $554,000 — a rise of 105 per cent. Themedian price in Metropolitan Melbourne was $300,000.

Neighbourhood character — Caulfield NorthThe major elements of neighbourhood character in Caulfield North are:• the flat topography;• the predominance of a grid subdivision pattern and presence of the curvilinear subdivision pattern of

Orrong Crescent;• a variety of allotment sizes and setbacks in different parts of the suburb;• a mixture of different allotment sizes and widths north of Balaclava Road;• the established residential streets, some of which contain only single storey detached dwellings, others

contain a mixture of one and two storey detached dwellings, and two and three storey walk up flats;• a mixture of Californian bungalow and inter-war style dwellings south of Balaclava Road;• a mixture of Edwardian, Californian bungalow, inter-war and post-war dwellings north of Balaclava

Road. In the area bounded by Wanda Road, Kooyong Road, Inkerman Road and Hawthorn Road andthe area north of Alma Road east of Kooyong Road there is a mixture of Edwardian and Californianbungalow style dwellings. North of Inkerman Road, east of Hawthorn Road there is a mixture ofEdwardian and Californian bungalow style dwellings;

• the presence of a few Victorian dwellings;• the predominance of brick with tile construction;• generally, one driveway crossing per allotment;• well-established domestic gardens containing low, medium and large scale planting;• domestic gardens that contribute to the leafy character of streets;• some strong avenue planting with large canopy trees;• the presence of overhead electricity and communication services;• the presence of schools, hospitals and places of worship and other community facilities;• the presence of Caulfield Park;• the presence of the Alma Village Shopping Centre, Caulfield Park Shopping Centre and other small

strip shopping centres;


• the presence of the main roads of Dandenong Road, Hawthorn Road and Balaclava Road, and thesecondary arterial roads of Alma, Inkerman and Orrong, Kooyong, Bambra and Kambrook Roads,which create the main axis and thoroughfares; and

• the presence of tram lines along Dandenong Road, Balaclava Road and Hawthorn Road.

Neighbourhood character — Caulfield EastThe major elements of neighbourhood character in Caulfield East are:• the relatively flat topography;• the predominance of a highly modified grid subdivision pattern resulting in a diagonal and curvilinear

road network;• a mixture of allotment sizes and widths;• generally consistent setbacks;• the predominantly single and double storey a mixture of single and double storey dwellings;• predominantly a mixture of Edwardian, Californian bungalow and inter-war dwellings;• the predominance of brick with tile construction;• generally, one driveway crossing per allotment;• well-established domestic gardens containing low, medium and large scale planting;• domestic gardens that contribute to the leafy character of streets;• the presence of the main roads of Dandenong Road, Booran Road, Neerim Road and Grange Road

which are the main thoroughfares;• the presence of the Dandenong Road and Derby Road tram lines;• the presence of the Caulfield Racecourse, Monash University and Derby Road Shopping Strip.

Visions and opportunities — Caulfield NorthThe visions and opportunities that have been identified for Caulfield North, include:• improve the public realm by:• placing power and television cables underground to clear the skyscape,• planting more mature trees on nature strips and encouraging more uniform street tree planting, and• improving street lighting;• improve the local retail/commercial areas in Orrong, Inkerman, Kooyong and Hawthorn Roads;• enhance Caulfield Park Shopping Centre area by improving parking, the streetscape and building

appearance;• ensure the vibrancy and character of the Caulfield Park Shopping Centre is maintained;• ensure a balance is maintained in Caulfield Park between passive and active recreational activities and

that the attractive leafy character of the park is maintained;• preserve and enhance the garden surrounds of dwellings;• ensure new buildings are developed with large front gardens and substantial side and rear setbacks;• encourage low or no front fences to enhance the garden character of the suburb;• improve traffic management in local streets;• encourage modern style developments where they are high quality and in scale with the street; and• encourage the retention and restoration of older dwellings.

Visions and opportunities — Caulfield EastThe visions and opportunities identified for Caulfield East, include:• retaining original historic homes and their established gardens;• encouraging the renovation of historic homes;• investigating a heritage overlay for Queens Avenue and Derby Crescent to maintain heritage value;• restricting university parking in residential streets close to Monash University;• develop the Ministry of Housing car park in Lloyds Avenue into a useable space for the residents of the

street;• Improving railway crossings at Neerim and Grange Roads.• developing tree-lined avenues along Leamington Crescent and Queens Avenue;• beautifying and cleaning up the train line with planting, removal of graffiti and rubbish;• acknowledging the history of the homes, trainers, and owners who lived in Queens Avenue; and• enhancing the distinctive and heritage character of Derby Road by improving the streetscape and

maintenance.


Caulfield North framework plan

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Alma VillageAlma VillageAlma VillageAlma VillageAlma VillageAlma VillageAlma VillageAlma VillageAlma VillageNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhood



Balaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadTram LineTram LineTram LineTram LineTram LineTram LineTram LineTram LineTram Line Caulfield ParkCaulfield ParkCaulfield ParkCaulfield ParkCaulfield ParkCaulfield ParkCaulfield ParkCaulfield ParkCaulfield Park

NeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodCentreCentreCentreCentreCentreCentreCentreCentreCentre



Caulfield NorthCaulfield NorthCaulfield NorthCaulfield NorthCaulfield NorthCaulfield NorthCaulfield NorthCaulfield NorthCaulfield Northhigh proportion of units.high proportion of units.high proportion of units.high proportion of units.high proportion of units.high proportion of units.high proportion of units.high proportion of units.high proportion of units.



kilometres0.25

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Local Centres

LEGEND







Housing diversity areas — Caulfield North

Phoenix PrecinctSome of Phoenix Precinct is located in Caulfield North, however as the majority of it is located in CaulfieldEast it is discussed in the Caulfield East Framework Plan.

Caulfield Park Neighbourhood CentreCommercial area of the centre

Numerous opportunities existfor shop-top housing andapartment style developmentalong both Balaclava andHawthorn Roads. Groundfloors, particularly alongHawthorn Road, shouldremain commercial with anyresidential development takingplace above ground or to therear. In the Business 2 Zone,located along Balaclava Road,some ground floor residential/mixed use activity frontingBalaclava Road could beconsidered. As a smallerneighbourhood centre, thescale of development should

be in keeping with the centre’s role. Additional storeys may be appropriate but new development shouldensure a transition in heights exists between the existing and the new buildings. New buildings should notdominate the street and neighbouring properties.


The prevailing lot size, existing character and type and condition of dwelling stock would suggest that a mixof single dwellings and single and double storey multi-unit development could be supported.

Alma Village Neighbourhood CentreCommercial area of the centre

Numerous opportunities exist for shop-top housing and apartment style development fronting OrrongRoad and the commerciallyzoned section of OrrongCrescent. Ground floorsshould remain commercial withany residential developmenttaking place above ground orto the rear. As a smallerneighbourhood centre,development should be at ascale in keeping with thecentre’s role. Two to threestorey would be consideredappropriate. A public car parkat the rear of the shopsprovides a transition betweenthe commercial area andsurrounding residential area.

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CAULFIELD PARK

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- Commercial Area

- Residential Area


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The prevailing lot size, existing character and type and condition of dwelling stock would suggest that a mixof single dwellings and single and double storey multi-unit development could be supported. Sites abuttingOrrong Road may offer significant further development potential, particularly given the interface with largemulti-storey flats on the opposite side of Orrong Road.

Local centresShop-top housing could be developed in the commercial areas of the following local centres:• Crimea, Kooyong Road;• Town Hall, corner of Glen Eira Road and Hawthorn Roads; and• Hawthorn Road and Inkerman Road.


Tram routesMulti-unit developments are encouraged on properties directly abutting the following tram routes:• Dandenong Road,• Balaclava Road, and• Hawthorn Road.

The design of these developments should ensure that the interface with residential developments to therear is designed carefully designed to protect the amenity of these properties. Significant changes in buildingheight between existing dwellings and new development should be avoided by reducing the visibility of theextra storey(s).

Selected main roadsMulti-unit development will be encouraged along Dandenong Road between Orrong and Grange Roads.

The interface between development along the main road and housing in the side streets should be carefullyconsidered. Significant changes in building height between existing dwellings and new development shouldbe avoided by reducing the visibility of the extra storey(s).

Key development sitesThe Phoenix Precinct Local Planning Policy identifies two key development sites in Caulfield North.

The Local Planning Policy identifies the Melbourne Racing Club — Members Car Park No 1 as suitable formixed uses, including multi-unit residential developments and possibly aged care or retirementaccommodation. Residential developments should be between two and three storeys depending on theirlocation.

Melbourne Racing Club — Members Car Park No 2 is identified for multi-unit housing but mainly twostoreys in height.

These sites could accommodate several hundred additional dwellings.


Defined areas with an already high proportion of multi-unit developmentWanda Road, Narong Road,Inkerman Road has beenidentified as an area of the Citywith an extraordinarily highproportion of multi-unitdevelopments. In this area, somefurther multi-unit developmentwill be supported. The intensityof development should not be ashigh as the existing residentialdevelopment in the area (eg,walk-up flats) but some flexibilityis envisaged provided the amenityof occupants and neighbours canbe adequately protected. Newdevelopment should generally notbe in excess of the prevailingbuilding height in the area.

As the existing flats and units inthese areas are unlikely to be demolished and redeveloped in the next 20 years, the Strategy aims toencourage their refurbishment.


Significant Character Areas

Normanby Road/Park Crescent, Caulfield NorthNormanby Road/Park Crescent issignificant due to their alignment(influenced by the eastern edge ofCaulfield Park and the raisedrailway embankment), variedsubdivision and a range ofdwellings (small to mediumVictorian Terraces and homesalong Normanby Road and inter-war homes opposite the Park).

