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I I I I I I DEVELOPMENT PLAN I I MPE LIBRARY I 1111111~11111111111~1111111111111111111111111111 M0002580 I . ~(TY\ ft».efL f(t€ I

I TOWN &· COUNTRY PLANNING BOARD. I I I I I WODONGA DEVELOPMENT PLAN I I I

I I

I I I I KINNAIRD HILL deROl{AN and YOUNG PTY. LTD.

I DE LEUW., CATHER OF AUSTRALIA PTY. LTD~ I (711. 4099 2453580 1455WOD:K Wodonga development I l copy 2 plan . I I ' ' I i I I I \ l_ ------____ ) I I I CONTENTS PAGE

I 1 ~- INTRODUCTJ;:ON I 2. HISTORICAL DEYELOPMENT_ · 4 I 3. · E~ISTING STRUCTURE 7 4. OB.:fEC+"IVES 12

I 5.. '.fHE DEVELOPMENT PLAN 16 I 6. COMPONENTS QF THE PLAN 6. 1 POPULATION, EMPLOYMENT AND. ECONOMY. 25 I 6.2 ENVIRONMENT 37

6. 3. COMMERCE AND ·INDUSTRYI ... 42 6. 4 TRANSPORTATION 48 . ' . I 6.5· HOUSING 54 6.6 COMMUNITY FACILITIES 59 I 6.7 SERVIGES 67.

I APPENDICES

I A. ACKNOWLEDGEMENTS B. SECONDARY INDUST~Y IN WODONGA c. WODONGA URBAN AREA NUMBER OF VEHICLES BY DWELLINGS I D. WODONGA URBAN AREA OC<;:UPIED DWELLINGS ·BY CLASS ...' HOUSE OGCUPANCY CHARACTERISTICS I E. RURAL CITY OF WODONGA BUILDING PERMITS ISSUED F. AGE - SEX STRUCTURE OF POPULATION OF WODONGA I G. SCHOOLS IN WODONGA H. SERVICE CLUBS, SPORTING BODIES AND CHURCHES I J. REFERENCE. PLANS K. BIBLIOGRAPHY I L. THE· CONSULTANT TEAM. I I I I LIST OF FIQURES I

FIGURE . LOCATION I Follows Page

1. ALBURY WODONGA REGION 2 I

2. EXISTING LAND USE · 10 I

3. TOWN PLANNINQ REPORT. 10 I

4. DEVELOPMENT PLAN 18 I 5. CENTRAL AREA PROPOSALS 20 I 6. HIGH STREET MALL 20 I 7. PROJECTED POPULATION GROWTH 28 . . . I 8. ENVIRONMENT 40 I 9. BYPASS ALTERNATIVES 48 I 10. E4ISTING POPULATION STR~CTURE 60 lL COMMUNITY FACILITIES. 60 I

12. SERVICES 68 I I I I I I

------I I INTRODUCTION I I Background Early in 1973, the Australian Government joined with the Governments of Victoria and New South Wales in promoting the development .of Albury­ I Wodonga as a major .population centre. The target population for the complex was set at 300, 000 by the year 2000, · A number of major I initiatives have been taken since then~ to .rea1i:i.se that objective. Present plans .indicate that the cities of Wodonga and Albury will absorb substantially increased populations as the growth of the Albury-Wodonga I complex proceeds. It has been agreed specifically .that Wodonga should grow from its present ·population of 12,000 .to accommodate a total population of 45,000. The 'l'own and Country Planning Board has prepared .I a report to this 'effect and the' reccnmnendations contained in it .have been accepted by both the Wodonga Council and the Planning :Co-ordination I Committee for the Albury-Wodonga project. Prior to 'the announcement of the Albury-Wodonga growth proposals; Wodonga had long been recognised by .the Victorian Government as a town I with"considerable .potential for the location of decentralized industries and population. In ·r'ecent years the co~bined· efforts of the Wodonga Council and·the Victorian Department of State Development have stimulated I substantial growth .in employment and popula~ion in Wodonga and, as a result, the city has expanded to the effective limits of its present . planning scheme. These current growth pressures, together with those that will occur as a result of the growth of Albury-Wodonga, have I necessitated the preparation of a new Development Plan for Wodonga.

I The Development Plan is described in this report, and has two major functions: I It will provide the conceptual basis for a formal Planning Scheme ·to be prepared in the near future.

In the interim it provides a working basis for the Board's and I Council's assessments of individual' development applications:

I A significant product of the Plan :Pas been the definition of a new Wodonga City Boundary. Within this proposed boundary the Wodonga Council will continue·to exercise its normal planning powers vis a vis I the proposed Albury"'.'Wodonga Development Corporation. Within the boundary the Corporation will act, in effect, as a norma.l developer and will conform to planning regulations laid down· by the Wodonga Council.

I - 1 - I I I Preparation of the Plan I In preparing the Development Plan, the Consultants proceeded from a number of assumptions provided.by the Town and Country Planning Board. They are as follows: I

That Wodo!).ga initially develop as a self-contained city with the context of the.. overall Albury-Wodo:nga project. I

That Wodonga grow to a maximum population of 45,000.

That the Wodonga Development Plan be compatible with long term proposals· for the Albury-Wodonga.region - insofar as these proposals are.known or foreshadowed at this time.

That the Plan provide environmentally imaginati~e and sensitive solutions to Wodonga's physical growth and development problems • I . : The major steps taken in preparing the plan were: I Interviews with a wide range of organisations and individuals including members and officers of the Board; officers of the Shire of Wodonga, residents and business people. 0f Wodon'ga, Victorian I servi~e authorities and State Government Departments, and a number: of-Australian G0vernment Departments (a complete listing of organisations- contacted is _contained in Appendix A). I Compilation of a comprehensive cadastral and topographical base plan.

Collation of all relevant maps, data and standards required for preparation of the plan. I .. Assessment of community aspirations and needs and of current problems and prospects within Wodonga. I Assessment of physical constraints to further development, and, based on population and employment projections, assessment 0f future demand for land and facilities. I L . . Preparation and evaluation 0f alternative deve+opment plans leading to the proposed plan. I ··.' During the course of preparation of the Plan, draft proposals were reviewed by the Board, the Planning Co~ordination Committee, and the Wodonga Council.. .. , .. -- I I I - 2 - I I I I I I I I I I I Reduced Planning Area Proposed Wodonga City Boundary I Road Railway I River Local Government Boundaries I I I

I O 2 4 8 12 16 km ~ CONTOUR INTERVAL 100 m I I 1 I ALBURY · WODONGA I REGION I. I The Plan·was prepared in a relatively sho~t period, and thus cannot be claimed to be·accurate or.definitive in every respect• It ·is likely I that planning for the overall Albury-Wodonga complex may be facilitated by minor modifications to the Wodonga Plan. However the objectives and proposals outlined in this report should continue.to provide a firm I guide .to the future character. an~:.fo~m o'f. Wodonga. ... I · Organisation o·f. the Report This report comprises the Development;: Plan and is 0rganised in six I sections. Secti0ns 1 to 5 provide broad backgreund·information and describe the majer planning proposals. Section 6 contains more.detailed descriptions.of individual .. elements of the plan together with assumptions I and supporting information. I Immediate .. Action It is suggested that .this report.be made·available by the. Board and the I , Wodonga Coun~il to State GQvernment instrumentatalities concerned·with implementa~ion ef elements of the plan, and to local groups and citizens in Wod.onga. Their comments arid suggestions should be sought formally I and in~ormally and : the Planning Scheme ·modified accordingly. . .

If as·a result of these consultations, the.proposals in· this report receive-general approval, then it ·is recommended that prepa~ation of-.a fotmal·scheme for.exhibition sheuld proceed as soon as·possible. I I I I I I

I - 3 - .I I I 2.· HISTORICAL DEVELOPMENT I

The Wodortga District has long been a pleasant and popular living place; first for.the Aboriginal tribes resident in the area and, more recently, I for European.settlers. According to.early reports, a tribe of about· two hundred.Aborigines held the area from Wodonga.to·Yarrawonga.as· . their te~ritory. They . . • identified the area now occµpied by the . . y I city of. Wodo~ga from the river flat plant life, calling it Wodonga ; meaning I "an edible plant growing in a lagoon". I The first contact in the district between the two cµltµres, Aboriginal and Europeall, occurred with the arrival of Hume and Hovell.in 1824. The explorers.crossed the river which they named the Hume.(later renamed the Murray) upstream from Wodonga. I

By 1835, pastoral occupation had spread to the district which was amongst I the earliest.settled areas.in what later became Victoria. In 1835 Mr. ·William Wyse established the Mangabareena and Bonegilla cattle tuns· for Mr. Charles Ebden.of Sydney. He was clo~ely followed by Mr. Ch~rles I Huon de Kerilleau who established the Wodonga.run fo+ his brother-Paul. The f~rst home$tead was built on.the south bank.of the Wodonga Creek, and Huon leased~ large ?rea of the surrounding country including the:area on which Wodonga now stands.. The early village which grew on the south I side of the Murray crossing was.first known as Huon, later as.Belvoir and .fin~lly as Wodonga. I

By 1845 ?· road had been built linking Melbourne and Sydney so making Wodonga an:obvious stopping place.before undertaking the river crossing~ I The Murray could be forded at low water in the su1!llller time but.as traffic betweert .. Sydney and MelbourtJ,e grew, a.punt.was installed and la~er.a bridge with toll gateso I

In the early 1850's Wodonga became·known as a 1 postal township' and a Revenue Officer,w~s placed in the town to.collect border duty. This I was a result.of the int~rstate t~riff war.being waged at.the time •. Wodonga re~idents.were discouraged from shopping in Albury by the: imposition of.a duty on new articles collected on 9rossing the border. A. further stimulus to the growth of trade in Wodonga was. therefore ·provided: I Early.actiyities included sawmilling and the servicing of travellers on trips interstate o}'.'. to and from the goldfields at Beechworth and elsewhere. Wodonga was a teamster and coaching terminal before the.bridge was buiit I and had.a number of hotels such as the Carriers.Arms.(later The Railway), The Terminus and:The Junction. I In .1864 Wodonga took a further step fo-rward with the opening of the first . Government school. In 1883 a second school. (Roman Catholic) had been · opened, the-, Government scl).ool,by this time having an enrolll!lent .of over I I - 4 - I I I two hundred pupils. I The growth of population and activity was aGcelerated·by several occurrences. First the Government decided in 1869 to·release land, held under lease; for selection. Huon retained a 640 acre.property and built a stone house I at the foot of Huon Hill. Nearby, he later erec~ed a large double storey brick house and named it 'de Kerriileau'. His first house at Wodonga I was converted into a hotel but later destroyed by fire. Secondly, the north-eastern railway line to Wodonga was opened on November I 21st, 1873 and the railway bridge ac·ross the Murray completeq in 1883. · As the gauge.was broader than that in use across the border, a change of trains was made·necessary.: I A rivalry over· the lo.cation of the changeover. station developed between Albury and Wodonga. The decision to locate i~ Albury was accepted with I disappointment by the residents of Wodonga. However, the Victorian Railways used Wodonga as the housing place for train crews, and the railway I provided a good link .for sending cattle south. · Thirdly, the first council for the Shire of Wodonga was constituted in March, 1876. In the.following years, Wodonga established itself as a I major cattle market. A cattle sale reported on August 28th, 1885, for example, saw 3,200 head· of cattle sold. Most of the cattle came from stations in Quee~sland and the buyers from the Gippsland, Western Goulburn I and Western Port districts. At.a sale on September 14th, 1888, 20,000 head were sold. The boom.sales saw up to 50,000 store bullocks from Queensland sold annually at Wodonga. ·A drastic cut in sales occurred with the imposition of a.Victorian State tax of thirty shillings per head I on the import.of cattle, leading to a crippling of the cattle market. Th~s tax was.not lifted until after Federation in 1901. Cattle were brought in then mainly from New England and the north coi:i.st of New South I Wales. Trade also .increased markedly with the opening of the Municipal sale yards in 1935. I More recent trends in economic development are discussed in the settion 'Components of I the Plan'. Preservation of historical.links provides a source of interest and discussion for the community. Retention of historical.buildings, I objects or areas of land by and for the community is therefore, encouraged. I '· I I - 5 - I I I In Wodonga the~e inclµde: I Water +owe+. St.Luke's Church. I 'de Ker'rilleau' •

R?ilway St~tion. I 'Cambourne' •. I

Under tl:ie pre!?,sure of a~celerat;ed growth.in the Albury/Wodonga regi0n · ~peci~l demin:tds will be created in W~4miga, partic~J.arly in, t~e town· I centre~ These demands need not be unne~essarily disruptive. The retent:i,0n of the _greater part of the:pre§ent character-.of tl:ie tow is consideted:to be.an important aim, in ensuring the continµance'of .the special historic attraction of Wodonga. I .. . - , . I I I I I I I I

I· I - 6. - I I l I I 3. EXISTING STRUCTURE I I National and Regional Context Wodonga is strategically situated within the major South.East~rn Australian population·cqrridor .. Melbourne with a 1972 population I of 2. 54 million and Sydney with 2. 85 million are . located 3Q4 kilo­ metres south west and 584 kilometres north east, respectively, by road.: The National Capital, Canberra, is .354 kilometres to the. I nort~ east by road. The.Albury~Wodonga region i~ the~efore ideally located ·for d~yelopment in terms of accessibility to the nation's I major population areas. . . Wodonga is also well located in.relation to seyeral of t4e nation's major tqurist attractions.· It is within the Murray Valley with its I vineyards and wineries, is 14 kilometres from Lake Hume, 84 kilometres from Mt. Beauty an<;l 121 kilometres from Mt. Buffalo. I Linl

I Wodonga will continue to function a~ the service centre for its rural hinterland although competition from other centres in the Alb~ry­ Wodonga complex will develop as.the growth.centre progresses. ·Howeve~, traditional ties with Wodonga:can be expected to remain; particularly I by rural residents with. relatives in the city. ·

I Wodonga has traditionally been a junction point fo'r several maJor highways; the Hume, Murray Valley and Kiewa Valley Highways. This I factor assures Wodonga of continued importance as a tourist centre. I Existing Land Use The historical development-.of Wodonga resulted in land ui:;e patterns which have bot;h helped and,hindered.later qevelopment,of the city. I Th~· initial.commercial area wa~ established between the railway line and;Wodo~ga Creek. However, as demand for space increased, development oc~urred to.the south of the railway line resulting in a divided business centre. Stqrage and industrial -activities occurred in the I north east of _the early comm.ercial area but more recently have established to the east and north west of t4e city. The major residential develop­ ment has occl,lrred to the south of the .railway line anc;l to the west of I High Street. I I - 7 - I I Land. use has been determined to a considerable degree by the location of the Hume Highway and the railway, with the natural tendency for highway-oriented activities such as motels, car yards and service stations te establish adjacent to the highway. Rail access has influenced the location of several of the large industries and the saleyards. I

Th~ existence 0f the Hume Highway creates problems in the city particularly with the increase in the passage of heavy road transp0rts .1 through the central area. High Street presently serves·a number of purposes namely as: I The major interstate highway between Sydney and Melbourne.

The major route through the city for traffic on regional intertown I trips.

