Amendment C223 – 81-95 Burnley Street and 26 Doonside Street, Richmond

Large blue building on corner of street 

The owners of Harry the Hirer at 81-95 Burnley Street and 26 Doonside Street, Richmond (Astrodome Hire Pty Ltd) have approached Yarra Council to amend the planning controls on their land. This would enable them to build a residential and commercial development at the site.

An amendment to the Yarra Planning Scheme, known as Amendment C223, is needed in order to change the planning controls on this land.

What stage is this amendment at and what are the next steps?

There are six stages in a Planning Scheme Amendment, C223 has reached the final stage of the process and the Minister for Planning has approved the Amendment.

The Amendment came into effect when the Notice of Approval was published in the Victorian Government Gazette on 6 May 2021.


Sixth step in planning scheme amendment process

Approved Amendment Documents 

You can find the approved amendment documentation on the State Government's webpage here:

Land affected by Amendment C223



Why have we prepared this Amendment?

The planning scheme zones all land to reflect different land uses. These zones categorize how land is used and there are specific rules related to each zone. 

The current zoning for the land at 81-85 Burnley Street and 26 Doonside Street is the Industrial 3 Zone, which is out of step with the surrounding area and vision set out in the Victoria Street Structure Plan and Yarra Planning Scheme. The Structure Plan identifies the area including this land for potential housing mixed with retail and business. 

Amendment C223 allows for the land to be used and developed for a mix-use of residences and employment opportunities, both retail and commercial. The amendment will apply planning controls to ensure there are key public benefits in any redevelopment on this land. The amendment will also apply planning controls to manage traffic, address contamination, promote heritage and provide built form guidance for any future development

What does Amendment C223 propose to do

The amendment proposes:

  • Rezone the land from Industrial 3 Zone (IN3Z) to Mixed Use Zone (MUZ).
  • Applies the Development Plan Overlay Schedule 15 (DPO15) to the land. 
  • Applies an Environmental Audit Overlay (EAO) to the land. 

What is an Environment Audit Overlay (EAO)?

The Minister for Planning has provided direction to local councils when amending the planning scheme to ensure potential land contamination is properly managed. An EAO indicates that an environmental audit must be carried out before land is developed. The application of the EAO is required to manage any site contamination issues prior to a sensitive use (such as building housing, a primary school or early childcare centre) commencing on the land. This ensures that any site contamination issues are managed before redevelopment.

What is the Development Plan Overlay Schedule 15 (DPO15)?

A Development Plan Overlay (DPO) requires a development plan to be prepared to coordinate land uses, development and redevelopment change. The overlay prevents the granting of permits before a plan has been approved, with some exceptions. Any development plan must be adopted by Council to come into effect.

What does the proposed DPO15 for this site allow?

DPO15 includes an indicative framework plan that sets out the structure for future development and land use. A future development plan cannot be approved if it is not prepared in line with this plan. 

The indicative framework plan for 81-95 Burnley and 26 Doonside Street, Richmond allows: 

  • Around 500 dwellings in six buildings, ranging in height between 7 storeys fronting Appleton Street and up to 12 storeys along Doonside Street. 
  • 576 square metres of public open space facing Doonside Street. 
  • A 9-metre wide pedestrian link which runs through the site from Doonside Street to Appleton Street.
  • 10% of dwellings to be for affordable housing.
  • Retention of heritage buildings including the entire building at 26 Doonside Street.
  • At least 9,000 square metres of commercial/ retail floor space (part of which will see the Harry the Hirer administrative headquarters remain on-site). 

Panel Hearing

The Hearing commenced on 18 May 2020 and was held across 6 and a half days.

The Hearing was held via video conferencing and 'on papers' due to the COVID-19 pandemic.

For more information on this altered panel process please refer to the Panel Directions below.

Panel Report

Yarra C223yara Panel Report

Council's Part A submission and other documents 

The following documents were circulated on Thursday 7 May 2020.

You can view the document by clicking on the link below:

 Council Expert Witness Evidence

Council's expert witness statements were circulated on Monday, 11 May 2020.

You can view the documents by clicking on the links below.

Expert Witness Statements


Council's Part B

Part B Submission Amendment C223yara to the Yarra Planning Scheme 15 May 2020

Amendment C223 formal exhibition documents

Supporting documents

Additional information requested during exhibition