Ordinary Meeting Agenda 20 June 2018

AGENDA
Ordinary Meeting of Council
6.00pm Wednesday 20 June 2018
*** Broadcast live on Phoenix FM 106.7 ***
VENUE:
Reception Room,
Bendigo Town Hall,
Hargreaves Street, Bendigo
NEXT MEETING:
Wednesday 18 July 2018
Bendigo Town Hall
Copies of the City of Greater Bendigo Council’s Agendas & Minutes

can be obtained online at www.bendigo.vic.gov.au
PAGE 1
This Council Meeting is conducted in accordance with Local Law No. 8. It is an offence for any
person to engage in improper or disorderly conduct at the meeting.
Council Vision
Greater Bendigo - creating the world's most liveable community.
Council Values
Six values inform everything we as Council do in working together to be the best we can
for all of our community.
Seeking to achieve the best value for our use of the community’s public funds and
resources, by:
 We Lead;
 We Learn;
 We Contribute;
 We Care;
 We Respond;
 We Respect.
Goals
 Presentation and Managing Growth

 Wellbeing and Fairness
 Strengthening the Economy
 Environmental Sustainability
 Embracing our Culture and Heritage
 Lead and Govern for All
PAGE 2
ORDINARY MEETING
WEDNESDAY 20 JUNE 2018
ORDER OF BUSINESS:
ITEM PRECIS PAGE
ACKNOWLEDGEMENT OF COUNTRY 5
PRAYER 5
PRESENT 5
APOLOGIES 5
SUSPENSION OF STANDING ORDERS 5
PUBLIC QUESTION TIME 5
RESUMPTION OF STANDING ORDERS 6
CR ALDEN'S REPORT 6
DECLARATIONS OF CONFLICT OF INTEREST 7
CONFIRMATION OF MINUTES 8
1. BUDGET 2018/2019 9
1.1 ADOPTION OF 2018-19 COUNCIL BUDGET 9
2. PETITIONS AND JOINT LETTERS 18
2.1 RESPONSE TO PETITION REGARDING COUNCIL TO 18

REROUTE TRUCKS OFF SUBURBAN STREETS PYKE
AND OLINDA STREETS, QUARRY HILL
3. PRESENTATION AND MANAGING GROWTH 25
3.1 MARONG TOWNSHIP STRUCTURE PLAN - FINAL DRAFT 25
3.2 STRATHFIELDSAYE URBAN DESIGN FRAMEWORK 33

PLANNING SCHEME AMENDMENT C232 - CONSIDER FOR
AUTHORISATION
3.3 251 HIGH STREET, GOLDEN SQUARE 3555 - PARTIAL 48

DEMOLITION AND EXTENSION TO EXISTING DWELLING,
CONSTRUCTION OF A SECOND DWELLING AND
ALTERATION OF ACCESS TO A ROAD ZONE, CATEGORY
1
PAGE 3
3.4 33 HOULAHAN STREET, KENNINGTON 3550 - 68
CONSTRUCTION OF FOUR DWELLINGS
3.5 11-15 APSLEY STREET, STRATHFIELDSAYE 3551 - 85

APPROVAL OF DEVELOPMENT PLAN, USE AND
DEVELOPMENT OF LAND FOR CHILD CARE CENTRE, 2
LOT SUBDIVISION AND DISPLAY ADVERTISING
SIGNAGE
4. WELLBEING AND FAIRNESS 105
5. STRENGTHENING THE ECONOMY 105
6. ENVIRONMENTAL SUSTAINABILITY 105
7. EMBRACING OUR CULTURE AND HERITAGE 105
8. LEAD AND GOVERN FOR ALL 106
8.1 QUARTERLY REPORT TO COUNCIL 106
8.2 INVESTMENT AND BORROWING POLICIES 114
8.3 CONTRACTS AWARDED UNDER DELEGATION 131
8.4 RECORD OF ASSEMBLIES 133
9. URGENT BUSINESS 142
10. NOTICES OF MOTION 142
11. COUNCILLORS' REPORTS 142
12. MAYOR'S REPORT 142
13. CHIEF EXECUTIVE OFFICER'S REPORT 142
14. CONFIDENTIAL (SECTION 89) REPORTS 142
____________________________
CRAIG NIEMANN
CHIEF EXECUTIVE OFFICER
PAGE 4
Ordinary Meeting - 20 June 2018
ACKNOWLEDGEMENT OF COUNTRY
PRAYER
PRESENT
APOLOGIES
SUSPENSION OF STANDING ORDERS
That Standing Orders be suspended to allow the conduct of Public Question Time.
PUBLIC QUESTION TIME
Public Question Time – Purpose

Council has provided the opportunity for members of the public to ask questions of broad
interest to Council and the community. Matters relating to routine Council works should
be taken up with Council’s Customer Service Officers through its Customer Request
System.
By the time planning matters have reached the council agenda, they have been through
an extensive process as required by the Planning and Environment Act. In addition, in
most instances mediation has been held between the parties involved. Throughout the
process there are many opportunities for the people to ask questions. Therefore, no
questions relating to planning matters on the Agenda will be accepted.
Public Question Time – Where, When And Who

The public question time is held at every Ordinary Meeting of Greater Bendigo City
Council. Meetings of Council commence at 6.00pm in the Reception Room, Bendigo
Town Hall, Hargreaves Street, Bendigo.
The public question time is held at the start of the meeting as close as practical to
6:00pm. A maximum of 30 minutes has been provided for registered and unregistered
questions.
Residents are encouraged to lodge questions in advance so that a more complete

response can be provided.
Questions will be put to the Council by the individual posing the question; the question
will be answered by the Mayor or CEO, or where appropriate, Councillors or Council
Officers.
PAGE 5
Acceptance of Questions
Each person asking a question of Council is required to stand, state their name, and
address the Mayor. Public Question Time is not an opportunity for making of statements
or other comments. Council’s Meeting Procedure Local Law does not allow for other
questions or comments during the remainder of the meeting.
1. An individual may only ask one question per meeting, a follow-up question may be
permitted at the discretion of the Mayor.
2. In the event that the same or similar question is raised by more than one person,
an answer may be given as a combined response.
3. In the event that time does not permit all questions registered to be answered,
questions will be answered in writing or referred to the next meeting if appropriate.
4. The Mayor and or CEO have the right to decline registration on basis of:
 Legal proceedings;
 More appropriately addressed by other means;
 Vague or lacking in substance, irrelevant, frivolous, insulting offensive,
improper, defamatory or demeaning;
 Answer likely to compromise his / her position;
 Confidential, commercial-in-confidence.
5. Each individual whose registration form has been accepted or declined will be
advised by the Friday of the week prior to the scheduled meeting.
6. In the event of a registration form being declined the registration form will be
circulated to the Mayor or Councillors for information.
RESUMPTION OF STANDING ORDERS
That Standing Orders be resumed.
CR ALDEN'S REPORT
PAGE 6
DECLARATIONS OF CONFLICT OF INTEREST
Pursuant to Sections 77, 78 and 79 of the Local Government Act 1989 (as
amended) direct and indirect conflict of interest must be declared prior to debate
on specific items within the agenda; or in writing to the Chief Executive Officer
before the meeting. Declaration of indirect interests must also include the
classification of the interest (in circumstances where a Councillor has made a
Declaration in writing, the classification of the interest must still be declared at the
meeting), i.e.
(a) direct financial interest

(b) indirect interest by close association
(c) indirect interest that is an indirect financial interest
(d) indirect interest because of conflicting duties
(e) indirect interest because of receipt of an applicable gift
(f) indirect interest as a consequence of becoming an interested party
(g) indirect interest as a result of impact on residential amenity
(h) conflicting personal interest
A Councillor who has declared a conflict of interest, must leave the meeting and
remain outside the room while the matter is being considered, or any vote is taken.
Councillors are also encouraged to declare circumstances where there may be a

perceived conflict of interest.
PAGE 7
CONFIRMATION OF MINUTES
Minutes of the Ordinary Meeting of Wednesday 16 May 2018.
The following items were considered at the Ordinary Council meeting held Wednesday
16 May 2018 at 6:00pm.
 Planning Scheme Amendment C226 - Rezone 1A Railway Street, Kangaroo Flat

from General Residential to Industrial 3 Zone, Delete the Development Plan Overlay
17 from 1A Railway Street and 239-249 High Street, Kangaroo Flat
 Planning Scheme Amendment C236 - Apply the Public Acquisition Overlay to Part of
264 High Street, Kangaroo Flat - Adopt the Amendment
 171-187 McIvor Road, Strathdale - Amendment to an Existing Planning Permit
(Extend Liquor Licence Trading Hours) to Allow the Operating Hours to be Further
Extended
 5692-5694 Calder Highway, Kangaroo Flat - Subdivide Land into 13 Lots, Creation of
Restriction (Building Envelopes), Alteration of Access to Road Zone Category 1 and
Removal of Native Vegetation(2 Remnant Patches)
 194 Upper California Gully Road, California Gully - Subdivision of Land into Three
Lots
 Connecting Greater Bendigo: Integrated Transport and Land Use Strategy Update
 Greater Bendigo Municipal Early Years Plan Progress Report
 Greater Bendigo Reconciliation Plan Progress Report
 Finance Committee Report as at 31 March 2018
 Record of Assemblies
 Contracts Awarded Under Delegation
 Notice of Motion: Supporting, Diversifying and Growing Our Local Food Economy
 Section 89 Confidential Report relating to a contractual matter
 Section 89 Report relating to a personnel matter
The unconfirmed minutes have also been posted on the City of Greater Bendigo website
pending confirmation at this meeting.
RECOMMENDATION
That the Minutes of the Ordinary Meeting of Council held on Wednesday 16 May 2018 as
circulated, be taken as read and confirmed.
PAGE 8
Budget 2018/2019 - Report Ordinary Meeting - 20 June 2018
1. BUDGET 2018/2019
1.1 ADOPTION OF 2018-19 COUNCIL BUDGET
Document Information
Author Nathan Morsillo, Manager Financial Strategy
Responsible Kerryn Ellis, Director Corporate Performance

Director
Summary/Purpose
Council to consider adopting the 2018/19 Budget.
RECOMMENDATION
That the Greater Bendigo City Council, having considered the submissions to the
2018/19 Proposed Budget:
1. Adopt the Budget, annexed to this resolution and initialled by the Mayor for
identification, being the Budget prepared for the 2018/19 financial year for the
purposes of Section 127 of the Local Government Act 1989, including the
adjustments listed below made as a result of the exhibition period.
Proposed budget
Surplus from Draft 2018/19 Budget $84,484
Forecast Surplus 30/06/2018 at 30/04/2018 $Nil
TOTAL $84,484
Savings identified in operational budget
Operational $77,000
TOTAL $77,000
Items raised / amended during advertising period
Kangaroo Flat Memorial Wall (TBC) – matching funding ** -$100,000
TOTAL -$100,000
Budget Submissions
Dam works at Harcourt Park, (off leash dog park), Crook St, Strathdale -$45,000
TOTAL -$45,000
TOTAL FUNDS AVAILABLE $16,484
** During the advertising period, the City was notified of an additional successful grant
opportunity for the Kangaroo Flat Memorial Wall. This has come about through the
Victorian State Government ‘Victoria Remembers’ program and provides $80,000 toward
the development of a memorial wall at the Kangaroo Flat Soldiers Memorial. Total project
cost - $180,000; City contribution budgeted at $100,000.
PAGE 9
2. Notes the following changes to the 2018/19 Budget not affecting the overall cash
surplus:
 Federal Government financial assistance grants allocation.

o 50% of next year’s allocation will now be received in June 2018
o This has happened regularly in the past few years, so it is not proposed to
amend the total income/expenditure budget for 2018/19 – as it is likely to
occur again in June 2019 (i.e. timing only).
 Minor corrections to Statement of Changes in Equity to reflect proposed Income &
Expenditure.
 Minor changes to Active and Healthy Lifestyle, parks and animal fees and charges
schedule and drainage projects listed under Appendix A.
3. Gives public notice of the adoption of the 2018/19 Budget, in accordance with
Section 129 of the Local Government Act 1989, and makes available for public
inspection the information required by the Local Government Act 1989 and the Local
Government (Planning and Reporting) Regulations 2014, to display the Budget at the
City of Greater Bendigo offices and on the City of Greater Bendigo website.
4. Acknowledges the contribution of submitters to the budget process, and thanks them
for their contribution.
5. Authorises officers to provide a formal response to each submitter.
6. Notes that at the time the general valuation was supplied for the annual proposed
budget in March 2018, it was comprised of the Stage 4 valuation which is then
submitted to the Valuer-General for review. The Valuation is provisional until Stage 5
of the revaluation process is complete, where the final revaluation is submitted with a
signed declaration to the Valuer-General by 30 April 2018. The Valuer-General will
certify the valuation to the Minister who will declare the valuation true and correct,
and suitable to be adopted and used for the purpose of a rating authority.
Changes in the final revaluation have resulted in the differential rates being amended
downwards slightly from the proposed budget (refer those noted in April 2018). This
amendment does not impact on the overall income or expenditure projections
contained within the budget.
7. Implements a differential rate as follows:

General 0.40493% of CIV
Commercial/Industrial A (Urban/non-CBD) 0.74913% of CIV
(185% of General)
Commercial/Industrial B (Rural areas) 0.72888% of CIV
(180% of General)
Commercial/Industrial C (CBD) 0.76937% of CIV
(190% of General)
Farm Land 0.34419% of CIV
(85% of General)
Vacant Land (residential and rural residential) 0.50617% of CIV
(125% of General)
Other Land 0.74913% of CIV
(185% of General)
PAGE 10
Commercial/Industrial - Forest Edge Estate Maiden Gully properties. 0.74913% of CIV

(185% of General)
Vacant Land - Forest Edge Estate Maiden Gully properties. 0.50617% of CIV
(125% of General)
Residential - Forest Edge Estate Maiden Gully properties. 0.40493% of CIV
(100% of General)
5. Declares the following, in accordance with the Cultural and Recreation Lands Act
1963:
Class 1 0.0% of Capital Improved Value
6. Adopts service charges as follows:

Garbage Charge 120/140 Litre Bin (Within Organic collection area) $ 139.25
Garbage Charge 240 Litre Bin (Within Organic collection area) $ 255.85
Garbage Charge 120/140 Litre Bin (Outside Organic collection area) $ 160.75
Garbage Charge 240 Litre Bin (Outside Organic collection area) $ 277.40
Garbage Charge 120/140 Litre Bin (other Commercial) $ 160.75
Garbage Charge 240 Litre Bin (other Commercial) $ 277.40
Recycling Charge $ 93.00
Organics Charge $ 89.45
Garbage Charge (Business Areas) One Day per Week $ 277.40
Garbage Charge (Business Areas) Two Days per Week $ 554.80
Garbage Charge (Business Areas) Three Days per Week $ 832.20
Garbage Charge (Business Areas) Five Days per Week $1,387.00
Garbage Charge (Business Areas) Seven Days per Week $1,941.80
7. Grants an early full rate payment discount of 1.5% on current year rates and
charges, if full payment (including any arrears and interest) is received on or before 1
October 2018.
8. Notes that the Annual Plan; Budget and Strategic Resource Plan be the Budget
prepared for the 2018/19 financial year for the purposes of Section 126 and 127 of
the Local Government Act 1989.
9. Note that the Community Plan has been reviewed and no changes are required.
Annual actions for 2018/19 are included in the budget.
~~~~~~~~~~~~~~~~~~~~~~~~~
PAGE 11
Policy Context
City of Greater Bendigo Community Plan 2017-2021:

Strategic Goal Lead and govern for all
Objective: Be innovative and financially responsible
Legislative Requirements
In accordance with the Local Government Act 1989, Council must:
 Prepare a budget for each financial year commencing 1 July (Section 127).
 Declare the amount it intends to raise by general rates (Section 158).
 Comply with guidelines established under Sec 161; Ministerial Guidelines for
Differential Rating.
 Give notice of the proposed budget and consider any submissions prior to adopting
the budget.
 Adopt a Strategic Resource Plan not later than 30 June (Section 126).
Background Information
The draft Community Plan 2017-2021 includes a Strategic Resource Plan (SRP). The
key objective of the SRP is to achieve the Council's strategic objectives, while ensuring
financial sustainability in the medium to long term.
The 2018/19 Budget has been developed based on the SRP, to facilitate the
achievement of the Annual Actions to deliver the Community Plan.
Previous Council Decision(s) Date(s):

18 April, 2018 – Ordinary meeting
Council resolved to advertise the 2018/19 Proposed Budget and to invite community
submissions.
Report
Council considered the 2018/19 Proposed Budget at its meeting on 18 April, 2018 and
resolved to advertise the budget. This occurred on 19 April, 2018.
At the conclusion of the 28 day statutory period for public exhibition, 18 submissions
were received. A Committee of the Council heard 9 verbal submissions on 23 May, 2018.
A summary of submissions received is provided (Attachment 2).
Consideration of Submissions and Adjustments to the 2018/19 Proposed Budget

Following the hearing of 9 submissions to the Budget, the consideration of 18
submissions received, and taking into account alterations since the Proposed Budget
was exhibited, and a range of adjustments have been made as outlined earlier in this
report.
PAGE 12
Budget Details:
The key features of the 2018/19 Budget are:
1. Capital works of $40.6M.
During 2018/19, Council will continue to deliver on commitments to undertake
significant capital projects which improve the liveability of the City. These include
the Garden Gully Hockey Pavilion, a significant contribution to the Queen Elizabeth
Oval (QEO) netball change rooms, and construction of the Ironbark Gully Trail from
Nolan Street to Arnold Street.
Other infrastructure categories continue to be renewed and expanded. This includes

$14.6M allocated to the Sealed and Unsealed Road Network; $1.7M on Pathways;
$2.9M on Drainage; and $1.9M on Public Furniture and Fittings.
2. Repayment of debt of approximately $4.3M resulting in a balance of a total debt of

$48.6M as at 30 June 2019.
3. An increase in budgeted income from Rates and Charges of $6.6M, made up of an

increase in residential rates in line with the rate cap of 2.25%; an increase in the
general waste and landfill charges of between $15 and $25; an increase in recycling
waste charges of $25; a $2 increase in organics waste charges; and $1.6M in
supplementary rates.
4. An amount of $116.8M to be raised by general rates and service charges as follows:
General Rates $96.5M

Service Charges $18.7M
Supplementary Rates* $1.6M (estimated to be raised during the year)
* Supplementary rates are a result of Supplementary Valuations. A Supplementary Valuation
occurs when there is a change to a property that will affect the Valuation such as construction of a
dwelling or shed, installation of a swimming pool or a demolition.
5. The Budget includes a General Rate and nine (9) differential rates to be declared as
detailed in the tables above.
6. A full year’s funding of the financial assistance commonwealth grant is included in
the 2018/19 Budget.
7. An allocation of $2M has been made to undertake rehabilitation works at the
Eaglehawk, White Hills and Wolstencroft landfill sites and $2.6M to undertake non-
capitalised work on non-council assets. Additional $1.1M increases in utility costs are
estimated due to increased costs from service providers. Additional landfill and
recycling cost have been offset by an increase in waste charges as detailed above.
8. There is also a budgeted increase in depreciation due to a change in depreciation
methodology and the completion of a number of large capital projects in 2017/18. A
full year’s deprecation has been budgeted in 2018/19 for these completed projects.
Timelines
The Council must adopt its Budget by 30 June 2018, and forward a copy to the Minister
for Local Government within 28 days of adoption.
PAGE 13
Legislative Compliance Requirements

The Budget has been prepared in accordance with the Local Government Act 1989 and
Local Government (Planning and Reporting) Regulations 2014.
Consultation/Communication
Internal Consultation:
The Budget has been prepared with extensive input from Councillors, the Executive
Management Team and Managers.
External Consultation:
Following consideration of the Proposed Budget by Council at its meeting on 18 April,
2018 the 28 day statutory period for public exhibition was undertaken, commencing on
19 April, 2018. Information regarding the Proposed Budget was made available on the
City of Greater Bendigo's website and through local print media. As outlined above, 18
submissions were made in response to the Proposed Budget.
Resource Implications
The formal budget documentation details the resources required and applied to deliver
services, programs and capital works during 2018/19.
Conclusion
Council has spent considerable time preparing the Budget for 2018/19. The exhibition of
the Proposed Budget generated a significant number of submissions which have now
been considered. The final version of the proposed budget is now recommended for
Council adoption.
Attachments
1. 2018/19 Budget document included under separate cover

2. Public Budget submissions summary
PAGE 14
No. Details
1 Seeking continuation of support for Bendigo's Heritage
2 Seeking continuation of support for the preservation of Bendigo's heritage
At some point in the near future the issue of a major Museum/Heritage Centre to protect,
retain and interpret much of Bendigo’s artefacts and heritage will need to be considered.
CoGB should use this report to also seek a state wide response to their collective heritage
that volunteer and community groups retain for our communities.
Advocating for heritage master plan.
It should also be noted that 2021 will see the 150th anniversary of the Bendigo Joss House,
as well as the 150th Anniversary of the Bendigo Easter Fair being recognised. Plans should
start to be developed to capture this opportunity to celebrate something truly unique to
Bendigo
Would also like to support the ongoing development of staff within the heritage and
cultural units. Much of the work needed to develop and implement innovative cultural
heritage management relies on CoGB staff having skills and experience recognised,
developed and enhanced.
CoGB has the stated aim of “creating the world's most liveable community”. This can only
be achieved if CoGB staff and the community know what the rest of the world is doing.
Whilst this is not detailed within the Budget papers, as a general aim of HR management
within CoGB we support this area being well resourced to support staff development and
supportive of creativity innovative solutions to heritage issues that arise.
3 Seeking funding for Ewing Park Development
4 Requesting no funds be spent on the CBD
Seeking continuation of support for: Emu Creek Underpass and Path linking Sheepwash
5
Creek with Tannery Lane
6 Seeking funding of $45,000 for the Volunteer Resource Centre for the next 3 years
7 Requesting no funds be spent on Marong Business Park
Seeking funds of $200,000 for car parking and landscaping at the Heathcote Community
8
Children's Hub
PAGE 15
9 Seeking funding for a carpark for Heathcote Community Children's Hub
10 Seeking funding for Garden of the Future promenade seat. 135 linear metres of seating.
11 Seeking funding for Garden of the Future promenade seat. 135 linear metres of seating.
12 Seeking funding for the Heathcote Bowling Club clubrooms carpark
13 Seeking funds for dam works at Harcourt Park, (off leash dog park), Crook St, Strathdale
14 Supporting the Heathcote-North Costerfield Rd (Chauncey St) new Pedestrian Bridge.
A Special Rate to be levied on tourism related Commercial Businesses, Motels, Hotels and
Caravan Parks, the ones who largely benefit from Tourism, to fund at least 50% of the cost
of the provision of the services. In this case about $4m.
The $4m could be raised from Commercial Businesses at a rate of approximately $20 per
week or about $1,064 per year. The funds could be used towards subsidising the
operations of the Capital Venues and Events, Bendigo Art Gallery, Tourism and Major
Events Services.
15
An increase in admission charges to attend the Art Gallery, Major Events and event venues
as well as increased charges for the use of the various venues. A further $4m should be
raised from this increase in admission and use charges.
Identification in the Budget of more precise information about the proposed expenses for
each of the Business units on individual activities exceeding expenditure of $500,000 (For
example what are the details of the more than $6m being spent in the 2018/19 by Capital
Venues and Events and the more than $10m being spent by the other business units.)
Car parking fees policy is very complicated but when parking fees collect $4.6million and it
16
costs $1.6million to implement the policy, a review is warranted.
Utility costs are rising by 25% or $1.13million. The best action to take when faced with such
an increase is to use less. Has an organisation wide program been introduced to use less
power? With such a large workforce (FTE 712) everybody can play a part.
Administration expenses are rising by 13% or $969,000 (Needs a note to what this refers
to) which seems excessive.
Insurance rising by 11% or $131,000. Is the flood study impacting on this rise?
WorkCover rising by 10% or $106,000. Are more accidents occurring at work?
Council could have sold the land it purchased through the Waste Reserve Funds for a new
landfill to offset the additional costs.
PAGE 16
It costs over a million dollars a year for a single pick up of a curb side bin throughout
Greater Bendigo yet when council had the opportunity to have a fortnightly pick up of
waste it has repeatedly failed to display leadership in selling the savings incorporated in
such a policy. After the trial of the organic’s collection which incorporated a fortnightly pick
up of waste, 64% of households agreed with a fortnightly pick up. In its recent waste survey
people were given the option of a weekly or fortnightly pick up with no explanations. Of
course people are going to choose a weekly pick up.
Council needs to promote its policy of the use of 360lt bins for recycling materials to keep
recyclables out of waste bins. The form to change bin size does not even mention a 360lt
bin. The use of a 360lt bin for some households will keep recyclables out of landfill and it
costs the same as a 240lt bin.
At the moment a single pensioner on $25,000 pays the same amount as a family of 4
earning $200,000. Council needs to be strongly advocating for a Container Deposit Scheme
in Victoria and a plastic free Greater Bendigo. This will reduce council’s costs in many areas
and could pay for waste wise household discounted fees with lower amounts of waste
going to landfill, lower EPA fees and transport costs of waste being exported out of
Bendigo.
Encouraging Council to consider spending $235,000 on studies to protect Greater
Bendigo’s heritage at a time of expanding population.
Seeking continuation of funding for universal access improvements to support people with
17
a disability
Seeking a Public Toilet facility and Public Car Parking for Peppercorn Park and O'Keefe Rail
18
Trail
PAGE 17
Petitions and Joint Letters - Report Ordinary Meeting - 20 June 2018
2. PETITIONS AND JOINT LETTERS
2.1 RESPONSE TO PETITION REGARDING COUNCIL TO REROUTE

TRUCKS OFF SUBURBAN STREETS PYKE AND OLINDA STREETS,
QUARRY HILL
Author Brett Martini, Manager Engineering
Responsible Adrian Gasperoni, Acting Director Presentation and Assets

Director
Purpose
This report responds to the petition presented to Council on 21 March 2018 from
residents requesting that Council reroute trucks from suburban streets in the Quarry Hill
are of Bendigo.
Summary
Previous investigations into traffic and freight movement identified that urban Bendigo is
the origin or destination for much of the freight traffic that the community would observe
on the road network around Bendigo. This may include freight movement from
Melbourne as well as freight moving around the city.
The roads outlined in the petition are part of the arterial road network managed by
VicRoads and form a critical role in moving traffic including freight around the City. Due
to the alignment of the route through Quarry Hill this route is not suitable for all freight
movement. Many larger trucks and Over Dimensional (OD) trucks are required to utilise
the OD Route further to the south and east of Quarry Hill. A traffic count of Pyke Street
indicates a relatively low level of commercial vehicle traffic for an arterial road. A recent
traffic count also indicated that commercial traffic along this route is not high for an
arterial road.
Whilst long term planning is occurring in regard to the options for a "bypass" to the north
of Bendigo to connect with the Calder Alternate to the west of Bendigo, the current and
growing urban Bendigo will continue to generate significant freight movement within
Bendigo to service the local community. Upcoming signage will assist in trucks
negotiating the Bendigo road network however a level of truck traffic will remain on the
arterial road network through Quarry Hill.
PAGE 18
RECOMMENDATION
That Greater Bendigo City Council in consideration of the petition received recognises
that the role of the arterial road network in Bendigo is to move freight and goods to
service the Bendigo community; this includes the arterial roads identified in the petition
through Quarry Hill with local roads to the south and east forming part of the B-Double
and Over-Dimensional route around this part of Bendigo; and
1. Continue to work with VicRoads on both the short term improvements and long term
planning for the Bendigo Road network, both arterial and local roads,
2. Provide a copy of the report to the petition author in response to the petition.
~~~~~~~~~~~~~~~~~~~~~~~~~
Policy Context
Community Plan Reference:

Goal 3 Strengthening the economy
Objective 3.1 Support our local businesses and industry to be strong, vibrant and to
grow and develop
Goal 4 Presentation and Managing Growth
Objective 4.3 Planning, developments and infrastructure that increase our
liveability and pride in where we live.
Objective 4.5 Provide and maintain urban and rural infrastructure to support the
liveability of our community.
Strategy Reference:
Connecting Greater Bendigo - Integrated Transport & Land Use Strategy.

https://www.bendigo.vic.gov.au/About/Document-Library/connecting-greater-bendigo-
integrated-transport-and-land-use-strategy
Action: Undertake a detailed, Bendigo specific freight study to identify inhibitors that
impact on the efficiency of road and rail freight as well as explore opportunities for
enhancing the productivity of the freight sector and for minimising its impacts on
residential amenity and the city’s liveability, such as through identification of preferred
freight hub locations and utilisation of state of the art information technology based
logistics.
Action: Improve designated freight route signage to ensure its legibility for heavy vehicle
operators
PAGE 19
Bendigo Freight Study
Action: Secure an ‘infrastructure improvement pipeline’: seek funding to tackle identified

site specific issues in a timely manner.
Action: Improve freight route signage: Work with VicRoads to review the signage design
and placement policy.
Economic Development Strategy 2014 – 2020
Action: Development and maintenance of safe reliable road freight networks in and
around Greater Bendigo, including the completion of the planned East Bendigo ‘Link
Road’ and advocacy for the upgrade of the Calder Alternative Highway between
Ravenswood and Marong.
Action: Completion of a Greater Bendigo Freight Study in collaboration with the Victorian
Government.
The City received a petition in regard to trucks in the Quarry Hill area. The petition was
tabled at Council's Ordinary meeting on 21 March 2018 with a resolution to provide a
response within three meetings.
Report
The petition raised concerns regarding the impacts of trucks on suburban streets and in
particularly the Quarry Hill area. The roads identified are part of the arterial road network
around Bendigo managed by VicRoads. This network has been established for many
years and aims to provide for an arterial road network that runs around and through the
Bendigo urban area. (Attachment 1)
At a broader level the movement of trucks and freight through Bendigo has been the
subject of a number of investigations in recent years. Traffic origin / destination surveys
undertaken as part of the Bendigo Road Transport Study identify low levels of through
movement of both general traffic and freight traffic. Due to the more direct route along
the Calder Highway and Midland Highway, this route remains the preferred route for
most freight movements thorough Bendigo in a north / south direction.
For trucks moving between Melbourne and the north west of the state the recently
completed Ravenswood interchange has improved the safety and connectivity between
the Calder and Calder Alternate Highways. Planning for improvements for freight
movements around Marong and north of Bendigo are being further considered by
VicRoads and the City as part of the Marong Town Plan and other investigations.
PAGE 20
The Bendigo Freight study which was a recommendation from the Integrated Transport
and Land Use Strategy provided more information than ever on the generation and
movement of freight through and around Bendigo. The study identified a number of "first
and last mile" challenges for the freight industry about access to the start and / or finish
of their journey in Bendigo. The Hattam Street / Belle Vue Road intersection which
connects the arterial road with the OD route around Bendigo is one which is currently
difficult for trucks to negotiate.
The freight study also identified the "disconnect between the communities growing
demand for consumables and understanding of the freight task that is required to meet
this demand." The study recommended that work be undertaken "to shift the public
perception of the freight sector towards one which is seen as serving the local
community, making a significant contribution to the economy and which seeks to
minimise negative impacts"
In regard to truck movements through Quarry Hill, Miller / Pyke / Russell / Gladstone
Streets form the arterial road network through the area but due to the alignment of the
road network with right angle turns and a roundabout, this route is not a preferred route
for truck traffic. Due to the alignment the section of arterial road through Quarry Hill is
one of only a few sections of arterial road in Bendigo that has not been approved for
Higher Mass or B- Double trucks. B - Double and OD trucks along with many others
utilise an alternative route via Somerville St / Carolin St / Carpenter St/ Paterson St and
Belle Vue Road which has been approved for such use and is also part of the OD route
around Bendigo. (Attachment 2).
The dispersed nature of industrial land within Bendigo also generates freight movement
within the City. The Deborah Triangle industrial precinct adjoins the Quarry Hill area
raised in the petition. This industrial precinct generates traffic movements around
Bendigo with the arterial road network and OD route through and around Quarry Hill the
logical route for movement of freight to northern and eastern Bendigo. A recent traffic
count identified that 5.5% of the traffic on Pyke Street was commercial vehicles. This
commercial vehicle volume is not high for an arterial road and lower than many major
local roads.
The Freight study identified a desire for improvements to signage particularly for B -
Doubles to avoid drivers getting lost. The key freight route around the CBD is via Don
Street/ Barnard Street/ Lucan Street and Weeroona Avenue. VicRoads has recently
received funding for improvements to signage for trucks along this route.
Following receipt of the petition feedback was sought from VicRoads as the roads of
concern are arterial roads managed by VicRoads. VicRoads highlighted a number of the
issues discussed above as well as the commitment to continue to work with the City to
improve arterial roads, particularly as the City grows.
PAGE 21
N/A
Attachments
1. Arterial Road Network
2. B Double / OD Route
PAGE 22
Attachment 1
PAGE 23
Attachment 2
PAGE 24
Presentation and Managing Growth - Report Ordinary Meeting - 20 June 2018
3. PRESENTATION AND MANAGING GROWTH
3.1 MARONG TOWNSHIP STRUCTURE PLAN - FINAL DRAFT
Authors Brendan Aikman, Strategic Planner – Design

Bridget Maplestone, Coordinator Growth and Liveability
Responsible Bernie O’Sullivan, Director Strategy and Growth

Director
Purpose
To provide Council with the draft Marong Township Structure Plan for consideration and
to recommend that it be placed on public display for a period of 8 weeks from 25 June to
20 August 2018.
Summary
The Marong Township Structure Plan – Final Draft (the Plan) provides a long-term vision
for the development of the Marong Township. It provides guidance around future land
use, public space, transport, heritage, character, sustainable design, services and
employment.
Since consultation on the first draft of the Plan in March 2017, the Plan has been further
developed through extensive community and agency consultation and technical
evidence. This technical evidence includes:
1. Marong Township Stormwater Management Strategy
2. Marong Township Movement and Access Strategy
3. Bullock Creek Flood Study
4. Marong Heritage Study
5. Marong Township Bushfire Assessment
From the findings of this technical work and outcomes of consultation, the following key
changes have been made to the Plan:
1. An additional development area is included to the west of the township. This area
was originally not included due to perceived constraints relating to stormwater
drainage; however, these issues have been addressed.
2. A recommended potential site has been identified for a future government primary
school and co-located neighbourhood sporting facility. The Department of Education
and Training has been involved with the Plan and agree that the existing school site
cannot accommodate the expected growth in Marong. While no commitment has
been made by the Department to acquire this land, it has been agreed that there is
potential to develop a school on Hills Road.
PAGE 25
3. Recommendation for the Heritage Overlay to be applied to 12 additional properties

(subject to a future Planning Scheme Amendment).
4. Flood mapping prepared by the North Central Catchment Management Authority is
now more accurate and is being finalised through community engagement.
5. Items relating to public space are now aligned with the draft Greater Bendigo Public
Space Plan.
6. All proposed residential growth areas are within a Bushfire Attack Level (BAL) of
12.5, consistent with recent State Planning Policy reform.
RECOMMENDATION
That Greater Bendigo City Council resolve to:

1. Endorse the Marong Township Structure Plan – Final Draft.
2. Commence public display for a period of eight weeks from 25 June to 20 August
including an extensive community engagement and consultation program.
~~~~~~~~~~~~~~~~~~~~~~~~~
Policy Context
Goal 4 Presentation and managing growth

Objective 4.1.3 Plan for a growing population – complete agreed structure and
township plans
2017-2018 Action Implement Council’s adopted list of structure and township plans
and Planning Scheme Amendments
Regional Strategic Plan Reference:
The Loddon Mallee South Regional Growth Plan describes Marong as a town with the
opportunity to grow up to a population of 8,000 depending on further planning.
Greater Bendigo Strategies:
The development of the Marong Township to an ultimate population of 8,000 is

consistent with the Residential Strategy adopted in 2015.
The development of a Marong Township Structure Plan is a priority action in the adopted
Connecting Greater Bendigo: Integrated Transport and Land Use Strategy. It is also
listed as an action in the adopted Rural Communities Strategy.
City officers commenced preparation of a Marong Township Structure Plan in early 2016.
The preparation of this plan included the establishment of a community reference group
which has met regularly throughout the duration of the project.
PAGE 26
Consultation on a first draft of the Marong Township Structure Plan took place in April-
May 2017 with 12 submissions received.
The key characteristics of the current Marong Township have been considered in the
preparation of the Plan. These characteristics include:
 It is estimated that the current Township comprises about 1,100 persons.
 It is estimated that with considerable residential building development in recent years
that the population has more than doubled since 2011.
 The population is getting younger, in that the median age dropped from 40 to 31
between the 2011 and 2016 censuses.
 Traditionally the township has performed a wider service centre role than for just the
residents of the township. Various functions and facilities serve a wider region of
western Bendigo.
 The layout of the township is based on the original survey – a square mile township
with a core area defined by High Street as a wide north-south boulevard.
 The town centre, as a focal point defined by the crossroads of High Street and the
Calder Highway, has been severely compromised by traffic growth on the Calder and
Calder Alternate Highways and particularly by major truck traffic.
 Bullock Creek, which is extensively tree lined, forms a strong north- south visual
feature and public space corridor – it is also subject to occasional severe flooding.
 The Eaglehawk to Inglewood and beyond railway line bisects the town and although
not currently operating, provides a defining element and includes two major rail level
crossings in the town.
 The four corners of the town centre are a defining element; with the Marong Hotel,
the former Shire Offices (now used for community purposes), the former railway
station site and a large vacant area previously occupied by a garage – petrol station.
 There are a number of important heritage buildings including churches and houses.
 Malone Park is a major feature of the town, providing community space and various
recreation and sporting facilities.
 A range of community facilities have been progressively developed.
 The Marong Golf Course is a feature.
 New residential development has taken place on planned estates and further
residential subdivisions have recently been approved.
 Mature red gums and palm trees are a feature of the township.
The Marong Township Structure Plan – Final Draft incorporates changes from the first
round of consultation, as well as technical advice around stormwater, transport and
access, flooding, heritage and bushfire.
The final Marong Township Structure Plan will be included in the Greater Bendigo
Planning Scheme through a separate Planning Scheme amendment process. The
Marong Township Structure Plan will be accompanied by a Development Contributions
Plan (DCP), which is being prepared to support the provision of local infrastructure
through a levy on development. The DCP will also be subject to a future Planning
Scheme amendment process. The City is being assisted in this process by specialist
consultants. Major elements of the Development Contributions Plan can only be
prepared once there is agreement on the detail of the Marong Township Structure Plan.
There is now agreement on drainage and traffic infrastructure principles, with the final
details expected to be finalised as part of this stage of the project.
PAGE 27
Previous Council Decision Dates:
In 2011 Council adopted a document titled the ‘Marong Plan’ to guide development of the
township. The Marong Plan was “intended as a guide to enable growth and development
in the Township”. The Marong Plan is not referenced in the Planning Scheme and
therefore has no legal status in respect to the Planning Scheme. It has assisted in setting
the framework for the town’s development and has been a resource for the preparation
of the Marong Township Structure Plan. Significant changes since then at a State level
have set requirements in respect to Structure Plans and the preparation of Development
Contributions Plans. Since the preparation of the Marong Plan in 2010/2011 the
population of the town has doubled, so there are now many new residents who were not
engaged in the earlier plan.
15 March 2017 - Council placed the first draft Marong Township Structure Plan on public
display for a period of seven weeks and invited written submissions.
Report
The Plan has been developed on the basis of providing for an ultimate population of
approximately 8,000 persons. This figure has been widely supported by the community
during the engagement process. It is anticipated that this figure would be reached in
approximately 25 – 30 years, at current development rates. This figure is consistent with
the City’s 2004 Residential Development Strategy and the 2015 Greater Bendigo
Residential Strategy.
The draft Plan is predicated on the following constraints:

1. The buffer distance from a major broiler farm to the west of the township.
2. Provision of a proposed Calder Alternative Highway bypass to the west of the
township. VicRoads has identified a proposed investigation corridor for a western
bypass of the township by the Calder Alternate Highway. They have indicated that the
exact alignment would be subject to further detailed investigation. It would not be
appropriate to allow development to ‘leap frog’ this road to the west and south west.
3. The location of the south east corner of the proposed Marong Business Park and the
need to maintain buffer distances to residential development.
4. Land to the north and south east of the township is fairly heavily forested with native
vegetation.
5. Coliban Water has identified that the 195 metre contour to the south east and east of
the township currently provides a ‘pressure constraint’ on the provision of reticulated
water. Work can be done to provide acceptable pressure to the 200 metre contour,
which will form the ultimate boundary for development.
6. Substantial areas through the township along Bullock and Fletchers Creeks are
subject to flooding as identified by the North Central Catchment Management
Authority.
7. To cater for increased transport demand to service growth in Marong and the
development of the Marong Business Park, consideration will need to be given to
significant capacity improvements to the Calder Highway. It is understood that any
capacity improvements to the Calder Highway through the town centre will have
significant property and amenity impacts. Accordingly, planning will need to consider
a Calder Highway bypass to the north of the township boundary. The initial
PAGE 28
suggestion is that the starting point of this road to the west of the township be at the
same point where the western bypass of the Calder Alternate Highway would join the
Calder Highway - close to the south east corner of the proposed Marong Business
Park. Substantial further investigation will need to be undertaken by VicRoads in
collaboration with the City of Greater Bendigo and other relevant bodies to determine
a bypass route alignment to the north of the township boundary and where it would
link back to the Calder Highway to the east of Marong Township.
The draft Plan is predicated on the following opportunities:

1. The original layout of the town is integral to how Marong should progressively
develop. Therefore a two stage planning and development is proposed for the
township, where the existing township will be required to fully develop before
additional residential land is rezoned.
2. The prospect that the town will be bypassed – keeping all through traffic out of the
town centre and along the alignments of the Calder and Calder Alternate Highways
provides a major opportunity.
3. The town centre, the four-way intersection, the wide boulevard that is High Street,
and the relationship with Bullock Creek and Malone Park as an integrated concept is
transformational in shaping the way that the town will develop.
4. Combine that with the renewal of passenger rail and Marong township has all the
prospects of becoming one of the most liveable township environments in the City of
Greater Bendigo.
A large amount of agency consultation, internal consultation and the preparation of

technical reports have informed the Plan. The following section outlines some of this
work.
Future primary school planning
After the release of the first draft Marong Township Structure Plan in March 2017, the
community criticised the City for the lack of direction towards education facilities for the
future. As a result, more effort was made to consult with the Department of Education
and Training’s regional office and the State wide planning manager. The three guiding
principles for this development are:
1. The existing government primary school site in Marong does not have the capacity to
accommodate the likely growth in enrolments that will correspond with the population
growth. The school is currently situated on 1.1 hectares of land and shares this land
with the Marong Preschool. There are currently 180 enrolments at the school.
2. A government primary school in a town of 8,000 will need 3.5 hectares of land.
3. Future schools should be co-located with a neighbourhood sporting facility that is
managed by both the City and the school.
Through involving the Department of Education and Training, the site selection criterion
for greenfield school development has been addressed and is included in the draft Plan.
This criterion has ruled out many sites across the township and the potential site
identified is the most suitable.
PAGE 29
Draft Greater Bendigo Public Space Plan
The draft Greater Bendigo Public Space Plan, which was publically released earlier this
year, includes specific recommendations for Marong. The development of each of these
strategies has considered each other, and the relevant units within the City have
consulted with each other to ensure that the direction for public space is clear and
consistent. The network of public space corridors is a key feature of the Public Space
Plan and Marong’s proposed network is an example of a major change from the first draft
Plan.
Marong Township Stormwater Management Strategy
The Marong Township Stormwater Management Strategy was finalised. This report
recommended that some land west of the golf course on Landry Lane, north of the
Wimmera Highway and south of the railway line, be included in the proposed residential
growth areas. It was found that developing this land will also assist in the effective
drainage of developed land south of the Wimmera Highway. Approximately half of this
land is now included, due to the two different catchments on the properties and the 1
kilometre buffer distance to the nearby broiler farm. Principle strategies for draining
stormwater have been included in the technical work and also include likely provision
costs for the developers. Some of the relevant land owners and the City’s engineers
have been consulted on this issue.
Marong Township Movement and Access Strategy (Attachment 3)
Consultants were asked to model three separate scenarios and consider whether the
road network could accommodate the growth in vehicular traffic. These scenarios were:
 Full development of the Marong Township (8,000 people) only with no highway
bypasses.
 Full development of the Marong Township and the proposed Marong Business Park
with no highway bypasses.
 Full development of the Marong Township and the proposed Marong Business Park
with two highway passes.
It was found that with the full development of the Marong Township, but no Business
Park, the existing road network could accommodate the expected traffic growth.
However, with full development of the township and Business Park, two highway
bypasses will be required. The report also recommends the provision of quality public
transport connections for the township and separated cycling lanes to encourage active
transportation.
PAGE 30
Bullock Creek Flood Study
Given recent flood events in 2011 and 2016, the risk of flooding is a major concern from
the community. Since this project’s inception, the North Central Catchment Management
Authority (CMA) has been preparing the Bullock Creek Flood Study, which outlines
extents for the 1% AEP (1 in 100 year) flood event. It is a requirement that the CMA
consults with the community after the modelling is drafted so that local residents can
confirm that the extents mapped are correct. This consultation will be undertaken
concurrently with sessions held for this Plan.
Marong Heritage Study
Early stages of community engagement in 2016 helped to develop the guiding principles
for developing the Plan. The first guiding principle is:
“The buildings of heritage significance throughout the town are important and need to be
retained. They tell the story of the history and development of Marong.”
Heritage Overlays in Marong are currently limited and do not protect all locally significant
sites. Citations have been prepared by heritage consultants as strategic justification for
amending the extent of Heritage Overlays in Marong. The citations recommend that an
additional twelve sites are included in the Heritage Overlay. These sites include:
 13 Cathcart Street
 19 Cathcart Street
 25 High Street
 Bills Trough (in front of Marong Family Hotel)
 Adams Street palm trees
 Marong railway trestle bridge
 12 Leslie Street
 82 Goldie Street
 1329 Calder Highway
 Former Cobb & Co. Coach Stop (Calder Alternate Highway)
Marong Township Bushfire Assessment
Planning Scheme Amendment VC140, which was gazetted in December 2017, required
the responsible authority to consider the risk of bushfire when rezoning land or proposing
to rezone land for residential purposes. Specifically, no land can be proposed to be
rezoned for residential purposes with a BAL rating higher than 12.5. Historically, it was
the developer's responsibility to ensure that this rating could be achieved. Despite large
areas affected by the Bushfire Management Overlay, a bushfire assessment for Marong
has found that the required setbacks are minimal and can be mostly accommodated in
new roadways. These setbacks are included in the draft Plan.
PAGE 31
City officers have invited feedback from internal departments throughout the preparation
of the Plan and have presented to the Executive Management Team.
External Consultation:
Through the development period of the draft Plan the project has been informed by an
extensive internal consultation program and face to face community engagement.
Projected costs for future financial years:
There will be a future Planning Scheme Amendment to implement the final adopted Plan
and DCP has been set aside in a proposed budget bid for 2018/2019.
Progressive development of some features of the proposed Plan will rely on allocation of
future Council budgets and funds by the State Government.
Priority/Importance:
The development of Marong Township has been identified in adopted Council strategies
since 2004. With the development that is occurring in Marong is it critical that the long
term planning framework be embedded in the Planning Scheme.
Next Steps:
An extensive community engagement process will be undertaken on the final draft Plan.
All feedback and submissions will be reported to Council, who will consider a report
responding to all comments made prior to proceeding with the finalisation of the Plan.
Attachments
1. Marong Township Structure Plan – Final Draft

2. Marong Township Stormwater Management Strategy
3. Marong Township Movement and Access Strategy
4. Marong Heritage Study
5. Marong Township Bushfire Assessment
6. Overview on Community Engagement to date in the preparation of the draft Marong
Township Structure Plan
PAGE 32
3.2 STRATHFIELDSAYE URBAN DESIGN FRAMEWORK PLANNING

SCHEME AMENDMENT C232 - CONSIDER FOR AUTHORISATION
Author Emma Bryant, Amendments and Heritage Coordinator

Director
Summary/Purpose
Amendment details: This amendment proposes to implement the Strathfieldsaye

Urban Design Framework (2016) into the Greater Bendigo
Planning Scheme and make some other changes to further
implement the Strathfieldsaye Township Plan 2012 as
recommended by the Greater Bendigo Residential Strategy
Planning Panel.
The Amendment introduces a Local Area Plan into the

Municipal Strategic Statement (MSS) for Strathfieldsaye;
removes the Strathfieldsaye Neighbourhood Character
Policy; rezones land from Commercial 1 into Mixed Use
Zone; applies a suite of Design and Development Overlays
and makes some other minor changes.
Proponent: City of Greater Bendigo
Key issues:  Need to implement the objectives of the Strathfieldsaye
Urban Design Framework into the Planning Scheme.
 Update planning controls including translating
neighbourhood character objectives and directions from
the Strathfieldsaye Township Plan 2012 into a Local
Area Plan.
 Re-apply a control to land that has constraints of
sewerage and vegetation.
RECOMMENDATION
That the Greater Bendigo City Council resolve to:

1. Request the Minister for Planning to authorise Council to prepare Amendment C232
to the Greater Bendigo Planning Scheme.
2. When Authorised by the Minister, exhibit Amendment C232 to the Greater Bendigo
Planning Scheme.
~~~~~~~~~~~~~~~~~~~~~~~~~
PAGE 33
Policy Context
City of Greater Bendigo Council Plan 2017 – 2021