.A major arterial road for intr~-city trips. I The main shopping area for the city. I Conflicts in traffic/pedestrian movement have 0ccurred as a result of this multi-use of High Street. The problem has been accentuated by the existence of the railway crossing. The regular use of the crossing by I passing and shunting railway traffic creates a considerable obstruction to road traffic movement along High Street. I :The street .Patter.n within the existing built up area is mainly on a traditional grid layout pattern. However, some 0f the more recent residential developments provide a structured street hierarchy with the I provision of local streets which serve only their residents. The movement of traffic within a rectangular grid system involves crossing intersecti0ns, each of which is a potential point of conflict. The I danger of collision~ has'· bee:n reduced at a number of points by the conversion of intersections to T-junctions. I Present residential areas occupy approximately 370 hectares at a nett residential. density of apout 35 persons p·er hectare. The majority of dwellings are single storey detached heuses. A number of single storey I flat blocks 0f generally 4 to 5 units have been constructed in vari0us parts of the town particularly along Beechworth Road. They have been built on standard residential allotments amqng existing detached housing I and generally lack sensitive design both in themselves and in relation to surrounding uses. I Wodonga currently has open space provided in excess. of that ·suggested by currently accepted planning standards. However, residents have expressed concern at the lack of play space close to home and safely I I - 8 - I I I accessib:).e by children particularly in the south western residential areas and the lack of publicly accessible extensive.open space areas. In I addition to the golf course, rac·ecourse, showground and creek reserves, the land use survey revealed 1 hectare of playground space, 20 hectares I of.active open space and 8 hectares of passive open space. The.setting of the city on a tree studded plain, the existence·of · attractive creek valleys, and its proximity to the River Murray give I Wodonga a justifiably 'rural city,. character which should be perpetuated. The natural tree cover within the built up area has been largely I destroyed. However, some replanting has occurred. The residents are served by a range of community facilities. There · are at present two kindergartens, three state and two private primary I schools and.two state and one private high school. A large number of service organi~ations, sports clubs and specific interest clubs have· been organised on an active basis in the city and cater for a wide range I of interests, (see Appendix H). There are also a district and a day hospital serving the city. The recently completed Civic Centre has added a feature of significance to Wodonga. The Centre includes a theatre, small hall, ·an art display area and a senior citizen's club I and is providing an important venue for conferences of national I importanceo Industry at.present occupies about 80 hectares. The industrial complex to. the north west of the city contains the Donga Meat Plant, Uncle Ben's I pet food factory, and Gadsdens can plant. The major firm in the industrial area to the north east is the Bradford Kendall foundry. Expansion is extending to the lower slopes of Huon Hill with the con- . struction of the Sunicrust Bakery and the proposed Sanyo plant in that I area. There are also industrial premises along the Tallangatta Road. The existence of railway facilities has been important in the.,location of some of the major industries. However, their siting near the city I entrances provides visual problems which can be overcome by tree planting and landscaping as in the case of the Sarah Coventry premises. I Land use within the town centre is also shown on Figure 2. The Town and Country Planning Board survey of commercial floor space, in 1973·, determined that retail activities occupy l~,500 square metres, banks I and offices 7 ~600 square metres, storage· and depots 1,600 square metres, services 370 square metres,' public uses 830 square metres and industrial 3,000 square metres. There is also some residential development · I within the town centre.

I The Council has provided 630 permanent off-street car parking spaces and proposes a further 425 spaces. Short term parking occurs in High Street and other streets in the centre. The off-street parking has been linked with the High Street frontages· by way· of a number of well I located shopping lanes. Ready access is thus available between I - 9 - I I I the parking areas and the shop entrances. Some shops have added entrances opening. onto the car parks. I A nqmber of corner shops serve the day to day needs of the residents. Th.ere is one corner store . type: shopping area serving approximately each,1200 persons.. The secondary Wodonga South Post Office is I located in one of these. I Past and Present Policies I The Wodonga ~ouncil commenced its town planning activities in 1962 with the submission of a~ initial planning proposal.to Council by t~e Shire Engineer. The resulting Interim Development Order gazetted in 1963 covered the town area, .sele<;:ted highway frontages. I and frontages to.Lake. Hume. In .1967 this Interim Development Order was revoked by Council and a ne~ I.D.O., covering the whole.of the · Shire was gazetted. This was based on a more det~iled scheme t~at I had been prepared by the Shire Engineer. This I.D.O., in conjunction wit~ the .ovens and Murray Interim Development,Orders cu~rently. proviqes the basis for planning control in Wodonga. I

In July 1972, the Shire Engineer prepared further guidelines fqr the development of Wodonga and submitted them to Council in the form of I a "Report on Town Planning in Wodonga. II ' This report' rec011:unended that Wodonga grow to a population o~ approximately 42,000. A plan accompanied the report and sho~ed tlie proposed distribution of. land·. I uses and directions of growth.. This plan is reproduced in outline. form.as Figure 3, and proposes an outward expansion of Wodonga and. allocate~ tracts of land for various uses. A oecisive and far reaching I policy was established in that residential development.was limited in height.to below the.750 feet (228 metre). contour. The·natural skyline is thereby being preserved and reticulation.of water simplified. The Shire Engineer also suggested an irifrease of residentii;i.1. density I near the ,t0.wn.centre and upgrading of :arterial ro.ad$ within the city. I In July 1973, th~ Town and.Country Planning Board,completed a study on the feasibility of increasing. the population of Wodong~ froni 12,000 to 45;000. The ~eport of tlie st~dy c~me to the.foll9wing I conclusi~n:, "A study of the.constraints on development has I demonstrated that t~ere.is sufficient land to the immediate west and to a lesser extent, to the immediate ·east and squth west of the town.to ac~ommodate expansion to.a population of 45,000 I without prejudicing the.major conservation·values of of tlie area or.caus~ng any significant development problems .... · (Page 31). I I - 10 - I I I I I I

.•? 0 I • .2 •:E I Pearce Street

EXISTING MAJOR I AND MINOR ROADS I

- Residential

I - Industrial

- Commercial

I I I Public Purposes I I I Special Uses - Open Space I I I

0 250 500 750 Ill I n...n...n___s-- I I 2 I EXISTING I LAND USE - - ~\\ \ '-' I ~ J \

... !L : ~.ll r I / . · .. ~ \ , - ' - ~ I i ., I ./'. I /I AREA DEVELOPMENT IN AREA J, l ...... - J1:1:1:1:1:1:1t~ Residential ' / j .- I \ Industrial ' ' ~ I '· I Industrial - Residential I '\i.' rA \ ,.. ~.. ' ,.. \ \", Commercial - Industrial \ \ ·. ~,,.....__ \ j Commercial - Residential I . ',. ;)- Extractive I ' I I

I ·' I

- "."·

, f ...... I ') I I r. I I ,. I O 500 1000 1500 METRES ~

~ - ..... :- I ., . _, r· '' I ' ' / 11 3 \ TOWN PLANNING ,, ' ./ / / I llO • po ~I ,_, it·· I t ",j. ~'1!,,_ !.."! +, REPORT I

I . The study defineQ. the general area. in which future <;leveiopment·:colild take plac.e ·and suggeste_d estimates of land use area allocation. I Detailed surveys of.existing conditions in the town centre and.city ge~er~lly were.undertaken for the study and prov~ded basic data.in I preparing the Existing Land .Use Plan (Figure 2). · ·.

I . :.· I I I I I I I I I I I I ... II ii - 11 - 1• I I 4. OBJECTIVES I

The physical planning of a.community involves the organisation o~·its land USef'i and: commi,mic.;ttions ·system in a mann.er best suited tq the. I use and ·enjoyment of all residents. Planning for the f~ture needs of a community requires detailed cqnsideration of matters sue~ as movement from home to employ~nt; ayailabi+ity of.shops and services; accessibility tq open space and·recreation areas, and efficiency of. I land-use in terms of provision o~ power, water and sewer services. The major underlying objective is usually defi~ed_in terms o~ improve~ents to t~e social and envi ro~me~ tal c<~mdi tions enjoyed by the community. I

In achieving these .social and environmental ·objectives, opportunities neecl, to be createq for employment, education at all levels, shopping, I recreat~on, healt.h and welfare and cultural a~tivitie~.. The J?evelopment. Plan identifies existing deficiencies in these areas, recommends facilitie~ to be provided in the future, allqcates 'the necessary land I in appropriate localities and of appropr:i,ate area to satisfy needs, ancl,·makes provision for tqe supporting transportation and servic~s infrastructure~ I

The-expressed needs and aspirations of Wodonga's present residents have prqvided the fundamental basis for the definition of social and I envirorimerital objectives, and have been the .source of a.number of. speci,Iic planning proposals. An _exercise in inform.;tl residen_t consultation was conduct~d during the study and involved contact with I a number of groups and individuals in Wodonga. Groups included the Apex anq Rotary Clubs, .Chamber of Commerce, high school·stuqents, and a number of local businessmen .. Comments and suggestions obtained were diverse, yet all,groups and individuals showed remarkable. I unanimity on major issues. A range of cqmments is reproduced.below. I General Concept; Environment and Social Matters I There was a plea for the creation of a.city which would·be. inter.esting to bot~ resi~ents and visitors~ Fl~xibility in future planning should be allqwed for. I The c:i,ty should be surrounded by a green belt, preferably accessible _to the public. I Strict e~vironmental controls should be placed on.industry. Controls should cover noise, air and visual pollution .. Legislation on environmental cqntrol should be standardized I th~oughout.the Albury-Wodonga region.

Child care centres should be provided for working an.cl shopping mothers. I I - 12 - I I I There.should be.a better spread of facilities for aged and I invali<;l pe~sons thrqughout the city. Job·oppor:t\inities should be created for advancE1d leyel school !~avers.

I Tertiary educatio~al opportunities should ·be created •.

On future growth, several people . .obj ec·ted to any ·increas~. I Mo~t acC:epted growth.as be~ng inevitable. I :'A :new hi:gh -school. should be built immediately. Wo<;Ionga ·hospital cshoU:ld have ,more. training facL\.itie.s so that I girls do not have t.o _go to.Waqgaratta hospita+ to train. M~re kindergartens should ·be.provided. I Schools should be integrated wi.th other community ·facilities .. The water tower should.be preserved as it is .a landmark-in the I city. Developers should provide larger.blocks.

The resi4ents should be kept more informed (by Council) on I pl.anning matters.

I Recreation, Open Space, Tourism

I Th~ existing stockyar~s shoulc;l be relocated and the site used· as.a botanic garden. I Th~ existing railway. yardf? west of Hovell Street shr;:mlc;l be releca,t~d and· m~ed as a botani~ garden.

A:cemmun~ty centre sheuld be provided for use by.teenagers I and should include indoor,games, co~fee lounge, dance.ha~!. More· small play areas should be _previded clese to h9.llle_s ....

MQr:e ·large accessible open space. areas should be prov.ided. Mo~t adj~cent open land.is presently owned·private+y.

The river flats should.be open to the public.

La,rge.areas of tQe river flats shoulc;l be set aside as I bir~ sanctuaries. I Wodenga ne~ds a new caravan park. I - 13 - I I I Wodon$a needs .a new golf, coun1e.

An area sho~ld be set aside for use of trail bikes and I mini bikes.

Traffic I

The.railway crossing on.High Street sho~ld.be eliminated. I

Provision of corridors of land for future public transport should be made •. I High Street South shouid .be clqsed. to thr.ough traffic.

An airport should be established severa:).. miles to the· I west of Wodonga.

A light.aircraft.field should be incorporatecJ into the I proposed new saleyard. The·railway line should be run underground thrqugh.Wodonga. I

The· railway line shoulc;l by-pass Wodonga a~ong ,_the alignment.· of the prop.oseq Woqonga. by-pass. I Bicycle _path~ should be provided for in the plan .. · I Conunercial and .Industrial Development. I Wodonga shou+d not be _allc;iwed to become. the industrial ''sink-hole' of the _whole Albury...:Hodonga complex.

Serviced industria], land should.be provided in excess of deman4. I

Any new shopping centre shoul<;l be located anc;l timed such that it woulc;l·not adversely affect:the e~isting c~ntre. I

A_shopping mall.should be.created in High Str~et.

Strict envir9nmental controls should be placed on industry. I Industry should all be shifted out.of ·t9wn. I The sa],eyards should be shifted out of town. I From the range of conunent obtained, we were able to derive a. n~ber of basic 'object~ves on which there was conststent agreement~. I I - 14 - I I I (1) Wodonga should be all,.oweq to grow, .but not to. the detriment .. I of.its "rural" character; (2) The·existing town.centre ·should'.remain·the dom:Lnant.cen1;:re and ·should . be improvec;l to : the point where .. it can begin to . I provide.an altern~tive to Dean Stree~, Al~ury; (3) The provieion.of·adequa1;:e coll)munity facilit;i.es, in.particular ·preschqol, .. secondary and. tertiary educ1:1;tio~al ·f~cil:i,ties . I should b~ a matter of high,·priority;

·(4) ·.Extensive ·na tu;al . and deyeloped open. spaces should. be p.rovided wi-.thin,.and adjacent to the t~wn, with safe, eas_y .ac~ess .. from I all houses; ·

(5) Envir01;1mental standards should be hi.gh .. Attraction of .industry I .to Wodong~ should not ·be .at the expense :of the existing rural,environment;

I (6) More ~pportunity should be.given for part~cipationby citizens in the ,planning process. , I In large measui;-e these objectives have·been given e~ression in the Plan •. In Section 5 suggestions for th.eir ,.implementation are outlined in I more detail. I I I I I I I I I - 15 - I I I

5. THE · DEVELOPMENT PLAN ~ . '. I Introduction I This section O'l,ltlines the major planning proposals. in summary .form •. ~ection 6·contains supporting information, assumptions, and further details of proposals. for th,e basic; components of the plan. . These I cover: Population; Employment and.Economy . I Environment

.. Commerce and In~ustry I Traffic and Trci.nsport I Housing Comm'l,lnity Facilities I Services. I Figure 4, The Development_Plan, is located on the following page~ I Development Constraints and·Opportunities

Basic data used in the assessment.of ·areas suited for urban cj.evelopment I was provided by an extensive.environmental ana::j.ysis und~rtaken by the Town.and Country Planning Board prior to preparation of tqis Development Plan. I

The principal opportunities for the expansion o:f Wodonga are limited I and lie mainl,y to· the south.and west of the·existing urban areci. •. North. of . Wodonga the River Murray flood plain closely defines. the limit of land,suitable for urban development. Growt4 is also constrained on the east and·south by steep hills and the Bandiana Army complex. I In assessing.the. physical e~tent and.location of ·new Qevelopment areas a number of fundamental alternatives were reviewed. One alternative considered the development of a.higher density town involving limite4 I expansion of existing areas. Another considered the establishment of new, fairly self contained. urban areas west of Parker~ Road ancF south of Wodonga along Castle Creek.Road, However the alternative I I - 16 - I I I recommended involves a predictable expansion of..Wodonga's existing urban areas, mainly to the south.and west.: The principal reasons I for selecting this basic.alternative lie in the extent of development committiients made so far, and problem.s ass~ciated wi.th exJ,ension of · I services. _

A new Wodonga City Boundary has be~n defined on the basis of environ~ mental considerations, the extent·of existing and.committeq ~rban land, I a~d the area required to accommodate a total population of 45,000. This bound~ry is illustrated .in Figure.4.1 Within the boundary, signif ican:t natural f eatur~s have been retained as part of the proposed I open space·system.

I General Description

The Development ,Plan proposes that Wodonga expand to _accommoda ~e ·a I populatio~ of 45,000 through_growth to the west and·south of the. exist~ng urban area, and thr~ugh increases in density in the existing central areas of t~e town. In their detail.the proposals of the plan I respond. to th~ objectives outlined in Section.·4. - The major structural elements of the plan are:

Re~ention o~ the one~mile arterial grid together with provision I :for .inner and ._centre ring routes.