This area will be treated likeother minimal change areas anddevelopment should respect theimportant elements that make upits character.

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PARK CRESCENT

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Heritage areas

Glen Eira RoadGlen Eira Road Heritage Area islocated on both sides of Glen EiraRoad between Linlithgow Avenueand Kambrook Road. It isdistinguished by the variety ofinter-war houses of higharchitectural quality and differingstyles.

Park CrescentPark Crescent Heritage Area islocally important for itsaesthetic value as a prominentrow of late inter-war houses inthe Classical, Mediterraneanand Spanish Mission styles in alandscaped setting.

Caulfield North EstateCaulfield North Estate HeritageArea is a substantially intactresidential area, established duringthe late 19th century anddeveloped up to World War I(1914). The area is situatedbetween Hawthorn, Inkerman,Normanby and Dandenong Roads.

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Special Building Overlay AreasAreas of Caulfield North have been identified as prone to overland flooding by a one in 100 year stormevent and are included in the Special Building Overlay (SBO). Where these areas are in a housing diversityarea (eg Caulfield Park Shopping Centre), development could have lower development expectations.Developments in the SBO area will be referred to Melbourne Water to determine whether the level ofdevelopment is appropriate and how the design takes the potential flooding into account.

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0 0.5

kilometres0.25

NLEGEND



Caulfield East framework plan

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PhoenixPhoenixPhoenixPhoenixPhoenixPhoenixPhoenixPhoenixPhoenixPrecinctPrecinctPrecinctPrecinctPrecinctPrecinctPrecinctPrecinctPrecinct


GLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLY



0.250

kilometres N0.5



Local Centres

LEGEND







Housing diversity areas — Caulfield East

Phoenix PrecinctThe Phoenix Precinct isgenerally bounded by thePrincess Highway, DudleyStreet, the northern side of theCaulfield Racing Track,Kambrook Road and BalaclavaRoad. The Phoenix Precinct isrecognised as a major activitycentre for the City containing amix of regional, commercial,educational, recreational andtransport services.

The precinct is a preferredlocation for multi-unitresidential development onMelbourne Racing Club landand student accommodationwithin the Caulfield Plaza andMonash University areas. Shop-top housing is identified as desirable along Derby Road. The PhoenixPrecinct Local Planning Policy provides greater detail on the location and type of residential developmentenvisaged for the area.


Significant Character AreasQueens Avenue Precinct, Caulfield East

The Queens Avenue Precinct issignificant due to its road patternwhich is influenced by the easternedge of the Caulfield racecourseand the curvature of theFrankston railway line. It is alsosignificant, due to its historicassociations with the CaulfieldRacecourse, and the substantialfederation and inter-war villasalong Queens Avenue with themore modest homes in thestreets behind.

This area will be treated likeother minimal change areas anddevelopment should respect theimportant elements that make upits character.

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Heritage areas

Derby RoadDerby Road Heritage Area ispredominantly an Edwardianshopping centre associatedwith the Caulfield Racecourse.It is distinctive because of itsshort length and double lengthof tram lines.

Special Building OverlayAreasA small area of Caulfield Easthas been identified as prone tooverland flooding by a one in100 year storm event and iscovered by the Special BuildingOverlay (SBO). Developmentsin the SBO area will bereferred to Melbourne Waterto determine whether thelevel of development isappropriate and how thedesign takes the potentialflooding into account.

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PhoenixPhoenixPhoenixPhoenixPhoenixPhoenixPhoenixPhoenixPhoenixPrecinctPrecinctPrecinctPrecinctPrecinctPrecinctPrecinctPrecinctPrecinct

GLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLYGLEN HUNTLY



N0 0.25

kilometres0.5

LEGEND



Major migration moves,Glen Eira, 1991ñ1996

6.0 Caulfield SouthBounded by Glen Huntly, Kooyong andBooran Roads, Caulfield South was firstdeveloped in the 1850s. The suburb ismainly residential and has somecommercial areas. Caulfield South alsofeatures the heritage-listed BrightonCemetery, Bethlehem Hospital andPrinces Park. Caulfield South is 3.2km2 inarea.

A number of educational facilities arelocated in Caulfield South, includingkindergartens, primary schools,secondary colleges and the JapaneseSchool of Melbourne.

The Caulfield South shopping strip islocated around the intersection of Glen Huntly and Hawthorn Roads. The centre has a retail mix withmainly food and other convenience retailing and offices. Parts of the centre are heritage listed.

Caulfield South has trams along Hawthorn and Glen Huntly Roads and buses throughout the suburb. Itencompasses a number of heritage areas including The Hillcrest Estate, the first housing estate undertakenby AV Jennings Construction Co, and Crompton Court, an area of six similar brick villas in the SpanishMission Style.

Population and housingPopulation has remained stable at 9500 people. Nearly a quarter of the population is aged 35–49 years (ie,baby boomers or people born after World War II and up until the 1970s). Like its neighbouring suburbs,Caulfield South’s largest household group is couples with children, followed by lone persons and coupleswithout children. This reflects the ageing population and the large number of families with older childrenattracted to the area for its housing stock and facilities.

Nearly 30 per cent of the population is Jewish. A high proportion of the population was born overseas. Thenumber of residents born overseas rose from 31 per cent in 1981, to 40 per cent in 1996, following a GlenEira wide trend.

Caulfield South has a high rate of vehicle ownership, only 12 per cent of residents did not own carscompared to 15 per cent in Glen Eira. However, Caulfield South also has a high proportion of people takingthe tram, to work compared to Glen Eira and Metropolitan Melbourne.

The number of private dwellings in Caulfield South has risen by nearly 300 dwellings since 1981. In 1996there were 4300 dwellings. The majority of the housing stock is separate houses (63 per cent) but thisproportion has decreased since 1981. The number of dwellings with four or more bedrooms increasedbetween 1981 and 1996.

Caulfield South and Caulfield is seeing continual development activity. Over the past three years, a highnumber of extensions and alterations have been made — 170 per year. The number of new dwellings hasalso remained steady at about 100 per year.


Neighbourhood characterThe major elements of neighbourhood character in Caulfield South are:• The relatively flat topography;• The predominance of a grid subdivision pattern;• A mixture of allotment sizes and widths west of Bambra Road, north of Princes Park;• Generally consistent setbacks;• The established residential streets, predominantly single storey dwellings, with some pockets of double

storey development;• Predominantly, a mixture of Californian bungalow and Contemporary-style dwellings, with some inter-

war dwellings and fewer Edwardian style dwellings;• The predominance of brick with tile construction, with some timber construction, mainly immediately

south of Glen Huntly Road;• Generally one driveway crossing per allotment;• Well-established domestic gardens containing low, medium and large scale planting;• Domestic gardens that contribute to the leafy character of streets;• Some strong avenue planting with large canopy trees;• The presence of overhead electricity and communication services;• The presence of the Caulfield South Shopping Centre in Glen Huntly Road and small strip shopping

centres;• The presence of the main roads of Hawthorn Road and North Road, and the secondary arterial roads

of Glen Huntly Road, Kooyong Road and Bambra Roads, which create the main axis andthoroughfares;

• The presence of the Glen Huntly Road and Hawthorn Road tram lines;• The presence of schools, hospitals and places of worship and other community facilities;• The presence of the Glen Eira Town Hall and Glen Eira Municipal Offices;• The presence of the Brighton Cemetery; and• The presence of Princes Park and some smaller linear parks.

Visions and opportunitiesThe visions and opportunities that have been identified for Caulfield South, include:• upgrading fencing, car parking and planting in Princes Park to improve the visual quality of the park;• ensuring any major facilities in Princes Park are designed to minimise impacts on neighbouring

residents;• improving the interface of the service industry along Glen Huntly Road with residential properties to

the rear;• ensuring any future development of the Bethlehem Hospital or the site complements the

neighbourhood character of the area and the amenity of neighbouring properties;• encouraging multi-unit development in the area immediately surrounding Caulfield South shopping

centre and along the Glen Huntly Road and Hawthorn Road tram lines and North Road;• building on the historic character of the Caulfield South shopping centre through streetscape

improvements and improvements to parking areas eg landscaping.• ensuring the Caulfield South Shopping Centre remains a vibrant and community oriented shopping

area;• preventing moonscaping of properties in Caulfield South during development and encourage planting

in the front gardens; and• ensuring new single dwellings and dual occupancies are in scale with surrounding dwellings.


Caulfield South framework plan

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Caulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhood






0N

0.25

kilometres0.5



Local Centres

LEGEND








Caulfield South NeighbourhoodcentreCommercial area of thecentre

Numerous opportunities exist forshop-top housing and apartmentstyle development along GlenHuntly Road itself. In the Business1 Zone, ground floors should beretained for commercial activityand any residential developmentshould take place above groundfloor or to the rear. In theBusiness 5 Zone, ground floorresidential/mixed use activityfronting Glen Huntly Road couldbe considered. As a large part ofCaulfield South shopping centre is located in a Heritage Overlay, development in this area should besympathetic and should be limited to prevailing building height.


The prevailing lot size, existing character and type and condition of dwelling stock would suggest a mix ofsingle dwellings and single and double storey multi-unit development could be supported. Exceptionallylarge sites are located in Parkside Street.

Local centresEncourage shop-top housing in commercial areas of the local centre at the corner of North Road andBambra Road.


Tram routesMulti-unit developments are encouraged on properties directly abutting the Hawthorn Road and GlenHuntly Road tram lines.