Goal 4: Presentation and managing growth
 Planning, developments and infrastructure that increase our liveability and pride in
where we live.
Goal 5: Environmental Sustainability
 Protect and enhance our environment, conserve our resources and increase
resilience to a changing climate.
The key steps in the Amendment process are summarised below:
PAGE 34
Strathfieldsaye is growing rapidly with its population expected to grow from 5,500 to
13,000 by 2036. A lot of changes have occurred in the township over the last 2 decades.
The UDF provides guidance for development in the Strathfieldsaye Town Centre and
adjoining residential areas and town entrances. It aims to enable the town to develop to
support and meet the needs of the community, but at the same time protect what is
unique and attractive about Strathfieldsaye and ensure that it presents as a well-
designed, vibrant, safe and attractive place.
Key planning outcomes of the UDF are:

 Consolidation of the town centre on the north side of Wellington Street as the focus
for retail development and the major civic gathering place;
 Plan for a ‘Town Centre within the creeks’ concept supported by strong native tree
planting and landscaping;
 The Town Centre connected by a network of foot and bicycle paths to housing,
commercial, social and recreation areas;
 New developments contributing in their design to the preferred Strathfieldsaye Town
Centre character.
Council has previously agreed to commence the Planning Scheme Amendment to

implement the UDF. However, this report provides more detail on how the UDF will be
implemented and recommends some more changes to ‘tidy up’ the Scheme, including
further implementation of the Strathfieldsaye Township Plan (2009, updated 2012, and
correcting some errors and anomalies.
A lot of strategic planning has occurred in Strathfieldsaye over the last 10 years with
varying levels of Planning Scheme implementation. Currently the Township Plan is only
formally implemented through the Development Plan Overlay (DPO) 26 which only
covers the town centre and the new development areas. This means the Plan has little
weight in planning decisions outside of these areas leading to ambiguity and uncertainty
for landowners, developers, planning permit applicants and City statutory planners.
Planning Scheme Amendment C137 proposed to apply the DPO26 over the whole of the
town to implement the Township Plan and replace a suite of existing development plan
overlays, however this was not supported by the planning panel, which recommended
that Council consider applying a Design and Development Overlay to these other areas
instead. This left large areas of the town without planning direction, which is particularly
problematic in the residential areas without reticulated sewerage that require careful,
coordinated planning.
The panel also recommended that Council review the neighbourhood character policies
because they were out of date, and consider whether these policy objectives would be
better implemented through a DDO. The planning panel for Amendment C215,
implementing the Residential Strategy, also recommended that the neighbourhood
character policies and the Township Plan's recommended densities for existing
residential areas be reviewed.
PAGE 35
In preparing this amendment, the City has considered the above recommendations, the
previous studies, the existing Planning Scheme and what has occurred on the ground in
terms of development, and determined that a Local Area Plan (LAP) should be prepared
for Strathfieldsaye with seven distinct precincts based on the UDF and Township Plan
objectives, that outline what type of development is appropriate in which areas. This is a
tool that has not been used in the Greater Bendigo Planning Scheme previously, but is
used in other planning schemes to clearly articulate the vision for a place in map form.
See LAP in figure 2 below and attached.
The seven precincts are:

 Town Centre: a lively and compact town centre that provides a wide range of
commercial, employment and business options that service the local community, in a
native vegetated setting.
 Transitional Town Centre: a transitional area between the high activity Commercial
Core Precinct and the medium density residential and mixed use Transitional
Residential Precinct that is framed by large native trees and native vegetation.
 Transitional Residential: a transition area between the medium density residential and
mixed use activity of the Transitional Town Centre Precinct and the lower scale
general residential areas, framed by large trees and native vegetation.
 Town Entrances: a low scale residential area in a bushland and spacious setting,
where large native trees dominate the streetscape.
 General Residential: a mix of allotment sizes but predominantly smaller suburban lot
sizes with kerbing and conventional residential facilities, but also with an air of
spaciousness characterised by a lack of front fences and native tree planting.
 Large Lot Residential/Low Density Residential: large semi-rural lots, often with native
vegetation cover, low scale buildings and no reticulated sewerage.
 New Development Areas: as described in the Development Plan Overlay schedule 26
and the Strathfieldsaye Township Plan 2012.
The review of the neighbourhood character policies found that many areas have now
been developed into traditional suburban densities with very little remaining bushland
character, and that character objectives were similar between the different character
areas and very broad, eg use earthy tones and retain canopy trees where possible. The
review recommends that these broad objectives now be included in the LAP.
The review also recommends that Design and Development Plan Overlay 24 Large Lot
Residential Areas be applied to the areas where there are wastewater and vegetation
constraints to improve planning and environmental outcomes. This DDO has already
been used in similar areas in Eaglehawk.
The Amendment also proposes to apply the Design and Development Plan Overlay 6
(Urban Forest Interface) to general residential zoned land adjoining the National Park in
the north as recommended in our MSS.
In summary, five DDOs are proposed to be applied in Strathfieldsaye: 3 to implement the
UDF, 1 for the urban forest interface and 1 for the non-sewered residential areas.
PAGE 36
Note that one rezoning recommendation from the UDF is not included in this
amendment, which is to rezone part of Coliban Water owned land at 528 Taylors Lane
from Public Use Zone 1 to General Residential Zone, as shown in the figure below. This
is because Coliban Water is still undertaking planning for the reminder of the site for use
as a water treatment basin and have not yet determined the exact area required. It is
unfortunate that this rezoning cannot commence as it would provide the opportunity to
create a new link road between Taylors Lane and Tannery Lane. This would result in
several opportunities including: increased safety of the Tannery Lane intersection;
improved accessibility from residential areas to the Strathfieldsaye sport fields; possibility
for the CFA to expand on site over the then unused road reserve; and increased
residential area around the town centre.
Figure 1: Proposed Coliban Water Rezoning
Previous Council decisions
12 October 2016 - Council decision to release the Draft Strathfieldsaye Town Centre
UDF for public consultation.
15 February 2017, Council resolved to adopt UDF and commence the planning scheme
amendment process to implement the strategic and policy direction of the UDF.
Report
The Planning and Environment Act 1987 allows for a Planning Scheme Amendment to
be initiated by a municipal Council, or a Council can respond to a request for an
Amendment by any person or body.
When requesting authorisation from the Minister for Planning, an Explanatory Report
must be submitted that discusses the purpose, effects and strategic justification for the
Amendment. Key issues identified in the Explanatory Report are summarised below.
(Full copy attached).
PAGE 37
Land affected by the Amendment
The Amendment makes changes to the Planning Scheme for all of Strathfieldsaye, with
some areas only being affected by policy changes and others by zoning or overlay
changes, as listed below and shown in the Local Area Plan.
The following sites will be affected by a proposed rezoning or overlay change.
Change the Zone

884 Wellington Street
900-902 Wellington Street
918-922 Wellington Street
936A Wellington Street
2 Club Court
838 Strathfieldsaye Road
845 Strathfieldsaye Road
7a Gordon Court
68 Taylors Lane
Part CA 32 Dukes Lane
Change the Overlay
212 Junortoun Road
18 and 20 Ryalls lane,
783 to 797 Strathfieldsaye Road
Area 1 on the map below
PAGE 38
Change the Zone

Figure 2: Proposed Local Area Plan for Strathfieldsaye
What the Amendment does
The Amendment implements the Planning Scheme outcomes of the Strathfieldsaye

Urban Design Framework (2016) by amending the Municipal Strategic Statement (MSS)
and the local neighbourhood character policies, making some zoning changes, applying
Design and Development Overlays and amending the Development Plan Overlay 26.
Specifically the Amendment proposes to make the following detailed changes to the
Planning Scheme:
 Rezone land at 884 Wellington Street from Special Use Zone 1 to Mixed Use Zone 2.
 Rezone land at 894, 900-902, 912, 914, 916, 918-922, 930, 932, 934, 936A, 938,
940, 942 and 948 Wellington Street and 2 Club Court, Strathfieldsaye from
Commercial 1 to Mixed Use.
 Amend Clause 21.05 to include a section in the MSS called Local Area Plans (LAPs),
and include a LAP for Strathfieldsaye.
PAGE 39
 Amend Clause 21.10 to include the Strathfieldsaye Urban Design Framework (2016)
as a reference document.
 Delete Clause 22.22 Strathfieldsaye Township Residential Character Policy.
 Amend the schedule to the Mixed Use Zone to call it Greater Bendigo Mixed Use
Areas Schedule 1.
 Introduce the Mixed Use Zone Schedule 2 called Strathfieldsaye Mixed Use Areas.
 Introduce and apply Design and Development Overlay Schedules 27 (Strathfieldsaye
Town Centre), 28 (Strathfieldsaye Transitional Town Centre) and 29 (Strathfieldsaye
Town Entrances).
 Amend Development Plan Overlay Schedule 26 to remove it from the Town Centre
and make minor editorial changes including clarification on when a permit can be
applied for and provision of infrastructure.
The Amendment also proposes to make some changes to the planning controls to further
implement the Strathfieldsaye Township Plan (2012), to respond to recent planning panel
recommendations, specifically the Panels for C137 Strathfieldsaye Township Plan
implementation and C215 Greater Bendigo Residential Strategy. It also makes some
zoning and overlay changes to correct errors and implement the urban forest interface
policy.
Specifically the Amendment proposes to:

 Rezone 838 Strathfieldsaye Road (former town hall) from General Residential Zone
(GRZ) to Public Use Zone 7 (other).
 Rezone 845 Strathfieldsaye Road from GRZ to Public Park and Recreation Zone
(PPRZ).
 Rezone 7a Gordon Court from GRZ to PPRZ.
 Rezone 68 Taylors Lane from GRZ to PPRZ.
 Rezone Part CA 32 Dukes Lane from PPRZ to GRZ.
 Rezone 9 Uxbridge Street road reserve from GRZ to PPRZ and PUZ2. (minor).
 Apply Design and Development Overlay Schedule 24 to existing residential zoned,
unsewered areas, change title to Large Lot Residential and make minor changes.
 Apply the Design and Development Overlay 6 - Urban Forest Interface, to land
adjoining the National Park to the north (212 Junortoun Road, 18 and 20 Ryalls lane,
783 to 797 Strathfieldsaye Road).
 Amend the Incorporated document Bendigo Residential Growth Plan to align the
Urban Growth Boundary correctly with urban land zones.
Social, Economic and Environmental Impacts
Social Impacts
The Amendment will have an overall positive social impact by enhancing the liveability of
the town through protecting character and encouraging walking and cycling connections.
It also encourages a consolidated and strengthened town centre that will provide a focus
for commercial and community activities; a meeting place.
PAGE 40
Economic Impacts
The Amendment will have positive economic impacts by encouraging consolidation of

the town centre, in particular the retail component to get a critical mass. It also reduces
the amount of commercial land (as there is too great a supply), and provides the
flexibility of land owners being able to do other things with their land through the mixed
use zone.
Environmental Impacts
The amendment will have an overall positive environmental impact by encouraging the
planting and retaining of native vegetation in urban areas, and by providing guidance on
how to sustainably develop residential areas that contain vegetation and have no or poor
reticulated sewerage. The amendment also encourages sustainable design of buildings
and shading of footpaths.
Strategic Justification – Planning Context
The Amendment is supported by the following clauses in the Greater Bendigo Planning
Scheme:
State Planning Policy Framework
11.01 Victoria, 11.01-1 Settlement networks, specifically the strategies to support

sustainable development of settlements.
11.02 Urban Growth, with the objective: to ensure a sufficient supply of land is available
for residential, commercial, retail, industrial, recreational, institutional and other
community uses, and strategies Planning for urban growth should consider:
 Opportunities for the consolidation, redevelopment and intensification of existing
urban areas.
 Neighbourhood character and landscape considerations
 Create a network of mixed-use activity centres that are high quality, well designed
and create a sense of place.
 Create well planned, easy to maintain and safe streets and neighbourhoods that
reduce opportunities for crime, improve perceptions of safety and increase levels of
community participation.
11.03-1 Activity centre network, with the objective: to build up activity centres as a focus
for high-quality development, activity and living for the whole community by developing a
network of activity centres, and strategies Develop a network of activity centres that:
 Comprises a range of centres that differ in size and function.
 Is a focus for business, shopping, working, leisure and community facilities.
 Provides different types of housing, including forms of higher density housing.
 Is connected by public transport and cycling networks.
 Maximises choices in services, employment and social interaction.
PAGE 41
11.07-1 Regional planning, with the objective: to develop regions and settlements which
have a strong identity, are prosperous and are environmentally sustainable, and
strategies: Support the growth and development of distinctive and diverse regional
settlements by:
 Encouraging high-quality urban and architectural design which respects the heritage,
character and identity of each settlement.
 Ensuring development respects and enhances the scenic amenity, landscape
features and view corridors of each settlement.
 Limiting urban sprawl and directing growth into existing settlements, promoting and
capitalising on opportunities for urban renewal and infill redevelopment.
 Ensuring that the potential of land that may be required for future urban expansion is
not compromised.
 Creating opportunities to enhance open space networks within and between
settlements.
11.14 Loddon Mallee South with the objective: To strengthen communities especially in
small towns, and the following strategies:
 Support the ongoing role and contribution of the region’s small towns, settlements
and non-urban areas through investment and diversification of their economies.
13.05-1 Bushfire planning with the objective: To strengthen the resilience of settlements
and communities to bushfire through risk-based planning that prioritises the protection of
human life, and the following:
Settlement Planning
Not approving any strategic planning document, local planning policy, or planning
scheme amendment that will result in the introduction or intensification of development in
an area that has, or will on completion have, more than a BAL-12.5 rating under AS
3959-2009.
The Amendment is only intensifying uses in the centre of Strathfieldsaye around the town
centre, where the bushfire risk is low and where a BAL of 12.5 could be easily achieved.
The Amendment is actually proposing to introduce a Design and Development Overlay to
strengthen bushfire planning.
There are some minor policy changes for land adjoining the forested areas and within the
Bushfire Management Overlay, but these changes are only amending the LPPF to
strengthen existing policy, eg stronger links to the Township Plan requirements.
15.01-1 Urban design with the objective: to create urban environments that are safe,
functional and provide good quality environments with a sense of place and cultural
identity, and the following strategies:
 Promote good urban design to make the environment more liveable and attractive.
 Ensure new development or redevelopment contributes to community and cultural life
by improving safety, diversity and choice, the quality of living and working
environments, accessibility and inclusiveness and environmental sustainability.
 Require development to respond to its context in terms of urban character, cultural
heritage, natural features, surrounding landscape and climate.
PAGE 42
 Ensure transport corridors integrate land use planning, urban design and transport
planning and are developed and managed with particular attention to urban design
aspects.
 Encourage retention of existing vegetation or revegetation as part of subdivision and
development proposals.
15.01-2 Urban design principles, with the objective: to achieve architectural and urban
design outcomes that contribute positively to local urban character and enhance the
public realm while minimising detrimental impact on neighbouring properties.
15.01-4 Design for safety with the Objective: to improve community safety and
encourage neighbourhood design that makes people feel safe, and the following
strategies:
 Ensure the design of buildings, public spaces and the mix of activities contribute to
safety and perceptions of safety.
 Support initiatives that provide safer walking and cycling routes and improved safety
for people using public transport.
15.01-6 Healthy neighbourhoods with the objective: to achieve neighbourhoods that

foster healthy and active living and community wellbeing, and the following strategies:
 Design neighbourhoods that foster community interaction and make it easy for people
of all ages and abilities to live healthy lifestyles and engage in regular physical activity
by providing:
o Connected walking networks and cycling networks.
o Streets with direct, safe and convenient access to destinations.
o Conveniently located public spaces for active recreation and leisure.
These urban design objectives and strategies have been considered and incorporated
into the UDF and this subsequent Amendment, with many similar objectives and
performance measures included in the proposed DDOs and the MSS.
15.02-1 Energy and resource efficiency with the objective: to encourage land use and
development that is consistent with the efficient use of energy and the minimisation of
greenhouse gas emissions, and the following strategies:
 Ensure that buildings and subdivision design improves efficiency in energy use.
 Promote consolidation of urban development and integration of land use and
transport.
 Improve efficiency in energy use through greater use of renewable energy.
 Support low energy forms of transport such as walking and cycling.
The UDF and Amendment include many objectives on the importance of energy
efficiency, including a map of recommended walking and cycling tracks, encouragement
of consolidation around the town centre, and encouraging energy efficient design
including orientation and verandahs.
16.01-2 Location of residential development with the objective: to locate new housing in
or close to activity centres and in urban renewal precincts and sites that offer good
access to jobs, services and transport, and the following strategies:
PAGE 43
 Increase the proportion of new housing in designated locations within established

urban areas and reduce the share of new dwellings in greenfield and dispersed
development areas.
 Encourage higher density housing development on sites that are well located in
relation to jobs, services and public transport.
 Identify opportunities for increased residential densities to help consolidate urban
areas.
The UDF and Amendment encourage increased residential densities in central areas
close to services, facilities and shops.
17.01-1 Business with the objective: to encourage development which meet the
communities’ needs for retail, entertainment, office and other commercial services and
provides net community benefit in relation to accessibility, efficient infrastructure use and
the aggregation and sustainability of commercial facilities, and the following strategy:
 Locate commercial facilities in existing or planned activity centres.
The UDF and Amendment encourage the consolidation of the commercial business
district in the MSS and by rezoning some Commercial land to Mixed Use.
19.03-2 Water supply, sewerage and drainage, with the objective: to plan for the
provision of water supply, sewerage and drainage services that efficiently and effectively
meet State and community needs and protect the environment, and the following
strategies:
 Ensure water quality in water supply catchments is protected from possible
contamination by urban, industrial and agricultural land uses.
 Provide for sewerage at the time of subdivision, or ensure lots created by the
subdivision are capable of adequately treating and retaining all domestic wastewater
within the boundaries of each lot.
The Amendment proposes to apply a DDO over land that is difficult to service with
sewerage infrastructure so that planning considers the need for onsite wastewater
treatment.
Local Planning Policy Framework
21.05 Compact Greater Bendigo strategies:

 Manage the city’s outward growth and avoid sprawl by directing development into
planned growth areas within the urban growth boundary.
 Support development in small towns.
21.05-3 10 minute neighbourhoods, objective: to create attractive neighbourhoods that

feature well designed residential and mixed use developments, offer a range of housing
choices, convenient access to public transport and activity centres, and have community
and commercial facilities that are highly accessible by a variety of transport modes in
particular walking and cycling, and the following strategies:
 Support proposals for well-designed residential development that provides a diversity
of dwelling choices including higher density residential development and are
accessible to activity centres and activity nodes or public transport.
PAGE 44
 Support proposals for uses such as convenience shops, food and drink premises,
childcare centres, schools, home offices and the other uses that are consistent with
10 minute neighbourhood principles.
 Prioritise walking and cycling over other forms of transport to ensure safety and to
reduce car dependence.
21.05-7 Design quality objective: to improve the design quality of new housing, the public
domain and open spaces, and to create communities that promote social interaction and
healthy living, and the following strategies.
 Support proposals that are of a high design standard that respects the character of
the area.
 Strongly encourage the retention of natural assets such as vegetation unless it is
impractical to do so.
 Create public spaces that are attractive, safe and interesting.
21.05-9 Urban forest interface objectives: to ensure residential development protects and
maintains the environmental values of adjoining forested areas surrounding Bendigo,
and the following strategies:
 Protect environmental values, especially the network of forested private and public
land, by ensuring that development is environmentally sustainable and meets the
minimum standards for residential development within the urban-forest interface.
 Carefully design new residential subdivisions on existing residential land in the vicinity
of the surrounding state and national parks.
The Amendment supports these strategies by applying the DDO6 to the urban forest
interface when adjoining the National Park.
21.07-2 Activity Centres objective: to support the development of a network of activity

centres which satisfy a range of retail, commercial, community and residential needs
which are responsive to market demand, and the following strategy:
 Facilitate the expansion of existing centres in line with population growth, particularly
in Strathfieldsaye, Epsom and Eaglehawk.
Objective: to establish Greater Bendigo’s activity centres as thriving, attractive and well
connected places for people and for doing business, and the following strategies:
 Require dedicated walking and cycling facilities into centres and into their catchment
areas to facilitate development of more accessible community hubs that focus on
people, walking, cycling, connection to place and quality of life.
 Support development within activity centres to improve built form quality, and provide
the opportunity to redesign the spaces as highly accessible, people focussed hubs for
the local community.
 Require that new development addresses the street and has active frontages.
21.08-1 Natural Resource Management objective: to protect the environmental assets of

the municipality including the national parks, regional park and areas of flora and fauna
significance; to maximise the retention of native vegetation in privately owned forested
areas; to protect the values of forested land and waterways, and the following strategies:
PAGE 45
 Reverse the incremental clearance of native vegetation that reduces landscape

values and fragments wildlife corridors.
 Control development in proximity to important native vegetation reserves and linear
linkages.
The Amendment supports this objective by highlighting the need to protect vegetation in
the Mixed Use Zone and the DDOs and by applying DDOs including DDO6 near to the
National Park.
21.08-2 Wastewater objective: to protect the environment from pollution and

contamination through the appropriate management of domestic wastewater, and the
following strategy:
 Manage development, including land forming and effluent disposal, in an
environmentally sustainable manner.
21.08-3 Public land and open space objective, to create and protect open space
corridors and networks between focal areas.
The Amendment highlights the need to protect creek corridors around the town.
Extensive consultation occurred with the community and referral agencies during
preparation of the UDF and Township Plan, including a community reference group and
open drop in sessions.
Members of the community reference group were consulted during preparation of this
Amendment with some changes being made to Planning Scheme tools in response to
comments, and the identification of the need to rezone the former town hall to Public Use
Zone.
Coliban Water has also been consulted about the proposed change to the zoning of its
land.
The Amendment will be publicly exhibited to all affected parties as per the standard
process, with those affected by an overlay or zoning change directly notified. A
communications plan will be prepared that will include a community bulletin and public
information sessions.
Conclusion
This Amendment will implement the Strathfieldsaye Urban Design Framework that has
good community support. It will also bring together a number of strategic pieces of work
undertaken in Strathfieldsaye over the years, into an easy to interpret Local Area Plan to
put the township in a good position for the next decade or two.
PAGE 46
Options
Council has the option of:

