Beavers Road Industrial Precinct (Amendment C122 and C127)

Consultation has concluded

The Bigger Picture

Darebin is experiencing a shift in the nature of businesses and employment, including the decline of traditional industry in inner suburbs. The Darebin Economic Land Use Strategy (adopted by Council in early 2013) recommended to rezone the industrial area around Arthurton Road and Beavers Road in Northcote in order to prevent the area from being blighted as the traditional industrial uses are moving out.

Despite the industrial blight, the precinct is in a good location close to High Street/Northcote, Brunswick and the CBD and it has good access to public transport via Arthurton Road and St Georges

The Bigger Picture

Darebin is experiencing a shift in the nature of businesses and employment, including the decline of traditional industry in inner suburbs. The Darebin Economic Land Use Strategy (adopted by Council in early 2013) recommended to rezone the industrial area around Arthurton Road and Beavers Road in Northcote in order to prevent the area from being blighted as the traditional industrial uses are moving out.

Despite the industrial blight, the precinct is in a good location close to High Street/Northcote, Brunswick and the CBD and it has good access to public transport via Arthurton Road and St Georges Road. Hence, it provides good opportunities for new and alternative businesses, e.g. as outlined in the Darebin Green Business Strategy. The Merri Creek is also an asset and an attraction for the area.

In order to prevent the area from becoming fully blighted and ensure there are local employment opportunities available in the future Council needs to be proactive.

Hence, two planning scheme amendments are proposed, one for the north side of Beavers Road (Amendment C122) and one for the south side of Beavers Road, Northcote (Amendment C127).

These amendments assist the area’s transition from a traditional industrial precinct to an area that provides a mix of jobs in more modern compatible commercial uses as well as a place for residents to live.

Previous Zoning and Buildings

Previously, the area was in an Industrial 3 Zone where industrial uses (e.g. panel beater, food processing, clothes manufacturing) were allowed but certain commercial uses (offices, shop, retail) were limited or prohibited. Residential uses were also prohibited.

Here links to the previous zoning and main land use and development controls:

Industrial 3 Zone, Environmental Significance Overlay and Schedule 1 to the Environmental Significance Overlay

Council proposed to introduce changes to the local regulations to guide how privately owned land could be used and developed, if land owners choose to do so.

Existing Uses and Buildings

Just to erase doubts it is mentioned that Council is not going to develop or acquire land or surrounding houses in this precinct. Existing uses will have a right to keep operating and these planning scheme amendments will not require works to be done to existing structures. Council is proposing to introduce changes to the local regulations to guide how privately owned land could be used and developed, if land owners choose to do so.

The Planning Scheme Amendments

Amendment C122 Changes

The old industrial area north of Beavers Road and west of Leinster Grove is slightly more constrained for business uses as it is not as easily accessible for e.g. truck deliveries. However, it still has relatively good access to public transport and services on St Georges Road, High Street as well as Nicholson Street in Brunswick. Hence, this area is proposed to be used for residential purposes with limited capacity for commercial uses towards Beavers Road. The proposed new zone would be the Residential Growth Zone (RGZ). The Residential Growth Zone limits development to 4 storeys. Council has added specific setback requirements from existing residences, backyards and the Merri Creek in the Development Plan Overlay – Schedule 12 (see below).

Amendment C127 Changes

The future intent for this area is for new employment opportunities to be created between Arthurton Road and Beavers Road, west of Woolhouse Street, Northcote. The land is proposed to be changed from industrial to commercial purposes. This would allow e.g. office spaces, similar businesses, light industrial uses as well as retail uses to open in the area (this is currently prohibited). The new zone proposed would be the Commercial 1 Zone (C1Z). Residential uses are also allowable. The Development Plan Overlay – Schedule 12 makes specific requirements on setback from the Merri Creek as well as where residential uses have to be located (see below).

Combined Amendments C122 and C127 Changes

A planning tool called a Development Plan Overlay (DPO) was proposed for the entire precinct covered by these two amendments. The Overlay has the goal to increase pedestrian and bicycle connectivity from Arthurton Road to Beavers Road and contains design requirements for any future private development proposals. Such requirements relate to setting buildings back from existing residential backyards as well as the Merri Creek environment. The DPO – Schedule 12 states that either a proposed planning permit has to meet the requirements of Schedule 12 or that an overall development plan can be made that shows how all the sites within the area are proposed to be developed.

The industrial precinct used to be an old landfill up until the 1950s and there may be the possibility of contamination because at the time there may not have been any checking done on the quality of the fill. Before development could occur in the future, it is important to satisfy Council that there are no health risks associated with potential contamination. This issue is managed through an Environmental Audit Overlay which requires that investigation of possible contamination levels is undertaken and recommendations are provided on what kind of clean-up or mitigation works are required.

The already existing Environmental Significance Overlay is to remain, assisting in assuring the Merri Creek environment is considered in any new development proposal.


Consultation has concluded
  • Amendments C122 and C127 Approved

    over 4 years ago

    The Minister for Planning has approved Darebin Planning Scheme Amendments C122 and C127, with the changes implemented into the Darebin Planning Scheme on 07 May 2015.

    Amendment C122 rezoned land at 198 and 200 Beavers Road, Northcote to a Residential Growth Zone and applied the Environmental Audit Overlay and Development Plan Overlay Schedule 12 to the land and rezoned 196 Beavers Road, Northcote to a Public Use Zone Schedule 2. View approved C122 documents.

    Amendment C127 rezoned land at 167-177 Beavers Road, 148-170 Arthurton Road and 2-6 Goldsmith Grove, Northcote to a Commercial 1 Zone and applied the Environmental Audit Overlay and Development Plan Overlay Schedule 12. View approved C127 amendment documents.

    The Minister for Planning has approved Darebin Planning Scheme Amendments C122 and C127, with the changes implemented into the Darebin Planning Scheme on 07 May 2015.

    Amendment C122 rezoned land at 198 and 200 Beavers Road, Northcote to a Residential Growth Zone and applied the Environmental Audit Overlay and Development Plan Overlay Schedule 12 to the land and rezoned 196 Beavers Road, Northcote to a Public Use Zone Schedule 2. View approved C122 documents.

    Amendment C127 rezoned land at 167-177 Beavers Road, 148-170 Arthurton Road and 2-6 Goldsmith Grove, Northcote to a Commercial 1 Zone and applied the Environmental Audit Overlay and Development Plan Overlay Schedule 12. View approved C127 amendment documents.