After spending over $80 million on the Coles site and assembling a substantial landholding of shops along Carlisle Street, the supermarket giant has set its sights on transforming the more than 12,000 m2 site into a major mixed-use development comprising housing, retail, public space and parking. What ultimately emerges from this precinct re-development will shape the character and vibrancy of Balaclava for generations.
That makes this an exciting – and crucial – moment for the neighbourhood, and one we must get right.
A distinctive, albeit small high street, Carlisle Street is valued for its historic character, independent businesses and rich community life. But for all its charm, Carlisle Street faces real challenges.
Community concern around the future of the street is rising, as are empty shopfronts; meanwhile the neighbourhood is struggling to keep up with demands of increased density.
This redevelopment presents an opportunity to revitalise the shopping street – the heart of Balaclava – while delivering much-needed housing and community infrastructure in an area well serviced by public transport.
But any future development must build on, rather than replace the qualities that make Balaclava so special.
As both a local resident and an urban researcher, I believe we must be ambitious about what this site delivers.
Coles Land Sale is still crucial
The reason this moment matters is simple. Once that car park is sold to Coles, the community’s main leverage is gone.
Amidst the eye-watering landholding that Coles has amassed in Balaclava, the final land parcel it needs is the Council-owned car park and laneway (originally purchased using trader levies), which are currently being negotiated for sale.
In the past, Council would have played a major role in assessing and negotiating a development of this scale through the normal planning permit process. But now large projects such as this, are being assessed through new State Government fast-track pathways, reducing the influence local councils and communities have over the final outcome.
In that context, the conditions attached to the sale of the council-owned car park and laneways may be one of the last meaningful opportunities Council has to secure long-term community benefit before planning control shifts to the State.
Promisingly, Council has worked to ensure the terms of sale for the Coles park includes some important commitments, including to affordable housing, public open space and improved pedestrian connectivity.
But there is still room to aspire for change we proud about. If public land is to be transferred, we must ensure they are exchanged for the strongest possible public outcomes – not just dollars.
A vibrant vision for the Carlisle Street community
Corporate architecture, overshadowing, blank frontages and apartments that few local residents can afford are the last things Balaclava needs. But get it right, and this project could deliver the kind of mixed-use precinct renewal cities want and need: new housing, public space and results that strengthen rather than diminish the character, diversity and vibrancy of Balaclava.
Let’s strive for public space that welcomes the public. The current draft terms of sale to Coles includes a standard commitment to a minimum of 250 square metres of public open space. For a project of this scale and location, this is an extremely modest target. Balaclava has long lacked a true civic heart and open space. This redevelopment could create a genuine town square: a place for community events, shade, seating, trees and everyday social rendezvous.
Housing presents another significant opportunity. Affordable housing is included, but there is little clarity around how much will be delivered, whether public or key worker housing will be included, or how affordability will be protected over the long term. This is exactly the type of site where ambitious housing outcomes, with clear minimum targets (which developers under State planning controls otherwise have a history of dodging), should be pursued to keep Balaclava accessible.
In an era of developer-led beige architecture, design vision is also critical. Independent, local design review panels and architectural competitions are proven tools for improving major urban projects. If this development is going to reshape Balaclava’s centre, it should be held to the highest design and sustainability standards so we don’t end up with a boxy, generic development dominating the character of Carlisle Street.
Finally, the redevelopment should strengthen the local traders who give Carlisle Street its unique character. Fine-grained shopfronts, active laneways, tenancy-mix controls (or anti-monopoly retail controls) and strong pedestrian connections can help ensure the precinct remains a place for independent businesses, not just large corporate tenants.
Everyone will have their own vision for this site. Now is the time to share it.
Opportunities like this do not come around often. Let’s make sure we are ambitious enough to seize it.
I urge readers to submit their vision.
Have Your Say deadline is Monday 26 May
The current Carlisle Street Activity Centre consultation is open now until 26 May and provides an opportunity for residents to help shape the future of Balaclava.
