Amendment C271 - Fitzroy & Collingwood

At the moment, there are temporary requirements (seven interim DDOs) that apply to some areas in Fitzroy and Collingwood. These controls will expire, unless extended, on 30 June 2026.  

The Minister for Planning approved Amendment C270yara and C288yara on 27 August 2021 and 22 October 2021 to the Yarra Planning Scheme to apply 7 interim DDOs to parts of Fitzroy and Collingwood. The interim controls have been used to manage development while permanent requirements were prepared via Amendment C271yara. 

You can find all approved amendment documentation for these interim controls on the Department of Transport and Planning’s website at the following C270yara and C288yara.  

Before 2021, there was limited guidance for development in Fitzroy and Collingwood. There were no area-wide controls on: 

• Building heights 
• Street wall heights 
• Upper level setback, which is how far higher levels should be distanced from the street or backyards.

That is why Yarra has prepared 12 Design and Development Overlays (DDOs) to be consistent with the vision for Fitzroy and Collingwood. 

The DDOs seek to ensure any future changes to the area respond to the predominant character of each street (for example: Brunswick Street is a commercial activity centre with a strong heritage streetscape, whereas the back streets of Fitzroy/Collingwood are mixed-use areas with former industrial character). 

New development should generally fit in with the existing character of the area and ensure it does not dominate existing heritage buildings. Where there are less heritage buildings, DDOs will ensure that a pedestrian scale is maintained along the street, to make sure buildings don’t become overwhelming. Good outcomes for pedestrians should be achieved, with opposite footpaths and public open spaces protected from overshadowing, and taller parts of buildings distanced from existing low residential buildings behind. 

The design of new buildings should provide active ground frontages and avoid harsh, solid walls. The taller a building, the further it will need to be pushed away from low residential areas at the back. The height and shape of new buildings should be designed to preserve the prominence of and view lines to landmark heritage buildings throughout the area. 

Each DDO outlines specific maximum building heights, maximum street wall heights, minimum upper level setbacks and other design requirements. A detailed map is contained within each DDO which shows the specific design requirements that apply to each property in the DDO area. 

The general default for planning in Victoria is that: 

• Requirements such as building heights are mainly discretionary (i.e. they are dependent on context and not mandatory) 
• Development and housing are directed towards activity centres (i.e. Smith Street, Brunswick Street, Johnston Street and former industrial areas in between them) 
• The preparation of local guidance for requirements such as building height is dependent on a lot of strategic work 

For C271, proposed building heights have been determined through extensive strategic background work, including urban design and heritage analysis. The streetscapes, lot sizes, adjoining low-scale residential areas with backyards, heritage buildings, state and local planning policies and other factors were considered. 

In general, lower heights are proposed for areas where heritage buildings are highly consistent, fine-grain and intact and/or lots are small and adjoin low-scale residential areas (i.e. parts of Brunswick, Smith and Gertrude Streets). 

Taller heights are proposed where lots are relatively larger, heritage buildings are not as consistent, and low-scale residential areas are not as proximate (i.e. Smith Street near Alexandra Parade and former industrial area between Brunswick, Smith and Johnston Street (i.e. around Kerr and George Street). 

There will be no immediate impact on landowners/occupiers and current planning permits. Yarra currently has a number of interim DDO’s that are already in the planning scheme. These apply to live planning permit applications and any future planning permit applications, until the permanent DDOs are introduced into the Yarra Planning Scheme. 

The other tools in the Planning Scheme will continue to apply. For example, if your property is also covered by a Heritage Overlay, these requirements would remain in place and also need to be taken into account when preparing a planning permit application 

As part of the built form and design requirements included in the 12 DDOs there is a requirement about access, parking and loading bays. 

This requirement aims to provide a safe and accessible environment for pedestrians and to limit potential conflict between vehicle movements and pedestrian activity. 

There are State requirements that guide the amount of car parking a development needs to provide, with the ability for variances. A DDO cannot control car parking amounts.

For specific information on this requirement in each of the 12 DDOs go to Section 2.10.