 Supporting the Amendment proposal and making a request to the Minister for
Planning to authorise preparation and exhibition of the Amendment.
 Refusing the request to prepare an Amendment.
 Requesting further information.
Officer time will be required to prepare the Amendment documentation for authorisation,
exhibition, manage the exhibition process and liaise with the Minister for Planning.
The City is also responsible for payment of statutory fees and costs incurred in the
processing of the Amendment of approximately $1,500. This Amendment will likely
include a Panel hearing process to hear unresolved submissions following exhibition.
This would cost approximately $25,000. This cost has been included in 2018/2019
budget.
In terms of permit activity, there will be an increase in permits required in the areas
covered by a DDO, although these areas would generally require a planning permit for
most development already, therefore it is expected that this Amendment will have
minimal impact on the future operational resources of the responsible authority.
Attachments
 Explanatory Report
 Local Area Plan Map
PAGE 47
3.3 251 HIGH STREET, GOLDEN SQUARE 3555 - PARTIAL

DEMOLITION AND EXTENSION TO EXISTING DWELLING,
CONSTRUCTION OF A SECOND DWELLING AND ALTERATION OF
ACCESS TO A ROAD ZONE, CATEGORY 1
Author Adele Hayes, Planner

Director
Summary/Purpose
Application details: Partial demolition and extension to existing dwelling,

construction of a second dwelling and alteration of access to a
Road Zone, Category 1
Application No: DR/617/2017
Applicant: Shane Muir Consulting Engineers Pty Ltd
Land: 251 High Street, GOLDEN SQUARE 3555
Zoning: Road Zone 1
General Residential Zone
Overlays: Neighbourhood Character Overlay 1
No. of objections: 2
Consultation 9 April 2018
meeting:
Key considerations:  Is the proposal consistent with Planning Scheme policy
regarding housing, design and infill development?
 Is the proposal an appropriate response to the zone and
neighbourhood character in this location?
 Is the proposal appropriate with regards to the location
along a Highway Entrance?
 Are the traffic impacts, parking and access arrangements
appropriate?
 Does the proposal comply with the residential amenity
standards of Clause 55 (ResCode), and are the amenity
impacts appropriate?
 The siting of the existing garage.
 Resident objections.
PAGE 48
Conclusion: It is recommended that Council refuse to grant a planning

permit on the basis that the proposal does not respond to the
features of the site and surrounding area and represents an
unacceptable planning outcome with regards to
neighbourhood character and residential amenity.
RECOMMENDATION
Pursuant to section 61 of the Planning and Environment Act (1987), Greater Bendigo
City Council resolve to issue a Notice of Refusal to grant a permit for the partial
demolition and extension to existing dwelling, construction of a second dwelling, and
alteration of access to a Road Zone, Category 1 at 251 High Street, GOLDEN SQUARE
3555 for the following reasons:
1. The application is an inappropriate response to the neighbourhood character,
contrary to the Golden Square Residential Character Policy, General Residential
Zone and Neighbourhood Character Overlay of the Greater Bendigo Planning
Scheme.
2. There are a number of areas of non-compliance with the objectives and standards of
Clause 55 (ResCode) which will result in an unreasonable amenity outcome.
3. The proposal does not respond to the features of the site and surrounding area, and
presents as a non-site responsive design.
4. The proposed design is not an appropriate response to the location of the site along a
Highway Entrance.
5. The proposal would result in a disorderly planning outcome, due to the partial siting of
the existing garage on an adjoining lot, which is contrary to Clause 65 Decision
Guidelines.
~~~~~~~~~~~~~~~~~~~~~~~~~
Policy Context
City of Greater Bendigo Community Plan 2017 – 2021

where we live.
Goal 6: Embracing our culture and heritage
 Recognise and celebrate our unique history and diverse cultures.
The application was lodged in September 2017.
Preliminary concerns with the proposal not being a site-responsive design or in

accordance with neighbourhood character were raised with the applicant throughout the
application process (letters dated 11 October 2017 and 1 December 2017). The
applicant was encouraged to consider a redesign that better responds to the
characteristics of the site and surrounding area.
PAGE 49
Report
Subject Site and Surrounds
The site is located on the south-eastern side of High Street and is rectangular in shape
with an area of 827sqm. The site has a north-western frontage to High Street of 20.17m
and a depth of 40.96m.
The site currently contains a two-storey Inter-war era dwelling which is located in the
western portion of the site and a flat-roofed double garage located in the south-east
corner of the site. The dwelling is constructed of weatherboard and masonry cladding,
with a gable roof. The site is relatively flat with vegetation (small trees and shrubs)
located along the front boundary and to the north of the dwelling. The site has an existing
crossover onto High Street in the north-west corner of the site, with a driveway that runs
along the southern boundary of the site.
Figure 1: Photos of the existing dwelling, and the existing dwelling within the streetscape.
The site is adjoined by the following:

 North-west of the site is land located within the General Residential Zone containing a
single-storey commercial building (Cheesecake Factory) fronting High Street. The
building has a zero front setback with a verandah which extends over the footpath.
 North-east of the site is a 282sqm residential allotment containing a single-storey
rendered brick dwelling fronting Shamrock Street, with private open space located to
the rear.
PAGE 50
 East of the site is a 368sqm residential allotment containing a single-storey rendered

brick dwelling fronting Shamrock Street, with private open space located to the side
and rear.
 South-east of the site is a 174.7sqm residential allotment containing a single-storey
brick dwelling with private open space located along the north-eastern (common)
boundary.
 South-west of the site is a 468sqm residential allotment containing a two-storey Inter-
war era weatherboard dwelling fronting High Street, with private open space located
on the north-eastern side of the dwelling.
 West of the site is High Street, a Road Zone Category 1 Road (VicRoads). Further
west is an area of public-open space and the Foundry Arms Hotel complex.
The site is strategically located approximately 2km south-west of the CBD, with the
surrounding area characterised by a mix of residential and commercial land use and
development, and areas of public open space.
The south-eastern side of High Street is characterised by residential development, with

the exception of the north adjoining building which is used for commercial purposes.
There are some more recent examples of infill residential development (i.e. 2 Shamrock
Street, 5 Shamrock Street, 11 Shamrock Street, 253 High Street), taking advantage of
the traditional larger lot sizes, available services and strategic location in proximity to
facilities and services.
Figure 2: Location map showing subject site. Objectors' properties marked with a star.
PAGE 51
Proposal
Partial demolition and extension to existing dwelling
The application proposes to demolish the existing verandah located to the rear of the
existing dwelling in order to allow for the construction of a tandem carport.
Construction of a second dwelling
The application proposes to construct a second dwelling on the lot. The dwelling is of a
rectangular, transportable form and would utilise the existing brick double garage for car
parking requirements and as part of the overall building structure, with the southern
portion of the dwelling to be propped up on the garage. The dwelling would have a floor
area of 183.51sqm, including a 17.34sqm deck.
The dwelling would be located approximately 3.6m to the rear of the existing dwelling,
2.104m from the north-eastern boundary, 1.785m from the south-eastern boundary, and
4.818m from the south-western boundary. The dwelling would have an overall height of
6.837m and will be constructed of cream weatherboards with a colorbond roof in
woodland grey.
Alteration of an access to a Road Zone, Category 1
Planning approval is also required for the alteration of an access to a Road Zone, as the
proposal may change the opportunity for traffic to approach or enter a road in terms of
volume, frequency or type of vehicles.
PAGE 52
Figure 3: Proposed Site Plan
PAGE 53
Figure 4: Proposed Floor Plan
PAGE 54
Figure 5: Proposed Elevation Plans
PAGE 55
Figure 6: Proposed Elevation Plans
PAGE 56
Figure 7: Shadow Diagrams
PAGE 57
Figure 8: Streetscape Elevation
PAGE 58
Planning Controls - Greater Bendigo Planning Scheme
A permit is required under the following clauses of the Greater Bendigo Planning
Scheme. The following clauses are relevant in the consideration of this proposal:

 10.04 Integrated decision making
 11 Settlement
 11.07 Regional Victoria
 11.14 Loddon Mallee South
 15.01 Urban environment
 16.01 Residential Development
Municipal Strategic Statement

 21.01 Municipal profile
 21.02 Key issues and influences
 21.04 Strategic directions
 21.05 Compact Greater Bendigo
Local Planning Policies

 22.08 Highway Entrances and Boulevards Policy
 22.15 Golden Square Residential Character Policy
Other Provisions
 32.08 General Residential Zone
 43.05 Neighbourhood Character Overlay
 52.06 Car parking
 55 Two or More Dwellings on a Lot and Residential Buildings
 52.29 Land Adjacent to a Road Zone, Category 1, or a Public Acquisition Overlay for
a Category 1 Road
 65 Decision Guidelines
Referrals
The following authorities and internal departments have been consulted on the proposal:
Referral Comment
VicRoads No objection subject to a condition requiring the existing
crossover to be upgraded prior to the issue of a
certificate of occupancy.
Traffic & Design No objection subject to conditions.
PAGE 59
Referral Comment
Drainage No objection subject to conditions.
Whilst it is noted that concerns relating to the impact of
the proposed development on the existing drainage
conditions were raised by an objector, no concerns
were raised by the City’s Drainage Engineers.
Public Notification
The application was advertised by way of notice on the site and letters to adjoining and
nearby owners and occupiers.
As a result of advertising, 2 objections were received, with the grounds of objection

being:
 Amenity impacts (wellbeing, visual impacts, sense of being ‘hemmed in’, secluded
private open space)
 Height, dominance and elevated nature of the development
 Drainage
 Overlooking and privacy concerns
 Overshadowing and loss of natural light
 Negative visual impact
 Parking
A consultation meeting was held on 9 April 2018, however, the concerns with the
proposal were not resolved.
The objections are discussed below.
Planning Assessment
Is the proposal consistent with Planning Scheme policy regarding housing, design and
infill development?
It is evident that there is clear policy support for the proposal at both the State and local
level with regards to infill residential development. The need to increase the proportion of
housing in established urban areas and for infill residential development to occur in order
to limit urban sprawl is highlighted in Clauses 11, 16.01, 21.02 and 21.05.
The proposal directly responds to this policy objective by providing an additional dwelling
in an established residential area on a site which is strategically located within the Urban
Growth boundary and in proximity to facilities, services and transport options. The site is
located in an established residential area, approximately 2km south-west of the CBD. It
is within a 10 minute neighbourhood which is consistent with the objective of Clause
21.05-3.
PAGE 60
Is the built form an appropriate response to the zone and neighbourhood character in this
location?
The purposes of the General Residential Zone encourage moderate housing growth and
a diversity of dwellings in areas that are well provided with services. Proposed residential
development should respect the prevailing or preferred character of the area. In addition
to the zone, neighbourhood character is referenced as an important consideration
throughout the Planning Scheme including clauses:
 15.01 Urban Environment
 22.15 Golden Square Residential Character Policy
 43.05 Neighbourhood Character Overlay
 55 Two dwellings on a lot
State policy creates a tension whereby additional and more diverse forms of housing are
encouraged in established urban areas close to facilities and services, but proposals are
encouraged to respect the neighbourhood character. It is this balance between achieving
new housing in appropriate locations and the achievement of urban design outcomes
that contribute positively to local urban character, that the policy seeks to achieve.
The site is identified as being located within Precinct 1 of the Golden Square character
policy area, which is described under Clause 22.15 as follows:
The area forms an extension of the inner ring of suburbs that exemplify the
distinctive character of early Bendigo. Much of it has an intimate 'cottage' character,
derived from the modest scale of the dwellings, frequent use of timber, the small
garden setbacks, and the open front fences. Setbacks vary according to the size of
lot and housing, but are often consistent within a particular streetscape. Some
streets have mature avenues of trees, either exotic or native. This creates a very
special character when street trees form a continuous canopy. Some of the area
has heritage significance.
The statement of desired future character seeks to ensure that:

The heritage qualities and the distinctive characteristics of each streetscape will be
maintained and strengthened.
The City’s assessment of the proposal against the Precinct 1 is as per the following
table:
Objectives Suggested Design Response

To retain buildings that contribute to the Retain and restore wherever possible,
valued character of the area. intact Victorian, Edwardian, Federation
and Interwar era dwellings.
Alterations and extensions should be
appropriate to the building era.
Comment: The existing Inter-war era dwelling contributes to the character of the
area and is being retained. The minor demolition and alterations to the rear of the
PAGE 61

existing dwelling are sympathetic, and appropriate to the building era.
This objective is met.
To maintain and strengthen the Prepare a landscape plan to accompany
established garden settings of the all applications for new dwellings.
dwellings.
Comment: A Landscape Plan has been submitted as part of the application. Existing
landscaping to the front and side of the existing dwelling will remain which will
maintain the front garden setting of the dwelling. The proposed layout will result in a
large area of hard surfaces (to allow for vehicle manoeuvering) to the rear of the
existing dwelling and to the front of the proposed dwelling, with landscaping (in the
form of crushed rock with shrubs and trees) proposed primarily in the north-east
corner of the site.
This objective is met in part.
To maintain the consistency, where The front setback should be not less than
present, of building front setbacks. the average setback of the adjoining two
dwellings
Comment: No changes to the front setback.
To reflect the rhythm of dwelling spacing. Buildings should be setback from at least
one side boundary by a minimum of 2
metres, and preferably setback from
both.
Comment: The proposed dwelling will be located 2.104m from the north-eastern
boundary and 4.818m from the south-western property boundary (noting that the
double garage is already existing).
To minimise the dominance of car Locate garages and carports behind the
storage facilities. line of the dwelling.
Comment: The design utilises the existing double garage for the proposed dwelling
and a new 2 car tandem carport at the rear of the existing dwelling.
To respect the identified heritage Where the streetscape contains
qualities of the streetscape or adjoining identified heritage buildings, reflect the
buildings. dominant building forms in the street,
including roof forms, in the new building
design.
Comment: The Foundry Arms Hotel, located on the corner of Shamrock Street and
Old High Street holds individual heritage significance within the streetscape
(Heritage Overlay Schedule HO451). The majority of the surrounding area is
affected by a Neighbourhood Character Overlay which signifies that there is an
identified character and built form within this area.
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This objective is not met.
To ensure that buildings and extensions Respect the predominant building height
do not dominate the streetscape. in the street and nearby properties.
Where there is a predominance of single
storey, the height of the dwelling at the
front of the dwelling should match the
typical single storey wall height.
Comment: Whilst the proposed dwelling will have an overall height of 6.837m which
will sit below the existing dwelling's ridge line, the rectangular design, siting and
elevated nature of the proposed dwelling result in the development appearing
dominant within the streetscape (refer to Figure 8: Streetscape Elevation). The
proposal locates the raised modular building in a visible location behind one of two
adjacent Interwar dwellings, both of which have a high degree of integrity and
contribute to the established character of the neighbourhood.
Whilst the overall impact and dominance of the development as viewed from
Shamrock Street is unclear (noting that a streetscape elevation from Shamrock
Street has not been provided), the City has concerns that the raised modular
building form will appear dominant from this elevation.
This objective is not met.
To use building materials and finishes In streets dominated by weatherboard
that complement the dominant pattern dwellings, use timber or other non-
within the streetscape. masonry cladding possible, and render,
bag or paint brick surfaces.
Comment: Weatherboard wall cladding with a colorbond roof is to be used which is
consistent with the streetscape.

To ensure front fences are appropriate to Provide low front fencing.
the era of the dwellings and maintain the Front fences should not exceed 1.2
openness of the streetscape. metres other than in exceptional cases.
Comment: There is no proposed change to the front fence.
The site is also affected by a Neighbourhood Character Overlay which seeks to identify
areas of existing or preferred neighbourhood character and to ensure that development
respects the neighbourhood character. Schedule 1 of the Neighbourhood Character
Overlay applies to the Bendigo Early Settlement Residential Character. The areas of
Greater Bendigo affected by this Overlay schedule all have an existing and preferred
character based on the pre-World War I and Inter-war era buildings. Collectively the
buildings are considered to contribute to the broader heritage and understanding of the
historical development of Bendigo and surrounding areas.
PAGE 63
Whilst it is evident that the site is located in an area which is experiencing some change,
the key in designing development to respect neighbourhood character is to not mimic,
but to draw on the pattern of the existing streetscape in terms of building scale, design,
spacing, materials and colours.
The proposal locates the raised modular building in a visible location behind the existing
dwelling. The dwelling is one of two adjacent Inter-war era dwellings located on the
south-eastern side of High Street, both of which have a high degree of integrity. Together
with the historic hotel opposite (Foundry Arms Hotel), the Interwar dwelling to the south
and Victorian shop to the north they form a small group of buildings which makes a
strong contribution to the historic character of this important artery. Resting on the edge
of the early flat roofed garage, the proposed elevated dwelling design fails to respect the
distinctive characteristics of the streetscape and would result in a built form which
dominates and adversely affects the character of the streetscape.
If the dwelling was located on the ground, the building would attract little attention and
would be unlikely to detract from the surrounding houses or have an adverse impact on
the neighbourhood character.
Is the proposal appropriate with regard to the location along a Highway Entrance?
Clause 22.08 Highway Entrances and Boulevards Policy also applies to the site, and has
a number of objectives including encouraging an appropriate scale, intensity, design,
appearance and presentation of land uses and developments along highways and main
roads. This Clause states that it is policy that proposals at highway entrances and along
the boulevards recognise, support and enhance the preservation and aesthetic
presentation of Bendigo’s natural environment, built heritage and historical areas, and
the role of highway entrances and boulevards in establishing the character and image of
the municipality. The proposal is inconsistent with the objectives and policy measures
outlined in this clause, as the development would adversely affect the character of this
portion of High Street.
Are the traffic impacts, car parking and access arrangements appropriate?
The application was referred to VicRoads who did not raise any concerns in regards to
impacts of the proposal on High Street. The layout of the development allows vehicles to
enter and exit the site in a forwards direction.
Concerns were raised by an objector that the proposal may result in an increase in on-
street parking. Under Clause 52.06 Car Parking of the Greater Bendigo Planning
Scheme, two car spaces are required to be provided for each dwelling. This has been
provided and meets the design requirements of Clause 52.06-9.
Does the proposal comply with the residential amenity standards of Clause 55
(ResCode) and are the amenity impacts appropriate?
A key consideration is whether the proposal would result in reasonable amenity impacts
for surrounding properties and future residents in terms of its response to Clause 55
(ResCode).
PAGE 64
The purpose of Clause 55 Two or more dwellings on a lot includes the need to achieve
residential development that respects neighbourhood character and provides reasonable
standards of amenity for existing and new residents. It is a requirement of Clause 55 that
a development must meet all of the objectives of the clause and should also meet all of
the standards.
The proposal complies with a number of the relevant ResCode objectives and standards
(residential policy objectives, building height, site coverage, permeability, dwelling entry,
daylight to new windows, site services etc.). However, the following are clauses where
an objective has not been met or a variation to the ResCode standard is required, or
those which are relevant to the objectors' concerns.
Clause 55.02-1 Neighbourhood character objectives (Standard B1)
Clause 55.02-1 has the objectives to ensure that the design respects the existing
neighbourhood character or contributes to a preferred neighbourhood character, and to
ensure that development responds to the features of the site and the surrounding area.
The design response is not considered appropriate to the neighbourhood, and does not
respond to the features of the site (as discussed above). As such, the proposal does not
comply with the objective of this clause.
Clause 55.04-1 Side and rear setbacks objective (Standard B17)
Clause 55.04-1 has the objective to ensure that the height and setback of a building from
a boundary respects the existing or preferred neighbourhood character and limits the
impact on the amenity of existing dwellings.
The dwelling will be offset 1.785 from the eastern boundary which requires a 0.301m
variance from the standard, and 1.943m from the southern boundary which requires a
0.143m variance to the standard. These variations are considered to be minor and
acceptable.
Clause 55.04-5 Overshadowing open space objective (Standard B21)
Clause 55.04-5 has the objective to ensure buildings do not significantly overshadow
existing secluded private open space. The proposal does not comply with the objective
or standard of this clause, as the secluded private open space of the east adjoining
property (11A Shamrock Street) will not receive a minimum of five hours of sunlight
between 9am and 3pm on 22 September. This was the primary concern raised by the
objector who owns the adjoining property at 11A Shamrock Street.
Clause 55.04-6 Overlooking objective (Standard B22)
Clause 55.04-6 has the objective to limit views into existing secluded private open space
and habitable room windows.
PAGE 65
Concerns relating to overlooking and related privacy impacts were raised by both
objectors. The proposal does not comply with the objective or standard of this clause, as
significant overlooking will occur from the north-eastern end of the deck/patio into the
secluded private open space of the existing dwelling at No. 11 Shamrock Street. This will
result in an unreasonable amenity impact.
Clause 55.05-4 Private open space objective (Standard B28)
Clause 55.05-4 has the objective to provide adequate private open space for the
reasonable recreation and service needs for residents.
The proposed dwelling is provided with a 14sqm balcony which can be conveniently
accessed from a living room in accordance with this standard. The existing dwelling is
provided with 40sqm of private open space, and 25sqm of secluded private open space.
The secluded private open space, however, is located on the north-eastern side of the
dwelling where there are 2 bedrooms and 2 bathrooms (with no doors), and cannot be
conveniently accessed from a living room. This will impact the overall usability of this
space and as such, the proposal does not comply with the objective or standard of this
clause.
Clause 55.06-1 Design detail objective (Standard B31)
Clause 55.06-1 has the objective to encourage design detail that respects the existing or
preferred neighbourhood character.
This policy requires consideration to be given to factors such as the relevant character
policy, design response, the effect on the visual bulk of the building and whether this is
acceptable in the neighbourhood setting. The design response is not considered
appropriate to the neighbourhood, and does not respond to the features of the site (as
discussed above). The height, dominance and elevated nature of the development were
concerns raised by an objector.
Clause 55.06-3 Common property objectives (Standard B33)
Clause 55.06-3 has the objectives to ensure that communal open space, car parking,
access areas and site facilities are practical, attractive and easily maintained, and to
avoid future management difficulties in areas of common ownership.
Whilst it is accepted that the proposal allows for vehicles to enter and exit the site in a
forwards direction and appropriately manoeuvre within the site, the design response will
result in a large area of hard surfaces, with little landscaping opportunities with the
exception of the property boundaries.
On their own, any of the issues concerning compliance with ResCode would not justify a
refusal of the permit. However, cumulatively the issues regarding the inadequate
response to the neighbourhood character, together with the internal amenity issues result
in a proposal that does not appropriately respond to the site or surrounding area.
PAGE 66
Location of existing garage outside the title boundary
It is noted that the existing garage is located outside of the title boundary (refer to Figure
3 Proposed Site Plan). Although the garage is existing, this is an issue of concern to this
application as the dwelling is proposed to be partially located on top of the garage and, if
approved, the development would essentially cement this arrangement.
This issue was raised by the City early on in the application process, with the applicant
providing written consent from the adjoining landowner at 11A Shamrock Street, stating
that they consent to the construction of the proposed dwelling and the retention of the
garage beyond the boundary.
Despite written consent having been provided, it is considered that this arrangement
would result in a disorderly planning outcome which is contrary to the Decision
Guidelines of Clause 65, and may lead to potential adverse possession issues into the
future, which would be further complicated by the approval of this proposal. If the
application were supported, the City would recommend a boundary realignment to
regularize the siting of the garage.
Conclusion
Whilst the site is well located to take advantage of existing infrastructure, services and
transport options, the proposal does not respond to the features of the site and
surrounding area and represents an unacceptable planning outcome with regards to
neighbourhood character and residential amenity.
Options
Council, acting as the responsible authority for administering the Planning Scheme, may
resolve to: grant a permit, grant a permit with conditions, or refuse to grant a permit.
Attachments
 Objections
PAGE 67
3.4 33 HOULAHAN STREET, KENNINGTON 3550 - CONSTRUCTION OF

FOUR DWELLINGS
Author Adele Hayes, Planner

Director
Summary/Purpose
Application details: Construction of four dwellings

Application No: DR/392/2017
Applicant: Apex Empire Pty Ltd
Land: 33 Houlahan Street, KENNINGTON 3550
Zoning: General Residential Zone
Overlays: Nil
Consultation 19 April 2018
meeting:
Key considerations:  Is the proposal consistent with Planning Scheme policy
regarding housing, design and infill development?
 Is the proposal an appropriate response to its built form, the
zone, existing character and desired future character?
 Are the traffic impacts, parking and access arrangements
appropriate?
 Does the proposal comply with the residential amenity
standards of Clause 55 (ResCode), and are the amenity
impacts appropriate?
 Resident objection.
Conclusion: It is recommended that Council refuse to grant a planning permit
on the basis that the proposal represents an overdevelopment of
the site and an unacceptable planning outcome with regards to
residential character and amenity.
PAGE 68
RECOMMENDATION
Pursuant to section 61 of the Planning and Environment Act (1987), Greater Bendigo
City Council resolve to issue a Notice of Refusal to grant a permit for the Construction of
four dwellings at 33 Houlahan Street, KENNINGTON 3550 for the following reasons:
1. There are a number of areas of non-compliance with the objectives and standards of
Clause 55 (ResCode) which will result in an unreasonable amenity outcome.
2. The proposal is not in accordance with the residential character objectives outlined in
the Strathdale/Kennington Residential Character Policy and General Residential
Zone.
3. The proposal is not in accordance with the requirements of Clause 52.06 and will
result in inadequate access arrangements.
~~~~~~~~~~~~~~~~~~~~~~~~~
Policy Context