Re~ention of the existing Town Centre as the dominant centre. I This involves conversion of part·of High Street int~ a pedestrian mall. I Provision of a site on Felltimber Creek Road for a, future commercial sub-cent~e to serve the _far western areas.of.Wodon~a.

Allocation of sites for. a mnµber of local. shops and groupings I of c9mmunity facilities, to serve the day to day needs of the residents.

I Extension o,f current industrial areas in: the east~rn part of the city·~ with access from residential areas beihg I facilitatedby north-soutQ. arterials and proposed ring routes. Provision for a·continuous.network of open spaces based.on existing significant natural features (water courses and I existing vegetatibn); The network would contain parks, I 1 The boundary is shown.on a base map in Figure 8. I I '."" 17 - 11 I playing fields and golf course, walking paths and bicycl.e paths.

Provision of a wide range of connnunity facilities grouped along I and accessible from the open space network. Redevelopment of the .existing showgrounds and racecourse site I as a major "in-town" medium density residential development.

Eventual dev.elopment of the prese11t saleyard,s sites as a city park and location for public recreational a11d·entertainment I activities.

Reservation of a large area of land to the north east of I Wodonga for future public uses pe11ding resoiution of planning proposals for the overall Albury-Wodonga complex. I Disruption of existing development in Wodonga has been avoided, as f?r as possible, given the need for major growth. Further, measures. have. been suggested to up.grade existing residential. areas. I

Industrial sites have already been developed over a wide are.a .. The D~velopment Plan consolidates future industrial development I in two major areas with convenient vehicular access to highways avoid~ng residential areas .. I Gen~ral business areas, partic~larly those oriented to highway activities, h?ve been located along the Hume Highway western. entrc;tnce.to the city. They incorporate a variety of present uses, including.the drive-in theatre, motels, hotels, a carava11 I park, service stations and various light industrial uses. An area either side of the highway between the town centre and I the causeway has been reserved for medium density residential development~ Severai motels are already located in this area and it is suggested that this trend be encouraged to create a tourist centre immediately north of the town centre visible I from the proposed Hume Highway by~pass.

Me9ium density residential areas are the proposed future use I of some residential sites as a means of providing diversitY. of housing types. Th~se are proposed around the existing town centre, on the redeveloped racecourse site and located near I community centres in new areas. Use of th'ese areas will place a greater concentrat~on of residents within convenient walking distance of centres. Careful planning of these areas including cons9lidation of smaller sites will be necessary to ensure I that they are sensitive to and are harmonious.with their surroundings •. I

Opportt,mities for achieving 'ideal' planning solutions have been constrained to some extent by the growth of Wodonga around the I meeting of highways and the railway, at the River Murray crossing, and I - 18 - I ,--- I I I Industry I - Residential; Low Density - Residential; Medium Density I Existing Public Uses I I Reserved For Future Public Use I Central Commercial Area - General Business Areas I -Ill Proposed New Commercial Sub-Centre • Proposed Local Centres

I HS Proposed High Schools (p =private> I Hume ....uHnnuininnuu,#c"

jl ~ PS Proposed Primary Schools

I Minor Arterial Roads I Future Arterial Extensions Proposed Wodonga City Boundary I ------

I ...... MILITARY LAND ...... I

I 0n...n_n______500 1000 1500 METRES I I 4 I DEVELOPMENT I PLAN I I by the need to avoid I119-jor disruption to the _existing city structure. The.existing features of t4e city have·been enhanced by innovation I within the present structure. .Improvements proposed for the _town. centre will give a special character to the city while still conserving the form which clearly identifies the historic role of the city as I .a crossing place;

The proposed new residential-areas will have the~r own character which I will be dominated by an open space network within which community facilities will. be integrated.· Opportunity will exist in new areas for most res.idents to walk safely to a school or to a shop, p).ayground. I or park,· without crossing a major: street, .by utilizing the ?l'en space network.

I Development of the city to a population of 45,000 residents will not change significantly the appeal of Wodonga as a rural city. The · of t~e regio~~ benefits of a~cess. to the.extensive. natural.resources. I and.the aspirations of residents for a city providing a mor.e extensive. range of e~ployment, education, entertainment, goods and services I will be realized. I Existing Townscape The existing residential areas, .and in particular those .west ,.of High Street, between the Hume Highway and Pearce Street, are in need of: I some selective environmental improvement to ensure thqt they approach the stan4ard of new areas. It is important that the~e areas are upgraded so that existing residents are not disadvantaged by comparison I with newcom~rs. Through traffic from ~ew areas to the west can not be completely eliiliinated, n<;>r should it be, but roads have been arranged so as to make the Hti.me Highway and.Pearce Street.the most desirable. routes to the new western residential areas. Lawrence Street from I House Creek to High Street has been downgraded and a new link from Lawrence Str~et tc;> the Htime Highway is proposed along House Creek •. A further:~ bridge and road across House Creek would encourage additional I through traffic in the existing western r~sidential ar:eas of Wodonga. Even without this additional through traffic, some carefully placed street closures are"necessary to improve.the safety and amenity of. I this establisheq area. The final location of street closures should be th.e subject of a later. traffic and environmental study in which the local area residents could be as~ed to participate. Together with road closur17s, additional· ·small· local playgrotin4s and parks could be I develope4 in this area to advantage. . Many streets have well established trees·, but pruning under power lines has been sever.e and consequently the trees do not realize their full environmental potential. Under..:. I grounding or rerout=i:-ng of some power lines, tqgether with a supple- .mentary tree planting progr?mme, will have an immediate,effect on the . attractiveness of the street!'! in existing residential areas •. I - 19 - 1-J I I The Town Centre I The existing Town Centre of Wodonga straddles. two national highways, the Hume Highway and the Murray Valley Highway. These carriageways are not only national highways but .also are intensively used by intei;­ centre traffic. Con$truction of the Wodonga by-pass on the _Hume Highway I will provide some relief from through traffic, but the remaining street pattern in the centre of Wodonga makes sensible development of the · Town,Centre difficult. In the light of this problem a.number of I basic alternative forms were reviewed for the Town Centre. These included downgrading its significance in relation tc;> any new centre ·l.oc~ted to the west of Melrose Drive, and, over time, shifting the I focus of the existing Town Centre.from High Street westward to Hume Street. I Local retailers and residents have expressed enthusiasm for proposals· to convert High Street south to a pedestrian shopping mall.. This prospec·t .was also for~shadowed in the "Wodong_a Study" which suggested I the possibility of a ring route carrying traffic around a mall based on High Street .. I Other factors also reinforce this possibility, particularly the Council's existing and proposed car park development around the perimeter of the centre and the large Civic Centre site on the north I side of Hovell Street for which further public buildings are propo$ed. , All combine to s~ggest that traffic should be routed around the centre as illustrated in Figure.5. To allow relatively free vehicular I movement around-the centre, some.street widening would be necessary (particularly at the western end of Jack Hore Place ·and the north side of Lawrence Street, between High Street and Hume Street). High Street could then be converted into a pedestrian mall with major I shopping generators at either end on the western.side and in the centre of the eastern side. I

While the mall·proposal has obvious benefits for the centre, careful c9nsideration must be given to its landscape development, because of its I width. the planting of.mature trees with seating and other street. furniture, if carefully integrated with special outdoor fe~tures su~h as an occasional street market, a bazaar of specialty shopping and a refreshments kiosk in the centre of the street will overcome this I difficulty and proviqe a unique character for the centre which may enhance its competitiveness in the .region. Figure 6 shows High Street today and gives an impression of its potential as a pedestrian mall. I

Hovell Street is closed only at its southern end to provi~e pedestrian I acce$S to and from the Civic Centre by way of an extended "Civic Square" around the existing Memorial and incorporating the water towei;. The retention of the water tower is seen as important, and further, it I I - 20 - I I I I 1:::::1 Central Area I Commercial -I I Public Purposes Reserved For Future I I I Public Use (~t:ft~t~ Open Space I Parking - Excluded Area I Railway I I I I I I I I

Lawrence O 50 100 200 M m: I ~~~_:-~~~~~I ~~~ ;:~

;~· I :;~ :{ f I t 5 I CENTRAL AREA I PROPOSALS ' I I I I I I I I I I I HIGH STREET I I I I I I

I - · ~ ~~ I ~ / 6 I HIGH STREET MALL I~-- I I is suggested that its dominance "may be enhanced by ca·refully designed I super-graphics to give the centre a progressive and lively quality.

Sites.on the west side of .Hume Street and.the south side of Lawrence I Street.have been .suggested as suitable for offices and associated commercial and professio~al use~ •. ·T~is proposal cqmpleme~ts tqe retail.developm~nt and further. reinforces· the viability of a route I around the _town. centJ;e.

The c~mmercial area n~rth of the railway line has not been changed. I in .any major way .. Its continued use for highway ori~nte4 trading, hardware, garden supplies, motor par.ts and ·similar enterprises is suggested.. The inclusi_on or .the two exist.ing private school sites I into this zone ·is .in keeping with the ,plans Qf the Catholi_c church, who wish to relocate.their activities in the residential areas to the I west of the town. Floor space pro]ections ·for the Centre -suggest that there wil~ be no I need for buil~ing heights to exceed_.three stories.

The cattle ·sale ·yai::ds sou.th. of ·the flume Highway are already well treed I and·little _imaginat~on is nee4ed tq see.their future use as .a public botanic park associated with the town centre. The closing of.Smythe Street between the Hume Highway and Stanley Street ·f~rther reinforces . . this idea, linking .the propo~ed botanic·pa~k through the _swimming I pool.park.directly to the Town Centre. The sale yards.to the north of the Hume Highway have be~n reserved for future public uses, such as entertainment~ ch~b or youth facilities... Sites near the existing I _,Police Station are :suggested for relocation of some community service facilities such.as the Fire Service. I Thedevelopment,plan for the centre _reinforc~s def?irable trends in, the development of ,the existing centre and incorporates many.locaJ,.ly held notions about its future. While there is no perfec.t solution I to the W04onga ToY!Il Centre'· tec~nical analysis has in most q1ses shown t_hat the .ideas described above are ·realistic and desirable for an attrac~ive and competitive centre. Further supporting I infor~tion on overall·transportation implications.and on floor space and-parking area estimates are contained in Sections 6.4 I and·6.9 respect~vely. I Proposals in Summary The various land uses ·an.d · f ac:i, li ties which c0mprise'the pevelqpment Plan are·described in detB;il in Section 6. A summary of additional· I land and facility requirement~ fellows but shoul4 be studied in I - 21 - I I I conjunction with the detailed analysis.

Population is to increase.by 33,000 to 45,000 by 1990. I

Employment is to increase.by 13,000 to 18,000·of which 7,600 will be additional basic jobs. I

Retail floor space will require an additional 31,000 square. metres in town.centre, a minimum of 4;600 square metres in. I sub-centre and 2,800 in local centres. Local centres an additional 20-25 required. I Office space may.accommodate an adc;litional 2,970 office workers who will require a total· of 34,000 square metres of office space. I .. Industry will require an additional 4,500 employees on 120 hectares plus storage space. I Warehousing and Storage will require an additional 60-80 hect(lres. Kindergartens an additional 18 to 20 required. I Primary schools an additional 5 sites for State schools on a tot~l ·of 10 hectares and one,ac;lditional private school site. · I High schools. an additional 3 sites on a total of 15 hectar~s and one additiona],. private· s choo 1 site. I Health will require a new hospital on 12 hectares.

Welfare will require additional senior citizens rooms, child care centres, chemists, a sheltered workshop, a geriatric nursing home, I an emergency children's home, cr:aft centres and a· family planning clinic. I Recreation/Open Space will require an a~ditional 60 hectares for major district open space; 19.8 hect(lre~ for minor district ope~ space; 53 hectares for a golf course-country club; 17 hectares for local playgrounds and parks; a botanical garden of 4.5 I hectares; and a caravan park of 5 hectares.

Residential land will be required for an additional 33;000 persons, I 75% of whom will live in low density developments and.25% in high density developments. Residential land.will extend west to Parkers Road. Redevelopment of selected i·nner ·a.re(ls and of the I showgrounds and.race~ourse site is recommended for medium density housing.

Transportation the existing one·mile arterial .grid is retained; I i"nner and outer ring routes are proposed around the town; High Street South becomes a pedestrian mall. I I 22 - I I I Implementation I ·It is ·recommended that. this report· be ..used: to obtain. comments. from key Gevetnment Departments, authorities and.private 0rganisati'!>ns.who were interviewed du~ing the initial, stages.of preparation of the plan. The I Council of the ·Shire of Wodonga will be the principai contributor at t~is stage·,· Followi-q.g the receipt of all comment~, each ·will, be cqn-. sidered .tQ the .extent th~t it affects the Development Plan. : Certain I revisions may be necessary to th~ Deve~opment,Plan and from which-revised plan a.for~! planning scheme .will be prepared. In the ,interim the Development Plan will serye as. a basis for assessment of development. I applicat:i,.ons, and.as a means .0f·informing indiviqua],.s·and-qrg~J;lisations of .the general nature of the Council's'planntng intent;ions>!n the ·area.

I Following publicat:i,.on of the .Plann:i,.ng scheme the. standard proceq.ure. for public exhibition as required by the Town·and Country Planning Act, will be followed. During this period a. publ,ic meeting may be necessary I te allow further communicati0n between the _c0.mmuni ty and. the planners •. Significant gi;o~ps in the community such as the .. Chamber of Commerce, . Apex and Rotary clu,bs.etc •. may be given individual.presentations and. I asked t:o cqmment: on or discuss the_planning scheme in .more.detaiJ,.~

The Planning Scheme .will be based on the Town .and C0un.try Planning Board's I format and.will .consist of a"Q ordtnance and a map.· Th~ ordinance· ' explains the map and 4~tails the requirements.and restrictions.of the scheme. The Board:. has a, standard. forl!IB-t which di yides the scheme into I seven part~:

1. Preliminary: . sets out t~e formal introduction -to the schel!le and I co11tains definitions of the ter~s used in the-,ordinanc~. 2. Regulation of the Development and Use of Land: t:his incluq.es the I zoni,ng. table·, sh~~ing what uses are permi t:ted fa?- the _varioµs zones . and u~der what c9ndi.tions •

3. Applications for Consent:_ sets out ,matters to which the responst'ble I authority must have regard in its consideration 0f permit applicat:ions generally and traffic generating uses specifically. This is of value te th~ applicant te the extent that; he is awal;'e of _the more I imp0rtant. co.nsi~erations ·likely to affect~ the issue of a permit and .to the responstb.le .authority in provic,Ung guidelines for its I considerat:ion of t~e application. · 4. Reservation. of Land: sets. out. controls. on the. use. of reserved lands. generally and.in particular contains the conditions under which land ~y be used pending its use for the purpo~e ·fol;'. which it .is I ref:!erved. I I - 23 - I I I 5. Non-conforming Use of.Buildings, Wor~ and Land: some.existing· land uses will not c9nforw to-the provisions of tqe s~heme._ Part 5 sets out in explicit terms the rights of non-cqnforming I users in relatio11 to extensions, a+teratio~s and·rebuilding. The basic premise is that the scheme-does no~ prevent the. continuance o~ a non-conforming use without compensation. I 6. Special-Provisions• The special provisions cqmplewent the.broad ·Controls afforded by the ·zo~ing tab+e in_Part 2. This part sets out the conditions .. under which dev~lopment may be.permitted and· I includes such matters as: subciiv;i.sion requirements, parking standards, flat co~trols, ad~ertising, service station standards camping area controls, junk yard controls, tree-preservation.and I any other c9ntrois apprppriate. to the p·lanning area ..

