Investigation of

Low Density Residential and

Farming Zone Land

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Contents Introduction ...... 5 Map of the Study Area ...... 6 Summary of Recommendations...... 8 Sites to be investigated further ...... 12 Site 1: Simpsons Road ...... 12 East ...... 15 Site 2: South of Heinz Street, East of Murphy Street, West of the Airport ...... 15 Epsom ...... 20 Site 3: Allen Street to Jones Road...... 20 Site 4: Area bounded by Jones Road, Station Street, Sargeants Road and Midland Hwy ...... 23 Site 5: Area bounded by Sargeants Road, Station Street, Midland Highway and Ligar Street ...... 27 Site 6: 74-94 Goynes Road ...... 30 Site 7: 116 Goynes Road to 47A Howard Street ...... 33 Site 8: Part 31 Howard Street and 15-16 Rosemundy Road ...... 36 Site 9: East of Saade Street to Buckland Street ...... 39 Golden Square ...... 42 Site 10: Kronk Street, Golden Square ...... 42 Huntly ...... 45 Site 11: O’Sullivans Road, Cassons Crescent, Burgoyne Street ...... 45 Site 12: North East of Burgoyne Street ...... 49 Site 13: Burgoyne Street, Old Murray Road, Boronia Road ...... 52 Site 14: North East Boronia Road, South Old Murray Road and North of Bendigo Tennyson Road...... 55 Site 15: West of Banksia Road, North of Old Murray Highway, Huntly ...... 58 Junortoun ...... 61 Site 16: East of Pratts Park Road to West of Atlas Road ...... 61 Site 17: Atlas Road ...... 64 Site 18: Trotting Terrace ...... 67 Kangaroo Flat ...... 70 Site 19: South of Furness Street, North of Granter Street ...... 70 Site 20: Kangaroo Flat South ...... 73 Maiden Gully ...... 76 Site 21: Hermitage Road ...... 76

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Site 22: Former Eaglehawk Golf Club ...... 80 Myers Flat ...... 84 Site 23: 73 Allies Road - 45 Williams Road ...... 84 Site 24: 69 Williams Road – 99 Williams Road ...... 88 North Bendigo ...... 92 Site 25: Cohn Street ...... 92 ...... 96 Site 26: West of Pratts Park Road ...... 96 White Hills ...... 99 Site 27: East of Watson Street ...... 99 Site 28: Buckland Street ...... 104 White Hills/Epsom/Jackass Flat ...... 109 Site 29: Bowles Road and Watson Street...... 109 Sites not to be investigated further ...... 112 ...... 112 Site 30: Racecourse Road/Golfcourse Road ...... 112 Epsom/Huntly ...... 115 Site 48: Marks Road to Leans Road, West of Midland Highway ...... 115 California Gully ...... 116 Site 31: North of Maiden Gully Road ...... 116 Golden Gully...... 117 Site 32: Diamond Hill Road ...... 117 Site 33: Golden Gully Road ...... 118 Site 34: Vains Street ...... 119 Huntly ...... 120 Site 49: Viewpoint, Waratah Road ...... 120 Junortoun ...... 121 Site 50: Domain Village, McIvor Highway ...... 121 Kangaroo Flat ...... 122 Site 35: North of Furness Street ...... 122 Site 36: South of Ham Street...... 123 Site 37: Birds Reef Lane to Sheltons Road ...... 124 Long Gully ...... 125 Site 38: South of Maiden Gully Road and East of Albert Street ...... 125 Maiden Gully ...... 126 Site 39: West of Albert Street ...... 126

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Site 40: Edwards Road ...... 127 Myers Flat/Woodvale/Eaglehawk ...... 128 Site 41: Dalton Street to Sailors Gully Road ...... 128 Site 42: North of Williams Road ...... 129 Site 43: Williams Road to ...... 130 Site 44: Hopkins Avenue to York Street ...... 131 Sailors Gully ...... 132 Site 45: 73 Letherbys Road ...... 132 Site 46: 3-9 Coakes Street ...... 133 Strathfieldsaye ...... 134 Site 47: Arunga Drive, Strathfieldsaye Road, Osborne Lane ...... 134

List of Tables

Table 1. Sites to be further invested and Priority ...... 8 Table 2. Sites not to be further invested and Priority ...... 10

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Introduction

Council adopted the Greater Bendigo Residential Strategy in 2014. This strategy is a plan for managing future residential development over the whole municipality. It provides a detailed implementation program to cover at least the next 20 years.

The Residential Strategy provides the following objectives of relevance:

• Provide for the sequential rezoning of land in a timely manner to residential within the greenfield areas of the UGB where land is currently designated for residential development, that ensures a continued supply of zoned land commensurate with demonstrated demand. • Rezone areas for residential development within the UGB that are zoned Farming, Low Density Residential or incorrectly zoned where these areas are supported by infrastructure and not subject to flooding or other environmental constraints.

A key action within the implementation of the Residential Strategy is that the Housing Strategy should identify ‘key infill sites within the UGB, including land zoned Farming and Low Density Residential’.

This report undertakes a desktop analysis of all LDRZ and FZ within the Urban Growth Boundary as well as the two investigation areas of Maiden Gully and Kangaroo Flat South. However, LDRZ and FZ land that is also included in a Local Structure Plan (LSP) has been excluded from this investigation, with exception of the Northern Corridor and Huntly LSP and the East Bendigo LSP which have both been in place for more than 10 years.

It assesses background work, planning controls, infrastructure constraints and proximity to activity centres, schools and open space.