where we live.
The application was lodged in July 2017.
Preliminary concerns with the proposal not being a site-responsive design and there
being a number of areas of non-compliance with Clause 55 (ResCode) were raised with
the applicant throughout the application process (letters dated 18 September 2017, 6
December 2017 and 2 February 2018). The applicant was encouraged to consider an
amended design, potentially reducing the development to three dwellings in order to
better address the relevant policy requirements.
It is noted that concerns were raised by the objector in regards to whether public
notification had been carried out by the applicant in accordance with the requirements of
the Planning and Environment Act 1987. Given these concerns, the application was re-
advertised by the City.
PAGE 69
Report
The site is located on the north-eastern side of Houlahan Street and is irregular in shape
with an area of 698sqm. The site has a south-western frontage to Houlahan Street of
16m, a depth along the north-western boundary of 39.9m, and a depth along the south-
eastern boundary of 40.58m.
The site currently contains a single-storey cream brick dwelling with a tiled roof which is
located centrally within the site and two existing outbuildings located to the rear. A low
cream brick fence runs along the front boundary of the property. The existing driveway
runs along the eastern boundary of the site, with a crossover located in the south-east
corner of the site. Established vegetation (in the form of medium sized shrubs and trees)
is located along the north-eastern and south-western boundaries of the site. The site has
a fall from the rear of the site to Houlahan Street of 0.5m from the south-east to the
north-west of approximately 1m.
Figure 1: Photos of the existing dwelling, and the existing dwelling within the streetscape.
The site is located in an established residential area, approximately 2.8km south-east of

the Bendigo CBD. The surrounding land is residential in nature. In proximity to the site,
development includes predominantly single-storey detached dwellings with open front
gardens and good sized rear yards. These are a mixture of detached post-war brick and
weatherboard dwellings, with a variety of roof forms (including hipped and gable). The
site has access to services and facilities, being in proximity to schools, retail and
transport options.
The site is adjoined by the following:

 North of the site is a local public park which contains a playground and open space,
and established vegetation.
 South-east of the site is a residential allotment containing a single-storey
weatherboard dwelling and associated outbuildings fronting Houlahan Street.
 South-west of the site is Houlahan Street, with residential development located
further south-west.
 West of the site is a residential corner allotment which contains a single-storey brick
dwelling fronting Summit Drive. It is noted that Planning permit no. DR/253/2016 -
construction of five dwellings was issued for this site on 23 November 2016.
 North-west of the site is a residential allotment containing a two-storey brick dwelling
fronting Summit Drive.
PAGE 70
Figure 2: Location map showing subject site. Objector’s property is marked with a star.
Proposal
The application proposes to construct four dwellings on the lot as follows:
Townhouse Design Details

Unit 1  Single-storey
 Floor area – 75sqm
 Comprises 3 bedrooms, 2 bathrooms and an open plan
kitchen, living and dining area
 2 car spaces (1 attached carport and 1 uncovered car
space)
 Vehicle access via individual crossover
Townhouse 2  Double-storey
 Floor area – approximately 117sqm (unclear on plans)
 Comprises 2 bedrooms, 1.5 bathrooms and an open
plan kitchen, living and dining area
 1 car space (attached carport)
 Vehicle access via shared driveway
Townhouse 3  Double–storey
 Floor area – approximately 95sqm (unclear on plans)
Townhouse 4  Double–storey
 Floor area - (unclear on plans)
PAGE 71
All dwellings are proposed to be constructed of brick at ground floor level and a
combination of cladding (timber and other) at the first floor, with a tiled roof.
Figure 3: Proposed Site Plan - Ground Floor
PAGE 72
Figure 4: Proposed Site Plan - First Floor
PAGE 73
Figure 5: Elevation Plans - Note: the buildings shaded yellow have planning approval but have not been
constructed.
PAGE 74
Figure 6: Garden Area Plan
The following clauses are relevant in the consideration of this proposal:

 10.04 Integrated decision making
 11 Settlement
 11.07 Regional Victoria
 11.14 Loddon Mallee South
 15.01 Urban environment

 21.01 Municipal profile
 21.02 Key issues and influences
PAGE 75
 21.04 Strategic directions


 22.24 Strathdale/Kennington Residential Character Policy
Other Provisions
 32.08 General Residential Zone
 52.06 Car parking
 55 Two or More Dwellings on a Lot and Residential Buildings
 65 Decision Guidelines
Referrals
The following internal departments have been consulted on the proposal:
Referral Comment
Traffic & Design No objection subject to minor design changes which
would be required in order to allow vehicles to enter/exit
the proposed carports.
Drainage No objection subject to conditions.
Public Notification
The application was advertised by way of notice on the site and letters to adjoining and
nearby owners and occupiers.
As a result of advertising, 1 objection was received, with the grounds of objection being:
 Overdevelopment of the site
 Non-compliance with Residential/Neighbourhood character
 Amenity impacts
 Height and dominance of the development
 Removal of mature vegetation and lack of replacement landscaping
 Vehicle movements and pedestrian safety
 Minimal design response
A consultation meeting was held on 19 April 2018, however, concerns with the proposal
were not resolved.
The objections are discussed below.
PAGE 76
Planning Assessment
Is the proposal consistent with Planning Scheme policy regarding housing, design and
infill development?
It is evident that there is clear policy support for the proposal at both the State and local
level with regards to infill residential development. The need to increase the proportion of
housing in established urban areas and for infill development to occur in order to limit
urban sprawl is highlighted in Clauses 11, 16.01, 21.02 and 21.05.
The proposal directly responds to this policy objective by providing additional dwellings in
an established residential area, on a site which is strategically located within the Urban
Growth boundary and in proximity to facilities, services and transport options. The site is
located in an established residential area, approximately 2.8km south-east of the
Bendigo CBD, which is within a 10 minute neighbourhood in accordance with the
objectives of Clause 21.05-3.
Is the proposal an appropriate response to its built form, the zone, existing character and
desired future character?
The purposes of the General Residential Zone encourage moderate housing growth and
a diversity of dwellings in areas that are well provided with services. Proposed residential
development should respect the prevailing or preferred character of the area. In addition
to the zone, neighbourhood character is referenced as an important consideration
throughout the Planning Scheme including clauses:
 15.01 Urban Environment
 22.24 Strathdale/Kennington Residential Character Policy
 55 Two dwellings on a lot
State policy creates a tension whereby additional and more diverse forms of housing are
encouraged in established urban areas close to facilities and services, but proposals are
encouraged to respect the neighbourhood character. It is this balance, between
achieving new housing in appropriate locations and the achievement of urban design
outcomes that contribute positively to local urban character, that the policy seeks to
achieve.
The site is identified as being located within Precinct 4 of the Strathdale/Kennington

character policy area, which is described under Clause 22.24 as follows:
An area of housing mostly built since the 1950s, in which roof shapes are often
important as they provide a consistent theme. The horizontal emphasis of the
dwelling form results from the long, low elevations of the buildings in relation to their
height. In some locations, mature trees in reserves or private gardens dominate the
skyline. Absence of front fences in some areas creates an open feel to the
streetscape.
The statement of desired future character seeks to ensure that:

The horizontality and articulation of the dwellings, and the openness of
streetscapes, will be maintained.
PAGE 77
The City’s assessment of the proposal against the Precinct 4 Character Objectives is as
per the following table:

To maintain and strengthen the garden Prepare a landscape plan to accompany
settings of the dwellings. all applications for new dwellings.
Comment: A number of medium sized trees and shrubs will be required to be
removed to facilitate the proposal.
A Landscape Plan was not submitted as part of the application, however conceptual
landscaping has been shown on the site plan. There are opportunities for a canopy
tree to be planted within the front garden of Unit 1, and within the rear yards of
Townhouses 2, 3 and 4. The 0.3m wide landscaping strip on the north-eastern side
of the driveway will not be capable of providing meaningful landscaping along the
length of the driveway, with the rear landscaping strip required to be removed to
facilitate vehicle movements. The two 0.7m wide landscaping strips along the south-
eastern side of the driveway are set behind the line of Unit 1 and will not be highly
visible from the street.
To minimise site disturbance and impact Buildings should be designed to follow
of the building on the landscape. the contours of the site or step down the
site.
Comment: The application proposes a site cut of a maximum of 0.6m at the rear of
the site in order to reduce the overall height of Townhouses 3 and 4.
To maintain the consistency, where The front setback should be not less than
present, of building front setbacks. the average setback of the adjoining two
dwellings.
Comment: As the adjoining dwelling at No. 35 Houlahan Street has a front setback
of approximately 9m, the required front setback is 9m. The application proposes a
minimum front setback of 6m (with the predominant setback 7.5m), which does not
comply with the numerical condition of this objective. Given that the north-eastern
side of this section of Houlahan Street comprises four dwellings, two of which are on
corner allotments, a front setback of 6m will not result in any adverse impacts on the
streetscape. It is also noted that the approved development at No. 31 Summit Drive
(Application No. DR/253/2016) if constructed would have a setback of 6m.
Variation required, and considered acceptable.
To reflect the existing rhythm of dwelling Buildings should be setback between 1
spacing. and 3 metres from both side boundaries,
based on the predominant pattern in the
streetscape.
Comment: The building setbacks are consistent with the streetscape. Although the
carports of Unit 1 and Townhouse 4 are located within these setbacks, these are
open structures that will maintain the sense of openness around the buildings.
PAGE 78

To ensure that buildings and extensions Respect the predominant building height
do not dominate the streetscape. in the street and nearby properties.
Use low pitched roof forms.
Articulate front and side facades to
reflect the building forms in the street.
Comment: The application proposes a single-storey dwelling to the front, with three
two-storey dwellings to the rear. The two-storey nature of the development is not
consistent with the existing character of the surrounding area, however it is accepted
that a two-storey development, of an appropriate design, in this location would make
efficient use of the site. It is also noted that if the approved development at No. 31
Summit Drive (Application No. DR/253/2016) is constructed; this would result in four
additional two-storey dwellings within the streetscape.
Consideration must be given to both the streetscape and the ‘backyard-scape’, both
of which impact on existing and preferred character outcomes. With the exception of
the removal of all existing vegetation and lack of landscaping along the shared
accessway, the design response is generally acceptable as viewed from Houlahan
Street with the front façade of Unit 1 well-articulated.
The solid walls and bulk and massing of the development (as viewed from the north-
west and south-east), however, will dominate the backyard-scape. The absence of a
recessed first floor along the north-west and south-west elevation of Townhouse 2,
the north-west elevation of Townhouse 3 and the south-east elevation of Townhouse
4 also adds a vertical emphasis to the development, which is contrary to the desired
future character in this area. Generally, in this area of Houlahan Street and Summit
Drive, there are open rear yards (some with outbuildings). The bulk and mass of a
number of aspects of the development and horizontal emphasis across a number of
side facades will introduce excessive visual mass into the rear yard environment.
The proposed roof forms are consistent with the character of the surrounding area.
To use building materials and finishes In streetscapes where weatherboard
which complement the dominant pattern predominates, render, bag or paint brick
within the streetscape. surfaces.
Comment: The application proposes a mix of brick and wall cladding (timber and
other). A full schedule of colours and materials has not been provided, but could be
requested via permit condition to ensure complimentary materials and finishes.
To maintain the openness of the Provide low or open front fences.
streetscape.
Comment: There is no front fence proposed, therefore this objective is met.
PAGE 79
Compliance with minimum Garden Area requirement
The applicant submits that the proposal complies with the Minimum Garden Area
requirements of 35%, which is a mandatory requirement under the General Residential
Zone. The Garden Area Plan provided was inconsistent with the Garden area definition,
defined in the Planning Scheme, having included excluded areas. An analysis of the
plans has determined that whilst the plan provided is incorrect, there are additional (not
shown) areas that can be included, and the proposal does comply with the Minimum
Garden Area requirement.
Are the traffic impacts, parking and access arrangements appropriate?
The proposal provides the required number of car spaces on site, with two car spaces (1
covered and 1 non-covered) provided for Townhouse 1 and one covered car space each
provided to Townhouses 2, 3 and 4.
With respect to vehicle access, the proposal in its current form does not provide sufficient
space to allow for vehicles to appropriately enter or exit the carports of Townhouses 2 or
4. These concerns were also raised by the objector. As discussed with the City’s
Transportation Engineers, modifications could be made (removal of the landscaped area
on the western side of the driveway and reconfiguration of the carport posts) in order to
allow a vehicle to appropriately enter and exit the carports of Townhouses 2 and 4.
Although the Planning Scheme does not specifically state that vehicles must exit the site
in a forwards direction, a key purpose of Clause 52.06 Car parking is to ensure that the
design and location of car parking is of a high standard, creates a safe environment for
users and enables easy and efficient use. The design response does not provide
sufficient space for a vehicle to Townhouse 3 to exit the site in a forwards direction. As
such, a vehicle would be required to reverse approximately 31m and the car parking and
access design does not enable ‘easy and efficient’ use in accordance with the relevant
purpose of Clause 52.06.
Does the proposal comply with the residential amenity standards of Clause 55
(ResCode), and are the amenity impacts appropriate?
A key consideration is whether the proposal would result in reasonable amenity impacts
for surrounding properties and future residents in terms of its response to Clause 55
(ResCode).
The purpose of Clause 55 Two or more dwellings on a lot includes the need to achieve
residential development that respects neighbourhood character and provides reasonable
standards of amenity for existing and new residents. It is a requirement of Clause 55 that
a development must meet all of the objectives of the clause and should also meet all of
the standards.
The proposal complies with a number of the relevant ResCode objectives and standards
(residential policy objectives, building height, site coverage, permeability, side and rear
setbacks etc.). However, the following are clauses where an objective has not been met
or a variation to the ResCode standard is required, or those which are relevant to the
objector's concerns.
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Clause 55.02-1 Neighbourhood character objectives (Standard B1)
Clause 55.02-1 has the objectives to ensure that the design respects the existing
neighbourhood character or contributes to a preferred neighbourhood character, and to
ensure that development responds to the features of the site and the surrounding area.
There are some aspects of the design response that are not considered appropriate to
the neighbourhood and do not respond to the features of the site (as discussed above).
As such, the proposal does not comply with the objective of this clause.
Clause 55.03-1 Street setback objective (Standard B6)
Clause 55.03-1 has the objective to ensure that setbacks of buildings from a street
respect the existing or preferred neighbourhood character and make efficient use of the
site.
As discussed above, the proposal does not comply with the required front setback of 9m,
with a 6m setback proposed. A variation to the numerical standard of this Clause is
considered appropriate in this instance given that the front façade of Unit 1 is well
articulated which helps to break up the massing of the building across this elevation, that
this portion of the north-eastern side of Houlahan Street comprises of two dwellings
fronting Houlahan Street and two corner allotments with side setbacks to Houlahan
Street, and that the front setback is consistent with that which was approved as part of
DR/253/2016 at No. 31 Summit Drive. Based on the above, it is considered that the front
setback makes efficient use of the site and will not result in any adverse impacts on the
streetscape.
Clause 55.03-7 Safety objective (Standard B12)
Clause 55.03-7 has the objective to ensure the layout of development provides for the
safety and security of residents and property through such strategies as ensuring
entrances to dwellings are not obscured or isolated from internal accessways, and
designing developments to have good visibility and surveillance of internal accessways.
The layout of the development has not given appropriate consideration to the safety and
security of all residents and property with the entrance to Townhouse 4 being obscured
from the internal accessway. As such, the proposal does not comply with the objective or
standard of this clause.
Clause 55.03-8 Landscaping objectives (Standard B13)
Clause 55.03-8 has the objectives to encourage development that respects the
landscape character of the neighbourhood, encourage development that maintains and
enhances habitat for plants and animals in locations of habitat importance, to provide
appropriate landscaping, and to encourage the retention of mature vegetation in site.
The landscape character is an important part of the established neighbourhood character

in this area and is referenced in the residential character policy at Clause 22.24. This
impact of the proposal on the landscape character was one of the issues raised by the
objector.
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All existing vegetation on site is proposed to be removed in order to facilitate the

proposed development, with no replacement landscaping potential along the north-
western boundary of the site which will result in a large area of hard surfaces which is not
consistent with the landscape character of the neighbourhood. In the context of a
driveway which extends for approximately 31m, the proposed landscaping strips will not
be capable of providing meaningful landscaping along the length of the driveway. As
such, the proposal does not comply with the objective or standard of this clause.
Clause 55.03-10 Parking location objectives (Standard B15)
Clause 55.03-10 has the objectives to provide convenient parking for resident and visitor
vehicles and to protect residents from vehicular noise within developments.
The 0.7m setback of the ground floor rear bedroom window of Unit 1 and the ground
floor kitchen window of Townhouse 2 from the shared accessway does not meet the
numerical requirement of Standard B15. This design response does not meet the
relevant objective of Clause 55.03-10 which is to protect residents from vehicular noise
within the development.
Clause 55.05-2 Dwelling entry objective (Standard B26)
Clause 55.05-2 has the objective to provide each dwelling or residential building with its
own sense of identity.
The design response does not give appropriate consideration to providing for dwelling
entries that are visible and easily identifiable or with a sense of personal address. The
entry to Townhouse 4 is completely isolated and not clearly identifiable from the internal
accessway. As such, the proposal does not comply with the objective or standard of this
clause.
Clause 55.05-3 Daylight to new windows objective
Clause 55.05-3 has the objective to allow adequate daylight into new habitable room
windows. The south-west facing kitchen window of Townhouse 3 is located to face the
carport, which does not comply with the standard of this Clause and is an undesirable
design response as it will not allow for adequate daylight into the new habitable room
window. As such, the proposal does not comply with the objective or standard of this
clause.
Clause 55.05-5 Solar access to open space objective (Standard B29)
Clause 55.05-5 has the objective to allow solar access into the secluded private open
space of new dwellings and residential buildings.
The design response does not comply with the numerical standard of this Clause as it
does not allow for solar access into the secluded private open space of Unit 1. The
private open space will be significantly overshadowed and will receive limited sunlight
throughout the day, which will result in adverse impacts on both the useability and
amenity of the secluded private open space. As such, the proposal does not comply with
the objective or standard of this clause.
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Clause 55.06-1 Design detail (Standard B31)
Clause 55.06-1 has the objective to encourage design detail that respects the existing or
preferred neighbourhood character.
It is accepted that some aspects of the design response give appropriate consideration
to the existing or preferred neighbourhood character (namely the inclusion of some
eaves, the roof form, colours and materials, open-style carports). However, a number of
aspects do not consider the existing or preferred character, namely the unarticulated
high solid walls, the lack of eaves across some elevations, the lack of identity of
Townhouse 4 and the lack of landscaping opportunities.
Clause 55.06-3 Common property objectives (Standard B33)
Clause 55.06-3 has the objectives to ensure that communal open space, car parking,
access areas and site facilities are practical, attractive and easily maintained, and to
avoid future management difficulties in areas of common ownership.
Given that the design response requires a vehicle exiting the carport of Townhouse 3 to
reverse the length of the 31m driveway in order to exit the site, the common property is
not considered to be practical or functional, nor a desirable planning outcome. The lack
of landscaping opportunities along the shared accessway will result in a large area of
hard surfaces, which is unattractive and inconsistent with the character of the
neighbourhood. As such, the proposal does not comply with the objective or standard of
this clause.
On their own, any of the issues concerning compliance with ResCode would not justify a
refusal of the permit. However, cumulatively the issues regarding the inadequate
response to the neighbourhood character, together with the internal amenity issues,
result in a proposal that does not appropriately respond to the site or surrounding area.
Consideration of the approved development at No. 31 Summit Drive
It is noted that Planning permit no. DR/253/2016 - construction of five dwellings was
issued on 23 November 2016 for the south-west adjoining property at No. 31 Summit
Drive. This property is in the same ownership as the subject site, with the same applicant
lodging both planning permit applications.
Whilst construction of this development has not commenced, the City’s records indicate
that a building permit has been issued and the approved townhouse development is
currently on the market. There is, however, no guarantee that this planning permit will be
acted on.
The approved development has been shown on the application plans and the applicant
has drawn on the development in order to support the proposal. It is accepted that the
approved development, if constructed, would alter the residential character, as it
presents a two-storey development at a higher density than what is currently present in
this area.
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Whilst the City must give an appropriate level of consideration to the approved
development, the current proposal must be considered on its own merits. Even if the
approved development at No. 31 Summit Drive is constructed, this proposal would still
be an unacceptable planning outcome.
Conclusion
Whilst the site is well located to take advantage of existing infrastructure, services and
transport options, the proposal does not respond appropriately to the features of the site
and surrounding area, presenting as an overdevelopment of the site and represents an
unacceptable planning outcome with regards to neighbourhood character. This, together
with internal amenity issues (and the accessway arrangement) result in a proposal that
seeks to accommodate too much on the land. The proposal is not site responsive, does
not provide an acceptable balance between urban consolidation and preferred character
expectations and would result in a number of areas of non-compliance with ResCode.
Options
resolve to: grant a permit, grant a permit with conditions, or refuse to grant a permit.
Attachments
 Objection
PAGE 84
3.5 11-15 APSLEY STREET, STRATHFIELDSAYE 3551 - APPROVAL OF

