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In Gisborne and Kyneton there is capacity for 1,600 residential lots (8 to 10 years supply) on zoned land.

Over the last decade, population in the Macedon Ranges Shire has grown by 8,700 people to reach a population of  51,500. Around 380 dwellings per year have been built over the last 10 years to accommodate that population growth, with this activity occurring primarily in the towns of  Gisborne, Kyneton, Romsey and Woodend.

Greenfield supply

At end of June 2022 there were an estimated 1,583 retail lots in zoned englobo greenfield land. There were also enough potential major residential infill sites for an estimated 213 retail lots.

Estimated retail lot supply June 2022

Area and typeUnzonedZonedProposed Total supply
Gisborne – Greenfield 0 717 540 1,257
Kyneton – Greenfield0 279 47 326
Greenfield total 0996587 1,583
All – Major infill 0 117 96 213
Total 01,113683 1,796

Major infill is not included calculation of greenfield years of supply.

Retail lots released with a title

Years of supply is estimated from long- and short-term average lot greenfield release. Retail lots are considered released when a title has been registered and ready to construct a dwelling on.

Between 2018 and 2021 retail lot production has been averaging around 160 lots p.a. Since 2018 the level of retail lot production has been varied. However, in the first half of 2022, 62 lots have been released which is equal to the amount released for the whole of 2017.

Greenfield retail lots 2015 to July 2022

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Size of greenfield retail lots

Changes in lot sizes can vary estimates of future supply. If recent lots are smaller than in the past, the estimated capacity of englobo land is increased.

Since 2015 the majority of lots have been over 650 m2 with most years. The last two years have seen an increase in lots between 500 and 650 m2, in 2021 this size made up nearly half of greenfield subdivision.

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Size of englobo lots

The size of englobo lots can also vary the rate at which greenfield land is developed. Large englobo lots, such as those over 10 hectares, can be easier to transform into larger developments. Smaller lots can provide opportunities for small to medium sized developments.

In Macedon Ranges 2 zoned englobo lots have an area of 10 hectares or more which is estimated to produce 650 retail lots.

Estimated retail lot yield by englobo lot size

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Some englobo parcels known to be within the same development have been combined.

Page last updated: 11/06/23