Key redevelopment sitesThe Caulfield General Medical Centre (CGMC), owners of the Bethlehem Hospital (at 476 Kooyong Road),have recently flagged an intention to relocate the medical activities on the site to the Caulfield MedicalCentre and to sell the Bethlehem Hospital site. This is subject to State Government approval. The sitezoned Residential 1 Zone, could be developed for a range of residential developments including multi-unitdevelopments.


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CAULFIELDGENERALMEDICALCENTRE


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- Commercial Area

- Residential Area



Significant Character AreasClarinda Street, CaulfieldSouthIs significant for its intact pre-war and inter-war cottages,including a number of renovatedVictorian homes.

Hawthorn Road TramwayEstate, Caulfield SouthIs significant due to its unusualsubdivision pattern (circa 1920)with triangular allotments atintersections, and sections ofwidened road pavement mid-block with many of the originalinter-war homes remaining.


Heritage areas

Hillcrest EstateThe Hillcrest Estate isnoteworthy as the first housingestate undertaken by AVJennings Construction Co. Ithas historic value as an earlyplanned housing estateassociated with the Depressionyears. It is distinguished by thecombination of diverse housestyles and the landscapedgarden house environment.The area includes 11 houses inHillcrest Avenue, two facingMarara Road.

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BRIGHTONBRIGHTONBRIGHTONBRIGHTONBRIGHTONBRIGHTONBRIGHTONBRIGHTONBRIGHTONCEMETERYCEMETERYCEMETERYCEMETERYCEMETERYCEMETERYCEMETERYCEMETERYCEMETERY

NORTH ROADNORTH ROADNORTH ROADNORTH ROADNORTH ROADNORTH ROADNORTH ROADNORTH ROADNORTH ROAD

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SATURN STREETSATURN STREETSATURN STREETSATURN STREETSATURN STREETSATURN STREETSATURN STREETSATURN STREETSATURN STREET

GARDENVALE ROADGARDENVALE ROADGARDENVALE ROADGARDENVALE ROADGARDENVALE ROADGARDENVALE ROADGARDENVALE ROADGARDENVALE ROADGARDENVALE ROAD

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Crompton CourtCrompton Court is a smallcourt off Booran Road inCaulfield South. It comprises sixsimilar brick villas. The Court islocally important as an exampleof an early garden estate, withthe design of houses consistentin the Spanish Mission Style.

Caulfield South ShoppingStripThe Caulfield South ShoppingStrip was busy from the 1860son and was the main shoppingcentre for Caulfield for aperiod. By 1924, it was almostfully developed. It hasarchitectural importance as aninter-war shopping centre andhas some prominent buildings(eg, Church of the Holy Crossand the former State SavingsBank).

The Caulfield South HeritageArea is also within a housingdiversity area. Because of this,the requirements of theHeritage Overlay andrespecting the heritage valuesof the area are the priority.Development expectations in these areas will be lower than the rest of the housing diversity area. Multi-unit developments will only be considered where heritage values are not compromised. Developmentwhich incorporates retention of contributory buildings is encouraged.

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EUMERALLA ROADEUMERALLA ROADEUMERALLA ROADEUMERALLA ROADEUMERALLA ROADEUMERALLA ROADEUMERALLA ROADEUMERALLA ROADEUMERALLA ROAD

MARARA ROADMARARA ROADMARARA ROADMARARA ROADMARARA ROADMARARA ROADMARARA ROADMARARA ROADMARARA ROAD

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Special Building Overlay AreasAreas of Caulfield South have been identified as prone to overland flooding by a one in 100 year stormevent and are included in the Special Building Overlay (SBO). Where these areas are in a housing diversityarea (eg, Caulfield South Shopping Centre), this area could have lower development expectations.Developments in the SBO area will be referred to Melbourne Water to determine whether the level ofdevelopment is appropriate and how the design takes the potential flooding into account.

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LEGEND



7.0 Elsternwick and GardenvaleElsternwick and Gardenvale is 2.9km2 in area in total. Elsternwick hashistoric residential areas, while Gardenvale is an intact area with inter-war houses.

The Sandringham railway line traverses the area. A train station islocated at Elsternwick on the Sandringham line. Gardenvale station islocated across the Nepean Highway in the neighbouring municipalityof Bayside. Trams run along Glen Huntly Road and buses runthroughout Elsternwick and Gardenvale.

Elsternwick and Gardenvale have a large number of communityfacilities. They feature many educational facilities, includingGovernment, Catholic and Jewish Schools.

Elsternwick and Gardenvale have significant commercial areas alongGlen Huntly Road and the Nepean Highway. Elsternwick is one ofthree urban villages in Glen Eira. There is a range of shopping, service,education, entertainment and community facilities, including theClassic Cinema, Coles supermarket, cafes and restaurants, the JewishHolocaust Museum and the ABC Studios. The Gardenvale shoppingstrip onGardenvale Road

is a local centre. With a few small convenience shops,it has become mainly an office precinct. The majorityof the Gardenvale centre is on the eastern side of theNepean Highway in the City of Bayside.

Elsternwick features the Hopetoun Gardens,Harleston Park and the historic mansion Rippon Lea.Elsternwick features some of Melbourne’s best lateNineteenth Century heritage properties in theElsternwick Heritage Area. Gladstone Parade isanother heritage area which has a number of twostoreyed 19th century grand villas in a variety of styles.

Population and housingThe State Government provides statistical data on Melbourne’s suburbs amalgamates Elsternwick andGardenvale because of Gardenvale’s small residential population.

The population in Elsternwick and Gardenvale decreased by 430 people between 1981 and 1996, to 10,000.Elsternwick and Gardenvale in 1996, had a very similar age structure to Glen Eira as a whole. It had anageing population with a large number of baby boomers (people 35–49 years old) and a higher proportionof people aged over 75 than Glen Eira. It also featured a very high proportion of lone person households —indicative of the aged population (37 per cent compared with 31 per cent for Glen Eira).

Elsternwick and Gardenvale had 4662 dwellings in 1996. This has remained stable since 1981. Less than half(45 per cent) of the stock in 1996 was separate houses. In Glen Eira, 60 per cent of the housing stock isseparate houses. However the dwelling stock figure is for Elsternwick and Gardenvale it does not recognisethat Elsternwick’s housing stock is more mixed, while Gardenvale is mainly separate houses. Some 44 percent of the population owned their own homes in 1996, 20 per cent were purchasing their homes whileone-third of the population privately rented — similar to Glen Eira as a whole.

Elsternwick, Gardenvale and neighbouring suburb, Ripponlea (in Port Phillip) saw a low number of newdwellings developed in the past three years — 38 in 1998 to 24 in 2000. The number of extensions andalterations are higher and have remained steady at an average of 107 dwellings per year.

The median house price rose from $227,000 in 1995 to $545,000 in 2002 — a 140 per cent increase,making Elsternwick one of the most expensive suburbs in Glen Eira.

Because of Elsternwick and Gardenvale’s access to public transport, there was a high proportion of thepopulation using it to travel to work.


Neighbourhood character — ElsternwickThe major elements of neighbourhood character in Elsternwick are:• The gently sloping topography;• The predominance of a grid subdivision pattern, modified by the diagonal alignment of the

Sandringham railway line and the Nepean Highway;• Generally consistent setbacks;• A variety of allotment sizes and widths in much of the suburb with some fine grained subdivision north

of Glen Huntly Road;• The predominantly single and double storey scale of development in established residential areas;• The established residential streets, some of which contain only single storey detached dwellings,

others contain a mixture of one and two storey detached dwellings and two and three storey brickwalk-up flats;

• The predominance of brick with tile construction throughout the suburb;• A predominance of Victorian, Edwardian Californian bungalow and contemporary dwellings west of

Kooyong Road, north of Glen Huntly Road, and between Orrong Road, Glen Huntly Road and therailway line;

• A mixture of Edwardian, Californian bungalow, inter-war and contemporary dwellings south of GlenHuntly Road between the Nepean Highway and the railway line and between Glen Huntly Road,Orrong Road, Kooyong Road and Riddell and Parnell Streets;

• A predominance of Californian bungalow and contemporary dwellings west of Kooyong Road andsouth of Glen Eira Road;

• A predominance of Californian bungalow dwellings west of Begonia Road and College Street;• Generally, one driveway crossing per allotment;• Generally well-established domestic gardens containing medium and large scale planting;• Domestic gardens that contribute to the leafy character of streets;• Some strong avenue planting with large canopy trees;• Glen Huntly Road shopping strip with its predominance of pre-war and inter-war shops on narrow

allotments;• Key landmark sites — ABC and Ripponlea, churches and schools;• The presence of tram lines along Glen Huntly Road;• The presence of schools, hospitals and places of worship and other community facilities;• The presence of parks and open spaces;• The presence of a small group of shops at the Glen Huntly Road–Kooyong Road intersection;• The presence of the Nepean Highway — a main road, and the secondary arterial roads of Orrong,

Kooyong, and Glen Huntly Roads, which create the main axis and thoroughfares.

Neighbourhood character — GardenvaleThe major elements of neighbourhood character in Gardenvale are:• The relatively flat topography;• The predominance of a grid subdivision pattern;• Generally consistent setbacks;• A variety of fencing heights;• A predominance of single storey dwellings;• A predominance of Californian bungalow, inter-war and contemporary dwellings;• The predominance of brick, and timber with tiled roofs;• Generally, one driveway crossing per allotment;• Domestic gardens that contribute to leafy character of streets;• The presence of overhead electricity and communication services;• The presence of parkland;• The presence of Elster Creek;• The presence of the Gardenvale Shopping Centre and its proximity to the Gardenvale railway station;

and• The presence of North Road and the Nepean Highway — main roads, and the secondary arterial road

of Kooyong Road which create the main axis and thoroughfares.