7. General: While th~ basic format of the ordinance does not change, the controls imposed by a scheme may.vary considerably from I place to place;. I~ the case. of Wodonga we would; favour use of less and·broader zoning categories for regulation of land use~ coup~ed with wider use.of performanc~ standards for spe~ific I activities. This is reflected in the limited number of zones shown in the Development Plan. · · 11 A number of aspect_s of. implementation of the Wodonga Deyelopment Plan will involve positive and er:i.trepreneurial actions by Council. Tl~e I reloca~ion.of .the showgrounds and racetrack coupled with redevelopment of their present site is .such an instance, as is the implementation of the High Street mall proposal. I I I I I I I I I - 24 - I I II I COMPONENTS OF THE PLAN.

I . ' .-·· '" 6.1 POPULATION EMPLOYMENT AND ECONOMY

I Population Growth

The· popul{ition of. the city of Wqdcmga has incre~sed steadily over .. the I years-while the.population of.the rural areas o~.the Shire of_.Wodenga has decre'ased~ The relevant, Census ·year statistics. are· given. in Table l •· ·

I TABLE·l

POPULATION -.SHIRE OF WODONGA I .... Census· ·year 1954 1961. 1966; i971 I Urban area 5259: 74.98 e653 10533 (city of Wedonga)

I Rural area 5665. 5470 3225 2546

Tota:i:·snir~ 10924· 12968 .118i8 13079· I . ~·. I tt . can be $een that there has. been- a ~teady. r~ral gepopulation of the .shire in the :17 ye~rs since 1954; accempanied by the reasonably rapid .grawth of·. Wodonga itself~ Unfortunately there.is no.informa~ion av~il~ble .to I det.ermine the extent· to which Wedenga has growp. at. the .expens_e of the rural areas -·that is the degree.of movement from nearby.rural areas into·Wodonga. · However, with the implementation of aGcelerated grewtq policies for the. I Albury-Wodenga region it ·is reascmable to as·sume that. rural depopulation in the.Shir~ of Wodenga will be rever$ed.

I Since 1954 a number of factors have·centributed to the fluctuating growth in the .. Shire, and, as a result, in Wodonga~ Completion of work on the Hume Weir led to constr~ction workers leaving. the district to ob.ti:i'in work elsewhere, I and the standai;disatiGn of th~ rai;Lwaylin~ between.Sydney and Melbourne reduced the.level.of eiµployment in railway and related activitie~o Further growth. of Wodortga re,sulted from a change in Army housing policy which allowed I for pe~sonn~l to· l,ive away from the -Bandiana. base-a This resulted :i,n considerable number$ of . p~rsonnel taking tip resi~ence· in Wodonga · and ·Albury. The.closure of the Bonegilla Migrant,Hostel caused.the.movement ef some resident ·migrants irtte Wodonga and Albµry. More·recently,°movement into th~ I are~ ha~ incr:eased with .. rising expectations. of new oppo~tun·n:i.es in. Albury- . Wedonga as,a result of the agreement to develop the region as a majer grewth I centre •. - 25 - I I I The· Town. and Cc:mntry Planning Board's "Wodonga Study'.' and -the Shire Engineer's "Town Planning Report" both.suggest a.maximum populat;:ion for Wodonga of the.order 45,000 people. This target.reflec;ts.the desire I of most residents.of Wodonga that the town.grow .in order to provide more, amenitie·s · a.nd, serVices, without, hc:mever, loss of Wodoriga' s. "Rural City" character. Within the context of planning for the overall Albury~ I Wodonga cemplex the.populatiqn level of 45,000 has general acceptance as a desirable an<;l realis~ic ceiling figure.for Wodonga. I

Given,that ceiling there.remains principally the ques~ion of the appropriate rate of growth. In.preparing rate of growth estimates; we have assumed that accelerated growth policies. will be i~plemented. The I full range of factdrs.considered in.preparing projections were: I The.target population gro~th for the total Albury~Wodonga complex •.

The likely sharing of this target population growth.between.Wodonga, Albury and possible other urban areas .to be.established as part of I the complex.

The ceiling population which ,can be absorbed by Wodonga. I

. : The m~imum rate·of:.apnual f..ncrease which the Wo<;longi;1. City Council . cc.i.n mi;1.nage with the.:i;-esourc;~~ at its disposal.· I .. The.earliest date at which other urban areas (apart from Albury) can commence receiving popµlation as part of ,the growth of the total Albury~Wodonga complex. I

Thµs in preparing projections, the following assumptions have been adbpt~d - I

(1) A target population for Albury-Wodonga.as a whole.of 300,000, by the 11 year 2000 A.D~ (2) A population ~rowth path for Albury-Wodonga as set.out in Table I (3} That population increases ar~ shared equally by Albury and Wodonga initially with both cities growing at.equal rates until new centres can begin ·accepting population •. I (4} A. ceiling population for Wodonga of 45 ,ooo ..

(5) A maximum acceptable growth rate of 5000 .p.a. I

(6) 19~2·as the earlf..est date at which ."other" centres can absorb projected populati9n increases •. I

(7) TP,at the r'ate of growth of Wodonga will be restrained (by land· limitations) as the ceiling population is approached. I I /' - 26 - I I I I ·The population·projections for Albury~Wodonga. and Wodonga are set out on Table 2 below and are. based on the· above ass~mptions. ·· ·Figure 7. illustrates I the proposed.growth path for Wodonga.

I TABLE 2· I PROPOSEDPOPULATION GROWTH .. (1) (2) (3) (4) Target Population Target Increase Aririual Share Projected_ Pop. I Albury..:.Wodonga Albury..:.wodonga* of growth to of Wo.donga. Wodonga No. Rate of I ·increase. (%) I 1973 43100 14000 1974 44000. 900 500 14500 +3.6 I 1975 45300 1.300· 700 15200' "+4.8 1976 47100 1800· 900 16300 +2.2

I 1977 49600 2500 1200 17500 +7.4 I 1978 52900 3300 1600 19100· +9.1 1979 57900 5000 2400 21500 +12.6 I 1980 63900 6009 3000 24500 +14.0 1981 .70900 7000 3500 28000. +14.2 I 1982 79900 9000 4500 32500 +11.6 I 1983 90900 11000 . 4000 36500 +12.3 1~84 103400 12500 3000 39500 +8.2 I .1985 116400 13000 2000· 41500 +5.0 1986 . 130500 14000 1600 43000 +3.6 I 1987 144900 14500· 1500 44500 +3.5

1988 159400 14500 500 45000 .;..

I 1989 173400 14000 45000 I 1990 187400 14000 45000 * Population increase estimates include both natural growth and innnigration I increases. - 27 - I I I The.above proj~ctions.indicate.that·the Wodong~ population ceiling will be re~ched by 1988. The. maximum required annual i~cre'ilse o~ 4500. in 198.2 is. belew the. (arbitra:rily). asstimed :Limit of 5000. It is to be noted ·that I the difference between columns (2) and (3) in Table 2 indicates the population increase to be.absorbed by Albury. in the period 1973 -·1982· a~d by AlbtJ.ry anc:l otl:t~r u:r\)an areas. in the pet;iod 1983 .. onwards. , I

The projected.Wodonga p~pulation growth path c~~ld.be varied depe~Qing on·altert:i'iltive assumptions adoptedo For example, if it·is felt that I the c;:ouncil~s re~our~es (both.financial and.administrative) cquld-cope. with.an.annual-,increase.of no more.than.3000, then 'ceiling' populatien. would not.be reached until some'5-6 years·later. · .I

Population.Characteristics I

Detailed· population sti;itistics are available from tl:ie 19~6 and 1971 Censµs and have been analysed and comp~red to both'Albury ~nd,n~tional,figures •. I Populati9n characteristics py sub-area are·de~lt with in Section 6.6· and illustrated in Figure 10 in relation to the provision of community ·facilities. In summary, an~lysis of the popuiation structure revealed: I

A ten4ency· for the.Wodonga populatio~ to have a, greater proportion of chilc:lr:en under,15 years 0£ age,· and fewer.adults over sixty than I either the Albury or the national population. · . '

.• Significan~+y·larger.proportion ef males·in the 15"'."24 age·group .in I Wodo:p.ga. . . ·

· Signif:!-cantly greater- number" of female~· in the 15.:...44 age group· in I Wedonga, (and.Albury) than in the national.population. This presumably reflects an emigration of males of.· work. fore~ age, in search of employment~ I

Almost.half of Wod0nga's preset:it residents were born in Victoria~ The­ biit~place of Wedo~ga residents ~s at 1971, is .. set out in Table 3. I I I I I I - 28 - I I I I I I I

I ...... 0 ~c 30 ~ I 0 j 0 ~ I ...... ~ c 0 I ... 20 ~ j ~ 0 I ~ I 1· I o--~~..--.-+-~~~--~~~~--~~~--~~~~ I 1966 1971 1976 1981 1986 1991 I Year I I WODONGA: PROJECTED POPULATION GROWTH I I 7 I I TABLE·3

I STAT~D BIRTHPµ\CE. OF RESIDE~TS. I 1971·. PersQns %.of total I p6pu~ation Victoria 4719 .· 44.8' I ~ew·South Waies· 2920 27•7 Queemsland, 1$5 1.8

I South Australia 145 1.4 I Western Australia 177 1. 7 T~smania 97 . o. 9. I Nortl.lern, T.erri tory 3 0.03. A.C.T. 19. 0.2

I Overseas 1751 16.6

I Approxi~ate+y 17% of Wodonga's.population came or:i,ginally from countries other than Austral~a. (The.corresponding figure fo~ Albury is le$S th~n 10%). For W0d0nga the domi~ent .. et:hnic groups.are made up of Germans and migrant!? from 0th.er E~r~pea~ c0untries. It is of note· that Wodoti.ga I has a significant ,degree of. resident:i,al m<;>bflity for a rural city. Of the 10533 persons living in Wodonga in 1971, 4522 for 43%) were living at the same address in 1966. A tGt~l of 4131 resident.in Wodonga in 1966 I m~ved.within the city or left it by 1971. Equivalent,figures for · Melbourne show 55%. of· the populace st;:ill living at. the same addres~ in 1966. Further comments.on the relati0nship of population structure I and facility proy:J,sion is.contained in Section 6.6 I Employment and Economy.

The economy of Woc;longa and its immediate hinterland. has historically been I ·based on primary production, and this dependency cont:f,.nues to t:he present time. The·c;list;:rict is one of the most versatile primary producing areas in Au~tralia. All. principal cereal grains, wine grapes, tGbacco, hay, I rape and safflowe+. are,harvested, while the grazing 0f beef c~ttle, dairy cattle and:sheep is extensive. Albury an4·woc;longa together form the. major services and.distribution centre for the.region. The Wodoti.ga fat. I cattle market has become the.largest country market in Australia. I - 29 ·- I I I

Natural resources which could.be commercially exploited a~e·le~s ·abundant~' Valuable stands of timber are.available,. but.the~e·is .a notable absence of any significant mineral deposits.· This deficiency could well preclude I development of some secto~s of manufacturing industry in the area. Fortunately, however, there_are large supplies of low cost resource~ such as aggregate, sand, clay and stone. I

.. Secondary industry is well establ:i,shed'in Wodonga •. Over.recent years·in I particular,. the strategic. location of· the town ·in relation to the major road and rail,li~ks between .. Sydney and Melbourne has assisted in attracting a wi~e range of industrial ac;tivity to the cent~e. A.number of .industrial establishments.base4 on the processing of iocal primary·produce are,locat:ed I in Wodonga. An inc;entive .to ·establish plant :.in Wodori.ga has also .been .. provided.by the Unimproved Capital Value System of local,rating used by the Shire. I

The.resident workf9rce in the City of .Wodonga find's its most s:i,gnificant employment .. in fields such.as wholesale· and retail. services. (20.6%) I manufacturing (19.S(o) and public administration and defence. (16.2%). A breakdown of.the employment by industry in 1971 is given .. in Table z.. I I I I I I I I I I I 30 - I \. . ' TABL~ 4

• • I ' • I INDUSTRY .OF EMPLOYED PERSONS RESIDENT· IN WODONGA I .·30th Junia 1971*. I Industry Group Males. Females · Total % Agricu1=.ture, Forestry, Fishing 46 13 59 L4

Mining 4 0 4 0.1

Manufacturing 647 168 815 19.8

Elect:ricity, Gas, Water 27 3 30 0.7 I Construction 385 11 396 9.6 Wh.olesale and Retail Trade ·516 335 851 ·20.6

I Transport and Storage 242 14 256 6.2 I Cqmmunicatio~ 50 14. 64 1.6 Finance, Business & Services 104 84 188 4.6 I Public Administration, Defence 611 58 669 16.2 Community Services 106 243 349 8.5

I Entertainment, Recreation 80. 196 Z76 6.7 I Other 102 65 167 4.0 TOTAL: I 2920 1204 4124 100.0 * Derived from data supplied by Connnonwealth Bureau I of Census and Statistics. Females make up about 30% of the workforce and are employed predominantly in the wholesale and retail trades; connnunity services; entertainment I and recreation; and.manufacturing.

Construction work also employs a significant number of men and will increase I in importance as building of the growth centre ·accelerates • .1 I -. 31 - I I I

-Employment by governments at all levels .is import~nt in Wodonga. The Australian Government.employed.17% of the workforce-in 1971 and State· I and Local Government 13%. Planning· for th~ growth of.Wodonga·has proceeded on the assumption ·that 'the;genei:.:al t:arget of 300;000 populatien for the Albury..:.Wodonga complex will be. 'achieved by t~e year 2000. · One· of. the most important:: requirements. in achi,eving this target is the provisicm I of adequate employment opportunities. Considerable employment opportunities for the Wodonga populace:· are. provided. by Al'bury and vice versa. 'fhe · distribution of industry and employment· between Wedortga and. Al,bury varies : I ~over. tune :and we ~ave net .at1;:empted a detailed est:imat,e of.· this dist:ribution. Rather we have assumed, that ... 'the prevision _of employment .related· to. · populatien at the present rate ef approxiJ'1ate+y 40% participation of.the total. pepulati(i>n in. the werkforce. On this basis,. t:he _empleyment: · I eppettunities which must.be provided te,suppert a.popul.atien of .45,000 tot9-l approxilil9-tely.l~,OQO, an increase ever present,level.s of.approximately 12~13,©0Q. . I

IIJ. bread terms this incre~sed, employment may be ai:ialysed in te~s of .. I 'Basic'Indust~ies and· 'N:en-Basic' Indust~ies i.e. _industries, respec~ively, which earri. the~r income,fromoutside and·from·within the town's ecenelilic regien. I

Non-basic industry is· the sei:.::vice or dependant.sector of regional.empioyment which dees·not:·earn. 'export' income.but exists to support and service _lecal I business and.corinnunity need~. Occupations inc~uded in this.group are:

Retail and wholesale. · I L~vestock,and primary produce dealings~· I Pr~fe$sional busine$s and coijllilunity services. .Communication. · I Law a~d ·order-. .

Religion 9-nd,social welfare~·

E~ucation.

Health and hospitals~ Aln~sements, hot:els • I .Local Government.

Finance, prop_erty ·and conuµerce .• I Personal services (laundries etc.) I I - 32 - I I

·Employment in .. this :group expands .with ::the ·growth in. local .PC!>PUJ,.ation and I industrial activity.

