Q&A
Our team answer frequently asked questions from the community. Are there any questions you would like added to this list? Complete the survey on our 'Vision for Clarkefield' page and we will add it!
Frequently Asked Questions
Frequently Asked Questions
- Who is behind Clarkefield?
APD Projects is the developer of land around Clarkefield as identified on this engagement hub. The land we are referring to as ‘Clarkefield Town Centre’ is owned by Melbourne Lancefield Road Investments Pty Ltd, while ‘Clarkefield Township’ is owned by APD’s project partner and local landowner - Sir Rupert Clarke.
- What stage is the project up to?
We have just completed a pre-Development Plan Consultation Phase. This was a voluntary consultation phase to ensure we get local input from the community into the development plans we submit for the Clarkefield Town Centre. We also sought input on the broader vision for Clarkefield. We aim to submit a Development Plan for Clarkefield Town Centre to the Macedon Ranges Shire Council sometime in the second half of 2021.
- Why is a Development Plan required?
26 hectares of land in Clarkefield is zoned Township under the Macedon Ranges Planning Scheme. The township area - we are calling the 'Clarkefield Town Centre' requires approval for Development from the Macedon Ranges Shire Council.
This land is subject to a Development Plan Overlay Schedule 10 which requires the preparation of a 'Development Plan' which must, amongst other matters, identify areas that require the form and conditions of future use and Development to be shown prior to the issue of any planning permit for the land.
FAQ
Vision / General
- What is planned for Clarkefield beyond the Town Centre?
We currently have a set of 'vision pillars' to guide any future development of Clarkefield. We have based on sustainability principles and the Department of Environment, Land, Water and Planning's 20 minute neighbourhood principles. Beyond this, what may happen in Clarkefield is yet to be resolved. Any proposal for the inclusion of additional land will be subject to a separate process which will include future community consultation.
- What is the vision for the existing residents and residences; how do they fit into the grand plan?
We plan to reinvigorate and develop the Township of Clarkefield. We have been engaging with the local residents to understand their ideas for Clarkefield. We plan to lodge a development plan in the coming months.
- Will this development increase the current rates?
We are not proposing to alter the zoning of the land south of the railway line, keeping rates consistent with other farm and rural values.
- What is happening with the zoning of the original housing as on the new Development, this area appears to be retail/commercial? How or when is this rezoned and how do we ensure the existing residents are not rated out?
The current township zoning, which surrounds Station Street, is not proposed to be rezoned as part of the development plan process. From that perspective, our proposal is in keeping with what the land is zoned for, however, Council are ultimately responsible for the rating of land.
- Why are we talking now about what may happen beyond Clarkefield Town Centre?
For two reasons. First, the community can shape the vision for the area's future beyond the Clarkefield Town Centre. Second so that this vision can find its way into the initial application for the 26 hectares Clarkefield Town Centre.
- How do you ensure that existing resident’s current lifestyle around living in a quiet small town and old school farm lifestyle be maintained after this development?
We plan to maintain and enhance the community lifestyle enjoyed by existing residents of Clarkefield.
The Development is proposed for the area East of the Railway and West of Melbourne Lancefield Roads. This Development will bring additional people to the locality and provide other services to those living in the area.
Those who live nearby on a farm and rural properties can continue enjoying the lifestyle they currently enjoy, with the benefits of living near a prosperous locality.
- When is the Development due to start? / When would we see the proposal come to life?
We are looking to lodge our Development Plan for the Township zoned land, some time in the latter half of 2021. Once this is approved, we will be able to provide a timeline for the commencement of works.
- What about the existing property owners in Clarkefield?
If you are an existing property owner in Clarkefield, you are important to us , and we will be in contact with you about what you would like to see in the town, and your wishes for the future.
Water and Sustainability
- The Macedon Shire needs all of its productive agricultural land preserved for local food production – shouldn’t Clarkefield be preserved for Farming?
- Things like water and eco rules - will that impact existing dwellings?
- What will be happening about encouraging more eco-sustainable building designs and materials, as opposed to standard project homes?