Visions and opportunities — ElsternwickThe visions and opportunities that have been identified for Elsternwick, include:• ensuring new developments outside heritage areas respect the historic character of Elsternwick’s

residential streets;• protecting the distinct character of heritage areas in Elsternwick;• ensuring any redevelopment associated with the schools located in Orrong Road, Beavis Street, King

Street and Sinclair Street are in keeping with the residential nature of the suburb;• encouraging low fences at front of houses;• retaining and enhancing Elsternwick’s parks;• ensuring any redevelopment of the ABC site is compatible with the surrounding residential properties

and Rippon Lea;• ensuring development around the Rippon Lea Estate complements the historic significance of the

property and its gardens;• promoting the urban village concept in Elsternwick by encouraging mixed use developments, higher

density residential developments, integration of public transport and streetscape improvements;• ensuring the vibrancy and character of the Elsternwick Urban Village is maintained; and• upgrading Elsternwick Plaza on Glen Huntly Road as an attractive place for shoppers, residents and

traders to enjoy.

Visions and opportunities — GardenvaleThe visions and opportunities that have been identified for Gardenvale, include:• maintaining the unique features and feel of Gardenvale;• preserving the significant architectural features of the area such as timber and brick dwellings with

terracotta roofs that are predominantly single storey;• encouraging the greening of nature strips with appropriate street trees;• investigating applying a Neighbourhood Character Overlay to the area;• protecting significant trees on properties, especially trees with spreading crowns;• ensuring traffic is minimised in quiet side streets;• improving and enhancing street tree planting through a more uniform planting scheme;• encouraging the use of run down shops in the Gardenvale shopping strip for multi-unit developments;

and• improving the streetscape of the Gardenvale commercial area.


Elsternwick framework plan

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ElsternwickElsternwickElsternwickElsternwickElsternwickElsternwickElsternwickElsternwickElsternwickUrban VillageUrban VillageUrban VillageUrban VillageUrban VillageUrban VillageUrban VillageUrban VillageUrban Village

ST KILDAST KILDAST KILDAST KILDAST KILDAST KILDAST KILDAST KILDAST KILDAEASTEASTEASTEASTEASTEASTEASTEASTEAST CAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELDCAULFIELD

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Caulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthCaulfield SouthNeighbourhood CentreNeighbourhood CentreNeighbourhood CentreNeighbourhood CentreNeighbourhood CentreNeighbourhood CentreNeighbourhood CentreNeighbourhood CentreNeighbourhood Centre




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Housing diversity areas – Elsternwick

Elsternwick Urban VillageElsternwick Urban Village is atraditional shopping stripsurrounded by a residentialarea containing sites of heritagesignificance that must beprotected. The ElsternwickUrban Village comprises of aretail hub, multi-unit housingareas and a community/heritageprecinct. The retail hubencourages the occurrence ofresidential uses and offices inupper levels of buildings andthe preservation of thecharacter of the shopping strip.The Urban Villages LocalPlanning Policy provides greaterdetail on the location and typeof residential development envisaged for the area.

Council is in the process of developing a detailed Urban Design Framework for the centre.

Caulfield South neighbourhood centreThe Caulfield South shopping strip is partly located within the suburb of Elsternwick. However, as themajority of the centre is located in Caulfield South it is discussed in Section 5.0.

Local centresEncourage shop-top housing in the commercial area of the local centre at the corner of Glen Eira Road andHotham Street.


Tram routesMulti-unit developments are encouraged on properties directly abutting the Glen Huntly Road tram line.

The design of these developments should ensure the interface with residential developments to the rear isdesigned carefully designed to protect the amenity of these properties. Significant changes in building heightbetween existing dwellings and new development should be avoided by reducing the visibility of the extrastorey(s).

Key development sitesThe Elsternwick Urban Village Structure Plan and Local Planning Policy identifies a number of keydevelopment sites within Elsternwick.

In the Urban Village Local Planning Policy, the ABC site at 60 Gordon Street is identified as a majoropportunity site in the Elsternwick Urban Village. The site is 11,700m2 and offers significant potential forfuture residential development.

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Significant Character AreasSt James Parade/Downshire Road, ElsternwickThe St James Parade/Downshire Road area is significant due the confluence of roads, influenced by theSandringham railway line andthe intersection of differentsubdivisions, with straight,angled and curved streets.North of Riddell Parade thereis a concentration of detachedVictorian and Edwardian villas.South of Riddell Parade, thereis a predominance of inter-warhomes.

This area will be treated likeother minimal change areas anddevelopment should respectthe important elements thatmake up its character.

Heritage areas

Elsternwick Heritage AreaElsternwick Heritage Area is a large heritage area featuring 19th and early 20th century residential andcommercial areas. The village of Elsternwick was surveyed in 1851. The 1860s saw the construction of largevillas such as Glenmoore in St Georges Road. A large amount of development occurred in the area in the1880s and 1890s with the construction of kerb and channelling and the development of a large number ofsuburban villas in Villiers, Long, Allison, Regent and Sandham Streets. Later in the 1880s, commercialdevelopment east of the Railway crossing was vigorously pursued. But it was not until the inter-war periodthat the centre was fully built up. The tramway linking Elsternwick with Glen Huntly was opened in 1889.

Where the Elsternwick Heritage Area is within a housing diversity area, the requirements of the HeritageOverlay and respecting the heritage values of the area are the priority. Because of this, developmentexpectations in these areas will be lower than the rest of the housing diversity area. Multi-unitdevelopments will only be considered where heritage values are not compromised. Development which

incorporates retention ofcontributory buildings isencouraged.

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Gladstone ParadeGladstone Parade is locallysignificant as Glen Eira’s mostimposing Land Boom subdivision.It was subdivided as part of theKooyong Park Estate in 1888.Located on a hill, it has bay viewsto the west. It has a number oftwo storeyed 19th century grandvillas in a variety of styles includingItalianate, Queen Anne andElizabethan.

Bruce CourtBruce Court, Elsternwick is asmall court of 6 dwellings andcorner properties developedbetween 1928 and 1933 as anearly Garden Suburbsubdivision (eg, landscapedfront gardens and streets, lowfront fences and uniform streettree planting).

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Special Building Overlay AreasAreas of Elsternwick have been identified as prone to overland flooding by a one in 100 year storm eventand are included in the Special Building Overlay (SBO). Developments in the SBO area will be referred toMelbourne Water todetermine whether the level ofdevelopment is appropriate andhow the design takes thepotential flooding into account.

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Housing diversity areas— Gardenvale

Local centresGardenvale offers morepotential for residentialdevelopment than many of theother local centres. It is afragmented centre located onthe City’s boundary. Themajority of the centre(including a railway station) islocated on the other side ofthe busy Nepean Highwaywhich effectively segregates thetwo parts of the centre.

There is some potential forshop-top and apartment styledevelopment. This includes the development of new dwellings on top of existing shops (ie, small numbersof dwellings and generally not in excess of existing building heights) as well as encouraging refurbishment ofexisting shop-top housing. Some ground floor mixed use/residential development may be considered wherethe site is located on the edge of the centre.

Minimal change areasIn minimal change areas, protection ofexisting neighbourhood character isthe primary objective. In these areasnew single dwellings, extensions toexisting dwellings and dual occupancies(two dwelling developments) could bedeveloped on an average sized lot(providing the new development isconsistent with the surrounding scaleand character of the area).

Special Building Overlay AreasAreas of Gardenvale have beenidentified as prone to overlandflooding by a one in 100 year stormevent and are included in the SpecialBuilding Overlay (SBO). Where theseareas are in a housing diversity area(eg, Gardenvale Shopping Centre), thisarea could have lower developmentexpectations. Developments in theSBO area will be referred toMelbourne Water to determinewhether the level of development isappropriate and how the design takesthe potential flooding into account.

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8.0 Glen HuntlyGlen Huntly is a small residential suburbof 0.9km2. It is one of the more denselysettled suburbs away from the inner citywith among the highest proportion ofmulti-unit developments in Glen Eira. Itincludes many small households, withalmost three quarters comprising oneand two persons.

Glen Huntly has a significant commercialdistrict located on Glen Huntly Roadproviding goods and services for theimmediate resident population. Anchoredby Safeway, it has a selection of smallshops with the train station located in theheart of the centre.

The suburb also features the Glen Huntly Reserve, Garden Avenue Reserve and Oakleigh Road Reserve.Glen Huntly is close to the Caulfield Racecourse. Several education facilities catering for school age childrenand younger are also located in Glen Huntly.

The former Council depot site on the corner of Neerim Road and Manchester Grove is a majorredevelopment site in the area.

The suburb has excellent access to public transport — served by bus routes along Neerim Road andBooran Road, the Glen Huntly railway station, and a tram line along Glen Huntly Road. The train linedivides the suburb.

Population and housingThe population has increased slightly between 1981 and 1996. In 1996, the population was 3675. GlenHuntly has a lower proportion of children (aged 0 to 17) than the Glen Eira average. The largest age groupwas the baby boomers (35–49 year olds) but a high proportion of people were aged 75+ (10 per cent ofthe population compared to 8 per cent for Glen Eira.)

About 74 per cent of households in Glen Huntly were one and two person households compared with 64per cent for Glen Eira as a whole. The proportion of lone person households was high — 47 per cent. InGlen Eira, 31 per cent of the population are lone person households. Correspondingly, there was a lowproportion of couples with children — 20 per cent compared to the Glen Eira average of 29 per cent.