DEVELOPMENT PLAN, USE AND DEVELOPMENT OF LAND FOR
CHILD CARE CENTRE, 2 LOT SUBDIVISION AND DISPLAY
ADVERTISING SIGNAGE
Author Luke Bott, Senior Planner

Director
Summary/Purpose
Application details: Development Plan and planning application for the use and
development of land for child care centre, 2 lot subdivision and
display advertising signage
Application No: DSD/775/2017
Applicant: Perrady Property Group Pty Ltd
Land: 11-15 Apsley Street, STRATHFIELDSAYE 3551
Zoning: Commercial 1 Zone
Overlays: Development Plan Overlay 26
Consultation Held on 5 March 2018
meeting:
Key considerations:  Is the use of land for a childcare centre in alignment with
the purpose of the zone?
 Alignment with Strathfieldsaye Township Plan and
Strathfieldsaye Township Urban Design Framework.
 Does the proposal represent a good design outcome?
 Traffic impacts on local road network.
Conclusion: The Development Plan is satisfactory and the permit
application represents an acceptable planning outcome,
subject to conditions, having due regard to the requirements of
the Greater Bendigo Planning Scheme.
PAGE 85
RECOMMENDATION
That Greater Bendigo City Council resolve:

A. To approve the Development Plan prepared by Max Perovich & Associates Pty Ltd
and DesignPlus Consulting Group, to allow the use and development of land for a
childcare centre and the subdivision of land into two lots.
B. Pursuant to section 61 of the Planning and Environment Act (1987), to Grant a Permit
for the use and development of land for a childcare centre, 2 lot subdivision and
display advertising signage at 11-15 Apsley Street, STRATHFIELDSAYE 3551
subject to the conditions at the end of this report.
~~~~~~~~~~~~~~~~~~~~~~~~~
Policy Context

Goal 3: Strengthening the economy
 Advocacy, innovation and support to grow jobs and diversify the local and regional
economy.
where we live.
An application to construct a childcare centre, subdivide land into two lots and the
approval of a Development Plan was received by City of Greater Bendigo on 22
November 2017.
Prior to the lodgement of the application, two pre-application meetings were carried out
between the applicant and Planning officers to discuss concept plans for a childcare
centre at the subject site. The need for a Cultural Heritage Management Plan and for the
proposal to reflect the Strathfieldsaye Urban Design Framework (UDF) was recorded in
the post-meeting report.
The first version of plans depicted a building setback over 12 metres from the northern
and western property boundaries, which did not align with the specific design guidelines
of the UDF. The applicant was agreeable to altering the building position and design to
better reflect the objectives of the UDF. A revised set of plans (current version) was
submitted on 16 January 2018.
Notice of the application commenced on 22 January 2018 and included letters to seven
surrounding properties and two A3 signs placed on the property. To date, eight written
objections have been received by the Planning Unit.
PAGE 86
A consultation meeting was held on 5 March 2018 at the Strathfieldsaye Shire Hall, to
address the matters raised by the objectors. Attendees included the Mayor, Cr Margaret
O’Rourke, Cr Yvonne Wrigglesworth, two Planning officers, the applicant and six
objectors.
During the meeting several key concerns were discussed, however, these were not
resolved to a level that satisfied objectors. After the consultation meeting, the applicant
elected to respond via a written letter to address matters raised by objectors. No
objections have been withdrawn.
Report
The subject site is located eight kilometres to the south-east of the Bendigo CBD (as the
crow flies) and is less than 50 metres north-west of the Strathfieldsaye shopping centre.
The rectangular shaped lot is 5,451 square metres and has a frontage of 59 metres and
a maximum depth of 90 metres. The contour mapping indicates a relatively flat site with
less than a metre grade change across the span of the property. Other than a post-and-
wire boundary fence in average condition, the land has no buildings or structures.
A 30 metre unmade road (known as Wellesley Street) adjoins the western boundary and
connects Strathfieldsaye Road and Apsley Street. The future role for this section of land
is outlined in the UDF and broadly discussed in the Planning Assessment section of the
report.
Within a one kilometre radius, there are two preschools and two early learning centres
which include Strathfieldsaye Preschool, Assisi Kindergarten, Good Start Early Learning
Centre and Jenny’s Early Learning Centre. The Strathfieldsaye Primary School is
located 260 metres due west and the St. Francis of the Fields School is located 380
metres to the east.
PAGE 87
Figure 1: Location map showing subject site and proximate objectors' (red star)
Proposal
The application includes the following:

 Subdivision of land into two rectangular shaped lots.
Both lots will have an area of 2,725 square metres. No development is proposed for
Lot 2 at this stage.
 Use and development of the land for a childcare centre.
The single-storey building has a maximum height of 6.2 metres and includes five
large activity rooms, a dining / public space area, kitchen, two office areas, a laundry
and three facility rooms. The predominate roof form is flat, however, there is a section
of the roof which is skillion and the verandahs are slightly angled to provide some mix
in the linear elements of the building. The business is expected to accommodate up
to 114 children.
 Display of associated business signage.
Two signs associated with the business have been indicatively shown on the plans.
The sign facing Apsley Street is 8m by 1.2m (9.6m2) and the sign on the western side
of the building is 6.5m by 0.8m (5.2m2). This totals 14.8 square metres of signage for
the entire premises.
 Approval of a Development Plan.
The applicant has submitted a Development Plan to demonstrate how the proposal
aligns with the Strathfieldsaye Township Plan 2009 as per the policy of Schedule 26
of the DPO. This is further discussed in the Planning Assessment section of the
report.
PAGE 88
Figure 2: Proposed site plan
PAGE 89
Figure 3: Proposed floor plan
Figure 4: Proposed elevations
PAGE 90
The following clauses are relevant in the consideration of this proposal:

 Clause 10.04 Integrated decision making
 Clause 11.14-3 A diversified economy
 Clause 15 Built environment and heritage
 Clause 15.01-1 Urban design
 Clause 15.01-2 Urban design principles
 Clause 17.01-1 Business

 Clause 21.02-3 Economic development
 Clause 21.04-2 Strategic framework plans
 Clause 21.07 Activity centres
 Clause 21.10 Reference documents

 Clause 22.29 Advertising and signage policy
Other Provisions
 Clause 34.01 Commercial 1 Zone
 Clause 43.04 Development Plan Overlay and Schedule 26 to the DPO
 Clause 52.06 Car parking
Referrals
The following internal departments have been consulted on the proposal. There was no
requirement to refer the application to any external authorities under Clause 66.
Referral Comment
Traffic & Design No objection subject to conditions being placed on the
Planning Permit
Drainage No objection subject to conditions being placed on the
Planning Permit
Environmental Health No objection subject to notes being placed in the
Planning Permit
Public Notification
Informal notice of the application commenced on 22 January 2018 and included letters to
seven surrounding properties and two A3 signs on either end of the site. Eight written
objections have been received to date and considered in this assessment.
PAGE 91
Out of the eight objections, five had identical submissions that raised the following key
concerns:
 Proposal does not meet community needs as existing early learning centres and
kindergarten are not at capacity.
 There is no identified gap in service demand.
 Increase in traffic numbers will cause further congestion on the road network.
 Development does not reflect the Strathfieldsaye Township Plan in encouraging
‘shops, cafes and restaurants on the ground floor’.
The other three objectors had different submissions, however, traffic congestion was a
common matter raised. In addition, concerns with the proposal not completely aligning
with the Urban Design Framework objectives and design guidelines; lack of supporting
infrastructure in the area (especially Apsley Street); and materials and finishes that don’t
sympathise with the natural environment, were presented as topics of concern.
A consultation meeting was held on 5 March 2018 at the Strathfieldsaye Shire Hall to
address the matters raised by the objectors. During the meeting key concerns were
discussed, however, these were not resolved to a level that satisfied the objectors. The
applicant elected to respond via a written letter to address matters raised by objectors.
No objections have been withdrawn.
Note: Pursuant to Clause 43.04-2, an application under any provision of this Scheme
which is generally in accordance with the development plan is exempt from the notice
requirements of Section 52(1)(a), (b) and (d), the decision requirements of Section 64(1),
(2) and (3) and the review rights of Section 82(1) of the Act.
Planning Assessment
The purpose of State policy in planning schemes is to inform planning authorities and
responsible authorities of those aspects of State planning policy which they are to take
into account and give effect to in planning and administering their respective areas. The
following clauses have been extracted from the Planning Scheme as they are deemed
most pertinent to this application:
Clause 10.04 Integrated decision making

Planning authorities and responsible authorities should endeavour to integrate the range
of policies relevant to the issues to be determined and balance conflicting objectives in
favour of net community benefit and sustainable development for the benefit of present
and future generations.
Clause 11.14-3 A diversified economy

The sole objective of this policy is to strengthen and diversify the economy.
Clause 15.01-1 Urban design

The objective of this policy is to create urban environments that are safe, functional and
provide good quality environments with a sense of place and cultural identity.
PAGE 92
Clause 15.01-2 Urban design principles

The objective of this policy is to achieve architectural and urban design outcomes that
contribute positively to local urban character and enhance the public realm while
minimising detrimental impact on neighbouring properties.
Clause 17.01-1 Business

The objective of this policy is to encourage development which meet the communities’
needs for retail, entertainment, office and other commercial services and provides net
community benefit in relation to accessibility, efficient infrastructure use and the
aggregation and sustainability of commercial facilities.
The Municipal Strategic Statement is a concise statement of the key strategic planning,
land use and development objectives for the municipality and the strategies and actions
for achieving the objectives. Clauses 21.02-3 to 21.10 listed below are determined to be
the key policies to have regard to when determining this application.
Clause 21.02-3 Economic development

‘Greater Bendigo’s population is growing and this means that more employment and
services will be required to meet this demand. The Commercial Land and Activity Centre
Strategy 2015 has been prepared by council to address this growth and to provide a
framework for how the activity centres are planned and developed over the next two
decades. Activity centres provide a range of functions including retail, commercial,
community, health, cultural, transport, education, social, entertainment, leisure and civic
services. These roles are vital to community and business development and to growth
and diversification of local employment’.
Clause 21.04-2 Strategic framework plans

Council’s key strategic directions for future land-use planning and development are
illustrated by the framework plans. The purpose of the framework plans is to identify
locations where specific land use outcomes will be supported and promoted.
Strathfieldsaye is identified as being part of the Urban Growth Boundary and has an
annotation stating ‘Township to be promoted as a growth centre’.
Clause 21.07 Activity centres

In the hierarchy table of activity centres, Strathfieldsaye is identified as a second tier
‘activity centre’ which has a role and function to provide a range of economic, social and
some civic activities, together with goods and services to meet the daily and weekly
needs of their suburban catchments. Some are town centres while others are larger
suburban centres.
Clause 21.10 Reference documents

 Strathfieldsaye Township Plan, 2009; and,
 Commercial Land and Activity Centre Strategy (CLACS), November 2015 (updated
January 2017).
PAGE 93
Within the CLACS, a forecast projection between the years 2011 and 2036 was
developed and identifies Strathfieldsaye as the second highest area to anticipate an
average annual growth rate of 4.25% (Bendigo is 1.57%). It goes on to state that
‘significant population growth is expected in Bendigo, particularly for the growth areas in
Huntly, Strathfieldsaye and Maiden Gully. Local employment opportunities will be difficult
to come by…’ (p.33).
Local Planning Policies are tools used to implement the objectives and strategies of the
Municipal Strategic Statement. A Local Planning Policy (LPP) is a policy statement of
intent or expectation and it can direct the responsible authority in specified
circumstances.
Clause 22.29 Advertising and signage policy

This policy seeks to protect the public amenity of the municipality from distracting and
dominating signage and advertising, particularly in areas of high sensitivity including
areas of heritage significance, neighbourhood character, and along City and township
entrances. This policy implements objectives and strategies in Clause 21.07 Economic
Development of the Municipal Strategic Statement by providing guidance on the
preferred location, scale and type of advertising to enhance the overall presentation of
the municipality’s public areas.
Commercial 1 Zone
The land is zoned Commercial 1 Zone. The policy has the following purpose statements:
 To implement the State Planning Policy Framework and the Local Planning Policy
Framework, including the Municipal Strategic Statement and local planning policies;
 To create vibrant mixed use commercial centres for retail, office, business,
entertainment and community uses; and,
 To provide for residential uses at densities complementary to the role and scale of the
commercial centre.
The proposed building will have more than two metres frontage at ground floor level
which results in the use requiring planning approval. Clause 34.01-2 states that a use
must not detrimentally affect the amenity of the neighbourhood, including through the:
 Transport of materials, goods or commodities to or from the land.
 Appearance of any building, works or materials.
 Emission of noise, artificial light, vibration, smell, fumes, smoke, vapour, steam, soot,
ash, dust, waste water, waste products, grit or oil.
In considering the supporting information provided by the applicant and the nature of the
proposed business, it is considered that the use and development of land for a childcare
centre aligns well with the purpose of the zone. Developing this site will contribute
towards the mixed use, commercial centre that the Strathfieldsaye community desires.
PAGE 94
Furthermore, the proposal will not have a detrimental impact on the amenity of the
neighbourhood and the only material, goods or commodities to be transported from the
land will be directly related to supporting the function of the business. The applicant has
also agreed to change the colour of the cladding to better integrate with the natural
environment and there is no evidence to suggest that childcare centres produce large
amounts of emissions, waste or noise.
The Schedule to the Commercial 1 Zone does not stipulate any additional requirements
for this site.
Development Plan Overlay and Schedule 26 to the DPO
Clause 43.04 Development Plan Overlay applies to this land and Schedule 26 to the
DPO provides more specific provisions that are relevant to this site. The purpose of the
DPO is to implement the State Planning Policy Framework and the Local Planning Policy
Framework, including the Municipal Strategic Statement and local planning policies; to
identify areas which require the form and conditions of future use and development to be
shown on a development plan before a permit can be granted to use or develop the land;
and, to exempt an application from notice and review if it is generally in accordance with
a development plan.
Clause 43.04-1 lists the requirements that must be met before a planning permit is
granted. This includes the preparation of a development plan to the satisfaction of the
responsible authority. A permit granted must be generally in accordance with the
development plan; and, include any conditions or requirements specified in Schedule 26
to the DPO.
Schedule 26 to DPO identifies the site as being located in the Town Centre area. For the
town centre, the principal objective is to deliver a vibrant and accessible town centre and
promote economic development. The development plan must be generally consistent
with Plan 4: Town Centre Structure Plan as contained in the Strathfieldsaye Township
Plan 2009 and provide for:
Land use
 The consolidation of commercial activity within the Core Area centred on
Wellington Street and bounded by Club Court and Apsley Streets and the west
side of Emu Creek.
 Small scale office, residential and service business use on the south side of
Wellington Street immediately south of the Core Area.
 A ‘Community Precinct’ in the western part of the Town Centre (north west of the
Core Area) to create opportunities for the integration of community facilities.
Officer comment: the site is located within the designated Core Area and the
proposed use is considered to be both a commercial activity and community service
that will benefit the growing population in the area.
PAGE 95
Development
 Medium density housing, as appropriate:
Within the Core Area in a variety of forms, including ‘shop top’ housing to maintain
active commercial frontages.
North of the Core Area and bounded by Uxbridge Street to the west and Blucher
Street to the east. Within 400 metres of the Core Area or at interfaces with public
open space.
 All commercial development having active frontages to streets, pedestrian
accessways and open space, where practicable.
Officer comment: The medium density housing provision is not applicable to this
application. The current building siting and design allows active frontages to both
Apsley Street and Wellesley Street reserve which aligns with the last point.
Movement
 Provision of mid-block pedestrian linkages to facilitate pedestrian access through
the Core Area.
 Provision of shared space in the design of roads to enable pedestrians and
vehicles to co-exist safely.
Officer comment: The proposal will not prohibit or restrict the movement of
pedestrians or cyclists through the Wellesley Street section between Apsley Street
and Wellington Street. Although there is evidence to suggest that many people utilise
the subject site to access the shopping centre, this is more to do with convenience
than lack of corridor options. Once this site is developed, it is envisaged that
pedestrians would still have fairly direct access to the shopping centre via Wellesley
Street which is also the intent of the current Township Plan and UDF.
Within the Strathfieldsaye Township Plan there are 11 objectives identified for the Town
Centre area. Other than not providing on-street parking, the proposal is generally
consistent with majority of the objectives:
 To create a Town Centre that is the focal point of community life and urban spaces
that are valued by the community.
 To develop the Town Centre as a ‘village’ that offers a mix of retail, commercial,
community and education services and facilities to meet the daily needs of
Strathfieldsaye residents.
 To encourage the development of an intimate shopping environment that minimises
car travel within the Town Centre.
 To create public places in the Core Area that are safe and attractive.
 To make streets the focus of activities within the Town Centre and provide a safe,
pleasant and convenient place for pedestrians.
 To accommodate all modes of transport including cars, public transport, cyclists,
pedestrians and taxis.
 To integrate the Town Centre into the surrounding street and path network.
 To achieve buildings that are attractive and of high quality.
 To integrate larger developments into the street network and surrounding buildings
and places.
 To maximise on street parking opportunities and discourage large off-street car
parking areas.
 To preserve native vegetation in road reserves that contribute to the character of the
area.
PAGE 96
Figure 5: Schedule 26 Township Plan
Figure 6: Plan 4 - Town Centre Structure Plan
PAGE 97
Strathfieldsaye Town Centre Urban Design Framework (UDF)
After a year of working closely with the community, the Greater Bendigo City Council
adopted the Strathfieldsaye Town Centre UDF. The Framework sets the direction for the
development of the Strathfieldsaye town centre and the area along Wellington
Street/Strathfieldsaye Road. Although this framework has not yet been incorporated into
the Greater Planning Scheme and has limited weight, the applicant has been willing to
change the original siting and design of the building to better align with the UDF. Namely,
this involved siting the building along the northern and western boundary to provide
active frontages and weather protection (verandah), and also relocating the car parking
area to the eastern section of the property so that it does not dominate the Apsley Street
streetscape.
As part of the Development Plan, the applicant has addressed the design objectives and
design guidelines of the adopted UDF. Although not all of the design objectives can be
met for the Precinct 1 Commercial Core, the applicant has demonstrated a willingness to
compromise the layout and design of the building so as to meet many of the design
objectives whilst being able to accommodate the intended use of the site for a childcare
centre. Evidence of this includes re-siting the building against the northern and western
boundaries; adding verandahs to the northern and western façade of buildings; and
repositioning the required car parking area away from the primary streetscapes.
Car parking provision
The car parking requirement listed in Table 1 of Clause 52.06 for a childcare centre is
0.22 spaces per child. The proposal states that up to 114 children could be
accommodated by the new business which results in a total car parking requirement of
25 spaces. The plans demonstrate that 28 car parking spaces, which includes 1
dedicated disabled space, can be provided to support the childcare business.
Advertising signage
Signage in the Commercial 1 Zone is classified as Category 1: minimum limitation. The

application includes two business identification signs of simple design to be situated on
the northern and western facades of the building. Combined, the area of both signs
equals 14.8m2. Individual sign dimensions include:
 North elevation / Apsley Street – 8m by 1.2m. Area of 9.6 square metres; and,
 West elevation / Wellesley Street – 6.5m by 0.8m. Area of 5.2 square metres.
As can be seen in the elevation plans, the signs are of an acceptable proportion when
compared to the size of the building facades.
Figure 7: North elevation
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Figure 8: West elevation
The proposed advertising meets the objectives of Clause 22.29-6 and is proportional to
the frontages of the site and building. The applicant has changed the colours to be more
sympathetic to the existing character of the area.
Cultural Heritage Management Plan
The north-east corner of the site is covered by an 'Area of Aboriginal Cultural Heritage
Sensitivity'. The applicant engaged Heritage Insight Pty Ltd to carry out a Cultural
Heritage Management Plan which was completed on 12 December 2017. The plan was
approved by Dja Dja Wurrung Clans Aboriginal Corporation on 22 May 2018.
Other matters
The majority of the objectors raised concerns with the current traffic congestion that can
be witnessed during peak periods such as pick-up/ drop-off times for the schools. In
association with this, safety was commonly raised as there is a lack of dedicated walking
/ cycling paths to separate people from the heavily trafficked roads. The strong growth of
the Strathfieldsaye area and the resulting demand on the existing transport networks has
been acknowledged in the consideration of this proposal. However, the current
circumstances do not provide adequate grounds to prohibit commercial developments on
the basis of growth pressures. It is anticipated that the implementation of the
Strathfieldsaye UDF will help to alleviate the demand on the road network by
encouraging more active modes of transport through improved off-road paths and better
connections.
Whether the Strathfieldsaye area requires another childcare centre is not a factor that
can be given substantial weight in the consideration of the Planning application. This is
not a matter of discretion; rather it is guided by the zone and overlay provisions and
Clause 65.01 which stipulates the matters to be considered in application decisions.
Nonetheless, the applicant has carried out their own due diligence in determining the
economic viability of such a venture, including the consideration of key strategies, plans
and provisions for the area.
Conclusion
The Development Plan demonstrates a genuine effort from the applicant to align the
proposal as closely as practicable to both the Strathfieldsaye Township Plan and the
recently adopted Urban Design Framework. The use and development of the site for a
childcare centre will help support one of the fastest growing urban areas of Greater
Bendigo by providing additional employment opportunities and a service to benefit the
local community.
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Options
resolve to: approve the Development Plan and Permit (with amendments as Council
sees fit), or refuse to approve the Development Plan and Planning Permit.
Attachments
 Development Plan
 Objection letters
Proposed Planning Permit Conditions:
1. MODIFIED PLAN
Before the use and development starts, amended plans to the satisfaction of
the responsible authority must be submitted to and approved by the
responsible authority. When approved, the plans will be endorsed and will
then form part of the permit. The plans must be drawn to scale with
dimensions and 2 copies must be provided. The plans must be generally in
accordance with the plans submitted with the application but modified to show:
(a) The proposed ‘footpath cycling path’ and ‘footpath & cycling path’ to be
annotated on the plan as ‘footpath’ only.
2. NO ALTERATION TO LAYOUT
The use and development permitted by this permit as shown on the endorsed
plans or described in the endorsed documents must not be altered or modified
(for any reason) except with the prior written consent of the responsible
authority.
3. LANDSCAPING MAINTENANCE
The landscaping shown on the endorsed plans must be maintained to the
satisfaction of the responsible authority, including that any dead, diseased or
damaged plants are to be replaced.
4. COMPLETION OF LANDSCAPING
Before the occupation of the development starts or by such later date as is
approved by the responsible authority in writing, the landscaping works shown
on the endorsed plans must be carried out and completed to the satisfaction
of the responsible authority.
5. GENERAL EXTERIOR TREATMENT

The exterior treatment of the building permitted by this permit including all
exterior decoration, materials, finishes and colours must be to the satisfaction
of the responsible authority. The exterior treatment of the building must be
maintained to the satisfaction of the responsible authority.
6. COLOUR OF CLADDING
All external cladding and trim of the proposed building (including the roof)
must be of a non-reflective nature and sympathetic to the existing character of
the area. Cladding materials must be coloured or painted in muted shades
satisfactory to the responsible authority.
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7. REFRIGERATION AND AIR-CONDITIONING EQUIPMENT

Any equipment required for refrigeration, air-conditioning, heating and the like
must be suitably insulated for the purpose of reducing noise emissions and
must be located so as to not be highly visible from the street to the satisfaction
of the responsible authority.
8. DETAILED DRAINAGE PLANS:

Plans to the satisfaction of the responsible authority must be submitted to and
approved by the responsible authority. When approved, the plans will be
endorsed and then will form part of the permit.
The plans must be drawn to scale with dimensions. The plans must include
 Direction of stormwater run-off;
 A point of discharge.
9. CONSTRUCTION OF WORKS
Road works, drainage and other civil works must be constructed in
accordance with the City of Greater Bendigo Infrastructure Design Manual and
plans and specifications approved by the Responsible Authority and must
include:
(a) Underground drainage;
(b) Paved path on the Apsley Street and Wellesley Street frontages;
(c) Kerb and channel on the Apsley Street frontage.
10. PUBLIC ASSETS

Before the development starts, the owner or developer must submit to the
Responsible Authority a written report and photos of any prior damage to
public infrastructure. Listed in the report must be the condition of Kerb &
Channel, Footpath, seal, street lights, signs and other public infrastructure
fronting the property and abutting at least two properties either side of the
development. Unless identified with the written report, any damage to
infrastructure post construction will be attributed to the development.
The owner or developer of the subject land must pay for any damage caused
to any public infrastructure caused as a result of the development or use
permitted by this permit.
11. CAR PARK LAYOUT

(a) Disabled persons parking bays where required by the BCA, must be
provided in accordance with AS/NZ 2890.6-2009, section 2 and must be
signed in accordance with AS/NZ 1742.11-1999 and line marked in
accordance with AS/NZ 2890.6-2009, section 3.
(b) The entry/exit, the internal roadway and the parking areas must be sealed
and the car parking spaces line marked and maintained to Council’s
satisfaction.
(c) The carpark must be provided with public lighting in accordance with
AS/NZ 1158.0-2005/Amdt 2- 2010 minimum lighting category P11/P12
and the fittings are to minimise spill lighting on to neighbouring property
(including road reserves) in accordance with AS/NZ 4282-1997.
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12. VEHICLE CROSSINGS / DRIVEWAYS

The driveway between the property boundary and the edge of the sealed road
must be constructed in accordance with the Infrastructure Design Manual.
13. SIGNAGE
(a) Any signage must not be animated, flashing or reflective.
(b) Any signage lighting (internal or Floodlit) must be installed and maintained
to ensure there is no glare towards motorists or spillage of light onto the
roadway or neighbouring properties.
(c) Any signs must be installed totally within the site boundary line and not
obscure the sightlines of motorists or pedestrians.
14. SEALED CAR PARK

Areas set aside for the parking of vehicles together with the aisles and drives
must be properly formed to such levels that they can be utilised in accordance
with the endorsed plan and must be drained and provided with an impervious
all weather seal coat. The areas must be constructed, drained and
maintained in a continuously useable condition to the satisfaction of the
responsible authority.
15. USE OF CAR PARKING AREAS

Areas set aside for the parking and movement of vehicles as shown on the
endorsed plan must be made available for such use and must not be used for
any other purpose.
16. PEDESTRIAN SIGHTLINES

The minimum sight line for pedestrian safety must be provided at the exit lane
frontage so as to accord with Clause 52.06-8 of the City of Greater Bendigo
Planning Scheme.
17. FENCING OF SITE

The fences as shown on the endorsed plans must be erected and maintained
to the satisfaction of the responsible authority.
18. NO MUD ON ROADS

In the event of mud, crushed rock or other debris being carried onto public
roads or footpaths from the subject land, appropriate measures must be
implemented to minimise the problem to the satisfaction of the responsible
authority.
19. SERVICE AUTHORITY CONDITIONS (AUSNET, POWERCOR AND

COLIBAN WATER)
The owner of the land must enter into agreements with the relevant authorities
for the provision of water supply, drainage, sewerage facilities, electricity and
gas services to each lot shown on the endorsed plan in accordance with the
authority’s requirements and relevant legislation at the time.
All existing and proposed easements and sites for existing or required utility
services and roads on the land must be set aside in the plan of subdivision
submitted for certification in favour of the relevant authority for which the
easement or site is to be created.
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The plan of subdivision submitted for certification under the Subdivision Act
1988 must be referred to the relevant authority in accordance with section 8 of
that Act.
20. TELECOMMUNICATIONS
(a) The owner of the land must enter into an agreement with:
 A telecommunications network or service provider for the provision of
telecommunication services to each lot shown on the endorsed plan in
accordance with the provider’s requirements and relevant legislation at
the time.
 A suitably qualified person for the provision of fibre ready
telecommunication facilities to each lot shown on the endorsed plan in
accordance with any industry specifications or any standards set by the
Australian Communications and Media Authority, unless the applicant
can demonstrate that the land is in an area where the National
Broadband Network will not be provided by optical fibre.
(b) Before the issue of a Statement of Compliance for any stage of the
subdivision under the Subdivision Act 1988, the owner of the land must
provide written confirmation from:
 A telecommunications network or service provider that all lots are
connected to or are ready for connection to telecommunications
services in accordance with the provider’s requirements and relevant
legislation at the time.
 A suitably qualified person that fibre ready telecommunication facilities
have been provided in accordance with any industry specifications or
any standards set by the Australian Communications and Media
Authority, unless the applicant can demonstrate that the land is in an
area where the National Broadband Network will not be provided by
optical fibre.
21. SIGNS NOT TO BE ALTERED

The location and details of the signs, and any supporting structure, as shown
on the endorsed plans, must not be altered without the written consent of the
responsible authority.
22. NO FLASHING LIGHT IN SIGNS

Flashing or intermittent light must not be used in the signs permitted by this
permit except with the prior written consent of the responsible authority.
23. MAINTENANCE OF SIGN

The signs permitted by this permit must be maintained in good condition to the
satisfaction of the responsible authority.
24. NO MOVING PARTS

Moving parts must not be used in the signs permitted by this permit.
25. NO EXTERNAL SIGN ILLUMINATION

The signs permitted by this permit must not be floodlit or illuminated by
external lights except with the prior written consent of the responsible
authority.
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26. LIGHT EMISSIONS

The sign lighting must be designed, baffled and located to the satisfaction of
the responsible authority to prevent any adverse effect on adjoining land.
27. SIGN WITHIN LAND BOUNDARIES

The signs permitted by this permit must be located wholly within the
boundaries of the subject land.
28. NO BUNTING
Bunting, streamers, flags, wind vanes or similar material must not be
displayed except with the prior written consent of the responsible authority.
29. COMPLETION OF DEVELOPMENT

Before a statement of compliance is issued for the subdivision:
 The building approved under this permit must be constructed to a state of
practical completion to the satisfaction of the responsible authority; or
 The owner must enter into an agreement under section 173 of the
Planning & Environment Act 1987 that covenants that the lots created by
the subdivision will only be developed in accordance with the plans
endorsed under this permit. The agreement will end upon completion of
the development shown on the endorsed plans.
30. EXPIRY OF THE PERMIT - SUBDIVISION AND DEVELOPMENT

This permit will expire if:
(a) The plan of subdivision is not certified within two years from the date of
this permit; or
(b) The subdivision is not completed within five years from the date of
certification of the plan of subdivision; or
(c) All other development excluding subdivision is not completed within 7
years from the date of this permit.
The responsible authority may extend the time for certification of the plan, or
for the completion of any part of the development excluding subdivision, if a
request is made in writing before the permit expires or thereafter, within the
period allowed by section 69 of the Planning and Environment Act 1987.
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Wellbeing and Fairness
Strengthening the Economy
Environmental Sustainability
Embracing Our Culture and Heritage Ordinary Meeting - 20 June 2018
4. WELLBEING AND FAIRNESS
Nil.
5. STRENGTHENING THE ECONOMY
Nil.
6. ENVIRONMENTAL SUSTAINABILITY
Nil.
7. EMBRACING OUR CULTURE AND HERITAGE
Nil.
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Lead and Govern For All - Reports Ordinary Meeting - 20 June 2018
8. LEAD AND GOVERN FOR ALL
8.1 QUARTERLY REPORT TO COUNCIL
Author Kathryn Loy, Planning and Reporting Officer

Michael Smyth, Manager Business Transformation

Director
Purpose/Summary
To report to Council and the community highlights of the implementation of the

Community Plan for the third quarter 2017/2018.
RECOMMENDATION
That Council acknowledge the progress of implementing Community Plan actions for
2017/2018 and approve the Community Plan quarterly summary report.
~~~~~~~~~~~~~~~~~~~~~~~~~
Policy Context