Tci>taJ,. .employment in non-:-basic industry may· be estimated :.by applying accepted I service or n<;>n-basic. industry multipliers . of approximat;:ely 0. 3. · From expetience in other.cities th:i,s multiplier tends to·rise in time as the city increases towards a level .J:)f 1. 0, that is, one. non-basic position is created for every one basic position. · This latter posi.tion arises· as I more of the tow:ri's.services needs are:provided from within its own. boundaries. I Within the. 'basic' industries group it is possible that lar:ge incre~i;es,in manufac;uring employ1nent are.not.·,necessary prior to the eai;:ly 1980's, I as~uming tha_t in. the years :197 5. to 1980' government' .- ter:tiary education' . building and cqnstruction, and a .. portion o~ manufacturing can jointly provide the basis oft;:he initialstimulus. 'J:'he attraction.of manufacturing I. is. certainly made·earier.at that point of time by the existence of a· larger.popul~tion than at.present, and the evidence'.of.large.and continuing gro:wth: in the region cent~e. Our .studies ·indicate, however, .. that some incentives will be neces.sary ·to support· the required growth .. of industry I but· thi~ lies out:s:J-de· :the terms of reference· for this ~articular· study. '

I There is potenti~lly a wide range·of 'footloose' industries which couJ,.d locate in Wodorig~. We have sought to identify the characteristics of the.most.desirable types of .activities and of the companies most likely. to move so t;:ha~ ~combination of tbese_two gr9ups should provide a useful I basis for establishing a list of potential manufacturing ind~stries .for Wedonga ·and the ._region• · · I Factors geverning the cha.ice of industcy which it would be. desirable te I attract·to the regien are: Geed gr<;>wth.and profit prespects.

I Balance and diversity of economic base. I •. B~lance of.~le.and female empleyment epportunities. Use of local.resources.

I .-. H:i,gh labeur intensity or -local. value added factor.~ · High linkage (e.g. Donga.Meats, Uncie Ben, J. Gadsden) or agglomerative (e.g. research.or metal industry groupings) fac~or~.

Lew economic Vulnerability to shifts in weather or fashion, .or to I strikes, machine. breakdowns, etq, Existence ef_markets for final ·products outside the region~· I I - -33 I I .·. P~ovis.ion of components, raw materials and servtces. to ·other. lo~al, industry. I Addition ta.the area workforce's technical ai:id·research skills. 10~.proportion·ef .transport costs. I Medest uses o~ energy and water •. I Low-po~lut_ant ind~stries.

Naturally it,is not. expected that all.criteria.be·satisfi~d equally and I at ari. times. I Piann~ng for m~~uf~cturing industry in Wod9ng~ must allow fer cha~ges.in that indust;~y over the next 25 year~. Over that ttme the industry w.ill continue to ;·grew .. bµt ·its structure will· ch~mge dralJlatically. Th~. industry. will .bec9me more·capital intensive, will generally be less.pr9te~ted.and I general,ly wil.1 ,give more, emphasis. to· higher technelogy. None ·of these · trends.is expect~d ta.operate to the.detriment of d~centralised.locations vis .. a vis cent1;'alised lecations. I

Cempani~s most likely. to. move te .Wodot?-ga are· expected to b~ · thos.e passes.sing the .following characteristics: I

Coll).Panies e}_{perienGing ·pressu.re en existing facilities, i~e •. · I expanding and/or abeut.to .move·away. · Cempanies setting up a new plant, preduct or process. I Large users _of land or.labour, particularly companies with a large low earning inves.tment in inner city areas •. I Agglomerate/diversified companies who might.be re~0rgan1s1ng or could be.appreached directly by.the Government. I Gompanies with a reiatively low skill input:.

Disti::ibut;ion companies serving the Melbourne. and Sydney markets .. directly. I

Companies which .cou~~ economi~ally serve a region based on.Albury­ Wodonga. I

0 . Companies which would benef:f,t from a herder location·, su~h as those with particular P.M.G. or freight requirements. ' I

The most recent:input-output .tables indicate that in ne·industry group is I the proportio~ of transport costs higher than 6%·of total costs. This is I -·34 -· I I I not.a significaµt,proportion and indicates again'that the very.large proportion of industry can be,flex.ib:Le.in its cho~c~ of. lci>cation. · The. I problem; thel,"efore, in achieving de:centralised gr~wth ·relates more. to the. problems of overcoming inertta.and the pre~sur.e~ to follow pr~-ex.isting location patterns. . than to. actual locational dis~bilitie~ at Wodonga itself; I '

Compani~s preducing relatively high ,unit .. value products or preduc;.ts for I local censUlllpt:i,ei;i will prqbably find lec;:ation.in .. Wodenga easier than cempani~s net possessing these·charactel,"istics •. Industri~l activities which might.be,attracted as part ef the future Wodortga employm~nt base· I are: I Machine t~els, tool making and·genera+ engineering • . Building materi~ls. I Electrenic equipment.

I Printing.· I .. Chemicals and pharmaceutic~ls. Plasti~.prodricts. I Scientific. and official equipment •. Prtmary produce. proce~sing such as weol, scouring, timber proc·essing~ I stock.feed, flour. Tex.t:i,les.

I Packag~rig. Ceramics. .

I Semi-conductors. I Automotive. compoi;ients, motors. , Feeds, d~tergents •. I . . · ~rin:ting · and· stationery • .Jewellery.

I Vege·table oils~. I Tobacco/cigarettes •. Hardware.fittings. I I I I Al~inium,.. ext~sio11s and: r0lling •.

Alum:i,nium windows and :doors_, I

Paper. cqnve~.ter/packaging._. 1 I Furniture.• . An0c;ii~ing ~ I A .listing ef :pres~n-t firms. and thefr .e~loyment is provided in Appendix-~. I

Follqwing from t;:qe:~ssulllptiens out~ined above.it is_possible.todevelop approxill18.te ,.future· raties -of basic: ncm-l;>asicr empfoyment for Wod01iga ·and I there-by th~ make-up of .r~qui,red ,employment;: in Wodoi:iga. Fr.om this required ba~ic employment (i.e. that ,.portion of erilplo-ym~nt which .mµst.,be attracted tq t;:he .city te:support future growth) may be eet;:imated as foll0ws: \ . I Approximate present employment,. 197-3. s,ooq I Requir~d total employment~ 1989 18;000 Required increased employment, 1973-89. 13·,ooo I

which can be made up as follows~

(i) Natur~l growth.of existing employment I . at, :say, 2% p.a. 200 (ii) Growth of non-basic empl0yment with I a multiplier of say 0.4 s,200 (iii) Required.gtowth·of basic employmeµt -7,600 I 13,000. I

Of-the 7,600 basic jobs, the assumption is made that 3,000 will be in.the g0ver11ment and,private office sector arid 4,600 in industry,· Th~ I projected growth.of Wodong'il will only be possible if it is supported by an appropriate incr~ase in employment 0pportunities. Thus it is most il!lportant, t\lat .empfoyment (iii) above, Le. required l:>asic employment, I be attracted to the cent;:re. Such employment;: might range .from Public Service departments to private manufacturers. The overall average, required rate of increase is approximately.500 positiens p.a. up to the I late 19.80~13. In {ictual fact the ra;te can be e~ected to build up gradually - noneth~less the,requirec;i level will still represent a. c0nsiderable .target; -f0r achievement.. Resultant' industrial land. ·requirements are discussed,in Section 603. I 11 - ·36 - I I I 6.2 ENVIRONMENT I I Introduction In 1973 the Town and Country Planning Bo.ard completeQ. a .comprehensive environmental analysis of :the Albury-Wodonga regi0n within Victoria. I The·Board's 11 Wod0nga_Study 11 provided more detail on Wodonga's·immediate environment, and suggested areas that- would be ·suitable for future development. The· findings of the.· Board's studies have generally been I taken into account in preparation of the Development Plan, and are reproduced in summary· form below. 1

I Climate

I Wodonga.has a pleasant, temperate cli~te. Summers are warm to hot, the mean maximum temperature in January .being ab0ut 32°C wijile the winters are cool _.with cold nights, th~ me~n minimum temperature in July I being about .·3°c. :

Occasional light frosts occur between May and September with much I heavier frosts between June and August. ·

I The average.annual rainfall is about 700 mm. The rainfall .is distributed fairly uniformly with_slightly heavier falls during the winter months. I The Wodonga urban area lies in a °fairly windless basin. The prevailing winds are from the west and relatively strong winds of 15~30 mph frequently occur from this direction in Spring and Summer. There are. I some.winds from·north west, south west and south east.but they are relatively weak and occur for short.perfods·only. I The location of Wodonga. in a partially enclosed basin coupled by the low incidence of winds especially in winter and the occurrence of fogs and temperature inversions makes the area prone to air pollution. This I problem and its implicat.ions for industry is more fully discussed in I Sections 6.3 and 6.7. Topography I The urban area qf Wodonga is situated in a fairly low-lying valley, with an average·elevation of about 170 metres above sea level. Hills to.the

I ·:. 1973. I 1 Town and Country Planning Board, Wodonga Study, Melbourne, - 37 - I I I south, west and east rise to a maximum height of .380 metre~. North of the urban area the land slop~s downwar<;l into a f+ood, plain whi·ch extends for about 1.5 kilometres before,reaching the Murray River. The river I inundates t~e flood plain approxirp.ate+y ev7ry two ye~rs.

; The undulating land between: the townsnip and ··the surr<;>unding hills has I gentle slopes which generally do not exceed. a grac;lient 0f 1 to 20, but the .hills themselves generally have ;slopes of· 1 in 5 or greater. which· represent a major constraint on <;level0pment. I Geology. I There has been no detailed geoJ,.0gical su,rVE!Y of. the area. . However, ,. generalised geological maps indicate that the_at;'ea cqnsists 0f post­ tertiary sands, clays·and allu,yium'surr0unc;led by metamorphic rocks. I As the area consists.of young unstructui;ed r0ck~ in cet;'tain parts, particularly where ,.steep slopes occur and t~ere ,is litt;:le _soil, cove+, the la~d would be.unsu~table for development. Development, accompanied by the removal of vegetation could result in slumping, sli.c;ling, sheet I erosiqn and other forms of mass movement. Mor.eover, the relatively heavy rainfall of the regio~ increases probabi+ity of erosion in so~e areas. I

The· City of· Wodonga and'. the itllII\ediate+y adj ace~t· areas are ·located on an expanse of sanqs, c_lays ahd alluvium which have undergone· successive I depos.ition by activities. of: the Murray River ·and of the series of creeks flowing into the Mui;ray fr.om the ranges to th.e south. Ttie unconsoliQ.ated upper cainozoic sediments of the plains constitute the principal aquifer systelll of the area, which vary in depth.2 Undergrpund dumping of I wastes should not be permitted in.view of the likelihood of pollutants being transmitted via.gravel courses into the .Murt;'ay River system. I No detailed geological analysis of.the area has been undertaken that would more preGisely.define areas suitable for building consiructi0n. However the relatively flat are~s between the Murray River flood plain I and.the surrounding hills have not as yet, provided.any serious impediment. to the construction of houses and laying of service.pipes. · I Soils·

The geolqgical structure of the area and the -removal of the natural I vegetation and its subs~quent. rep'lacerp.ent _with .de~elop~ent and· grasslai:i.d, . accompanied by the high r~infall has resulted in the a+ea consisting of heavily leach~d Podzolic so~ls. While the _land illllllediately adjoining I the town has some agricultural value this factor can not be regarded ~s a significant constraint on development in relation to other fact0r~.· I

2 Lawr~nce C.R.~ Summary.Report·on the Ground Water Resources of the I Chiltern Area, Unpublished paper', 1973~ I - 38'- I I I I Flora and Fauna The original tree~cover consisted of dry schlerophyll. fore$t: dominated by eucalypts. Most, of. the trees have been t:etµoved as· areas _have been. I c],.eared for urb?n development and: stock· grazing. · ·Parts of the .Murray River flood.plain support.r~d gwn woc;idland·in.additien to"water-toierant I weeds and.shrubs. The lagoons on tl,le river flats support an abundance'of various species of, water,fowL · S\,lmsien Park, in particular, is an important waterfowl· I habitat.

I The.Mu,rray River, the ~iewa Ri,ve'I'. and the varieus·creeks forming anabranchesof ,the Murray·River between~he:New Sat,1th.Wales herder al'.ld· the W0donga:urban !'lrea ~upp<:irt,a high ~ish populatian and fishing in these· I waterways is a papular leisure.activityo I Lan,dscape·

The main·el,enients af. the landscape·are.the relatively flat plain·on .. which I the .ta'Wn.is lacateq, the flead·plairi of the Murray River te the.north and, the encircling abrupt hills which provide a backdrop to views _from w:i,thin the tewn. Th~ vaii.ey of :Iia~s~ Creek passes; through.the western side of the town and. its; ijrassec( a~d. tree .... ~ined banks. of£et a. pleasing contrast. I ta the adjoining btiil t up areas ...

I . II The ffood plain.~djoining the:Mtirray River, an4·w6donga C~eek pravi<;les a. "green wedge" b~~ween.Albutiy and Wodonga ~nd offers.c0nstderable scope for the plann.ing of \3-Ctive ~nd pas;sive; opel'.l space• Stimsi.an Park; wfth its pink_ calotired I lagaotl·,and.. lush veget.ation provides a very pleasant. small .. scaie landscape within 1 ki19metre of the:town.c~ntt:'e.

I Development Constraints and 0pportunities

I As autlined in the Int;radu~tion one.af the major, objective's.of this study w~s .. t0.deterniine a city boundacy for Wodonga. The.baundary watild define the area of planning jurisdictian of the Wadonga.C9uncil as apposed, to· that af the.propased A],.bury .... Wodanga Development_Corporationo. Within I that new city boundary a papulation af 45,000 was also to be accomiµoda~ed.

The boundary I has been determined.and is illustrated.in Figure.8. It is based oi:i t:hree major.considerations; I '.-..; I I - 39 ....: I I Tepegraphical and.other natural censtraints.