Glen Huntly had the highest proportion of people using the train to travel to work — 23 per cent. It alsohad the highest proportion of households in Glen Eira with no cars (27 per cent). This may reflect excellentaccess to public transport in Glen Huntly. Only 15 per cent of Glen Eira residents have no car.

Glen Huntly saw an increase in private dwellings between 1981 and 1996 from 1871 to 2013 dwellings. Thisis linked to the development of large numbers of villa units and dual occupancies in the suburb. As a result,72 per cent of the dwellings in Glen Huntly were multi-units in 1996 — a much higher proportion than forGlen Eira as a whole (40 per cent). The area also had one of the highest proportions of private rentals inGlen Eira — 41 per cent. This is linked with the form of housing. (The Glen Eira average is 28 per cent.)

House prices in Glen Huntly increased from $170,000 in 1995 to $407,000 in 2001 — a 139 per centincrease. The average house price in Metropolitan Melbourne rose from $128,000 to $300,000 — a 134per cent increase.


Neighbourhood characterThe major elements of neighbourhood character in Glen Huntly are:• the relatively flat topography;• the predominance of a grid subdivision pattern;• generally consistent setbacks;• the predominantly single and double storey scale of development in established residential areas;• a large area of villa units between Rosedale Avenue, south to Mackay Avenue, between the railway line

and Grange Road;• a predominance of detached Edwardian and Californian bungalow dwellings west of the railway line

between Glen Huntly Road and Hawson Avenue;• a predominance of detached Edwardian, Californian bungalow and contemporary style dwellings west

of the railway line and south of Hawson Avenue;• a predominance of detached Californian bungalow, inter-war and contemporary dwellings east of the

railway line and north of Glen Huntly Road;• the predominance of brick with tile construction;• generally, one driveway crossing per allotment;• well-established domestic gardens containing low and medium scale planting;• domestic gardens that contribute to the leafy character of streets;• some strong avenue planting with large canopy trees;• the presence of overhead electricity and communication services;• the presence of the Glen Huntly Shopping Centre and small groups of shops;• the presence of the main roads of Neerim Road and Grange Road, and the secondary arterial roads of

Glen Huntly Road and Booran Road which create the main axis and thoroughfares;• the presence of the Glen Huntly Road tram line;• The presence of the Frankston railway line;• the presence of schools, places of worship and other community facilities; and• the presence of the former Council depot site and reservoir.

Visions and opportunitiesThe visions and opportunities that have been identified for Glen Huntly, include:• improving the Glen Huntly Station area as a critical node for trains and trams;• upgrading public realm of Glen Huntly shopping area;• enhancing the vibrancy and character of the Glen Huntly Shopping Centre;• improving the amenity of the car park and public toilets adjoining Glen Huntly Station on the eastern

side of the railway line;• encouraging new dwellings to respect the style of Edwardian, Californian bungalow and similar styles

to blend in with current surroundings;• enhancing the treed avenues along the railway line in Royal Avenue and Dorothy Avenue;• enhancing the streetscape in area of villa units bounded by Waratah Avenue, Mackay Avenue, Royal

Avenue and Grange Road; and• preserving and enhancing the Garden Avenue Reserve an oasis in an area of villa units.


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Glen Huntly Neighbourhood CentreCommercial area of the centre

Numerous opportunities exist for shop-top housing and apartment style development fronting Glen HuntlyRoad in the centre itself. Ground floors should remain commercial with any residential development takingplace above ground or to the rear. As a larger neighbourhood centre, development should be at a scale inkeeping with the centre’s role. Two to three storey would be considered appropriate.


The prevailing lot size, existing characterand type and condition of dwelling stockwould suggest that a mix of singledwellings and single and double storeymulti-unit development could besupported.

Refurbishment of existing flat andapartment style development could besupported in the area to the south ofGlen Huntly Road and east of therailway line (bounded by Glen HuntlyRoad, Grange Road, Oakleigh Road andthe railway line. This area offers a higherdevelopment yield because of the size oflots and the almost total domination ofmulti-storey flat development. Anumber of exceptionally large sites are also located along the east side of Grange Road.

Key development sitesThe former Council depot has been sold for residential development. Development on this site is goingthrough the planning process and over the next few years could see in excess of 200 units developed onthe site.

The other site identified for possible residential development is the Melbourne Water Reservoir at 1051Glen Huntly Road. There are no plans for development of this site in the near future but its location andsize makes it a potential development option.

Defined areas with an already high proportion of multi-unit developmentGarden Avenue, Wattle Avenue, Park Avenue, Mackay Avenue have been identified as an area of the Citywith an extraordinarily high proportion of multi-unit developments. In this area, some further multi-unit

development will be supported. Theintensity of development should not beas high as the existing residentialdevelopment in the area (eg, walk-upflats) but some flexibility is envisaged,provided the amenity of occupants andneighbours can be adequately protected.New development should generally notbe in excess of the prevailing buildingheight in the area.

As the existing flats and units in theseareas are unlikely to be demolished andredeveloped in the next 20 years, theStrategy aims to encourage theirrefurbishment.

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9.0 McKinnonMcKinnon is a small residential suburb inMelbourne’s south east. It is mainly singledwellings, although there are multi-unitdevelopments along Wheatley Roadaround Allnutt Park and to the north ofWattle Grove. Residents consider itquiet, settled, treed and well maintained.

The suburb has a small commercialdistrict on McKinnon Road — a smallneighbourhood centre consisting ofspecialty outlets and convenience stores.

McKinnon also features a large amount ofopen space including Wattle Grove,McKinnon Reserve and Allnutt Park.McKinnon Kindergarten and McKinnonSecondary College are education facilities in the suburb.

The suburb is served by bus routes along McKinnon Road, Thomas Street, and Tucker Street and theMcKinnon railway station.

Part of McKinnon is within the Ormond Heritage Area. The area largely comprises inter-war houses.However, in Hawthorn Grove some houses are Victorian. McKinnon Road has a remarkably long terrace oftwo-storey shops and residences.

Population and housingMcKinnon’s population increased slightly between 1981 and 1996 to 5016 people. It has a high proportionof children compared to other Glen Eira suburbs — a quarter of the population was aged 0 to 17 years old.Like other suburbs in Glen Eira, the largest population group in 1996 was 35–49 year olds, the babyboomers. Reflected by the high number of school age children, McKinnon had a high number of families (36per cent). In Glen Eira, 29 per cent of households are families with children.

McKinnon saw a slight increase in the number of private dwellings between 1981 and 1996, to 2115 in1996. The dwellings were mainly separate houses, only 22 per cent of the stock were multi-units. In GlenEira, multi-units account for 40 per cent of the dwelling stock. Nearly 50 per cent of the population inMcKinnon owned their homes, high compared to the Glen Eira average of 45 per cent. About 28 per centwere purchasing their homes, but in Glen Eira, only 21 per cent were in the process of purchasing.McKinnon had one the lowest percentages of people who rent (19 per cent compared to 28 per cent forGlen Eira).

Median house prices for McKinnon rose from $166,750 in 1995 to $327,000 in 2000 — a 96 per centincrease.

McKinnon and its neighbouring suburbs of Ormond and Bentleigh saw a high number of demolitions andremovals between 1998 (357) and 2000 (258). Extensions and alterations increased from 201 in 1998 to253 in 2000. Similarly, new dwellings have increased from 80 in 1998 to 97 in 2000.


Neighbourhood characterThe major elements of neighbourhood character in McKinnon are:• the gently undulating topography;• the predominance of a grid subdivision pattern;• generally, consistent setbacks and allotment sizes;• the predominantly single storey scale of development in established residential areas;• a predominance of Californian bungalow and inter-war style dwellings;• the predominance of brick with tile construction;• generally, one driveway crossing per allotment;• well-established domestic gardens containing low and medium scale planting;• domestic gardens that contribute to the leafy character of streets;• some strong avenue planting with large canopy trees;• the presence of overhead electricity and communication services;• the presence of the McKinnon Shopping Centre in McKinnon Road and small groups of shops;• the presence of Tucker Road (main road) and the secondary arterial roads of McKinnon Road,

Thomas Street and Murray Road which create the main axis and thoroughfares;• the presence of the Frankston railway line; and• the presence of schools, places of worship and other community facilities.

Visions and opportunitiesThe visions and opportunities that have been identified for McKinnon, include:• upgrading the railway crossing at McKinnon Road to provide a better link between the two sides of

the shopping centre;• improving the amenity and character of McKinnon railway station, especially the parking area for the

station to the west;• promoting a range of land uses in the McKinnon shopping centre to reduce derelict and vacant shops

and enhance its vibrancy;• improving the streetscape of the McKinnon Shopping centre;• encouraging the renovation of houses to restore their original appearance;• encouraging a mix of period and contemporary architectural design of housing;• ensuring new developments, both single dwellings or multi-unit developments are sympathetic to the

style and period of existing houses;• protecting the garden suburb ambience of McKinnon;• improving the planning and planting of street trees so they can co-exist with overhead cabling;• enhancing the areas along the railway line through tree planting; and• enhancing the Elster Creek Trail, that passes along the southern boundary of the suburb through

Allnutt Park, as an environmental open space.


McKinnon framework plan

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0


McKinnonMcKinnonMcKinnonMcKinnonMcKinnonMcKinnonMcKinnonMcKinnonMcKinnonNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhood

CentreCentreCentreCentreCentreCentreCentreCentreCentre Local CentreLocal CentreLocal CentreLocal CentreLocal CentreLocal CentreLocal CentreLocal CentreLocal Centre

0.25

kilometres N0.5



Local Centres

LEGEND








McKinnon Neighbourhood CentreCommercial area of the centre

Some opportunities exist for mixed use/residential activity and shop-top housing. Any apartment styledevelopment would have to be small scale to be in keeping with the centre. Development in excess of two-storey could be out of scale with the centre, third storeys would only be appropriate for certain sites andwould need to be significantly recessed.