City of Greater Bendigo Community Plan 2017-2021
Goal 1: Lead and govern for all
Objective: 1:2 Explain the reason for its decisions
Report
The Community Plan is a key strategic Council document to inform the community and
council officers of Council priorities and commitment to six key goals. The six
Community Plan goals are:
1. Lead and govern for all

2. Wellbeing and fairness
3. Strengthening the economy
4. Presentation and managing growth
5. Environmental sustainability
6. Embracing our culture and heritage
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The Community Plan is reported on quarterly and the third quarterly Community Plan
summary report has been prepared to share with the community as Attachment 1.
Conclusion
The Community Plan 2017-2021 is Council’s key strategic plan that guides the work of
Council and informs the community of the shared priorities of this Council for its four-year
term. Reporting on progress against this plan is an important mechanism for keeping the
community up to date with the work of Council, and its progress implementing the
Community Plan. The summary report provides a more accessible format to share key
achievements for the quarter.
Attachment 1
Community Plan summary report
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8.2 INVESTMENT AND BORROWING POLICIES
Author Nathan Morsillo - Manager Financial Strategy
Responsible Director Kerryn Ellis - Director Corporate Performance
Purpose
To update the City’s Investment Policy and Borrowing Policy.
Summary
The purpose of the Investment Policy is to balance both the responsibility to prudently
manage the community’s resources and maximise earnings, whilst managing security
and risk for Council’s invested funds, so that funds are secure and available as required.
Investment of Council’s money is made in accordance with the local Government Act
1989.
The purpose of the Borrowing Policy is to provide the appropriate parameters for Council
to undertake borrowings without compromising the application of sound fiscal
management principals. The policy allows Council the flexibility to respond to funding
requirements while minimising risk.
Both policies have been reviewed to consider proposed changes to the Local
Government Act, commitments in Council’s Community Plan 2017-2021 and the Greater
Bendigo Environment Strategy 2016-2021.
The Borrowing and Investment Policies have been amended to preference investment
with institutions which are not funding fossil fuel institutions or projects.
RECOMMENDATION
That Council adopt the revised Investment and Borrowing Policies as outlined in this
report.
~~~~~~~~~~~~~~~~~~~~~~~~~
Policy Context
The Investment Policy provides for the governance requirements for responsibly
investing Council funds to maximise returns while managing risk and being compliant
with the Local Government Act 1989. The policy addresses the slight changes currently
proposed to the Local Government Act.
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In regard to the borrowing function, below are key elements of the Local Government Act
1989:
Part 7 – Financial Management
Section 144(1) of the Act states: ‘Subject to the principles of sound financial
management, a Council may borrow money to enable the Council to perform the
functions and exercise the power conferred on the Council under this Act or any
other Act.’
Sections 145 to 149 of the act further specify the circumstances in which the
power to borrow may be exercised, securities to be used for local government
borrowings, and how the borrowings should be disclosed, etc.
The proposed changes to the Act are not significant or material to the policies.

Goal 1 Lead and govern for all
Objective 1.3 Be innovative and financially responsible.
Strategy Reference:
Greater Bendigo Environment Strategy 2016-2021
 Action Plan: Invest ethically and maintains assets to maximise useful life.
o Sub action: The City will invest ethically, consistent with its adopted policies
and strategies, e.g. divestment from investments in fossil fuels.
Report
Council’s current investment policy is conservative and protects initial capital, including
only dealing with Authorised Deposit Taking Institutions (ADI’s). These institutions are
subject to controls enforced by the Australian Prudential Regulation Authority (APRA).
This Policy review sought to gather options for revising the Policy to best also deliver on
the Environment Strategy commitment to invest ethically, for example in environmentally
sound funds.
The Financial Strategy Unit has engaged with a number of relevant banks and credit
unions that fall within the above parameters to enquire as to options and performance
around environmental, social and ethical investment and reporting. A range of
information around corporate responsibility was provided.
The amendments to the policies propose to adopt the specific commitment from the
Environment Strategy which is “that the City will invest ethically, consistent with its
adopted policies and strategies, e.g. divestment from investments in fossil fuel
companies”. Where returns are equal between institutions, those without a heavy
involvement in the fossil fuel industry would be selected.
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Investments
To advance Council’s environmental sustainability objectives specifically in relation to

investments, an assessment has been included as part of the selection process. A
loading of 0.05%, based on whether a relevant institution invests or finances businesses
or projects heavily involved in fossil fuels is within the revised policy.
Borrowings
The Borrowing Policy provides the appropriate parameters for Council to undertake
borrowings without compromising the application of sound fiscal management principals.
The policy allows Council the flexibility to respond to funding requirements while
minimising risk.
Borrowings by their nature are less frequent, and undertaken through a tender process.
Within this process, there is the opportunity to engage with institutions on their ethical
and / or environmental credentials. Where interest rates and associated costs are equal
between institutions without a heavy involvement in the fossil fuel industry, these will be
given preference.
Consultation / Communication
Consultation has been undertaken with EMT, and the Regional Sustainable
Development Unit.
External Consultation
Consultation has been undertaken with a sample of banks and financial institutions.
The revised Investment Policy enables a discount figure, which would preference non-
fossil fuel investing institutions. For example, a 0.05% discount for fossil fuel investing
institutions may have a maximum impact of $30,000 on interest income over the course
of a financial year.
The Borrowing Policy assumes that Council will invest in ethical funds where the financial
returns are equal to non-ethical fund investment and as such the resource implications
are minimal.
Attachments
1.Investment Policy
2.Borrowing Policy
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INVESTMENT POLICY
Approval Level: Council
Policy Type: Organisation
Approval Date: 20/06/2018
Review cycle: Four years
Review Date: 01/04/2022
Responsible Officer: Manager Financial Strategy
Owner: Financial Strategy
Responsible Director: Corporate Performance
 Local Government Act 1989

 Australian Accounting Standards – AASB 139:
Relevant Legislation/Authority: Financial Instruments – Recognition and
Measurement
 Australian Prudential Regulation Authority
DOCSETID: Click here to enter text.
1. PURPOSE
The purpose of this policy is to provide guidance for managing, investing and redeeming
invested funds for the City to responsibly invest the community’s resources and maximise
return, whilst managing risk and complying with Local Government Act 1989.
2. BACKGROUND
The Investment Policy balances both the responsibility of maximising earnings whilst
managing the security and risk over Council’s invested funds so funds are secure and
available when required. Investment of Council’s money is in accordance with the Local
Government Act 1989.
3. SCOPE
This policy covers the governance requirements for investing Council funds to maximise
returns while managing risk and being compliant with the Local Government Act 1989.
4. DEFINITIONS
The following details the Standard and Poors investment ratings:

 AAA – Highest credit quality – This rating indicates the lowest expectation of credit risk.
They are assigned only in the case of exceptionally strong capacity for payment of
financial commitments. This capacity is highly unlikely to be adversely affected by
foreseeable events.
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 AA – Very high credit quality – This rating indicates expectations of very low credit risk.
They indicate very strong capacity for payment of financial commitments. This capacity
is not significantly vulnerable to foreseeable events.
 A – High credit quality – This rating indicates expectations of low credit risk. The
capacity for payment of financial commitments is considered strong. The capacity may,
nevertheless, be more vulnerable to changes in circumstances or in economic
conditions than is the case for higher ratings.
 BBB – Good credit quality – this rating indicates that there is currently an expectation of
low credit risk. The capacity for payment of financial commitments is considered
adequate, but adverse changes in circumstances and in economic conditions is more
likely to impair this capacity.
 A1+ – Extremely strong degree of safety regarding timely payment.
 A1 – A strong degree of safety.
 A2 – A satisfactory capacity for a timely payment.
5. PRINCIPLES
5.1 Funds for Investment
To invest the City’s funds not required for short term financial commitments in a
manner that will provide the highest investment return with maximum security. Funds
should, to the extent that the future can be forecast, be available for recurrent or capital
expenditure where required and invested productively if not required.
Protection of principal is essential in the investment program. Investments of the City

will be undertaken in a manner that seeks to ensure the preservation of capital in the
overall portfolio.
Investments will be made with good judgement and care, not for speculation, and
considering the probable safety of the capital as well as the probable income to be
derived. Where, all else being equal, the City gives consideration to those financial
institutions which demonstrate a positive commitment within the region and to the
ethical investment criteria detailed in section 6.6. The capital investment must not drop
below face value.
5.2 Authority to Invest
Investments of the City’s funds are to be in accordance with the City’s power of
investment under the Local Government Act 1989 – Section 143 Investments.
Investment decision making is the responsibility of the Manager Financial Strategy,
Senior Financial Accountant and Director Corporate Performance, who will act within
the Local Government Act and other relevant regulations.
5.3 Authorised Investments
The City funds must only be invested in investments authorised under Section 143 of
the Local Government Act 1989. An excerpt of the current section is below:
A Council may invest any money:
(a) in Government securities of the Commonwealth;

(b) in securities guaranteed by the Government of Victoria;
(c) with an authorised deposit-taking institution;
(d) with any financial institution guaranteed by the Government of Victoria;
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(e) on deposit with an eligible money market dealer within the meaning of the
Corporations Act.
(f) If any other manner approved by the Minister after consultation with the Treasurer
either generally or specifically, to be an authorised manner of investment for the
purposes of this section.
6. POLICY
6.1 Risk Management Guidelines
The City’s investment portfolio is to comply with three key criteria:

(a) Portfolio Credit Framework: limit overall credit exposure of the portfolio.
(b) Counterparty Credit Framework: limit exposure to individual institutions.
(c) Term to Maturity Framework: limits based upon maturity of securities.
(a) Portfolio Credit Framework
To control credit quality on the entire portfolio, the following credit framework limits the
percentage of the portfolio, based upon Council’s average annual balance, exposed to any
particular Standard & Poors (S&P) credit rating category:
Long-Term Short-Term Direct Securities

Credit Ratings Credit Ratings Maximum
A Category or above A-1 and above 100% max
Below Category A Below A-1 80% max
Investments issued into following adoption of this policy are to be restricted to Authorised
Deposit Taking Institutions (ADI’s – such as banks, building societies and credit unions)
regulated by, and subject to the prudential standards of, the Australian Prudential Regulation
Authority (APRA). Refer http://www.apra.gov.au/ADI/ADIList.cfm for a listing of approved
ADIs.
The City is not to invest with an Institution with a Standard & Poors credit rating of lower than
B, or non-rated Institutions.
(b) Individual Institution Credit Framework
Exposure to an individual institution will be restricted by their S&P rating so that single
entity exposure is limited, as detailed in the table below:
Long-Term Short-Term Direct Securities

Credit Ratings Credit Ratings Maximum
(per institution)
AAA Category A-1+ 40%
AA Category A-1 35%
A Category or below A-2 30%
Percentage holdings in each security should be based on average investment holdings,

excluding at call amounts.
The short-term credit rating limit will apply in the case of discrepancies between short and
long-term ratings.
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In the event that a credit rating of a security or of the company/body issuing the security falls
below the required minimum, the City will make all necessary arrangements to withdraw
deposits as soon as practical.
(c) Term to Maturity Framework
The investment portfolio is to be invested within the following terms to maturity

constraints:
Overall Portfolio Term to Maturity Limits

Portfolio % < 12 months 100% max; 60% min
Portfolio % > 12 months < 36 40% max
months
6.2 Liquidity
The investment portfolio will remain sufficiently liquid to enable the City to meet all operating
requirements which might be reasonably anticipated, with investment maturities scheduled to
coincide with projected cash flow needs.
6.3 Title
All funds invested will be invested under the name of the “City of Greater Bendigo” and no
rights, powers or access to those funds is to operate in favour of any other party.
In the case of Restricted Funds, the funds may be invested under the name of “City of
Greater Bendigo LSL Account” or “City of Greater Bendigo Waste Reserve Account”.
6.4 Quotations
No less than three quotations shall be obtained from authorised institutions when a new
investment is proposed. The best quote on the day will be successful after allowing for
administrative and banking costs, as well as having regard to the limits set above under
“Portfolio Mix”, refer section 6.1 (b) of this Policy.
6.5 Reporting
Accounting for investments will comply with the Australian Accounting Standards and the
Local Government Act 1989.
Compliance with the Policy is to be reviewed on a monthly basis by the Financial Strategy
Unit, and reported to the Director Corporate Performance. A report on investments showing
values of investments and returns will be part of the regular quarterly reporting to the
Finance Committee. Any inadvertent breaches of the Investment Policy will be presented to
the Finance Committee.
6.6 Environmental & Ethical considerations

Where investments offer the same rates of return, Council officers will preference
investments with institutions that do no invest or finance in a material way industry or areas
referred to in Schedule 1, alongside other risk based restrictions referred to in Section 6.1 of
this Policy.
Council’s investment strategy will give preference to authorised deposit-taking institutions

that state they do not finance fossil fuel projects where:
 the investment transaction is compliant with the credit risk and institutional risk
parameters specified in this policy, and
 the rate of investment is within 0.05 percentage points when compared against other
investments available to Council at the time.
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7. ROLES AND RESPONSIBILITIES
All investments are to be jointly authorised by the Director Corporate Performance and the
Manager Financial Strategy. In their absence the Chief Executive Officer may authorise the
investment.
Rollover of current investments with the same institution for similar maturity can be
performed by either the Senior Financial Accountant or Manager Financial Strategy,
provided the rollover will ensure continued compliance with this policy.
8. RELATED DOCUMENTS
Employees are encouraged to access the related internal documents which are
available on the intranet and/or external resources which are available as per the
below.
These include:
All investments are to be classified as held to maturity financial instruments in
accordance with AASB 139: Financial Instruments – Recognition and Measurement,
and to be recorded at their fair value.
9. HUMAN RIGHTS COMPATIBILITY
The implications of this policy have been assessed in accordance with the requirements of
the Victorian Charter of Human Rights of Responsibilities Charter.
10. ADMINISTRATIVE UPDATES
It is recognised that, from time to time, circumstances may change leading to the
need for minor administrative changes to this document. Where an update does not
materially alter this, such a change may be made administratively. Examples include
a change to the name of a Business Unit, a change to the name of a Federal or State
Government department, and a minor update to legislation which does not have a
material impact. However, any change or update which materially alters this
document must be made through consultation with the staff Consultative Committee
and with the approval of EMT or where required, resolution of Council.
11. DOCUMENT HISTORY
Date Responsible Unit Change Type Version Next

Approved Officer Review
Date
December LL Financial Review Increase version December
2017 Strategy (administrative), number each time 2021
Unit Update document is
updated/changed
Further information or advice on this policy should be directed to Financial Strategy.
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Schedule 1 – Industries or criteria which will be applied to section 6.6
1. Fossil Fuels and their subsidiaries
PAGE 122
Investing Procedure
As a general procedure the following must be undertaken when investing funds in

accordance with this policy.
(a) Calculate surplus funds to be invested taking into account future cash flows. This as
a minimum would require assessment of payroll periods, creditor runs and revenue
streams such as rates, Victorian Grants Commission grants and debtors.
(b) Review other investment maturity dates, along with items noted in Step (a). Gauge
the current maturity dates, and if possible plan to have new investment fall due
before days when cash outflow will be high. E.g. payroll or creditor runs.
(c) Once the investment amount has been calculated review the interest rates from
various financial institutions attempting to maximize the return while ensuring
compliance with part 6.
(d) Complete Investment Summary sheet (Section 8 - Attachments), ensure a reason for
investment selection on Investment Summary Form is included and make
recommendation.
(e) If authorised to complete the roll over, finalise arrangements with the institution. If
investment is new, forward to Manager Financial Strategy and/or Director Corporate
Performance as appropriate for decision and approval.
(f) Once Investment Summary Form is completed and authorised, proceed with notifying
the successful financial institution and begin steps to have cheque drawn if
necessary or organise with Institution when notifying, to have EFT transaction take
place.
(g) Place Investment Summary Form with remittance in investment folder. Update
Investment Schedule.
PAGE 123
BORROWING POLICY
Approval Level: Council
Policy Type: Organisation
Approval Date: 20/06/2018
Review cycle: Four years
Review Date: 01/04/2022
Responsible Officer: Manager Financial Strategy
Owner: Financial Strategy
Responsible Director: Corporate Performance
 Local Government Act 1989

 Australian Accounting Standards – AASB 139:
Relevant Legislation/Authority: Financial Instruments – Recognition and
Measurement
 Australian Prudential Regulation Authority
DOCSETID: Click here to enter text.
12. PURPOSE
The Borrowing Policy provides the appropriate parameters for Council to undertake
borrowings without compromising the application of sound fiscal management principals.
The policy allows Council the flexibility to respond to funding requirements while minimising
risk.
The Borrowing Policy ensures that Council has a sound financial framework on which to:
 undertake borrowings;
 manage its loan portfolio; and
 adhere to the provisions of the Local Government Act 1989 (LGA).
13. BACKGROUND
Councils must implement the principles of sound financial management. This includes
managing financial risks; pursue spending and policies that are consistent with a reasonable
degree of stability; and that decisions are made with future generations in mind and ensure
the disclosure of financial information.
Borrowing activities will be undertaken in a manner that minimises risk to Council (Local
Government Act 1989, Section 136). In particular:
 Council approval is required for all new borrowings, including the terms of the
borrowing.
 There shall be appropriate reporting and monitoring of borrowings operations.
PAGE 124
14. SCOPE
This policy applies to all borrowings of the CoGB, including finance leases. It does not apply
to determining any operating account overdraft facilities.
15. PRINCIPLES
This Borrowing Policy will provide clear direction to management, staff and Council in
relation to the treasury function and establishes a decision framework that directs CoGB to:
 ensure that the appropriate level of funds are available at the appropriate time to support
its strategic objectives;
 consider the optimum time to borrow, taking into account interest rates, construction cost
inflation rates, and economic stimulus issues;
 be financially responsible and prudent in borrowing matters ensuring that all risk are
managed appropriately;
 consider current and estimated future revenues and the ability to increase the revenue
stream through either rates, user charges, additional grant funds or entrepreneurial
activities;
 minimise its costs of borrowings;
 ensure, where possible, that the structure of the borrowing is appropriate for the nature of
the assets being funded;
 consider inter-generational ‘user pays’ principles as part of determining the most
appropriate way to fund activities; and
 ensure Council’s funding activities are in accordance with its legislative and common law
responsibilities.
 Where, all else being equal, the City gives consideration to those financial institutions
which demonstrate a positive commitment within the region and to the ethical criteria
detailed in section 6.4.
16. POLICY
6.1 Legislative Requirements

Details of the relevant sections of legislation (Local Government Act 1989) impacting on the
borrowing function are summarised below:
Part 7 - Financial Management
Section 144(1) of the Act states: ‘Subject to the principles of sound financial management,
a Council may borrow money to enable the Council to perform the functions and exercise
the power conferred on the Council under this Act or any other Act.’
Sections 145 to 149 of the Act further specify the circumstances in which the power to
borrow may be exercised, securities to be used for local government borrowings, and how
the borrowings should be disclosed, etc.
6.2 Inter-Generational Equity Funding

The Council shall consider equity between generations of ratepayers (inter-generational
equity) whereby the mechanisms to fund specific capital expenditure take into account the
ratepayers who benefit for the expenditure and therefore, on a user pay basis, who should
pay for the costs associated with such expenditure.
However, this principle shall not be applied where it would be to the detriment of sound
financial management.
PAGE 125
In general, debt levels should be minimised to allow future councils the opportunity to borrow
in future years for capital works arising in those future periods without being impeded by
large borrowings by an earlier council.
6.3 Long Term Sustainability of Council

The level of borrowing shall be within acceptable prudential limits to ensure long-term
sustainability. Council needs to ensure that the amount of borrowing does not exceed these
limits, so that debt servicing costs can be met on an ongoing basis without undue impact on
future councils.
Debt Commitment Ratio Limits

Council will maintain a Debt Commitment Ratio of not more than 10%. The Debt
Commitment Ratio is calculated as a percentage of rate revenue utilised to pay interest and
redeem debt principal.
Should a situation arise and Council is required to borrow funds for exceptional
circumstances (Natural Disaster, Emergency) Council's Debt Commitment Ratio may exceed
the maximum limit of 10%.
Management will as soon as practically possible adjust future borrowings to ensure the Debt
Commitment Ratio returns within the agreed limits.
This policy has established a maximum limit of debt servicing (i.e. annual repayments of
principal and interest). Further, this Policy states that a level of debt is appropriate to
recognise future residents use of long life assets. Accordingly, a minimum level of debt, with
principal and interest repayments equivalent to 4% of annual rates revenue is considered
appropriate.
From time to time, the borrowings may exceed the maximum limits, but this is only to be for a
short period (to be corrected in the next year’s budget). The Council has a responsibility to
the next Council to restore borrowings to below the target maximum prior to the conclusion
of the current Council’s term.
This may mean large developments must be planned well in advance to ensure adequate
borrowing capacity, and/or cash reserves are available.
Reporting and Monitoring
VAGO reviews and reports on the financial sustainability of the local government sector, and
there are reporting requirements within the Local Government Performance Reporting
Framework (LGPRF). Refer to Appendix 1 for details of key measures.
Details of borrowing ratios (including indebtedness) will be provided as part of the annual
budget documentation together with the trend of these ratios for the long term financial plan.
It will be accepted that the total borrowings will be at the upper parameter level when:
 a major project has caused borrowings to be temporarily maximised; and/or
 interest rates are lower making debt financially attractive; and/or
 construction costs are increasing at a rate significantly greater than interest rates,
whereby delaying a crucial project may be economically detrimental to Council; and/or
 the current level of local economic growth is considered to be relatively low, and capital
works by Council is important as an economic stimulant.
PAGE 126
It will be expected that the total borrowings will be at the lower parameter level when the
economic conditions are contrary to the above.
This factor will be assessed by Council’s executive management team each year prior to the
budget process.
6.4 Loan Approval Process

All new loans must be approved by resolution of Council, normally as part of the Council’s
budget approval process.
Appropriate notification and approvals will be sought from the Loan Council Allocation (ALC),
as part of budget processes.
When choosing providers of borrowings, consideration will be given to the practices and
investment strategies of institutions, fund managers and schemes. The aim will be, where
tendered rates are equal, to preference those which support or contribute to industries or
issues identified in Schedule 1.
6.5 Borrowing Redemption

When surplus funds exist, the decision to repay borrowings shall be made based on the facts
available at the time giving due regard to minimising the overall cost to the Council.
In normal circumstances borrowing for capital works should have a maximum repayment
period as follows:
 For assets with an estimated minimum useful life of 15 years or less, the debt should be
repaid within the asset’s estimated minimum useful life to Council generally within 10
years.
 For assets with an estimated minimum useful life of greater than 15 years, the Council
may enter into a loan to be repaid over 15 years.
17. ROLES AND RESPONSIBILITIES
All borrowings are to be jointly authorised by the Director Corporate Performance and the
Manager Financial Strategy. In their absence the Chief Executive Officer may authorise the
investment.
18. RELATED DOCUMENTS
Employees are encouraged to access the related internal documents which are
available on the intranet and/or external resources which are available as per the
below.
These include:
 LGV’s Local Government Performance Reporting Framework (LGPRF)
 Council’s Investment Policy
19. HUMAN RIGHTS COMPATIBILITY
The implications of this policy have been assessed in accordance with the requirements of
the Victorian Charter of Human Rights of Responsibilities Charter.
PAGE 127
20. ADMINISTRATIVE UPDATES
It is recognised that, from time to time, circumstances may change leading to the
need for minor administrative changes to this document. Where an update does not
materially alter this, such a change may be made administratively. Examples include
a change to the name of a Business Unit, a change to the name of a Federal or State
Government department, and a minor update to legislation which does not have a
material impact. However, any change or update which materially alters this
document must be made through consultation with the staff Consultative Committee
and with the approval of EMT or where required, resolution of Council.
DOCUMENT HISTORY
Date Responsible Unit Change Type Version Next

Approved Officer Review
Date
December NRM Financial Review Increase version December
2017 Strategy (administrative), number each time 2021
Unit Update document is
updated/changed
Further information or advice on this policy should be directed to Financial Strategy.
PAGE 128
Schedule 1 – Industries or criteria which will be applied to section 6.6
1.Fossil Fuels and their subsidiaries
PAGE 129
Appendix 1 - Victorian Auditor General Office requirements (VAGO)

VAGO reviews and reports on the financial sustainability of the local government sector. Two
indicators best assess the financial sustainability risks associated with borrowing. Council
reports annually on the following indicators:
Indicator Formula Description Risk
Internal Net operating This measures the ability of an Less than 75% -
financing (%) cash flow / net entity to finance capital works High
capital from generated cash flow.
75-100% -
expenditure
The higher the % the greater the Medium
ability of the entity to finance
More than 100%
capital works from their own
- Low
funds.
Net operating cash flow and net
capital expenditure are obtained
from the cash flow statement
Indebtedness Non-current Comparison of non-current More than 60% -

(%) liabilities / liabilities (mainly comprising High
own-sourced borrowings) to own-sourced
40-60% - Medium
revenue revenue. The higher the % the
less the entity is able to cover 40% or less –
non-current liabilities from Low
revenues the entity generates
itself.
Own source revenue is used
rather than total revenue
because it does not include
grants or contributions
PAGE 130
8.3 CONTRACTS AWARDED UNDER DELEGATION
Author Lee Taig, Contract Support Administrator, Governance Unit

Director
Purpose/Summary
The purpose of this report is to provide information on contracts recently awarded under
delegation.
RECOMMENDATION
That the contracts awarded under delegation, as outlined in this report, be acknowledged
by Council.
~~~~~~~~~~~~~~~~~~~~~~~~~
Policy Context
Delivery of programs, projects and services that respond to community needs.