FAQ
Water and Sustainability
- The Macedon Shire needs all of its productive agricultural land preserved for local food production – shouldn’t Clarkefield be preserved for Farming?
It is an important point, one that we have considered in great detail. We have significant local data from the area, and the land that is identified for Development is poor for farming for the reasons outlined below:
- The paddocks maintain significant basalt at the surface and lead to irregular paddocks and low yields.
- The land is relatively low lying and flat; as a result, it spends much of the wetter months waterlogged and inhibits growth.
We believe this land is ideally suited to residential Development and the protection of land on the eastern side of Melbourne-Lancefield Road, which is much more productive and should be protected for the reasons outlined in this question.
- Things like water and eco rules - will that impact existing dwellings?
There will be no changes to existing dwellings requirements. Existing dwellings will not fall under our Design Guidelines and will therefore not be affected.
- What will be happening about encouraging more eco-sustainable building designs and materials, as opposed to standard project homes?
Our Design Guidelines will clearly outline the sustainability building requirements for new homes in Clarkefield, including material use and finishes, solar orientation and minimum star ratings with the aim of achieving highly livable homes befitting our ambitions.
- What Landcare will there be and what will the water volume be into the creek?
We will be instituting water sensitive urban design principles and assets that will hold conveyance of water flow back to pre-development flows.
These systems also act as a natural filter, so the water that flows to the waterways will be of high quality and not adversely impact waterways.
- Currently Clarkefield has no mains water will that continue? or are you looking at adding water? will that include water to existing properties?
Water will be delivered to the Clarkefield township by Western Water via the Riddells Creek pipeline. There are no immediate plans to deliver services to Settlement/Websters Road.
- Who will supply the town water for Development and how will the water be supplied?
We will supply drinking water in conjunction with Western Water.
- Will there be water tanks on blocks?
Residents will be able to install tanks on their properties. We will articulate the sizing and implementation of tank systems in the design guidelines.
- How will Jackson’s Creek which flows into the Maribyrnong River cope with increased discharges from the Riddells Creek Sewerage Plant since Jackson’s Creek is already polluted downstream from the Riddell’s Creek Sewerage Plant?
Our proposal for Clarkefield includes a plan to recycle wastewater and so will not have an negative impact on water quality within Jackson’s Creek.
In addition, Western Water is planning upgrades to the Riddles Creek Waste Water treatment plant. With our planned infrastructure this will mean a higher class of recycled water. The other component is that Clarkefield will be a “net importer” of recycled water, which means that this will take more pressure off the water network, not add to it.
- Water velocity into Jackson’s Creek?
We will be instituting water sensitive urban design principles and assets that will hold conveyance of water flow back to pre-development flows.
These systems also act as a natural filter, so the water that flows to the waterways will be of high quality and not adversely impact waterways.
- The project reads like greenwash publicity. How do you guarantee Clarkefield will not be just a collection of aspirational ideas that will be difficult to implement without an enormous price tag for its residents & eventual shire ratepayers?
Clarkefield will be an environmentally sustainable development. Some of the key commitments of the new township include water recycling, renewable energy, and environmental sustainable housing guidelines.
We are in a unique position with the team involved committed to “raising the bar” in the quality of the outcome while remaining true to the character of a Macedon Ranges township. And we are committed to invest in these initiatives to ensure they remain cost-effective for residents.
To ensure our ideas and ambitions translate to tangible outcomes, we are working closely with project partners who will ultimately deliver on our goals. This includes working with Flowpower, a renewable energy specialist, to deliver zero emission energy supply, and wood4good – a regenerative forestry specialist - to deliver carbon offsets.
We will announce more partnerships, and details on how these solutions will be delivered, as the project develops.
We are also “hard-coding” many of the sustainability requirements into our design guidelines – for example minimum star ratings, all electric homes, and minimum solar requirements, will all be conditions for obtaining building approvals.
- Why are you aiming for (only) a 7 Star rating for homes? Other organisations are advocating for a mandatory 7.5 Star rating. In the future the minimum star rating is going to go up at some stage.
