Project update

On 14 November 2024, the Minister for Planning approved Amendment C174 to the Banyule Planning Scheme, which gives the Minister the power to approve any plans about the future residential development at 421 Upper Heidelberg Road, Ivanhoe.

What does this mean?

  • Banyule City Council is no longer responsible for approving plans for the residential development at this site.
  • The Minister for Planning will now oversee and approve the plans, ensuring they meet the required planning rules.

What about the proposed park nearby?

This change does not affect plans for the proposed park at 12 Forster Street, Ivanhoe (next to the development site). Council still manages and will approve plans for the park.

Background on 421 Upper Heidelberg Road

The property is currently owned by Development Victoria and was once the location of the old Ivanhoe water tank.

Development Victoria is planning a significant residential project on this site, based on rules set out in Schedule 7 of the Development Plan Overlay (DPO7). These rules guide how the development should look and function.

Until recently, Banyule Council had the responsibility to approve these plans, including reviewing and approving on 15 July 2024 a draft development plan for the site, with some conditions. Details of this meeting are available here.

About Amendment C174

Amendment C174 allows the Minister for Planning to take over as the decision-maker for this development. The Minister has the legal ability to make this change, which involves modifying the planning rules.

If you’d like to learn more, you can:

  • Read Amendment C174 on the State Government’s planning website.
  • Look at key documents, including:
    • The Explanatory Report, which explains the change.
    • The Reasons for Intervention, which outlines why the Minister chose to conduct the Amendment.

Questions?

If you have any questions, contact the Council’s Strategic Planning Team (visit “Contact Us” on this page).

Draft plans

Drawings of the proposed development and feedback received during Stage 1 and Stage 2 Community Engagement can be found below.

Stage 2 engagement

From 8 April to 10 May 2024 we asked the community for their feedback on the draft Plans for redevelopment of the Ivanhoe Water Tank site, including:

  • A draft Development Plan for a residential complex for the majority of the site, which is owned by Development Victoria.
  • A draft concept plan for a local Council park on the balance of the site, which is owned by the City of Banyule.

49 people provided feedback through an online survey and further feedback was received from in-person community information sessions conducted on site.

On reviewing your feedback, a report to Council considered the following:

  • The Council park proposal has been increased from 978 to 2081 square metres.
  • Tree removal cannot be avoided, but has been minimised and additional planting will occur, including for the significantly larger park.
  • The suggestions for additional facilities for the park can’t be met given the size of the park and it's characterisation of 'local park'. Council is considering future options to support a public toilet on the ground floor of the apartment development.
  • The apartment development has been designed to minimise visual impact on adjacent residential properties. The development has been restricted to three storeys, at is closest point with residential properties.
  • Traffic congestion will be minimised on local roads by only allowing vehicle entry and exit to the building from Upper Heidelberg Road. Resident parking will be provided on-site (in a basement) and Forster Street is proposed to remain closed at the eastern end.
  • The proposed residential development will exceed the amount of affordable housing required, as the DPO7 requires up to 10% and the plan proposes a minimum of 10%.
  • Community frustration with on-going construction in this area has been noted and is being discussed with Development Victoria and relevant Council teams for consideration when preparing and assessing a Construction Management Plan.

Council’s resolution on considering feedback to the draft plans is provided above.

    For further details, view a summary of written responses to the Plans for the Ivanhoe Water Tank site (Item 6.2, page 118 - 162)

    Thank you to everyone who provided feedback on the draft Plans for redevelopment of the Ivanhoe Water Tank site.

    Stage 1 engagement

    What you told us

    From 17 July to 7 August 2023 we asked the community about preferred design elements of the new playground. 150 people provided feedback through an online survey and two community pop-up sessions.

    View the full consultation report or take a look below at a summary of what we heard below.

    What we heard

    Top 3 most requested park features

    All park feature options, in the predetermined list, were appropriate for a local park.

    A number of community requests have not been provided due to the limited size and slope of the park and potential adverse impacts on adjacent residential properties.

    View the draft Council park key ideas.

    • 31% of participants requested a small shelter

      The park design allows for significant areas of indigenous garden bed plantings as well as substantial taller trees. This excellent canopy of trees will provide shade during the summer and help to reduce the urban heat island effect.

      Shading should also be provided in the form of an awning or portico projecting from the residential building. This is to provide weather protection and an appropriate transition between the built form and the park.

    • 17% of participants requested a half court

      There has been a focus on the central lawn as a flexible activity space that can accommodate a wide variety of activities. A half court has not been included due to potential conflicts (e.g. excessive noise) that may adversely impact adjacent residential properties (including the development).

    • 15% of participants requested irrigated open grassed area

      The design has focused on the central lawn as a permeable, green and flexible activity space that can accommodate a wide variety of activities while avoiding excessive amounts of hard pavement. The intension is to provide enough ‘flexible’ open grassed areas and to not ‘fill’ the park with too many elements.

    Top voted playground style

    • 65% of participants strongly supported nature play elements

      The provision of substantial areas of garden bed allows for the integration of nature based play opportunities within the overall park design, including rock stepping stones, tree logs for climbing and planting that can provide materials for play.

    Background

    The Ivanhoe Water Tank Site is located near the Austin Hospital, on the corner of Bell Street and Upper Heidelberg Road. The existing water tank has not been in use since 2004.

    The Site will be redeveloped by Development Victoria, the Victorian Government's property developer, to provide a residential development and a new Council park.

    Subject to Amendment C174, which was gazetted on 14 November 2024, the Minister for Planning now has the role of approving plans for the proposed residential development at 421 Upper Heidelberg Road. The Amendment does not alter Council’s role of approving plans for the proposed Council park at 12 Forster Street.

    Council park

    About the park

    Approximately 2,000 square meters of the former water tank site has been set aside for the new Council Park. Development Victoria is working with Council, Traditional Owners and the community to bring the park to life.

    With the existing playground nearing the end of its life, a unique opportunity exists to design a new park which meets the community’s needs and provides ease of access and connectivity – one of Council’s key open space goals.

    The current park sits between Forster Street and Upper Heidelberg Road, Ivanhoe. It contains a small playground that is well used by local families. This park is classified as a local park, as outlined in the open space classifications of our Public Open Space Plan 2016 - 2031.

    Local Parks are usually small playgrounds designed to cater for residents living within 400 metres. These playgrounds include one to two items of play equipment for a limited number of age groups. Local Parks are usually only used by residents from nearby streets who would normally access the park by foot or bike.

    A concept plan for the park has been developed and approved after considering feedback from two rounds of community engagement.

    The residential development

    The remainder of the Ivanhoe Water Tank site will be used to deliver a residential development.

    A planning provision was placed in the Banyule Planning Scheme by the State Government in 2018, which guides planning for the residential development including but not limited to:

    • building heights
    • location of the building
    • vehicle access to the site
    • provision of affordable housing.

    This provision is Schedule 7 to the Development Plan Overlay (DPO7).

    On 14 November 2024, the Minister for Planning gazetted Amendment C174 to the Banyule Planning Scheme, which provides the Minister with full decision make authority to approve any plans required by the planning scheme for the future residential development (see the top of the website for more details).

    Visit Ivanhoe - Development Victoria for a DP Summary presentation and frequently asked questions.