Keelen Jones

The image shown contextualises both the site chosen for our strategy as it sits within Macaulay and its links to surrounding transport. The wider collaborative project demonstrates how Macaulay and the site, in its process of urban renewal, could further include industrial uses. By facilitating the use of industrial land for new diverse employment activities and the changing characteristics of the local population, Macaulay can utilise the precinct’s social and economic changes to provide a more inclusive city. Also, planning for mixed-use residential developments which encourage the coexistence of low impact industrial uses will create a more affordable and accommodating city.

When observing Macaulay Road on both sides of the Moonee Ponds Creek, the “before” and “after” effect of adopting mixed-use zoning without industrial inclusion is emphasised. On the left side of the creek the presence of to-be developed or developed multi-story residential apartments zoned as mixed use is evident, some of which have vacant commercial/retail frontages. On the right-hand side, you have a mixture of active and inactive industrial businesses temporarily protected by an industrial zone.

It was also found that the number of jobs per CLUE data block decreased in areas re-zoned as MUZ with high-residential redevelopment. Block 512 is the most prominent example of this, with jobs declining by 130 between 2009 – 2019. At the same time the amount of residential floorspace within Block 512 rises sharply. The primary ANSZIC code in Block 512 (manufacturing) also remains the same between 2009 and 2019, which shows that another industry isn’t pushing manufacturing out.

While market rate residential units can cross-subsidise to develop more affordable units in Macaulay, there isn’t anything in place that can guarantee the affordability of industrial uses. Through the delivery of floor area ratio (FAR) controls which incorporate a set minimum average floor area for residential units, smaller and more affordable units can be provided while ensuring greater space for non-residential uses. Also, to prioritise the reuse of existing industrial spaces, floor areas of existing industrial buildings could be excluded from the FAR calculations or FARs could be exceeded given that developers provide additional industrial workspace per additional residential unit.

The site at 287-313 Macaulay Road is currently occupied by historical 1940s warehouse. To retain as much viable industrial space as possible, redevelopment would be encouraged that places other uses (such as residential) above the existing building. In this example the residential spaces are separated by an air gap, with a resident’s garden on a podium level. The residential spaces also have a separate entry foyer, with unique design to differentiate between uses. To achieve this the developer would be allowed to increase the number of floors for residential use, to help offset the retention of the industrial use on the ground level.