We have stipulated a minimum 7 Star rating for the homes. [TS1] [TN2] Our objective is to create a market for a carbon-neutral township in the most cost-effective manner, making economic assessments and tradeoffs. For example, increasing the star rating by 0.5 (in your example, going from a 7-star rating to a 7.5-star rating) reduces the thermal load (energy required for heating and cooling) by approximately 3750MJ/pa, for a house with 250sqm of conditioned space. If we supply that load with an efficient air conditioner (coefficient or performance >4), the additional electricity demand is approximately 260kWh/pa. To supply that electricity from a solar farm, we need approximately 160W of solar capacity, costing roughly $174. Based on this analysis and other considerations, increasing the star rating from 7, to 7.5-star would not have a material benefit.
- Will you enable input from Macedon Ranges Sustainability Group (MRSG) sustainable transport action group into the early plans?
Yes. We encourage input on all aspects of the plans from local groups and are happy to engage with the MRSG's sustainable transport action group.
- Is the solar farm envisaged to be available for the first phase of residential development? How is rooftop solar to fit into the solar farm concept? What would be the model for rental properties to have access to and be charged for solar?
Due to the economies of scale, the construction of solar farm is only viable if the entire development area proceeds. The first phase development of the Clarkefield township is not big enough to support a solar farm. We are currently talking to potential project partners on how the solar farm could interact with rooftop solar, including how the benefits of solar could best be facilitated across the development stages. We plan to make the benefits of a shared solar farm available to all residents, regardless of whether they are renting, or homeowners. More detail will be provided as our collaboration with solar farm and retail partners develops
Note: In terms of comparison, if rooftop solar subsidies provided to individual consumers are removed, and we compare individual rooftop solar to a shared solar farm on a "like for like" basis, a shared solar farm is significantly lower cost form of renewable energy supply. See work done by Renewable Newstead in our region on this. For this reason, we have a preference for a shared solar farm, over rooftop solar, at this stage.
- You have mentioned Class A recycled water will be provided to the Clarkefield Project. However, Class A water cannot be used for human consumption. How do you intend to supply the Development with potable drinking water?
The provision of potable drinking is available from the Riddells Creek network. We will deliver this in conjunction with Western Water. The Class A water will come from our tertiary treatment plant which takes the Class C water from the Riddells Creek Treatment Plant. This Class A water is intended for use at the community farm, precinct wide irrigation, including streets and open space. Class A recycled water can be run to each lot and used for private irrigation and domestic use, such as toilets and laundry.
- The wastewater is to be pumped to Riddells Creek for processing at the Romsey treatment plant. There is no treatment plant currently in the area with an EPA license to process and distribute Class A water.
We are planning on pumping effluent to the Riddells Creek Treatment Plant, where it will be treated to class C. As mentioned above, we are committed to delivering Class A water through a tertiary treatment plant.
- You indicate the Development will be carbon neutral. How would you intend to put a development on that land and maintain it as carbon neutral? What processes are you going to undertake or develop to maintain the existing carbon balance?
We are establishing a framework for people to live carbon free, but of course we cannot force, or guarantee, that people will make decisions with the environment in mind when they come to build and live. However, we believe people with a like-minded approach will want to live at Clarkefield given the attributes of the project and our intended positioning.
Our approach is to take responsibility for emissions we are directly responsible for as developers, emissions we can directly influence, and eliminate those emissions as far as possible. For example, we can ensure there is low cost renewable energy supply to homes. We can assure those homes are all-electric and efficient energy users. We can ensure sustainable transport options are available to residents, facilitating a sustainable food supply. In this way, we can have significant impact on carbon emissions associated with living at Clarkefield. Stationary energy, transport energy and food consumption are the three big sources of emissions globally, and so it is critically important we get these as close to zero as possible, which is our focus;
We have done extensive background research to understand the carbon footprint of a typical housing development over time, from civil works and construction up front to living in homes and consumption/lifestyle choices more broadly. This was done to help us understand and refine our approach to carbon neutrality. Over twenty years, emissions associated with living in homes are approximately equivalent to emissions embodied in home construction with emissions from civil works (roads, pavements, etc, including machinery) is approximately 6%). However, this varies significantly with housing construction type - for example higher density brick and concrete housing will typically have higher embodied emissions than lower density timber framed houses.