After a thorough assessment of each site a priority of Short Term (1-2 years), Medium Term (3-5 years) and Long Term (more than 5 years) has been attributed to each site. In the majority of cases further work would need to be undertaken to determine whether a rezoning is appropriate and the developable potential of each site.

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Map of the Study Area

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Summary of Recommendations

The majority of sites are covered by either the DPO2, 3 or 4 with some sites not being mapped. This includes sites covered by the DPO4 that do not have a land size specified. A piece of work should be undertaken in the short term as to the relevance of these controls.

There is a significant amount of land zoned LDRZ or FZ and within the Urban Growth Boundary in Maiden Gully. This land is part of the Maiden Gully Precinct Structure Plan which guides the development in this area and therefore has not been investigated as part of this report. Land which is within the Strathfieldsaye Township Plan has also not been investigated as part of this report.

There were a number of sites investigated as part of this review. Each of these sites has a number of constraints and further work should be considered for each prior to any rezoning. Based on the desktop investigation undertaken, a priority of short term (1-2 years), medium (3-5 years) and long term (more than 5 years) have been attributed to each of these sites.

Table 1. Sites to be further invested and Priority Site No. Site Location Priority Eaglehawk Simpsons Road: 202-230 and 13 Eaglehawk-

1 Short-Medium Term Road East Bendigo South of Heinz Street, East of Murphy Street,

2 Long term West of the Airport Epsom

3 Allen Street to Jones Road Short term Area bounded by Jones Road, Station Street,

4 Medium term Sargeants Road and Midland Highway

Area bounded by Sargeants Road, Station

5 Medium term Street, Midland Highway and Ligar Street

6 74-94 Goynes Road Short term

7 114 Goynes Rd to 47A Howard St Short term Part 31 Howard Street and 15-16 Rosemundy

8 Short term Road East of Saade StreetHoward Street to Buckland 9 Medium term Street Goldens Square 10 Kronk Street Long term Huntly O’Sullivans Road, Cassons Crescent, Burgyne 11 Long term Street 12 North East of Burgoyne Street Long term Burgoyne Street, Old Murray Road, Boronia 13 Long term Road North East Boronia Road, South Old Murray 14 Long term Road and North of Bendigo Tennyson Road West of Banksia Road, North of Old Murray 15 Long term Highway, Huntly Junortoun

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Site No. Site Location Priority Consider as part of broader structure plan for 16 East of Pratts Road to West Atlas Road Junortoun – Structure Plan Short term Consider as part of broader structure plan for 17 Atlas Road Junortoun – Structure Plan Short term Consider as part of broader structure plan for 18 Trotting Terrace Junortoun – Structure Plan Short term Kangaroo Flat 19 South of Furness Street, North of Granter Street Long term 20 Kangaroo Flat South Long term Maiden Gully Long Term – Consider as part of a structure plan 21 Hermitage Road for Maiden Gully North Long Term – Consider as part of a structure plan 22 Former Eaglehawk Golf Club for Maiden Gully North Myers Flat Long term – may not be worthwhile as much of 23 73 Allies Road – 45 Williams Road the site has already been extensively subdivided 24 69 Williams Road – 99 Williams Road ?? North Bendigo 25 Cohn Street Medium-long term Strathdale 26 West of Pratts Park Road Short term White Hills 27 East of Watson Street Long term 28 Buckland Street Medium term White Hills/Epsom/Jackass Flat 29 Bowles Road and Watson Street ??

This totals approximately 2,201.53 hectares and 959 properties.

There were additional sites investigated but because of significant constraints, such as a very high bushfire risk due to surrounding forest or already substantially being subdivided, are not recommended to be investigated further (see Table 2 below).

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Table 2. Sites not to be further invested and Priority Site Site Location Reasons for not considering sites further No. Ascot

30 Racecourse Road/Golfcourse Road Long term California Gully 31 North of Maiden Gully Road High bushfire risk Golden Gully 32 Diamond Hill Road High bushfire risk 33 Golden Gully Road High bushfire risk 34 Vains Street High bushfire risk and limited access Kangaroo Flat Limitations of assembly, vegetation removal 35 North of Furness Street (associated with SLO) and bushfire risk High bushfire risk, proximity to former 36 South of Ham Street mining land and limited subdivision potential Kangaroo Gully 37 Birds Reef Lane to Sheltons Road High bushfire risk Long Gully South of Maiden Gully Road and East of Proximity to old mining land and small land 38 Albert Street size Maiden Gully High bushfire risk and limited subdivision 39 West of Albert Street potential Significant Remnant Vegetation and 40 Edwards Road groundwater issues Myers Flat/Woodvale/Eaglehawk 41 Dalton Street to Sailors Gully Road Already substantially subdivided The surrounding area is heavily vegetated. This includes Crown Land to the West and 42 North of Williams Road North of site. There is limited access to the site Site and surrounds contain a substantial 43 Williams Road to Loddon Valley Highway coverage of remnant vegetation Site and surrounds contain a substantial 44 Hopkins Avenue to York Street coverage of remnant vegetation Sailors Gully 45 73 Letherby’s Road Significant Remnant Vegetation 46 3-9 Coakes Street Significant Remnant Vegetation Strathfieldsaye Arunga Drive, Strathfieldsaye Road, Osborne 47 High bushfire risk and limited access Lane Epsom/Huntly Marks Road to Leans Road, West of Midland Proximity to Coliban Water Treatment

48 Highway Facility Huntly

49 Viewpoint, Waratah Road Significant Remnant Vegetation

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Junortoun

50 Domain Village, McIvor Highway Already substantially subdivided

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