Due to the size of the lots in theimmediately surrounding area andthe almost intact nature of lowdensity, predominantly single storeyresidential development in thesurrounding area, the level of changeshould be gradual. The prevailing lotsize, existing character, and type andcondition of dwelling stock wouldsuggest that a mix of single dwellingsand single and double storey multi-unit development could besupported on appropriate sites.

Local centresEncourage shop-top housing in the commercial area of the local centre at the corner of McKinnon Roadand Tucker Road.


Minimal change areasIn minimal change areas, protection of existing neighbourhood character is the primary objective. In theseareas new single dwellings, extensions to existing dwellings and dual occupancies (two dwellingdevelopments) could be developed on an average sized lot (providing the new development is consistentwith the surrounding scale andcharacter of the area).

Significant Character AreasField Street, McKinnonField Street is significant as a streetof mostly intact inter-war homeswith uniform setbacks, low frontfences and well vegetated gardens.

Exhibition Street, McKinnonExhibition Street is significant as astreet of mostly intact inter-warhomes with uniform setbacks, lowfront fences and well vegetatedgardens.

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FIELD STREETFIELD STREETFIELD STREETFIELD STREETFIELD STREETFIELD STREETFIELD STREETFIELD STREETFIELD STREET

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These areas will be treated like other minimal change areas and development should respect the importantelements that make up their character.

Heritage areas

Ormond Heritage AreaThe heritage area in McKinnonis a small part of the OrmondHeritage Area, centred onHawthorn Grove where thereare some Victorian houses. InMcKinnon Road, there is aremarkably long terrace oftwo-storey shops andresidences, consisting of shopsfrom Elm Grove to Glen OrmeAvenue.

Special Building OverlayAreasAreas of McKinnon have beenidentified as prone to overlandflooding by a one in 100 year stormevent and are included in theSpecial Building Overlay (SBO).Where these areas are in a housingdiversity area (eg, McKinnonShopping Centre), this area couldhave lower developmentexpectations. Developments in theSBO area will be referred toMelbourne Water to determinewhether the level is appropriateand how the design takes thepotential flooding into account.

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0


N0.5

kilometres0.25

LEGEND



10.0 MurrumbeenaMurrumbeena is bounded by PrincesHighway in the north and North Road inthe south. A residential suburb,Murrumbeena is 2.6km2 in area. Thenorthern half of the suburb, particularly thearea immediately south of the railway, ismixed in character and housing types. Thesouthern half of the suburb is predominantlysingle dwellings.

The suburb is split by the Dandenongrailway line. Murrumbeena Station is locatedto the north of Neerim Road near theshopping centre. The suburb is well servedby bus routes — buses travel along

Murrumbeena Road, Princes Highway, Kangaroo Road, Poath Road and North Road.

The area surrounding the Murrumbeena railway station provides a small retail and commercial focus. Itcaters to specialty shoppers and small supermarket convenience shopping. There is also a strip ofcommercial zoning along Poath Road, Hughesdale. The majority of the Hughesdale centre is on the easternside of Poath Road in the neighbouring municipality of Monash.

Murrumbeena has good access to a range of parks including Duncan Mackinnon Reserve, MallanboolReserve, Boyd Park, Springthorpe Gardens and Murrumbeena Reserve. The Outer Circle Railway Park(Boyd Park) is unique in Glen Eira because of its native planting scheme, bike and walking tracks.

The suburb contains Murrumbeena Kindergarten, Murrumbeena Primary School and St Patrick’s PrimarySchool.

Murrumbeena features the Beauville Estate Heritage Area. As the first housing estate undertaken by the AVJennings Construction Co, this area is significant not only in Glen Eira but for Victoria as well. The originaldeveloper of the estate incorporated roads, shops and recreation facilities as part of the estate.

Population and housingThe population has remained relatively steady since 1981. In 1996, there were 7335 people inMurrumbeena. Murrumbeena has slightly less children than the rest of Glen Eira and, like other Glen Eirasuburbs, the largest age group is 35–49 (the baby boomers).

The largest household group are lone person households (37 per cent) compared to 31 per cent in GlenEira. This reflects the ageing population and a high proportion of unit accommodation. A quarter ofhouseholds are couples with children, while 22 per cent are couples with no children.

As Murrumbeena has good access to public transport, a large number of people used the train to get towork. The suburb also has a high proportion of households with no vehicles (18 per cent) compared to theGlen Eira (15 per cent) and Metropolitan Melbourne (12 per cent) averages.

Housing stock increased slightly between 1981 and 1996 to 3564 dwellings. Murrumbeena has a diversehousing stock — nearly half is multi-units.

Like other suburbs in Glen Eira, a high proportion of residents privately rented their dwelling (24 per cent).In Glen Eira, 28 per cent privately rent.

In Murrumbeena and its neighbouring suburbs of Carnegie, and Glen Huntly, development has been at afairly low level over the past three years. The number of new dwellings constructed remained steadybetween 1998 (89) and 2000 (87). However, extensions and alterations were more widespread, withapproximately 220 houses being renovated every year.

Median house prices rose in Murrumbeena from $160,000 in 1995 to $345,000 in 2001. Despite theincrease, Murrumbeena is still one of cheapest locations in Glen Eira.


Neighbourhood characterThe major elements of neighbourhood character in Murrumbeena are:• the relatively flat topography;• the predominance of a grid subdivision pattern;• generally consistent setbacks;• the predominantly single and double storey scale of development in established residential areas;• a predominance of brick with tile construction;• a predominance of detached Edwardian, Californian bungalow and inter-war dwellings in the north and

post-war dwellings in the south;• a predominance of detached Californian bungalow and inter-war homes in the area east of Boyd Park;• a mixture of Edwardian, inter-war including arts and crafts style dwellings; and contemporary dwellings

in the area north of Neerim Road between Murrumbeena Road and Boyd Park;• a predominance of Californian bungalows south of the railway line to Kangaroo Road;• a predominance of inter-war homes including the Beauville Estate Heritage Area, south of Kangaroo

Road;• generally, one driveway crossing per allotment;• well-established domestic gardens containing low, medium and large scale planting;• some strong avenue planting with large canopy trees;• the presence of overhead electricity and communication services;• the presence of the main roads of the Princes Highway (Dandenong Road), Murrumbeena Road and

North Road and the secondary arterial roads of Poath Road and Crosbie Road which create the mainaxis and thoroughfares;

• the presence of the Pakenham railway line;• the presence of schools, places of worship and other community facilities; and• many public parks and gardens.

Visions and opportunitiesThe visions and opportunities that have been identified for Murrumbeena, include:• developing Murrumbeena railway station as a transport interchange with buses and bicycles;• developing a village common (ie, a park next to shops and train station) to provide space for the

community to interact;• tidying up the local shops at Murrumbeena while maintaining the existing village character of the

shopping centre and enhancing its vibrancy;• encouraging high density development within the Murrumbeena Neighbourhood Centre;• encouraging multi-unit and mixed use development in the Hughesdale Neighbourhood Centre;• planting more consistent and extensive avenues of street trees;• identifying and protecting significant trees on public and private land as they give Murrumbeena its

character;• ensuring canopy trees are planted as part of new developments;• maintaining existing character by ensuring new homes are appropriate to the area and are designed in

keeping with the period of the street;• examining traffic management issues at Murrumbeena Primary School;• protecting and enhancing existing open space, parks and garden and enhance links between them;• protecting and enhancing the Beauville Estate for its heritage value;• preserving areas of post-war homes, ie, double and triple fronted dwellings;• encouraging renovation rather than demolition of period homes, eg, Edwardian and Californian

bungalows;• enhancing walking and cycling in Murrumbeena by linking existing walkways and bike paths and

developing more;• maintaining and promoting the use of public transport for the suburb; and• improving the flow of traffic and level crossing in Neerim Road.


Murrumbeena framework plan

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HughesdaleHughesdaleHughesdaleHughesdaleHughesdaleHughesdaleHughesdaleHughesdaleHughesdaleNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhood


N0.250

kilometres0.5



Local Centres

LEGEND








Murrumbeena Neighbourhood CentreCommercial area of the centre

Several opportunities for shop-top housing and apartment style development exist in the retail and mixeduse sections of the centre, but some of the light industrial uses limit the potential for residentialdevelopment in parts of the centre. In the Business 1 Zone, ground floors should be retained forcommercial activity and any residential development should take place above ground floor or to the rear. Inthe longer term, in the Mixed Use Zone fronting Neerim Road at the eastern end of the centre, groundfloor residential/mixed use activity could be considered. Development in this area should be sympatheticand should be limited to prevailing building heights. Third floors, where proposed, should be significantlyrecessed.


Significant levels of multi-unit developmentsurround the centre on the east side ofMurrumbeena Road. To the north of thecentre, streets such as Brisbane Street,Perth Street, Adelaide Street, SydneyStreet and Melbourne Street are made upof large lots which contain large numbersof flats and apartments. To the south ofthe centre (north of Innellan Road), streetssuch as Dunoon Street, Ardyne Street,Toward Street, Bute Street and GeraldStreet (which is to the south of InnellanRoad), contain large lots which alsocontain large numbers of flats andapartments. In these areas, refurbishment of existing flat and apartment style development could besupported. This area offers a higher development yield due to the size of the lots.

