What does Floor Area Ratios (FARs) mean?
FAR is a density control that sets the total building floor area that can be developed based on the size of the piece of land – the ratio of development to land size.
We are proposing to introduce a mandatory FAR on a site by site basis, to be applied with a discretionary building height. This combination will provide guidance on the expected typology and scale of new development, and ensure a contextual response to the site that considers the overall vision for the activity centre.
What does the Floor Area Uplift / Affordable Housing Uplift mean?
Floor Area Uplifts allow a developer to build more floor area on a site (above that allowed by the Floor Area Ratio) in exchange for making a contribution that is of public benefit. For MPAC, we are proposing that the public benefit only apply to affordable housing because we recognise the limited supply that currently exists in Moonee Valley. This is why we have specifically referring to it as the Affordable Housing Uplift.
Will the Local Plan and proposed controls stop overdevelopment?
MPAC is a Major Activity Centre, as identified in Plan Melbourne, and is expected to support Melbourne’s growing population by facilitating medium and higher density housing.
The suite of mandatory and discretionary planning controls we are proposing have been carefully developed through a series of rigorous testing and will stop inappropriate development in the centre.
Discretionary building heights will increase in some precincts and reduce in others, but generally heights will remain the same as per the existing Activity Centre Zone (planning controls).
The controls we are proposing for MPAC will provide certainty to the community regarding scale and size of development, and encourage considered, evolving design outcomes that enrich the fabric of the centre.
Will we lose car parking spaces?
There will be no net loss of car parking in the activity centre.
Some on-street parking is proposed to be reconfigured and some are proposed to be removed so we can provide things like wider footpaths, bicycles lanes, and increased tree planting. Any loss of car parking spots will be made up for in other areas of the activity centre, such as the proposed underground/aboveground multi-deck carpark on Shuter Street,
Why is Puckle Street being proposed to be one-way?
The changes to Puckle Street will strengthen its position as the 'retail spine' of the centre, making it an even more attractive and inviting place by prioritisting the experience for shoppers and visitors.
Making Puckle Street one-way westbound will reduce congestion at the Junction, allow for more generous footpaths and shared areas, and encourage more vibrant public spaces.
Why have we specifically used the term ‘non-residential’ in the planning controls?
The term ‘non-residential’ use is intended to capture commercial uses, as well as community, civic and cultural uses. A mix of uses will be required to meet the varied needs of a growing population in MPAC. While we recognise there is a need to encourage commercial uses in the centre, there may be instances where the other uses respond better to the site’s context.
What is the residual land value and why is it only an indicative figure in MPAC: Affordable Housing background document?
The residual land value (RLV) is a method for calculating the value of development land. In MPAC, this specifically relates to the underlying land value of planning approvals for development that exceed the Floor Area Ratio limits and qualify for the Affordable Housing Uplift. The $959 per sqm value established in MPAC: Affordable Housing, is indicative only as it is based current rates information which is subject to change based on periodic valuations. At the time of the request for an Affordable Housing Uplift, Council will determine the rate used to calculate the Uplift with the developer.