The extent of .a~eas <;urrently conmiitted fer develepmerit. ' I Reali?atio~ 0f significant develepment 0pp0rtl,111it~es •. I

The principal.t0p0graphical censtraints.have.been.descr,ibed abeve'and are:illustrated in Figure e. The.existing t~Wn. is sit~ated in.a low. I lying valley beunded by steep. hills to _the seuth,. west and: east. T~ · the nerth the ·plains slope. down. ta the River ·Murray. flood plain~ The·se. tw0 majer natural fe~tures.together·wit;h the large areas.0f military . land ta. the east preve~t any significant, eXpansien 0f Wedonga t.o .the I nerth, seuth er e~sto A large area 0f_ land, west 0f Huon~ s Hill and nerth-east 0~ ~endall 7 Chapple.Streets has been included within the proposed city limits~ While not essential to ·meet the needs of a .. I pepuJ,.ation of 45,000, the ·1a,nd is .well.defined by existing natural. · features.and urban deveJ,.0pment, and has the petential ta acco~edate so~e· majer public er. institutienal. use which may: .in the future locate in We~ong~. · I

To the:west~the f~rthest extent 0f develepmen~ is.dete~ined·by I cemmitme~ts made t~us far* and by the need ta previde -l~nd to accottmiodate, tqgethe+ with existit:tg areas, a tot~l populatien 0f 45,000. Beyend · Parkers Road lie large tracts.of l~nd suitable for development, altheugh I in. terms 0f the target populatfon of 45 ,000 their inc+u·sien ·in t;he .· W0d0nga city area is ne.t .warranted. I Te the S0l,lth we have·pr0p0sed that deyelepment extend further aleng Castle Creek Reaq than was recemmended ip the "Wodonga Stu~y" by the ToWn.. and·caunt+y Pla~ning Board. The reason fer doing so lies in the:extent · I of land, already conimi tted . (Cambeurne Park) , and in the need. ta provide·. some new residential areas .i~ W0d0nga with a high envirenmental· potential. At present Wedonga 9ffers.n0 clear alternative to ·the more·attractive I ·resident1,al areas .on the west of Albury~ -Th~- areas south of Wed~nga. 0ffe~ the mest,petentia~ in this respect. I Where, p0ssible ,:the propesed beundary follows' existing roads· or property lines; er distinct natural features. (such as rivers).· Where.new develepment abtits the beundary it ,must .nevertheless b~ syriipatheti~ minor I top0graph~cal,variati0ns which are·nat literally reflected in the:beundary. line :itself. · I The fleod pl~in.has,in large part, been e~cluded frem the Wodong~ city area with exceptic;m of a limited area to con.tain t;he _existing treatment works and ·any.future extensiens.to·the existing recreat;J',o~ area at· · I I * Defined as planning.permits issued by both Council and the Town and Country Plan~ing Board~ I - 40 - I I ( :}~-

-:_ ~ I -:'------=-~~"""'"' ,p~

I I :1 Developed or Committed I I Urban Land c:=::J Military Land I River Murray Flood Plain ~==~==~ (within Victoria) I fill]Jm;~;~ Land Above 225m Contour ...... Proposed Wodonga City ) Boundary I I' I I I I I I

I I I I I

' I ' 0 500 1000 1500 METRES j ~ I j, I I I I I I 8 .l,. l Kinnaird Hill deAoh.n and Youn Pt Ltd. ENVIRONMENT I H I I Sumsien Park~ The future. use of the .·flood plain is, not yet clear and is currently.'the s1,ibject of extensiye enviro~ent?l and :hydrological. st;udies· I being undetta~en :as ·part •of. the o.verall Albury.,.-Wodon.ga project. . ·

I As ·a part of the planni.ng study all existing trees within the proposed boundary we-i;-e pl~tted in map form. Together with natural water co1,lrses:1 th~se areas of significant 'tr~e cover provided ;l.basis for the propo~ed I open space ._tietw'E!+k~ . , · I ... I I I I I I I I I I I I I I I I .603 - COMMERCE ·AND INDUSTRY I Commerce I Commercial .deve~opment is important ·to :the re~idepts .o.f Wodonga in th.at. it b0th pr0vides eniploY"ment and necessary g00ds .and services... Such. goods and :setvices.need.t0 be.r~adily accessible t0 the users and of I sufficient range t0 sattsfy most.needs.· I Residents of W0donga.9ave-.expre~sed ~ ke~n de~ire to see the present town shopping c~~tre improve4 ~oth in its physic~l·aspect.and in the: range Of ·goods. and services provided. . Our inv~st:i,gatioys, and more I particularly~ su~ey in 1972 0f Wodonga sh0pping hapits have·indicated that, althe.ugh.,the W0~fonga centre:loses trade·to,Albury, there is stil,l a .great c;leal of fidelity to the Wodonga· shopping_ centre on tl::le part of. r~sidents 9n the Vict0rian side of the.b0rdero I

The pr0posals for the town centre, ou~lined in Sect~on 5 emphasi~e the· I creatio~ of an ~ttractive and accessible c~ntre which.will develop an. increasingly.varied range of activities and services as.the population grows; I

The prQp0sals pr9vic}.e for the. c0nt;lnuing growth .. and· dominance of the existing town centre, c0mbined with a relatively.large.number of small· I local centres distributec}. through.the residential areas and providing for daily convenience ne~ds •. A community sub-centre:is proposed·for futu~e development in.the south western ai;-ea of Wodonga Felltimber.Creek. I Rqad. Its function will be to .provide intermediate shopping facilities for.residents west of Melrose·Drive, and more particularly, a focus for a ·range of community hea;l..th.and welfare'facilities. I

The.existing retail·fl00r space.is aqout 20~200 square metres of which: 18;500 .square,metrei:;·is in the town centre and 1,700 square nietres is in· I other parts.of the cityo ·rn the tow.centre this floor space.represents· a provision 0f L 5? ·square _metres per person if the present, p0pu+ation is.assumed. to comprise the .total market. This-.represents·an,apparent. I oversupply of. retail· space~. However ,~:if it. is. assumed that trade· from passing travellers and from the hinterland·represents an effective additional "mark;et area'' popul,ation o:e- 12, 000-13 ;-000 pers0ns then the. existing retail· floor space, provision d.rops to. about O. 74 square metres I per .person.; · I

1. Lea A Mcintosho The Growth of Wodonga. ·~- A Twin City? I Ur.publf~hed Thesis University of Melbourne 1972 I -·42 - I I I . 2 An accepted ·stan.dard for proyisio~ of retail floor.space i~ .as follows;

I ..., Floor space/person· square:metres I Comparis;on:shopping 0.56 Convenience shopping

Other s~opping (C~~e~~·hair6ressers, shoe,repairs~ ·dry cl~an:ing agencies)o 1.02

The·f;ollewing ana+ysis provides·det~ils .. on·existing and future floor space I requiremerttso Th~ analysis covers initially the floor.space requirements of the town·centre. A revision ·of the standar4s i~ necessary when they are applted to·the town centre as some shopping is undertaken at local I centres. Town, centre prevision shquld therefore· be: Floor space/pers9n I square:metres Comparison.shopping 0.56 I Convenience shopping Other. shopping·.

The floor. space required to serve the existing populat::ion of 12·,ooo. would .be,.10,600 square.metres.according to th¢ ·standard~ ·However, as .stated, the. town centre also serv.es the rural. areas within. the Shire :of Wodonga I and.surrounding shires with some. comparison and·some·convenience shopping. Th~ ~tandard of provision of-shopping in.Wodonga for the estimated I additional 12,·000-13,000 rural residents within .the market area are: Floor space/person I square metres ComparisoI\ ~hopping 0.56 I Gorivenience shopping 0.14 Other shopping I 0~09 0.79 I 2 National Capital Development Commission, Canberra's Basic Planning I Standards, 1973. I - 43 - I I The floor space required for the hinterland shoppers i$ therefore'l0,270 square metres.· Adding the areas.required.by residents of urban Woqeti.ga and.the hinterland gives a present fleor space.requirement of 20'}800 I square metres. . The existing deficiency is therefore. 2 ,300 square. ·metres. Current proposals·to build~ major retail facility on High Street may. reflect this deficiency. I

To detenn!ne future floor.space .requirements it is necessary to.calculate I the needs fer city, hinterland and travelling customers. Citycustemers will require a total .. area. ef 39, 600 .square ·metres ... for a. pepulatien of. 45;000. Assumf.ng a .. stable liinterland.populatfon,their requireme11t;s wil_l be 10~300 I square metres., The total-future fl<:)er sp~ce.is therefore' 49,900 square·metre~ or an ~dditional 31,400 square·metres abeve'the­ existing space• · I

Car parking i~ the tewn Gentre has been well establishe9 by the Shire of Wodonga. Permanent off-st+eet. car par.king has beei:i provided for .-630 I car~ with a further 425 spaces propo~ed by Ceuncil. Shert'te~ parking is provided in }Ugh Street and other streets in. the centre~ Th.e standard of 70-72 parking spaces per each.thousand.square metres ef retail floor spaGe·allows.for parking. by.both.empfoyees and.customers at peak use. I The tetal floor.space of 49,900 square metres will therefere·require a total of approximately 4,000 parking spaces.to accommodate peak demand, or an.additional 2,900 aqovethat.provided or proposed by Council. I

Tlie town centre is abo proposed as the locat;ion for additicmal office space~ The· amount of office floor s_pace. required. in Wodonga will depend I to some extent on the;policy of ±he Australian Government regarding relocation of.Government departments to Albury/Wodoti.ga. If a standard of 90 office workers for each 1,000 of new population is assumed then I additional,populationef 33,000 will produce about 3,QOO office workers •. At .11. 6 square metres of floor s_pace . per werker, a total . of· 34, 000 ·square · met;res ... of office floor space will be required ·in the future. I

In the sub-:centre, a minimum of.4,600 square metres of retail floer spac;.e will be provided. Th~·proposed.lecatfon of tl;le sub-centre-is on the I northern ~dde of Felltimber Creek .Road .between Melrose ·Drive and Parkers Road.· It~ establis'J;unent is to ·be. in the long term as prfority should be given. te ·the, tewn centre propo~als. The sub-centre will con,tain a . I supermarket; and variety of convenie!lce •.goods shops and accqmmedation, for health care·and·community facilities s~ch as a local health c~ntre: I An .additional ·25 local centres. have been proposed cm the Develop~ent Plan. · Th~se centres will serve .a market area of from-1,200-1,500 persons and are.intended,t9 supply the day to day needs of residents. Retail. I provision will be based.on a local st;ore with a geod range of food and. .othe~ convenience.goods, a butcher and pessibly a laundromat. I I - 44 - I I I A·typical focal centre could have land use,alloc,ated as folfows: I .. TABLE 1 I PROPOSED LAND USE ·rn .. ·LOCAL ·cENTRE I Use ·Area. (Square ·metres) Corner·stere -.floor space· 110·

I ~utcher -,fleor space 75 Laundrom(it - f leor space 56 I Outdoor storage·- area 5q I . Kindergarten floor.Sp(ice, 150 - play·area. 600

I Meeting reo~s·- floor.space 180· I Car parking - area . (~O spaces) 810.· Lqading space:- ~relil· 90 I Telephene.box, .lett~r be~ - area 3· Walkways, l~ndscaping 300 I Open.space/playground 1570 I Tot~l: 4000·

I Each,-laca+ centre site will tl~erefore.require abeut,0.4 h~ctares of lando Th~ir precise lacati~n is.not fixed.and wi+l vary as individual resid~ntial . subdivision propes(ils ·are designed in de1;:ailo It .i$ important, hewever, . in evaluating r~sid~ntial prop0sais, that; ~llocatiens.0f space for focal I centres be ,m~de. generally in accorc;l~nc~ with the ;_number and dist;ribution recommended. in the plan. · I Flexibility on design will be required te:> ~llew for changes . in functions· over time.. A kindergarten may. need. te:> be. c9nv~rted to a. yeut;h centre er senior citizens c:J,ub as the.age ~tructure.0f 'the populat;ion ~lters 0ver I timeo' I I - 45 - I I · ·Industry . I The·l973 land use survey revealed the existence of 80 hectares of developed industrial land in Wodonga. The industrial firms employ approximately 2,000 persons.: It is expected that an additional 4,500 I basic jobs will ultimately be required in industry. Employees could be expected to reside in.Wodonga, Albury or other growth centres, as at the time of 197l·census, manufacturing employeed 19.9% of ·Wodonga's resident workforce, that is, 815 residents of Wodonga •. I

Assuming a density of 37 employees per hectare of industrial land, an I additional 120 hectares will be required to serve future Wodonga. I Sufficient.industrial land is provided.to cater for a population of 45,000 in Wodortga• · The industrial sites whiCh have· developed historically are· suitable for extension for light to general industry, but not suited to he~vy or noxious indu~try. Any additional industrial land.should be I sought in areas outside of the boundary of the city and away from the. . flood plains of the Murray River. I

Additional areas of 60-80 hectares will be required also for exten~ive use storage· and for wareho,using making ~ total land allocation of 180-200 hectares. Some flexibility is provided in the absence of knowledge of. I the type.of potential industries. I It is advantageous to the. community to promote high standards of design, building and function of industry. This can be best achieved by the controlled development of industrial parks and by the imposition of· I appropriate.development standards". When designing the physical layout of an industrial park it is possible to achieve an efficient traffic circulation system and to implement suitable landscaping measures. An industrial area ca~ be clean.and aesthetically attractive if proper I landscaping and.tree planting measures are undertaken and omission of pollutants controlled. I Suggested factors requiring definition of development standards include: Site coverage. I Landscaping. I Traffic generation on adjacent roads•, Setback from road reserves. I Noise omission •.

Air pollutant omission. I I - 46 - I

L I I Car parlcing provision f9r employees ·and visi~or·s·, · ·

I Re~ationship on'· site between office ~nd wqrkshop accomm0dation. ·

•. ,, .. I T~e-degree to which standards shqul4 pe imposed vary·within.industrial ar~as .depen~ing on.. the ·type of, production process an~. th~ relationship I of $ite$ ·to. town. entrances,, 'vi~wing points an<;t · adjacen.t ·1and. uses. I I I I I I I I I I I I I I - 47 - I I 11 I 6.4 TRANSPORTAT:l:ON 11 liist~ri9ally, Wo4onga owe~ its existence to its location·along·major. rqad.and rail routes. Wo4onga was a natural .site fc:.ir a',"cross-roads'' I town, as .it is located at the .intersection.of-the Hume and Murray Val],.ey Highways, with other roags r~giatirtg to :Beechworth, Yackandandah· and the Kiewa.Valley; it is at the Junction with the ra~lway to Cudgewa; and at the.nortbern .. terminus of·the Victoric:tn brQad gauge I system with links to the N.S.W. City of Albury and the N.S.W. rail system. · · · · I

The~e factor~ have meant ·howevei;-. that the _present city is criss-crossed by major roads and.r~ilways and the main·ribbon of shopping development I straddl~s ~e9tions. of. the highway. · . I Again~t this backdrop it.has been a.difficult task to deyelqp, within the ,fabr~c of the existing city, a net~ork.of functionally classified road~ providing a range in ievels of service to the road user, with an i:p.crease .. in e:p.vironmental quality and amenity as· the function I varies frqm inter""'.'city con~ecter to local,. resic,lential stre~t. .

Several of the key roag·li~ks, such.as Beechworth and Tallangatta Roads, are already located .within substantial road reserves and.therefore provide scope for appropriate widening and development. Others, sue~ as Melrose·Drive an<;l Pearce.Street;. are·as_yet un,develope<;l over the I greater port~qn o~ the~r lengths and.provide limited scope for widening and restriction of access to adj 0 in~ng properties. I Hume Highway I The major traffic art~ry in the_regi0n and ~he _one having the .m9sti influence on the planning of Wodonga is the existing Hume Highway. In tI:ie regio:p. pertinent. to t~is planning study the Hume Highway I performs thE7 dual functions of.a ~at~ona],. !lighway-and an inter-city conne~tor. I In the.long term, tbere,.is every likelihood that these functions w:il.1 ·be separate<;l and· the .National Highway ·route _lqcated outside I the urban li~ts of Wodong~.. In _the short. term, howe_ver, ·it is likely that both functtons will, conttnue_to be,perfe:>rmed by this highway and it will be necessary to by-pass the central area.of Wo<;longa. For the$e reasons a by-pass has been .identified an<;l ·the two most. I appro#r~13-te alternatives are shown as A and B in Figure 9. I I - 48 - I I I I

Hume I I I I I I I --~~~--}------~ I llllllllilllil·i'it ... •• • _L ______!·i~t.!P~e::a!!rc;_:;e~S~t!:' 0:!0:!.'-~[,,:~~- I

I it:::::11::.J:::·'l:li::l·il:·:i:lj:ili:::i=::i:ii:::::t::::::::::::::t,

I BYPASS ALTERNATIVE A I I I I

Hume I I I I I I I --·---- ... --- .~ I ·~1~11~1~······o··· .______--~-----i!~~.!P~e::a!!rc~e:..,;s~t!!re~e~t-1[,,~~~-' I I lt::::i·llii·.iil:lll,l•lj.!'l.l!:i:j:illl.:·::::::::::t:j::=:::::::t

BYPASS I ALTERNATIVE B 9 I I I Alternative highway routes A and B would provide a by-pass to the north of the existing urban areas .of Wodonga with a connection to the Murray I Valley Highway east <;>f Chapple Street. There is .no certainty as to precisely where this by-pass will cross the ._flood plain or when con­ structio~ ~ill be completed~ These matters.are the subject of current I studies being undertakeJ?- for the Albury-Wodong~ project...

