FAQs

The Bedford North area is generally bound by Walter Road, Coode Street, Clement Street and Salisbury Street. The map below includes indicative street numbers for the properties included in the area.  If you are not sure if your property is within the Bedford North area please contact the City's Strategic Planning team.

1. To ensure building heights minimise potential undue amenity impacts on neighbouring properties, without overly impacting the realisation of development yields in accordance with the density. 

2. To ensure street setback areas are primarily habitable spaces for people, as opposed to being dominated by driveways and car parking. 

3. To create suitably sized and landscaped street setback areas to beautify the streetscape, increase tree canopy cover, promote biodiversity and encourage outdoor living. 

4. To ensure that development encourages activation, vibrancy and casual surveillance of the street and public open space areas. 

5. To encourage good design that will assist in the transition of Walter Road West and Grand Promenade in becoming more attractive, active and pedestrian focused streets overtime. 

6. To protect residents from amenity and safety impacts associated with busy roads, being Walter Road West and Grand Promenade. 

7. To create suitably sized and landscaped rear setback areas to promote biodiversity, increase tree canopy cover, ensure building separation between neighbouring properties, and encourage outdoor living.

1.         Preserving and enhancing space for yards, trees and landscaping 

Responds to the loss of tree canopy coverage, landscaping and rear yard space through past residential infill development.

2.         Built form design which enhances streetscape character

Responds to the important role front street setback areas have in maintaining established local character, providing an extension to living spaces, and providing space for landscaping and trees.

3.         Promote active living spaces that address the street

Responds to the need to maintain and strengthen the activation, relationship and connection of housing with the street. This can be achieved through landscaped frontages, low fences, and having living areas fronting the street.

4.         Concentrating mixed use along a pedestrian friendly Walter Road West

Responds to Walter Road West being the primary location for activity and a mix of residential and commercial and uses, with the aim to make it more attractive, useable and pedestrian friendly over time.

Residential Development is generally guided by the Residential Design Codes (R-Codes). The R-Codes are a State Planning Policy contain general building development requirements. 

The draft design guidelines contain development requirements that enhance the R-Codes so that development in the area will be built to a high quality to protect and enhance the streetscape and amenity of the area. The intended outcomes for development are illustrated here link. It is intended that the Policy will encourage well designed developments.

A detailed explanation of the differences between the R-Codes and draft design guidelines requirements are can be downloaded here link.

Town Planning Scheme No. 24 sets the direction for land use and Development within the City. Scheme Amendment 96 - Bedford North proposes modifications to the Bedford North area in line with the supported Design Principles. The scheme amendment proposes to: 

1. Rezone and make modifications to residential density codes for land in the Bedford North area, including R35, R50 and R60; 

2. Include additional lots in the Mixed Use Zone along Walter Road West, with a corresponding density coding of R160; 

3. Amend the objectives of the Mixed Use Zone along Walter Road West; and 

4. Include additional land uses for specific lots along Walter Road West and adjacent to parks.

These changes are also shown in the zoning maps.

As a result of the urban design study Bedford North residential area has been categorised into the following precincts:

A description of the residential precincts with the Bedford North area is provided in the below table.

The Commercial Centre precinct represents the main mixed-use (commercial and residential) centre within the Bedford North area, which is envisioned to become a vibrant active hub of commercial land uses on the ground floor and medium to high density residential dwellings on upper storeys.

 The proposed zoning for this precinct is ‘Mixed Use’ with an underlying residential density coding of R160.  The ‘Mixed Use’ zoning will allow for a range of compatible commercial and residential land uses to be accommodated that align with the vision of the centre.

Under the R160 density code, development may be generally in the order of 5 stories in height, 2m street setbacks, and 3m side and 6m rear setbacks.

 It is proposed to remove Special Control Area 17 (SCA17) from the TPS 24 Scheme and Maps in relation to Lot 11 (No. 215-217) Grand Promenade, Bedford, as the provisions proposed within Amendment 96 will adequately address development on that site.

 Currently the objects of the Mixed Use Zone are as follows:

 “9.1.3   The objectives of the Mixed Use Zone are to:

1. provide a diversity of land use and housing types compatible with the maintenance of residential amenity;
2. allow appropriate businesses to locate and develop in close proximity to residential areas;
3. allow for services to be provided locally.”

 To facilitate a mix of compatible land uses, the objectives Mixed Use Zone are proposed to be amended to read as follows:

 “9.1.3   The objectives of the Mixed Use zone are as follows:

1. To provide for a wide variety of active uses on street level which are compatible with residential and other non-active uses on upper levels.
2. To allow for the development of a mix of varied but compatible land uses which do not generate nuisances detrimental to the amenity of the district or to the health, welfare and safety of its residents.”

 In addition to those uses that can be contemplated under the zoning table in TPS 24, it is recommended that the following uses become ‘D’ and ‘A’ discretionary uses so that the centre is capable of providing a wider range of shops and services:

• ‘D’ uses: ‘Convenience Store’, ‘Liquor Store – Small’ and ‘Shop’
• ‘A’ use: ‘Fast Food Outlet’

 Note:

• ‘D’ uses are not permitted unless the City has exercised discretion by granting development approval; and
• ‘A’ uses are not permitted unless the City has exercised discretion by granting development approval after undertaking community consultation.

The kinds of shops would be 'Convenience Stores' which are retail sale of convenience goods commonly sold in supermarkets, delicatessens or newsagents. Liquor stores are not proposed in the residential area - these are only proposed in the existing commercial properties along Walter Road between Grand Promenade and Salisbury Streets. 

Scheme Amendment 96 and Local Planning Policy - Bedford North Design Guidelines Policy will work together to ensure high quality and sustainably design developments in Bedford.  

Scheme Amendment 96 was initiated by Council in August 2021.  Before the Department for Planning Lands and Heritage would permit the proposal to be advertised a Retail Needs Assessment and investigation to the service infrastructure capacities (in particular to see if there was enough sewer capacity in the area) were required. These have now been undertaken. As the draft design guidelines policy was prepared at the same time as these studies, the two proposals are being advertised at the same time.

All parks are being kept the way that they are, with no changes to the parks themselves.  The changes are proposed on the residential lots surrounding the parks, with a slightly higher density code and additional land uses such as convenience store and restaurant. The policy also includes requirements to make sure that any new development on the properties around the parks is designed well.  This is not for the parks, only for the houses surrounding the parks. 

The Scheme Amendment proposes that certain properties may be allowed to have additional land uses:

1. Corner Walter Road and Shaftsbury Avenue (Red Man cafe) - Convenience Store, Restaurant and Shop.

2. Corner lots around RA Cook Reserve and Birkett Street Park - Convenience Store and Restaurant. 

3. Commerical lots on Walter Road from Salisbury Street to Grand Promenade (commercial lots around City Farmers) - Convenience Store, Small Liquor Store, Shop and Fast Food Outlet. 

No. The intention is to keep the redevelopment areas long Walter Road and not phase into the rest of the suburban area of Bedford.

Unfortunately, we do not have a choice between infill or no infill. Increased urban density is a requirement of all local governments, to meet the population growth and housing crisis.

The choice is between unmanaged increased urban density, or carefully planned and regulated infill.

We are proposing sustainable infill that maintains suburb characteristics that the community have told us they want to preserve.