We intend to work collaboratively with builders and suppliers to design and build homes with a lower embodied carbon footprint, including facilitating carbon-neutral supply chain options where possible. We will also be undertaking extensive tree planting on-site, including the potential to incorporate a sustainable enterprise that enhances ecological values for the development site and surrounds over time.
- Are you going to offer solar electricity free of charge to the community or sell energy to the grid? Will every house have a solar array? Without the use of battery backup the power authority won’t accept additional input into the grid.
The solar array in the video referred to is located on the land owner's home and is intended to convey their vision only, not to be taken literally.
We are working through our options to find the best way to facilitate the solar farm. Ultimately, the best way to ensure low-cost renewable energy supply is available to all residents. We believe a low-cost renewable energy offer to residents, whether via a solar farm or rooftop solar, is the best way to ensure all homes have zero-emission energy supply.
Land has been set aside at this stage, for a solar farm of up to 11.6MW. Our preferred approach is to co-invest in a solar farm alongside a solar farm asset owner/manager, and partner electricity retailer to deliver 100% renewable energy. Our investment will help bring down the cost of solar farm development and will facilitate community ownership of the solar farm asset. Our investment will ensure the renewable energy sold via a partner retailer is low cost and attractive to residents.
Should rooftop solar, or an alternative arrangement to the solar farm become more compelling as we move towards the construction phase, we will consider adapting our plans.
Further, as the cost of battery storage comes down, and in collaboration with local authority Jemena, we will consider incorporating battery storage including the potential to run the site as a mini-grid, ensuring secure power supply in the event of a power outage. We note that such arrangements have significant complexity, including a changing energy market regulatory environment and changing technology costs, and so we can't confirm at this stage what level of battery storage and/or self-sufficiency may be possible. As the project develops, more detail will be provided on how a micro-grid would work, if it appears a viable option.
- Future planting of vegetation and trees should include indigenous vegetation to provide habitat for birds and fauna (Black cockatoo frequent the area).
This feedback and local information relating to flora and fauna is important to us and we will look to consider this as part of the preparation of future landscaping. We have also engaged expert ecologists to provide an understanding of the sites local flora and fauna to assist with our environmental sustainability plans.
Sewerage and Essential Infrastructure
- Will you include town water and seal all Clarkefield roads to Boggy Gate road?
- When services come to the town, will they be afforded to the existing residents in the same timing as the rest of the Development. And at what cost? What is the timing envisaged?
- Being a walkable town, will that push car down the other side of the train station, particularly settlement road which is dirt?
FAQ
Sewerage and Essential Infrastructure
- Will you include town water and seal all Clarkefield roads to Boggy Gate road?
The development area is consistent with Councils Township Zoned land, which proposes to be from the train station on the western side of Melbourne-Lancefield Road.
We plan to connect town water and upgrade roads within the development area.
There are no plans to upgrade areas outside of this zone, including the rural living area around Boggy Gate Road.
- When services come to the town, will they be afforded to the existing residents in the same timing as the rest of the Development. And at what cost? What is the timing envisaged?
Detailed servicing plans have not been prepared. That being said, it is anticipated that services will be available to those residents in Station Street. The mechanics of how it will work have yet to be determined. We will continue to communicate and consult with the current Station Street Residents as this evolves.
- Being a walkable town, will that push car down the other side of the train station, particularly settlement road which is dirt?
No. Our plans maintain and upgrade the existing roads to the railway station. All homes in the township development will be within a 5-10 minute walk of the train station so we see most residents walking to rail services.
- What is happening with the VicTrack land and will you provide a rail crossing to ease traffic congestion?
It is not our intention to provide a rail crossing as part of the Development of Clarkefield. We are in discussions with Victrack to understand opportunities to integrate the proposal with their land, however, as this is outside of the Development Plan Overlay (DPO) the land will not be included in Development Plan.
- What kind of internet connectivity will there be?