The eastern side of Murrumbeena Road has a different character — the area is actually in Carnegie but iswithin the Murrumbeena Neighbourhood Centre. The lots in this area are much smaller than on the westside, consequently there is a lower development yield potential. The prevailing lot size, existing characterand type and condition of dwelling stock would suggest that a mix of single dwellings and single and doublestorey multi-unit development could be supported.

Hughesdale Neighbourhood CentreCommercial area of the centre

Several opportunities for shop-top housing exist in the centre itself. Apartment style development ordevelopment above two storeys may not be appropriate due to the low rise nature of the centre andsurrounds.


A significant level of multi-unit developmenthas already taken place in Rosella Street. Theprevailing lot size, existing character and typeand condition of dwelling stock wouldsuggest a mix of single dwellings and singleand double storey multi-unit developmentcould be supported. The majority of sitescould typically yield two or three dwellings.

Hughesdale is located less than a kilometrefrom Chadstone Shopping Centre. TheMonash side of Poath Road, close toHughesdale railway station, presents morehousing opportunities due to proximity tothe station.

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Local centresEncouraging shop-top housing in the local centre at the corner of Murrumbeena Road and Oakleigh Road isappropriate, providing heritage values are not compromised. This centre is within the Beauville HeritageArea.

This would include the development of new dwellings on top of existing shops (ie, small numbers ofdwellings and generally not in excess of existing building heights) as well as encouraging the refurbishmentof existing shop-top housing. Some ground floor mixed use/residential development may be consideredwhere the site is located on the edge of the centre.


Significant Character AreasLindsay Avenue,MurrumbeenaLindsay Avenue is significant as anintact street of Californianbungalows with uniform setbacks,low front fences and wellvegetated gardens, adjacent to thehistoric Beauville Estate.

Oakdene Crescent,MurrumbeenaOakdene Crescent issignificant as an example of ainter-war subdivision with acurvilinear street lined withintact inter-war homes,including Spanish Mission style,many with low font fences andgardens appropriate for theera.

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Boyd Park Area,MurrumbeenaThe Boyd Park area is significantwith its many tree-lined streetssloping down to Boyd Park (oldouter circle railway reserve), andpicturesque inter-war and post-war homes with well vegetatedgardens.


Heritage areas

Beauville EstateThe Beauville Estate Heritage Area is important not only for Glen Eira but for Victoria as a whole, as thefirst housing estate undertaken by the AV Jennings Construction Co (later Jennings Group Limited),Victoria’s largest home builder. AV Jennings acquired the land in 1933. The area is important also as a veryearly estate development, incorporating a range of features other than houses and including roads, shopsand recreation facilities.

The small group of shops in the Beauville Estate Heritage Area is within a housing diversity area. However,the requirements of the Heritage Overlay and respect for the heritage values of the area are the priority.Because of this, developmentexpectations in these areas willbe lower than other housingdiversity areas. Multi-unitdevelopments will only beconsidered where heritagevalues are not compromised.Development whichincorporates retention ofcontributory buildings isencouraged.

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Special Building Overlay AreasAreas of Murrumbeena have been identified as prone to overland flooding by a one in 100 year storm eventand are included in the Special Building Overlay (SBO). Where these areas are in a housing diversity area(eg, Murrumbeena and Hughesdale Shopping Centres), this area could have lower developmentexpectations. Developments in the SBO area will be referred to Melbourne Water to determine whether

the level of development isappropriate and how the designtakes the potential flooding intoaccount.

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0.50N

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kilometres

LEGEND



11.0 OrmondCentred on North Road and Frankstonrailway line, Ormond is a small residentialsuburb covering an area of 2km2.

A significant retail area along North Road,Ormond Shopping Centre, providesspecialty shopping and offices. Ormondrailway station is located in the centre and abus route travels through the suburb alongGrange Road, North Road, Leila Road andKatandra Roads. Another route followsNorth Road.

Ormond has a wide range of schools and anumber of parks, including EE Gunn Reserveand Joyce Park.

A high proportion of the suburb is protected by a Heritage Overlay — the Ormond Heritage Area is anextensive residential area with a high number of surviving inter-war houses. The houses are mainly brickand timber California bungalows, interspersed with Spanish Mission, Arts and Crafts style and other houses.

Population and housingOrmond’s population was stable between 1981 and 1996 at 6440 people. Its age structure was very similarto Glen Eira with nearly a quarter of the population being baby boomers, aged 35–49. It also had a highproportion of people living alone (36 per cent), compared to 31 per cent for Glen Eira as a whole, and 28per cent of households were couples with children — similar to the Glen Eira average.

The number of private dwellings increased only slightly between 1981 and 1996, to 3059 in 1996. Just overhalf were separate houses. The proportion of separate houses decreased between 1981 and 1996. In GlenEira in 1996, 60 per cent of dwellings were separate houses. Ormond had one of the lowest proportions ofpeople who owned their own homes (37 per cent) compared to the Glen Eira average of 45 per cent.

Ormond, along with Bentleigh, and McKinnon saw an average of 94 new dwellings constructed per yearover the last three years. Over the same period, an average of 241 dwellings had alterations or additions.

Average house prices in Ormond rose by 131 per cent from $180,000 in 1995 to $415,000 in 2001. Pricesin Metropolitan Melbourne rose from $128,000 to $300,000 — a 134 per cent increase.

Neighbourhood characterThe major elements of neighbourhood character in Ormond are:• relatively flat topography, apart from “Ormond Hill” to the west of Wheatley Road, near North Road;• the predominance of a grid subdivision pattern;• generally consistent setbacks;• the predominantly single and double storey scale of development in established residential areas;• a predominance of Californian bungalow and inter-war homes between Foch Street and Murray Road

(west of the railway line);• a predominance of villa units and walk-up flats north of North Road and east of the railway line;• the predominance of brick with tile construction;• generally, one driveway crossing per allotment;• well-established domestic gardens containing low and medium scale planting;• some strong avenue planting with large canopy trees;• the presence of overhead electricity and communication services;• the presence of the Ormond Shopping Centre in North Road and small groups of shops;• the presence of North Road and Grange Road (main roads) and the secondary arterial roads of

Wheatley, Booran, Tucker and Koornang Roads which create the main axis and thoroughfares;• the presence of the Frankston railway line; and• the presence of schools, places of worship and other community facilities.


Visions and opportunitiesThe visions and opportunities that have been identified for Ormond, include:• promoting the treed and garden character of Ormond in new developments;• reducing traffic in side streets;• developing more avenues of canopy trees in streets;• promoting the heritage of Ormond and respecting the fact that large areas of the suburb are in

heritage protection;• addressing vandalism and graffiti especially around the station;• ensuring multi-unit development is in keeping with low density low scale garden feel of the majority of

the suburb;• improving physical and visual connections between the northern and southern sides of North Road

and between the east and west of the centre where it is separated by the railway line;• upgrading the appearance of the shopping strip through streetscape improvements including tree

planting;• enhancing the vibrancy and character of the Ormond Shopping Centre; and• improving Newham Grove in the area of the railway line.


Ormond framework plan

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OrmondOrmondOrmondOrmondOrmondOrmondOrmondOrmondOrmondNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhoodNeighbourhood


kilometres0 0.25

N0.5



Local Centres

LEGEND








Ormond Neighbourhood CentreCommercial area of the centre

Numerous opportunities exist for mixed use/retail activity, shop-top housing and apartment styledevelopment, particularly in the mixed use sections of the centre on the south side of North Road. Buildingheights would need to have regard to residential properties to the south.

On the north side of North Road, opportunities exist for shop-top style development. In the Business 1Zone, ground floors should be retained for commercial activity and any residential development shouldtake place above ground floor or to the rear. Additional storeys may be appropriate but new developmentshould ensure a transition in heights exists between the existing and the new buildings. New buildingsshould not dominate the street and neighbouring properties.

Public car parks on the north side of North Road east of the railway line provide a transitional interfacebetween the commercial area of the centre and immediately surrounding residential areas.


Significant levels of multi-unitdevelopment surround the centre on thenorth side of North Road (to the east ofthe railway line). To the north of thecentre, streets such as Lillimur Road,Ulupna Road, Walsh Street and LeilaRoad, are made up of large lots whichcontain large numbers of flats andapartments. In these areas, refurbishmentof existing flat and apartment styledevelopment could be supported. In thisarea there is a higher development yieldbecause of the size of the lots. On theother side of North Road, the housingstock is predominantly single dwellings.

On the west side of the railway line,development opportunities are much more limited as the majority of the neighbourhood centre is locatedin a Heritage Overlay Area. In the heritage areas, contributory buildings should be retained and newdevelopment should be in a form and scale which is sympathetic to the heritage surrounds.

Minimal change areasIn minimal change areas, protection of existing neighbourhood character is the primary objective. In theseareas new single dwellings, extensions to existing dwellings and dual occupancies (two dwellingdevelopments) could be developed on an average sized lot (providing the new development is consistent

with the surrounding scale andcharacter of the area).

Significant Character Areas

Ulupna Road, OrmondThe northern end of Ulupna Road,immediately south of Oakleigh Road, issignificant as a relatively intact pocketof 1920s style timber cottages withwell-vegetated gardens in an areasurrounded by multi-unit development.

This area will be treated like otherminimal change areas and developmentshould respect the important elementsthat make up its character.

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Heritage areas

Ormond Heritage AreaThe Ormond Heritage Area isan extensive residential area tothe east of the Frankstonrailway line with a high numberof surviving inter-war houses.The opening of the Frankstonrailway line through Ormondin 1881, providedopportunities for subdivisionas part of the “land boom”.However, it was not until the1920s that housing in the areawas developed in any number.The houses are mainly brickand timber Californiabungalows, interspersed withSpanish Mission, Arts and Crafts style dwellings and other houses.