The-western section of the propo~ed by-pass is common to both.alternative I highway r9utes. It proviQ.es an adequate mea~s of .re-routing through traffic away from-High Street and the associated cent~al business areas .. I The diverted traffic would include: Hume-Highway through traffic with no destiIJ.atiqn in Wodonga. I Traffic from-the western sector of Wodonga destined for Albury and beyond. I Traffic from.Albury destined for the-existing and proposed emploY!1lent areas of western Wo~onga.

I If the :first stage of the by-pass proceeds as.planned, the diverted traffic will join or leave the ,by-pass at the,Lincoln Causeway inter-:­ change where .the application of conv~ntional.traf~ic managem~nt I techniques should . be adequate. . At ·the western end, . improvements to railway leve:J.. crossing protection and cqnsiderable replanning and upgra~ing of the street system may be necessary to en~ure proper access .to the proposec;I western induf?trial area, north of the Hume I Highway. Difficulties are.primarily related-to the desirability of h~ving grade-separated crossings ove~ the.railway in circumstances of limited available distance.and right-:-of-way width_.in which to I develop the elevat;ed road· profil_es.

I Street System

Assuming that the present high dependence on the priyate motor I veh:i,cle in t;he Wodonga are~ will continue, the aim ·of the planned street system is ·to attain an improved.level of service and to seize the present opp<;>rtl,lnity to achieve sensible separation of the car I and those functions which are not essentially car deEendent.

I To ·this end, a functional claf?sification has been developed, comprising : arterial roads; niaj or and. m:i,nor collectors and local streets. The reiationship of the street system t<;> housing proposals is discus~ed I in Section 6. 5. I I - 49· - I I I Arterial Roads. I The major arterial roads consi!?t of the pr~sen·t Hume Highway, High Street, · Meirose.Driye, Parkers Road, Felltimber Creek Road, Pearce Street, Chapple Str.eet, Osburn Street a,nd the extensions shown in .Figures I 4 .and 9. These are the .major traffic rout~s carr.ying appreciable through .. traffic at the ·.present time or likely to do· so in the future. +hese roads should provide only limited acces~ to abutt~ng pr9perties and,should, wherev.er possible,' be proviQ.ed with service I roads. In principle, multi-purpose.roads, which permit a full·range of vehicul~r activity down to .a~d incluQ.ing direct access =.to private entrances and qriveways are inappropriate as .majo~ arterial roads; I

Some sections o~ the. major arterial road.syste~ are·already comiµitted I to.a cou~se of, qevelopment which will make it difficult to re~trict acC:ess .in the futur~ •.. This applies in particular tq; the .western side of Chapple. Street, tqe east.er~ end .of Pearce Street, . the section I of Melrose Drive through Marimba Par~·and Parkland Estates, and. Elgin and.High Stre~ts. Where the option is still available moves should be initiated to apply approp~iate access restrictions.in respect of all. maj9r arterial roads~ I

One reconnnended major.change to the arterial ro~d syste~ is realign­ ment of. Lawrence Street at H.ouse Creek and its deviation in a north I easterly direction to link with the Hume Highway. . This deviation will car:i;y·much of the present and future through traffic which w.ould otherwise feed along Lawrence Street east of Ho~se.Creek where design I standards for the road.and the multiplicity of acce!?S points to abutting properties are not suited to intensive through traffic operation. · I

The Develop_ment Plan proposes a nu~ber of sub-arteriq], roads, .comprising I Lawrence Street .. east ,of House Creek,_ Lawrence Street w~st of Chapple Street, Breckley Street and.the Kelly Street - Forrest Mars Avenue,­ South St~eet .- Ghurch Street route to _the north.west,of Wodortga Railway Stat~on. The~e roads, by virtue of the role,they have;played in the I past, will continue to carry a significant proportion·of tQrough traffic and .must .be considered. in a separate category from collector. stre~ts, which feed traffic from the local.residential streets into the arterial road system •.

A number o~ alternative arrangements of major a~terials to the west of Wodoliga has been investigated and it is reconpnended that the present . one-;-mile grid pattern be ret~ined; We believe .. that this arterial grid will.be.found adequate a~ Wodonga develops tq it!? planned 45,000 I population. The following two extensions are propose4: I I 50 I I I Melrose'Drive should .be extended south and east, to pa$S over I Huon Creek Road and:link with Beechworth Road. Peare~ Stree.t should be e~tended e~st and north, to link with I Tallangatt~ Road at Chapple.St~eet. I Bicycle and Pedestrian Paths Associ~ted with the street system, the~e is potential for ai;i inter­ woven netwo.rk of bicycle and pedestrian paths based on the open I space system. These.woulc;l i:;eparate cyclists and pe.destrians from vehicular traffic by grade·separation wh~re the two syste~s conflict. Detailed planning of car,and bus ac~ess to shops, schools, playing I areas and.sports fields must.be sympathetically and skillfully handled to ensure proper functioning of tl).e amenity of bicycle and I pedestrian paths. Shopping Mall and Inner:Ring Road I Our proposals for vehicular access to the t(:)~n centre take into. accou.nt. the ne.ed tq provide. ease. of access by car to parking areas I a~jacent t

I The roac;ls which would form the .ring r 0ad around the central.business area are Htµne Street, Elgin Street, Jack Hore·Place, Havelock.Street and Lawrence Street. The exist:ing widths, alignment and·intersection I layout,of several of tl).ese .road$ indicat~ the need_for cqmprehensive. upgrading to achieve the nece.ssary functional design standards., I Appropriate realignment and channelis~tion o~ t):ie .two key intersections at the north end of the mall (Elgin Stree~, High Street, Jae~ Hore Place) and the. south end of the mall (Lawrence Street, Beechworth I RQad, Tallangatta Road) will be essential. . Limited· acqu:isiti~i;i will be involved. I I - 51 - I I I It is recommended tha·t. the ring road and assqciated interf?ectiori improvements be implemer:ited in.stages in conjunctionwith continuing development.of the Civic Centre and of pa~king facilities for s4opping I c~ntre patr1;ms ~ The· proposed. mall. couli;l then be· introduced on a. trial basis ·at the approp:riate·time without.causing .disruption .to.thro~gh traffic ~ovements. A programme .for.intr9du~tion of the shopping mall I sh~uld.be carefully co-ordinated with other r 0ad,improvements in the -area. IdeallY. the mall.should be opene4 for use after completion of the WodortgCl By'":'pass as far east as the Lincoln Causeway and aft~r I upgrad~ng ·of <;happle ·.- Kendall. - Osburn Streets.· These .two improve­ ments woulc;l permit a significant reduction in traffic flows through the central shopping area •. I Railways I ' The ra:i,lway line through Wodonga provides ci n:oticeable planning barrier, especially. at t~e High.Street.l~vel crof?sing. It .has been I suggest:ed that.the railway should.be divert~d to .fol19w the proposed Wodonga By-pass, _but no det~iied investigations have been carried out to determine the costs and benefits involved .. I

Other suggestions.have included a road ovel'.'pass ·of H~gh Street and lowering the" }ailway line. · ~he former bf"th·ese ·suggestions (the I overpass) would be.quit~ disruptive to facilities in llfgh Street and Street.and is undesirable from a planning point of .view. The Elgin . ' I . latter suggestion, to lower. the railway line to pass below High Street, appears technicaliy feasible but would be extremely costly, especially I yards. in view of.the-adjacent Wodo~ga'Railway Station an~ I From a·planning point of view such lowering of tbe railway is desirable. However it should logic;:ally_be investigatec;l as part.of an overall investigation.into the place.of the railways in the All:>.ury-Wodonga I growth centre,_ the _way in which the railways will. serve the indu~trial areas to the east and west.of Wodonga~ the locatiqn of station and freight .hand+ing faci:).id.es for the. future and the poss*ble place that innovative modes.of transport may play. I

No interim alteratiqn of the High Street level crossing is proposed, I alt~ough a nwµber of minor operating restrictions could well be intro­ duc.~d ·to minimise the dominance· of the cros;sing in its present location and.the inconvenience it causes. I

Sue~ restric~ions could include the elimination of shunting and stationary trains, the provision of pedestrian under or overpass, I th~ minimisation of tQ.e lead time between the activation.of the cr,ossing hardware anc;l the arriyal.of the train and the muting of:the warning bel+s during shopping hours. I I - 52 - I I I The suggested shopping mall ·for High Str~e.t south of the railway and the ring road· system around the shoppin·g centre are· completely I compatible with elimination of tl)e leyel crossing.. ·should this be achie~ed in the future the shopping centre _woul~ be even further 1. enhanc~d.

It is desirable to el:f.m,inate as early as. possible the ot.he·r _level cro~sings within the urban limits and at the detail~d planning level I steps shou+d be.take~ to r~serve the nec~~sary land:now so t~at t~~s work.can proceed as funds permit~ · I I I I I I I I I I I I I I -1 - 53 - . I I 6~·5 ~H0USING I . Future Provisian I

-Reusing will be required.in.W0d0nga for an·additfonal 33,000·peopl~ over the next 15 ·years. In preparing _the pli'!-n; we ha-ve '.assumed· that t;:he ~ praj>artfon of. new re~idents. occupying mediu,m density housing will· "inci::ease ._ · I By 1990, 25% of the_ totai populatian will :occupy dwellings in medium density develapment i'!-nd:75.% in-law density~ · I

Based art the population prajections autlined in ~ectian 6~1, the demand for ·ht:msing shquld t,e as follaws;. I .TABLE 6 I ADDITIO~AL.DWELLINGS I Period . Additional Number of Additional Population J?wellingi; and. Units •. I Low Den!3ity Medium Pensity I 1973 - 1975· 3300. 850' 100

1976 - 19~0 9100 208© 730 I 198:).. - 1985 17000, 3420, 2040·

1986 .- 1990 3600 720 430 I

T,otal 33000 7070 3300 I I H0using.,at,10w ~ensitie~ is,a~sumed ta de~rease ta 3.5 per~ans per dwelling fram. the .3.8 persons ·pe'I'. dwelling in urban·.W<;)danga in 1971~ Medium dens:l..ty hause, accupancy rates. are likely to :f_ncrease fr am the : 2 .1 persons ·per · dwelling in 19{1, ta 2.5-persens.per dwelling_ as medium density housing I mote .~uit;~ble for fi'!-mi:)..y living is intraduced, · · · I I I 54. - . I I I A recert:t :survey determin.ed :t11at .at present in Wod,ori.ga there are: I 295 allotments ·under constructi0n I 522 allotments.approved and.await~ng construction. I 2373 alfotments awaiting planning approvaL: The allotments .either under.construction er approved and awaiting· certstruction would~ when released on the .. market, provide potential I accorillnodation .for 2500-3000·people. Until.these allotments are.on.the marke~ Wodenga.will continue,to experience.a temporary shortage·of I sµbdivided residential land. Planning and Design Principles~. I The planning and design of a pleasant residential environment makes an impertant c0ntribution to the health.and welfare of its inhabitants. I A major 'objective of the propesed pla~ is· to·prqvide a range of residential services, oppertunities and qualitie!3: safe· streets., accessibl~ and usable open spaces, ·.convenient schools, shops. and transpc;>rt., sensible and. usable I allotments, good o:t.ientation,. housing variety, and environmeil.tal and so~ial diversity. ·The major arterial street system anc;t·the 9p~ space·ne~work are.the.basic physical organizing elements within-which housing precints. I or clusters are acconirnodated.

St~tut<:trY planning procedurei;; do ·net allow detailed prescription for the. design of I residential.environments. However, the~e are some est~blished design principles which should be noted when individual subdivisions are· being evaluated, I specifically: The street system should be based.on a c],.ear hierarchy of arterial reads, cellec:ter/distributor roads and·local streetsa Arterial roads. I are major traffic routes, have·limited acce.ss·and carry through traffic (for example, Melrose,Drive)a Collector/distributor stree.ts provic;le access from. local streets. er miner centres to .. arterial roads. Interse.ctions o~ collector/distributors with arterials should not, I if passible, be .. closer than a quarter of. a mile. Local streets . pravide acCefilS between h0U!3ing a'nd. collector streets :and shoul<;l pe designed ta discourage through traffic. Th~·local streets should I be residential in nature and emphasis should pe placed on obtaining local street frontages fqr the maximum numbe:r of allotments. · Cul-de-sac's and closed loop roads are.the preferred form.of local I street. I I - 55 - I I I The open space system should be readily access.ible from housing areas., ,ideally, either directly. through backyards or at the .quiet end of a cul-de-sac or closed loop road. Good peqestrian movement. I between houses a,nd,community facilities shoulc;l be available through the open space sys.tern. Grade separation of pedestrians and vehicles should be p~ovided at points where the open space.network I crosses a ,major arterial roa~. ~e open space system should not be treated, as space.left.over but a$ a connective element of equal imports.nee to th~ str~et systen;i. I A range of c9mmunity faci+ities shoµld be available localLy as outl,ined in the. plan and.should be,loca~ed to alfow for easy safe and;direct access.on foot or by bicycle. I Housing should.be provided to allow for a range of life styles and for a range of occupant$ according to.life cycle. For example I young married couples~· single.persons'or e+4er+y persons may require compact maintenancfi!-free housing, or a.family with chil,dren ~y require ni

Design of housing should show sensit~vity to its environment both in design and.siting. I

The. latter. two points are .difficul,t to implement .through currently accepted planning procedm::.es .. Howeyer public developers (such as the ijou~ing. I e~ample in.these area.s. Commis.sion) can do much by way qf I The anticipate4 growth in medium dens~ty housing will require .that greater care be ~aken in, the design of mec;lium density developments. These developments would inciude flats, to~.houses and home units and should I in.. the:i,r design:

Not detract.from.the amenity of existing resiqential areas _either visually, by exc~ss traffic ge~eration or intrusions into privacy of; adjacent neighbours.·. I Provide sufficie~t landsca.ped. open space.• Provide privacy for the residents. I Provide sufficient off-street parking for r~sidents. Be .effectively soundproofed. I Be locatec;l close to shops, cqnnnunity.faci+ities and public :transporL I Provisions for comprehensive site or "pia:nne4 unit c;Ievelopment''. schemes covering substantial land areas, for example, gr~ate~ than one .. beets.re, can be conducive to ~ett~r medium density site planning .. Planning regulations I I - 56 - 11 I I are·;relaxed in ·prefe~ence to a review ef, the tetal :development. I Fer -areas _in exc~ss .:of ene hectare, incentives to encqurage · cemprehens~ve I design may .. b~. can temp lated. Fer example; · · .I?ensity bonuse$ as tQe size ·0f.area.t0:be.devefoped increases

I Derisit;:y bonuses for pr0Vi$iot?- ef c~r parking beneath ,.. the structure.