The internet connection will be of comparable speeds to metro Melbourne. There is a multitude of fast internet connections available, think NBN speeds. We will be looking at instituting smart town technologies.
- What are the plans for the sewerage arrangements / where is the water sewerage coming from?
We will pump wastewater to the Riddells Creek Water Treatment plant and bring recycled water back to the project. Potable water is most likely to come from a connection from Sutherlands Road.
- How will the Development be sewered and where will this sewerage be discharged?
We will pump wastewater to the Riddells Creek Waste Water Treatment plant and bring recycled water back to the project to irrigate community open space.
- Do you have plans prepared for drainage?
Yes, we have studied the areas and have modelled drainage requirements for the site. We will institute Water Sensitive Urban Design, which will retard flows back to pre-development levels before entering any waterways.
- If the sewerage is “piped” to the existing plant near Riddells Creek, how will this plant cope with this as well as other developments proposed for Riddells Creek?
Western Water has plans to allow for growth in the greater region; future growth in this location and Riddells Creek forms part of these plans.
New households will pay for upgrades to facilities. As you may be aware, the current facility treats water to class C. There are issues with water of this quality being used for broader farming irrigation and discharge into waterways.
We propose to install a tertiary water treatment plant, producing recycled water to the highest standard for house level for irrigation and laundry purposes.
We will be a net importer of recycled water, which will reduce discharge water into waterways and help green the project.
- How do you deal with surrounding road congestion?
The aim of the Development is to be a walkable community, with access to key amenity a short walk away. With our emobility solution including e bikes we feel that we can make the project less reliant on vehicles, with the pedestrian maintaining priority
Further afield, we do not expect the Development of the Clarkefield Township to impact local road use significantly.
We expect the Clarkefield township residents will take advantage of the existing rail infrastructure with more people using the train to commute to and from Melbourne and other destinations on the railway line.
- Consider other ways to access the train station for people coming from Lancefield other than up Station Street – where will people park?
The existing carparking capacity will cater for additional travellers.
Our plans also include better road circulation around the train station for more efficient vehicle movements.
- Are you planning to include an extension of the planned walking/cycling path from Woodend to Riddells Creek? This would enable bike use and reduce car travel to Riddells Creek and Gisborne for work, shopping or other reasons.
Enabling and supporting sustainable transport options within Clarkefield itself and providing paths to Clarkefield in the regional context and providing pathways to Clarkefield in the regional context is an important part of our development strategy. We would support a planned introduction of a bike path in terms of the regional benefits (including an extension to Sunbury). However, the bike path funding falls outside the current scope of community infrastructure the Development is budgeted to fund. We are always open to consider a reallocation of these funds if other identified community projects are considered less critical.
- Will you include safe (separated from car traffic) bicycle lanes for e.g. kids to be able to cycle to school from all areas of the Township?
We are incorporating walking and cycling paths throughout Clarkefield. The paths will be interconnected and safely lead children to education, main street and open space precincts.
Our streetscapes will vary as the development transitions from the town-centre to the rural transects, including outdoor dining in higher density areas and bus capable lanes. In the town-centre, our view is that this will be a low-speed environment for all cars and bikes within the town-centre area, encouraging pedestrian foot traffic. We feel this is a crucial element of a prosperous village. We draw inspiration from the walkable towns of the world.
- How will the noise levels from the railway operations to the housing proposed to be controlled?
Throughout history, many examples exist of housing facing rail. Where homes do, we will review setbacks and encourage noise attenuation design, where appropriate.
Also, through our urban design, we will look to incorporate buffer uses such as reserves and the proposed school site.
- I am really unhappy with a lack of interest and representation for Clarkefield by authorities and hoping that the new Development will help generate a voice for residents.
We hope that all residents feel a part of the community and that they have a voice. At the same time, we cannot comment on Authorities.
We will continue to engage with the community to seek input and feedback on our proposal. We encourage all interested in registering in the shape Clarkefield Website and use this as the means of communication.
Also, as part of the upcoming Development Plan process, you will have the ability to engage with Council and voice your opinion on the development future for Clarkefield.