City of Greater Bendigo Community Plan 2017-2021
Goal 1 : Lead and govern for all
Objective: 1.2 Be innovative and financially responsible
Report
Value Delegated
Contract No Project Successful Contractor Date Signed
(GST Excl) Officer
Capital Contracts
Supply & Delivery of Two Ron Poyser Motors Pty

CT000389 $155,628.28 Debbie Wood 18 April 2018
(2) Light Trucks Ltd
Supply & Delivery of Two Haeusler's Group Pty
CT000388 $206,000.00 Debbie Wood 02 May 2018
(2) Wheel Tractors Ltd
Bendigo Tennis Centre
CT000385 Redevelopment Nicholson Construction $924,577.00 Craig Niemann 09 May 2018
Grandstand
PAGE 131
Service Contracts
City of Greater Bendigo

SASI Marketing Pty Aleisha
CT000382 Marketing Campaign $34,790.00 18 April 2018
Ltd Verwoert North
Brief
PAGE 132
8.4 RECORD OF ASSEMBLIES
Author Jessica Clarke-Hong, Manager Governance

Director
Purpose
The purpose of this report is to provide the record of any assembly of Councillors, which
has been held since the last Council Meeting, so that it can be recorded in the Minutes of
the formal Council Meeting.
RECOMMENDATION
That Council endorse the record of assemblies of Councillors as outlined in this report.
~~~~~~~~~~~~~~~~~~~~~~~~~
Policy Context

Goal 1 Effective community engagement will guide well informed,
responsive decision-making and financially responsible resource
allocations, which are transparent and accountable.
A meeting will be an assembly of Councillors if it considers matters that are likely to be

the subject of a Council decision, or, the exercise of a Council delegation and the
meeting is:
1. A planned or scheduled meeting that includes at least half the Councillors (5) and a
member of Council staff; or
2. an advisory committee of the Council where one or more Councillors are present.
The requirement for reporting provides increased transparency and the opportunity for
Councillors to check the record, particularly the declarations of conflict of interest.
PAGE 133
Report
Meeting Information
Meeting Heritage Advisory Committee
Name/Type
Meeting Date 19 April 2018
Matters discussed 1. Introduction to officers working in Aboriginal culture and
Heritage in Greater Bendigo
2. Draft submission on Strategic Report on Greater
Bendigo's Historical Artefacts
3. Visit by Heritage Council of Victoria in March
4. Regional Sustainable Development update
5. Planning update
6. Councillor update
7. Bendigo Gasworks
Attendees/Apologies
Councillors Cr Matt Emond
Staff/ Dr Fiona Machin
Community Mrs Wonona Fuzzard
Representatives Dr Dannielle Orr
Ms Trudy Rickard
Ms Angela Gladman/
Mr Peter Abbott
Mr Laurie Brown
Bishop Andrew Curnow
Mr Matthew Dwyer
Mr Bruce McClure
Mr Jon Marshallsay
Ms Jess Millroy
Dr Di Smith
Ms Jenny Trewartha
Apologies:
Ms Emma Bryant
Mr Trevor Budge
Ms Megan McDougall
Mr Bernie O'Sullivan/
Mr David Bannear
Conflict of Interest disclosures

Matter Councillor/officer making disclosure Councillor/officer left
No. meeting
Nil
PAGE 134
Meeting Information
Meeting Councillors'-Only Meeting
Name/Type
Meeting Date 23 April 2018
Matters discussed 1. Councillor business planning
2. CEO update
Attendees/Apologies
Councillors Cr Margaret O'Rourke
Cr Jennifer Alden
Cr Matt Emond
Cr George Flack
Cr Rod Fyffe
Cr Julie Hoskin
Cr Andrea Metcalf
Cr James Williams
Cr Yvonne Wrigglesworth
Staff/ Mr Craig Niemann
Community
Representatives

No. meeting
Nil
PAGE 135
Meeting Information
Meeting Councillors' Briefing with VicPol
Name/Type
Meeting Date 1 May 2018
Matters discussed 1. General policing matters
Attendees/Apologies
Cr Jennifer Alden
Cr Matt Emond
Cr George Flack
Cr Rod Fyffe
Cr Andrea Metcalf
Cr James Williams
Apologies:
Cr Rod Fyffe
Cr Julie Hoskin
Community Ms Vicky Mason
Representatives Ms Kerryn Ellis
Mr Bernie O'Sullivan
Ms Linda McNeill
Mr Peter Hargreaves/
Superintendent Darren Franks
Inspector Shane Brundell
Apologies:
Ms Debbie Wood
Mrs Jessica Clarke-Hong

No. meeting
Nil
PAGE 136
Meeting Information
Meeting Councillors' Briefing
Name/Type
Matters discussed 1. CEO update
2. Online Community Reference Group
3. New Statewide Bushfire Policy
4. Home Support Service Review
5. South Bendigo FNC
6. MAV State Council resolutions
7. Impact of Revaluations
8. Organisation Health Check
9. Planning matters
10. Victorian Local Government Association
Attendees/Apologies
Cr Jennifer Alden
Cr Matt Emond
Cr George Flack
Cr Rod Fyffe
Cr Julie Hoskin
Cr Andrea Metcalf
Cr James Williams
Community Mr Steven Abbott
Mr Adrian Gasperoni
Mr Peter Hargreaves
Apologies:
Ms Vicky Mason
Ms Debbie Wood

No. meeting
Nil
PAGE 137
Meeting Information
Meeting Councillors'-Only Meeting
Name/Type
Matters discussed 1. Local Government and agribusiness
Attendees/Apologies
Cr Jennifer Alden
Cr Matt Emond
Cr Julie Hoskin
Apologies:
Cr George Flack
Cr Rod Fyffe
Cr Andrea Metcalf
Cr James Williams
Staff/ Ms Kerryn Ellis
Community Mr Peter Hargreaves
Representatives

No. meeting
Nil
PAGE 138
Meeting Information
Meeting Councillors' Briefing
Name/Type
Matters discussed 1. Councillor business planning
2. CEO update
3. Bendigo Law Courts
4. Bendigo Tramways Depot
5. Budget submission hearings
Attendees/Apologies
Cr Jennifer Alden
Cr Matt Emond
Cr George Flack
Cr Rod Fyffe
Cr Andrea Metcalf
Cr James Williams
Apology:
Cr Julie Hoskin
Community Mr Steven Abbott
Mr Adrian Gasperoni
Apologies:
Ms Vicky Mason
Ms Debbie Wood

No. meeting
Nil
PAGE 139
Meeting Information
Meeting Consultation meeting
Name/Type
Matters discussed Planning application DP/151/2017
100 Hammill Street, KANGAROO FLAT 3555
Use and development of land for a place worship (Christian
church); place of assembly; associated car parking; and
removal of native vegetation
Attendees/Apologies
Councillors Cr Jennifer Alden
Cr Matt Emond
Staff/ Peter O'Brien, Coordinator - Planning
Community Ross Douglas, Manager - Planning
Representatives Applicant
Objectors

No. meeting
Nil
PAGE 140
Meeting Information
Meeting Consultation meeting
Name/Type
Matters discussed Planning application DU/653/2017
38 Bridge Street, BENDIGO 3550
Use of land for accommodation (residential hotel), construct a
building and carry out works, reduction in car parking
requirement and create/alter access to Road Zone 1
Attendees/Apologies
Councillors Cr Julie Hoskin
Cr Andrea Metcalf
Cr James Williams
Staff/ Luke Bott
Community Applicant
Representatives Objectors

No. meeting
Nil
PAGE 141
9. URGENT BUSINESS
Nil.
10. NOTICES OF MOTION
Nil.
11. COUNCILLORS' REPORTS
12. MAYOR'S REPORT
13. CHIEF EXECUTIVE OFFICER'S REPORT
14. CONFIDENTIAL (SECTION 89) REPORTS
Nil.
PAGE 142

Ordinary Meeting Agenda 20 June 2018

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Ordinary Meeting Agenda 20 June 2018

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AGENDA

Ordinary Meeting of Council

6.00pm Wednesday 20 June 2018

*** Broadcast live on Phoenix FM 106.7 ***

Copies of the City of Greater Bendigo Council’s Agendas & Minutes

Greater Bendigo - creating the world's most liveable community.

 Presentation and Managing Growth

WEDNESDAY 20 JUNE 2018

ITEM PRECIS PAGE

SUSPENSION OF STANDING ORDERS 5

PUBLIC QUESTION TIME 5

RESUMPTION OF STANDING ORDERS 6

DECLARATIONS OF CONFLICT OF INTEREST 7

1.1 ADOPTION OF 2018-19 COUNCIL BUDGET 9

2. PETITIONS AND JOINT LETTERS 18

2.1 RESPONSE TO PETITION REGARDING COUNCIL TO 18

3. PRESENTATION AND MANAGING GROWTH 25

3.1 MARONG TOWNSHIP STRUCTURE PLAN - FINAL DRAFT 25

3.2 STRATHFIELDSAYE URBAN DESIGN FRAMEWORK 33

3.3 251 HIGH STREET, GOLDEN SQUARE 3555 - PARTIAL 48

3.5 11-15 APSLEY STREET, STRATHFIELDSAYE 3551 - 85

4. WELLBEING AND FAIRNESS 105

5. STRENGTHENING THE ECONOMY 105

6. ENVIRONMENTAL SUSTAINABILITY 105

7. EMBRACING OUR CULTURE AND HERITAGE 105

8. LEAD AND GOVERN FOR ALL 106

8.1 QUARTERLY REPORT TO COUNCIL 106

8.2 INVESTMENT AND BORROWING POLICIES 114

8.3 CONTRACTS AWARDED UNDER DELEGATION 131

8.4 RECORD OF ASSEMBLIES 133

9. URGENT BUSINESS 142

10. NOTICES OF MOTION 142

11. COUNCILLORS' REPORTS 142

12. MAYOR'S REPORT 142

13. CHIEF EXECUTIVE OFFICER'S REPORT 142

14. CONFIDENTIAL (SECTION 89) REPORTS 142

SUSPENSION OF STANDING ORDERS

PUBLIC QUESTION TIME

Public Question Time – Purpose

Public Question Time – Where, When And Who

Residents are encouraged to lodge questions in advance so that a more complete

RESUMPTION OF STANDING ORDERS

That Standing Orders be resumed.

DECLARATIONS OF CONFLICT OF INTEREST

(a) direct financial interest

Councillors are also encouraged to declare circumstances where there may be a

Minutes of the Ordinary Meeting of Wednesday 16 May 2018.

 Planning Scheme Amendment C226 - Rezone 1A Railway Street, Kangaroo Flat

1.1 ADOPTION OF 2018-19 COUNCIL BUDGET

Author Nathan Morsillo, Manager Financial Strategy

Responsible Kerryn Ellis, Director Corporate Performance

Council to consider adopting the 2018/19 Budget.

 Federal Government financial assistance grants allocation.

5. Authorises officers to provide a formal response to each submitter.

7. Implements a differential rate as follows:

Commercial/Industrial - Forest Edge Estate Maiden Gully properties. 0.74913% of CIV

6. Adopts service charges as follows:

City of Greater Bendigo Community Plan 2017-2021:

Previous Council Decision(s) Date(s):

Consideration of Submissions and Adjustments to the 2018/19 Proposed Budget

Other infrastructure categories continue to be renewed and expanded. This includes

2. Repayment of debt of approximately $4.3M resulting in a balance of a total debt of

3. An increase in budgeted income from Rates and Charges of $6.6M, made up of an

* Broadcast live on Phoenix FM 106.7 *