Where the Ormond HeritageArea is within a housing diversityarea, the requirements of theHeritage Overlay and respect forthe heritage values of the area arethe priority. Because of this,development expectations inthese areas will be lower than therest of the housing diversity area.Multi-unit developments will onlybe considered where heritagevalues are not compromised.Development which incorporatesretention of contributorybuildings will be encouraged.

Special Building OverlayAreasAreas of Ormond have beenidentified as prone to overlandflooding by a one in 100 yearstorm event and are included inthe Special Building Overlay(SBO). Where these areas are ina housing diversity area (eg,Ormond Shopping Centre), thisarea could have lowerdevelopment expectations.Developments in the SBO areawill be referred to MelbourneWater to determine whether thelevel of development isappropriate and how the designtakes the potential flooding intoaccount.

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0.50.25

kilometres0

NLEGEND



12.0 St Kilda EastSt Kilda East is located across the municipalities of Glen Eira and Port Phillip. The Glen Eira portion of StKilda East is bounded by Inkerman Road, Hotham Street, Glen Eira Road and Orrong Road.

St Kilda East has a large number of primary and secondary schools for Jewish students. Other schoolsinclude Ripponlea Primary School and Caulfield Grammar School.

The portion of St Kilda in Glen Eira is not well served with shopping facilities. Only a small proportion ofthe shopping strip on the corner of Hotham Street and Glen Eira Road is within the Glen Eira boundary. Itprovides mainly convenience shopping. Oneof the closest larger shopping areas is theshopping strip in Carlisle Street, Balaclava inPort Phillip. It is centred on Balaclava Stationand has a range of retail and commercialactivities, including a Coles supermarket.

The suburb has few parks, the major onebeing historic Greenmeadows Gardens. StKilda East is also the location of MasadaPrivate Hospital and a number of Jewishschools and religious facilities.

Trams travel along Balaclava and DandenongRoads and buses run in Orrong Road,Hotham Street and Glen Eira Roads.

St Kilda East is the location on somesignificant heritage areas including Lempriere Avenue and Greenmeadows Gardens (a garden suburbdevelopment constructed during the 1920s), Bailey Avenue and Myrtle Avenue Heritage Area (a smallhistoric area with a high number of post federation villas), and Vadlure Avenue Heritage Area (which has asmall group of substantial inter-war middle class houses of the period).

The suburb of St Kilda East includes land in both the Glen Eira and Port Phillip Councilmunicipalities. The statistical information is based on this. The focus of the public transport,facilities and heritage information is on the area of St Kilda East in Glen Eira.

Population and housingThe population of the Glen Eira and Port Phillip proportions of St Kilda East has remained stable at 12,098persons. The largest age group is 35–49 year olds. The area has a lower proportion of over 75 year oldsthan other Glen Eira suburbs and the lowest proportion of couples with children — only 19 per centcompared to 29 per cent for Glen Eira. It also had a very high number of lone person households — 42 percent compared with 31 per cent for Glen Eira.

St Kilda East has one of Glen Eira’s most diverse populations, with a high proportion of persons bornoverseas (47 per cent), compared to 36 per cent for Glen Eira. About 22 per cent of St Kilda East (GlenEira and Port Phillip portions) and Balaclava residents (in Port Phillip) are Jewish.

St Kilda East has the highest proportion of people in Glen Eira using the tram to travel to work (9 percent), compared to the Glen Eira average of only 2 per cent. It also has a high number of households withno vehicles (24 per cent).

Nearly 50 per cent of residents privately rented their dwelling in St Kilda East — compared to the GlenEira average of 28 per cent.

The number of dwellings remained stable at 6169 in 1996. St Kilda East has the highest proportion of multi-unit developments (78 per cent of dwellings), although the Glen Eira portion of St Kilda East appears tohave more single dwellings.

St Kilda East (Glen Eira and Port Phillip portions) and Balaclava (in Port Phillip) have seen only a low level ofdevelopment recently. About 80 dwellings per year were extended or altered between 1998 and 2000 and36 new dwellings per year were constructed.


Neighbourhood characterThe major elements of neighbourhood character in St Kilda East are:• the relatively flat topography;• the predominance of a geometric subdivision pattern and presence of many no-through streets;• generally consistent setbacks;• a mixture of allotment sizes and widths;• the established residential streets, some of which contain only single storey detached dwellings, others

contain a mixture of one and two-storey detached dwellings, and two and three storey brick walk-upflats;

• a variety of Edwardian, Californian bungalow, inter-war and contemporary dwellings;• the predominance of apartment buildings and walk-up flats along much of Hotham Street;• the predominance of brick with tile construction;• generally, one driveway crossing per allotment;• well-established domestic gardens containing low, medium and large scale planting;• domestic gardens that contribute to the leafy character of streets;• some strong avenue planting with large canopy trees;• the presence of overhead electricity and communication services;• the presence of schools, hospitals and places of worship and other community facilities;• the presence of small groups of shops;• the presence of Glen Eira Road (a main road) and the secondary arterial roads of Hotham, Inkerman

and Orrong Roads, which create the main axis and thoroughfares;• the presence of tram lines along Balaclava Road; and• the presence of Greenmeadows Garden.

Visions and opportunitiesThe visions and opportunities that have been identified for St Kilda East, include:• maintaining and enhancing historic Greenmeadows Gardens;• ensuring dwellings fronting Greenmeadows Gardens have low front fences to encourage surveillance

and front gardens to blend with the park;• recognising the importance of well-vegetated front gardens in St Kilda East;• improving the streetscape of Hotham Street through street planting;• ensuring any further or future redevelopment of the schools and Masada Hospital in St Kilda East are in

scale with the surrounding residential area;• developing master plans for major facilities in St Kilda so residents are aware of future development

plans;• promoting and enhancing the history of St Kilda East and its heritage areas; and• promoting the transport spines of Hotham Street, Balaclava Road and Inkerman Street as locations

suitable for good quality higher density housing.


St Kilda East framework plan

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kilometres0 0.25


Balaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadBalaclava RoadTram LineTram LineTram LineTram LineTram LineTram LineTram LineTram LineTram Line


Hotham StreetHotham StreetHotham StreetHotham StreetHotham StreetHotham StreetHotham StreetHotham StreetHotham StreetSelected Main RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main RoadSelected Main Road


0.5N



Local Centres

LEGEND








Local centresShop-top housing could be encouraged in the local centre at the corner of Glen Eira Road and HothamStreet. This includes the development of new dwellings on top of existing shops (ie, small numbers ofdwellings and generally not in excess of existing building heights) as well as encouraging the refurbishmentof existing shop-top housing. Some ground floor mixed use/residential development may be consideredwhere the site is located on the edge of the centre.

Tram routesMulti-unit developments are encouraged on properties directly abutting the Balaclava Road tram lines.


Selected main roadsMulti-unit development will be encouraged along Hotham Street. The interface between development alongthe main road and housing in the side streets should be carefully considered. Significant changes in buildingheight between existing dwellings and new development should be avoided by reducing the visibility of theextra storey(s).

Minimal change areasProtection of existing neighbourhood character is the primary objective in minimal change areas — newsingle dwellings, extensions to existing dwellings and dual occupancies (two dwelling developments) couldbe developed on an average sized lot (providing the new development is consistent with the surroundingscale and character of the area).

Heritage areas

Lempriere Avenue and GreenmeadowsGardensLempriere Avenue and GreenmeadowsGardens represent an early high point in thedevelopment of the garden suburbs during the1920s. The entire streets were conceived aslandscaped units with vistas to GreenmeadowsGardens. The houses were simple villas in theCalifornia bungalow and Spanish Mission styles.The area also features underground powerand distinctive street lights.

Bailey Avenue and Myrtle AvenueBailey Avenue and Myrtle Avenuecomprise a small heritage area off GlenEira Road. The area has a high number ofpost federation villas. The area wasbought by builder William Bailey andshows the role of speculative developersin Glen Eira in the 1920s.

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Vadlure AvenueVadlure Avenue is locallyimportant as a small group ofsubstantial middle class housesof the inter-war periodincluding exceptional SpanishMission and English Domesticinfluenced houses and gardens.

Special Building Overlay AreasAreas of St Kilda East havebeen identified as prone tooverland flooding by a one in100 year storm event and areincluded in the Special BuildingOverlay (SBO). Developmentsin the SBO area will bereferred to Melbourne Waterto determine whether the levelof development is appropriateand how the design takes thepotential flooding into account.

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GR

MO

R RI C

E

HE L

E NS L

E AG

A RD E

NS T

S OM

E RS E

TST

GR

ST

L UM

EAH

S T

VILLIERS

ALLISON

ST G

EOR

GE S

ST

ST

SEYMOUR

PRAHRAN

STMULGRAVE

STBENT

ST

ST

ME R

RI W

OO

LA ST

AV

ST

RD

LISCARD

LONG

MAYFIELDMcHENRY

ROCKBROOK

PL

McM

I LLA

N

AV

RIDDELL

RUSDEN

ST

HO

THAM

McW

HAE

A VSTST ST

MYP

TLE

FRENCH

REG

ENT

ST

ELM

ST

ST

WIL

LOW

ACAC

IA

ST

GLEN EIRA

GR

BAIL

EYAV

ATTL

EY


kilometres0 0.25



N0.5LEGEND


contents...glen eira city council june 2002 1 contents part b — suburb profiles why consider glen...

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