Community Facilities
- What are the future plans for the railway station at Clarkefield, including any modifications or upgrades on the station street side and on the Websters Road/Settlement Road side?
- Why does the shire need another development at an isolated train station with no social network facilities?
- Is reopening the primary school part of the plan?
FAQ
Community Facilities
- What are the future plans for the railway station at Clarkefield, including any modifications or upgrades on the station street side and on the Websters Road/Settlement Road side?
We have an ongoing dialogue with Victrack and aim to assist them in developing the site further in the future.
- Why does the shire need another development at an isolated train station with no social network facilities?
Our plans for Clarkefield will see the revitalisation of the Township. We believe there is an opportunity to draw on the experiences of Baringo in New Gisborne to provide a fantastic mix of housing and amenity near a train station.
We intend to provide different community assets, not just a CFA and a pub, but a mix of uses that the community will value and offer opportunities for employment and community connection.
Some of the proposed facilities being considered are a child care centre, parks and shared pathways as well communal spaces and playgrounds.
- Is reopening the primary school part of the plan?
Yes, we have aspirations to see Clarkefield Primary School re-open on the Western side of Melbourne Lancefield Road, incorporated into the project boundaries. We are keen to work with the Council, the Department of Education and other stakeholders to bring this plan to life.
- Will there be a secondary school to cater for the eastern catchment of Macedon Ranges?
There are no plans for secondary schools at this time. We would be happy to work with education providers.
- When will the school be opened, what will its location be, will it be a state school and will there also be a secondary school?
We would like to see a primary school re-established in the town centre. This is a work in progress with the Department of Education, who is responsible for designating future school sites.
- Will there be retail down the whole main street?
We have no specific plans for Station St, as they are primarily residential homes at this time. We propose a north-south road intersecting with Station Street. This road will be:
- the main spine of the project.
- Wider than Station, creating a greater sense of space; and
- provide an alternate main street.
We see Station Street street as being essential and its role evolving in due course.
- The shire has housing estates constantly opening with most facilities such as schools, shops, medical, library, sports facilities etc. Who delivers and pays for these at 'Carbon Neutral Clarkefield', and how many years will they take to put in place?
The research we have conducted tells us that there is a shortage of housing options within the Macedon Shire, and it's one of the key reasons why affordability is becoming such an issue for young people trying to get into the housing market.
There is an opportunity to develop Clarkefield's existing assets to get this town moving again. We note:
- The existing train station
- The currently closed heritage pub
- The CFA
- Clarkefield sporting field and hall. Which is not being utilised by any group at this time
The developer will revitalise these assets and deliver new retail, Childcare, and community assets.
- What will be the process of getting farming businesses on board for food supply? Will agricultural partners be vetted for the sustainability of their operations? Eg. Type/scale of agriculture & how topsoil, pests, waste, animal welfare will be managed?
This process has already started, and we are engaging with highly credible, experienced garden designers (including permaculture practitioners), growers and organic food box scheme operators in the region. We anticipate running a formal expression of interest phase and possibly a tender process to identify the best partners for the community-scale market garden and food box scheme. Key requirements will include environmental sustainability. Secure water supply and fostering sustainable nutrient cycles (organic waste composting schemes for example) will be facilitated as part of the Development as far as possible, in collaboration with residents, Council and project partners as they are selected. We would be happy to hear any ideas the local community has regarding this critical aspect of the project.
- You indicate in your video there would be a main street as part of your proposed development. Can you provide further details and the methodology to attract retail outlets to support your development.
Our vision for Clarkefield is for its residents to live locally. Our design for the Township intends to include daily services and social infrastructure for its residents including a mix of retail uses and employment opportunities within 20 minutes walking distance of future homes.
It is very early days and retailers need a critical mass of residents to make their businesses viable. However, in the short term, our focus will be on providing our residents with their daily needs. We have considerable experience in delivering retail and have several groups that we partner with to provide these uses. At a minimum, in the short term, we would like to see a supermarket, Childcare and other supportive retail offerings.
- With regard to the market gardens, are you going to sell the land to the proposed users or are you going to select farmers who have experience in marketing gardening with a requirement to use organic practices?
Our preferred approach at this stage is to make land available to a third party (for example, a social enterprise), that could run the market garden and a food box scheme supplying to local residents, under a collaboration agreement with us. This arrangement would include community access to gardening space, creating opportunities for community building and connection to food growing cycles. We will work with the community to find and ultimately manage that partner collaboratively to ensure their practices are environmentally sustainable, including use of organic farming methods. Again, we are happy to engage with the local community if you have any alternative suggestions.
- Adjoining private farming land should not host residents' Community Farm'.
The Community Farm proposed for Clarkefield will locate on land adjacent to the project area effectively in the buffer zone between the residential area and the farm.
FAQ
Lots and Housing
- What will the block sizes be?
There will be a diversity of property sizes available for purchase. While the Urban Design Plan has not been resolved as yet, we anticipate that lot sizes (including the broader Clarkefield Development) will range from medium-density near the train station (similar to the Baringo project in New Gisborne) through to much larger lots. It is anticipated that a typical land lot for purchase would range from around 300m2 to lots greater than 2,500m2.
- What will the price of lots be?
Pricing is yet to be determined. We expect to have a variety of products on offer, so we hope to be able to cater to many budgets.
- How soon can we move in?
Depending on how we go with approvals, we anticipate 2-4 years.
- Will the existing Clarkefield residents get priority in purchasing blocks within the town?
We intend to continue to communicate with the local community, and with registrations of interest, we will make sure all early registrations are provided early access to our blocks.
- Generally, where there are rentals, there is a perception that the area can become rough, that is a worry, could that devalue current homes?
With the Development of the Clarkefield township, we would expect the current land values to be maintained or appreciate.
The Macedon Ranges has a general undersupply of rental stock. Our research indicates 14% versus the Melbourne Average of 28% is available for rent.
Maintaining an affordable housing approach to allow key workers and those in need to live in the Macedon Shire, will benefit the community.
- Will there be housing to accommodate those who are aging and looking to downsize?
Yes, we plan to provide a range of housing options to cater to people in different stages of their lives.
- Will there be housing suitable for people with disability and housing for care workers?
All-access housing will be included in the Clarkefield housing mix, at minimum in the affordable housing product.
- Will these affordable housing ambitions have a negative impact on the values of existing Clarkefield properties?
The affordable housing at Clarkefield will not impact adjoining property values. They will look identical to all the other homes and be provided at below-market rents for their economic life to qualifying individuals and families.
- Are plans available for specific dwellings in the Township? A mix of house sizes from different builders including townhouses, semi-attached houses & units would be great. It should resemble a town like Woodend or Kyneton rather than a uniform suburb.
The Development of specific dwellings types is still a work in progress. However, we can confirm that our objective, from the outset, has always been using the "look and feel" of other Macedon Shire settlements as our benchmark. At this stage, we are still working through the best approach to supporting sustainable house design within this context, but as a minimum:
• Lot sizes and zoning will support housing diversity and help create a sense of organic township growth;
● Design guidelines combined with regulatory requirements in the planning scheme will support sustainable design and construction;
● All builders approved to construct dwellings at Clarkefield must have their homes approved by Clarkefield Developments as consistent with the town's objectives both in terms of sustainability, feel and design intent.
- How many houses are to be built in Stage 1 of the Development?
The first phase of the Development consists of approximately 350-450 lots.
- Will this Development be just another ugly growth area? As we do not want a sea of black rooves without eaves as they are ugly, too hot (heat island) and very suburban.
Our intention is to prepare a set of design guidelines which will look to control the character, materials and style of future dwellings. Our vision for Clarkefield is to incorporate a character reflective of the valued townships of Macedon Ranges with the use of sustainable materials. We want to avoid a suburban metropolitan growth area development and plan for a regional township character.
- A few years ago a developer proposed to a commercial development application to Council over my land without my knowledge or consent are you going to do the same?
APD Projects is not proposing to identify a development proposal on land without the consent of landowners. All land within the Development Plan Overlay will be identified in the plans which will be submitted to Council for approval. We encourage feedback from the community on what the development plan should include.