I In the future~. varieus.benef:i,ts llIB.Y accrue to residential areas planned as.c<;>n'lprehensive cempact:unit$.· -Provision can be.made for cqmmon.use of t~l,evision aer:t.~ls, or, fer example,. a · C01llI!l0n etl.ergy. er waste, disposal .. I system•·

The planning scheme:ordinance wiLl centain provisien$ centrolling mediµm I density residential development. These will include (in additian to pl~nned µnit provisiens noted above) regulations centrolling same.or all. I of t~e followi~g variables: Site det:t$ity

I Site cev.erage I Bo_undary const;~uction Building height I Percent open space

.' Parking standards I Set.back standards.·

I Less exacting requirement$ will apply in law density areas, although in these.areas the:Ceuncil may be.able·te ·ma],<.e su'Qstant;ial, and.positive c0ntributi0ns te i~proving resideritial·a~enit;:y. In add~t;:ion to ensuring I that ti).e site plannitl.g principles 0utlined.ab0ve are.adhered te, Council ceu+~ contemplate a new approacQ to engineering standards for local street I design •.. For e~ample in .. a limit;ed acce$s street _pattern the local streets become. in effect.the private roads of the abut~ing residents. Th~s privacy can. I be increased and·made·apparent to non-resident.motorists py reducing the wicjth of the-: local street pavement relative to t;he _collecto~s .and by narrowing the intersecti9n with collector streets. Pavement.width in· I local.streets can be, significantly reduced.by providing grouped parking bays or one~side-enly parking. I - 57 - I I I In low density development,. with a policy of permitting on-street parking on one side of t4e street.only, it shoul,d be possible.to cut pavement widths to 5~5-6.5 metres and ove:i;all,right-of-way widths to (say) no I mor~·than 12.2 metres. Th~·use of roll.;..type kerb also has an advantage of giving the street more of.a "drive-way" appearance. I The benefits of.reducing right-of-:way widths.in low d~nsity areas are considerable. There.are land and pavement savings; safety gains come from further discouraging use by non..,..resident motorists-_of-the local I streets, and in fo~cing low vehicle ·speeds; and.local residential streets, always · att.ractive play areas, become , a. goo~ deal more usable as ope~ space. I Other measures along.similar lines could be.,investigated, such as I c9-ordination in·the design and lo~at~on and types of stre~t furniture. I I I I I I I I I I I I - 58 - I I I 6.6 COMMUNITY FACILITIES I . . . It is important. that sufficient land be .. provided well in advance to c_at~r for the needs of a rapidly expanding community. The mai~ areas of I community facility needs are 4iscussed in terms of existing provision, ac.cepted standards of provision a!ld the future requirements for a I population of 45,000.

The age-sex population structure- diagram (Figur~ l_O) shows. the pattern . I of an ·established but growing city.in which all age groups are in pro­ portions similar to the na.tional .population structure. The most notice.able feature. is th~ large n-qmber .of children of. school age, pa~ti~ularly at early high school age. Facilities are needed for all . I age groups .. Analysis of deficiencies in facilities was aided by a more detailed breakd~wn of the age~sex structure within the city as is shown also in Figure 10 .. Collectors District 4 exemplifies an older I e$tablished area with a higher than normal.number of elderly persons. Facilit_ies for elderiy persons such as the existi.ng senior citizens 1 rooms are therefore nec~ssary. .Collectors District 12 in contrast I displ~ys an .area of young families with .a high proportion o_f children up to 10 years of age and their parents in the 25-35 age group. These areas require kindergartens, playgrounds; child minding centres and a nearby corner shop~ All existing and proposed community facilities have I been plotted on Figure 11 (excluding shopping activities.) A discussion of the assumptions behind their provision follows. I I EDUCATION I Wodonga is currently well served at the primary school.level but inadequately provided with presc~ool, high school and tertiary educational faci l:i, ties. I Preschool.·

I The existing two kindergartens in Wodonga operate with two groups a day and each cater for 25 children in a group. Each kindergarten con$ists of a single.unit. A double unit kindergarten is scheduled for construc­ tion. in Belgrade Street. A site has been allocated for an Infant Welfare Centre in _the Cambourne Park Estate. I The space requirements of a unit are 3.2 square metres per child or 80 square metres for 25 children as indoor play space plus kitchen and I amenities. The. Victorian Health Department also recommends.the provision of 18.5 squ~re metres of outdoor playspace per child or I - 59 I I I 462.5 square metres for 25 children. I One.kindergarten should be.provided for a population of 2,000 - 2,500. Therefore, space should be made available for the est.ablishment of ·a kindergarten in every second, or within areas predominantly occupied by I young families, in every local.centre. Their.location within a local centre allows for integration with other anticipated facilities such as craft rooms, health facilities and local shopping. A population of 45 ,000 would require approximately 18 - 20 kindergartens to fulfil the I above standard. The deficiency in the existing areas needs to be remedied by the immediate provision of additional space. The Standard requires the provision of 5 -.6 kindergartens for the present population. I The existing 2 should be supplemented as soon as possible by the additional 2 proposed, plus an extr·a unit. The high proportion of children· in the 0 ~ 4 age group in developing residential areas west of I House Creek requires high priority in planning for a new unit.

Primary Schools I

There was an enrollment in August, 1973 of 1,835 primary school students I in Wodonga. · They were distributed between the various schools as follows: 1 I TABLE 7 PRIMARY SCHOOLS IN WODONGA I State: Wodonga ·532 Wodonga West 695 Wodonga South 230 Private: St. Augustine's 273 I St. M'.oriica's 105

Total: 1,835 I

These schools serve primarily the urban area of Wodonga, the rural area I having a complement of primary school accommodation e.g. Bandiana with 165 students. I Generally, one primary school is required.to serve~ population of 4,000 - 5 ,000 per~~ms •. · The ~ptimum enr~llment at state schools is 550 - 600 students. . I

1. Data supplied by Survey and Statistics Section, Victorian Education I Department. 2. Recommendation accepted by the Victorian Educat~on Department. I I - 60 - I I I I .. I I

I MALES FEMALES

I. AGE SEX STRUCTURE FOR I If URBAN WODONGA (1971) I I I

I ; . I

I I. 1,1 ,I I I I \ I I I I I 10 I EXISTING

J POPULATION STRUCTURE I I ..I .------··- ·······- -- -·------I I I EXISTING COMMUNITY FACILITIES Existing Recreation I Reserves & Parks Kindergarten - Infant School I Primary School - State Primary School - Private I Technical - High School - State Efl High School - Private I Civic Centre - Library Post Office I Police Station Hospital - Day Hospital I Senior Citizens Club Sporting and Social Clubs I Church - Religious Organisation PROPOSED COMMUNITY FACILITIES I Current Reserves Proposals ___.. I Future Residential Areas I e Kindergarten - Infant School Primary School I • High School • Hospital Site I + I

I 0 500 1000 1500 METRES ~ I I

I 11 I COMMUNITY FACILITIES I I Wodonga is adequately served by primary schools at present. Sites -have .been provided on the plan for an additional five primary schools~ I Growth in newly developing areas general·ly ·consists of young ·families with a need for both'kindergar.tens and primary schools. ·rt is anticipated that enrollments at existing schools will be maintained by the pro.posed increased density 0f. residential development in inner city areas. This will balance·what would otherwise bec0me an increasingly aged population. A site has also been provided for an additional I private primary school.

School sites of·2 hectares are associated with local or district open I space and the open space corridor which provides safe access from resideritial a~eas. · I Secondary Schools

I Wodonga presently has two State and one p·rivate secondary school with enrollments as follows: I TABLE 8 I HIGH SCHOOLS IN WODONGA state: Wodonga High 982 Wodonga Technical High 476-· I Private: St.. Augustine's 89 I Total: 1,547 The optimum enrollment fo~ a high sch00l is from 800-900 students. The existing secondary schools al~o serve the requirements of.the hinterland. I However, pressure on facilities at Wodonga High School indicates the inunediate need f0r an additional.high school. The age/sex structure diagram_EFigure.10) of the city at 1971 shows·alarge potential high I school.population in the 5-9 and 10-14 year age groups. The effect .of the large 10-14 year old segment is already being fel.t on the school I system. ·. Three additonal secondary school sites have·been provided with a~ extra. site available ·for use as a private·high school, special school or some I other form of education. use. Each site is of 5"hectares, and is associated with the open space corridor.

I Tertiary

I The lack of tertiary educational facilities in Wodonga apart from the access to the Riverina College of Advanced Education in Albury, has I I - 61 - I I resu~ted, in ·the mc:ivement of a segment. of ·school. leavers to Melbourne or other· te.rtiary educa~i!'>n · ~entres. Bo.th student and non-student. residents expressed the· des.ire· t;:o have· either· a _un,iv..ersity or college· I· of advan,ced edu~ation established a,s·soon as possible to serve the Albury-W0donga c0mplex. ·An a,rea of land has been ._reserved on the pla~ fol'.' the possible establishment pf a tertiary educational facilit~. I

HEALTH/WELFARE I I W0donga·is currently served by a variety of health an,c;l welf~r~.services including:

A 68 bed District ·Hospital which·provides a b~se for the I operation 0f 9 Medical Practitioners~

A Day Hospital which provides the services of

Roams for Sen,i0r.Citizens built adjacent to the Civic Centre and I the Day Hospi ta.1.·

An ·Infant Welfare centre in the toWIJ. centre. I I A Counc;ilspons9red Meals on Wheels and·Home·He~p Service.· I .Ambulance.Service~ The North Eastern. ' District .. : . Chur.ch sponsored. reli~f and welf~re .groups. I The services of 5 ·chemists,.. 3 den.ti.sts and 1. 0ptician.·. I These fac;ili~ies service both ·t~e ci~y and its ltint;:e,rland. '.fhe inadequacy of bed spaces iri the District :Hospital ~s recognised by pia,ns· to establish·a new hospital on a 12 hecta~e site as shown 0n the I Dev.el~pment Plan (Figure 4). The hew hospital will initially provide 200 beds but with provision .for <:i. later. increase to 800 beds. Currently health' needs .in the .Border area are being examined as part ... of planning for the.overall Albury-Wodonga comp,lex. The-outcome of these I inves tiga t;:ions may have a. bearing cm any such s pedf ic .heal t.h services · proposal·for Wodonga. I

Land has been allocated within the to~ centre for Public uses, which c0uld.include premises for health andwelfare services suc:t"i as a family I planning clinic~ I I - 62 - I l I I Residents of Wodonga have expressed a desire to establish facilities I previously not ·avai~able. These include: A geriatric nursing home and hospitalization facilities I based on the existing hospital building. A sheltered workshop for physically and.mentally handicapped persons.(This could be provided for in one of the areas I designated for industrial use.) Emergency care facil~ties for children.

I Child care facilities for use by working mothers. These facilities could be provided within a local centre and as such could also be . used by mothers shopping or attending meetings. A creche in the I town centre for use by shopping mothers would overcome the danger. of children being left in cars and would ease the strain of shopping.

I Provision of craft_ centres for use by elderly persons, invalids and available generally to the community (particularly.to housewives) during the day. Such centres should be provided within the local I centres or through the dual use school facilities. I Establishment of a family planning clinic within the town centre.

I POLICE

I Wodonga is served by a 17 member police team. The team has responsibilities within th~ city and its hinterland and experiences extra pressures from the I location of Wodonga on the busiest Australian border crossing.· Additional land in the vicinity of and adjacent to the present police station is reserved for public use to allow for any extension of existing facilities and the future accommodation of all emergency services in·one I area. The proposed construction of the High Street Shopping Mall will require the relocation of the. Fire Brigade. It would be appropriate for all the emergency services of police, fire brigade and ambulance to be I located together., thus facilitating, for example, the use of ~ central communications system. I I RECREATION AND OPEN SPACE Regional Open Space

I Wodonga ha~ various natural features and recreational activities which are of regional importance. . The recreational potential 9f the Murray River I - 63 - I I I flood plain is yet to be developed. Some' areas of the plain have intrinsic value for conservation purposes·while others could be utilized for expansive recreational uses such as hiking or horse­ I riding. I District Open Space

The network of creeks traversing the land-between tpe ranges and the I flood plains, forms the basis for an open space corridor system extending through parts of the existing built up areas and through areas of potential development. I

The House Creek valley and associated tributaries form the central backbone to the open space system part of which is currently in Council I pro'posals. ownership and part subject to Council acquisition I The open space corridor system includes areas with significant stands of.trees and is intended to form a pedestrian and bicycle link between residential clusters and community facilities. I

Parts of the corridor will be suitable for development as areas of active recreation with sports fields, tennis courts and·golf course I remainder being available for public use as passive open space~ with the I Existing district recreational facilities in Wodonga include the 8 hectare Wodonga Sports Park which caters fer tennis on:32 lawn courts and 2 hardcourts, hockey, basket~all, baseball, soccer, football and I cricket. There is also a.swimming pool, golf course, bowling club, croquet greens, racecourse with several ovals, showground and two other sports oval.complexes. I Local Open Space. I Areas of sufficient size to accommodate restricted ball.games and playground equipment need to be available within easy access from home I by.small children~ Wodonga has 12 children's playgrounds which are suitable for this purpose.

General .

The-land use surveys of July and September 1973 show the existing provision of open space, excluding the golf course, creek reserves,. racecourse and showground. I - 64.- I I I TABLE 9 I · EXISTING OPEN SPACE

Use Area I . (hectares) Playgrounds 1.3 Active Open Space 20. 0, I Passive Open Space· 10.1 I 31.4 The following standards are· suggested as suitable for future provision I of open space·and the additional-land requirements·for a growth of population from 12000 to 45000 are given.

I TABLE 10 · I ADDITIONAL·OPEN·SPACE Use Standard Land ·.required fqr an additional·33000 I persons (in hectares) Major district 1.8 hectares/1000 I population 59.4 Minor district 0.6 hectares/1000 I population 19.8 Golf Course 1.6 hectares/1000 I population 52.8 Local 0.5 h~ctare~/1000 population 16.5

I (Playgrounds within 5 minutes walking distance) .. I Botanical Garden 4.5

The existing urban area of Wodonga is, overall, adequately served with I open space although extra local open.space should be provided in the area bounded by House Creek, Hume Highway, Beechworth Road.- High Street and Pearce Street. Proposed increases in residential density in the I North-East of that area will increase the necessity for:additional playground space. Proposed street closures will .also provide small I pockets of open space. I - 65 - I I I At present, Council exercises its right to obtain, at no cost, 5% of the area of a subdivision when granting approval. This proportion can be increased and it is reconnn~nded .that a 10% allocation would be I · more appropriate. One additional caravan park has been allowed for on the plan and is I located adjacent to the Hume Highway and Felltimber Creek. An.Y further· requirements for additional caravan spaces should be met elsewhere in the Shire .. I I I I I I I I I I I I I I I - 66 - I I I I 6~7 SERVICES··

Consideration of services insofar as they influence t~e Wodonga Develop­ I ment Plan has been made in the light of the eme.rging strategy for the Albury-Wodonga ·growt·h complex as a who+e. Where the future course of action is not ye~ resolved an attempt.has b~en made ~o select a course of action which favours Wodonga within its· proposed planning boundary I and which ieaves open courses of action outside the city limits. At most only minor changes are to be expected in the Wodonga Development Plan as a result of future decisions to be made .for other sections of the I growth complex.

I Water Supply and Sewerage.

The information on existing water supply and sewerage services and their I proposed extensions _has.been obtained from reports submitted to the Wodonga Waterworks Trust and.Sewerage.Authority by their Consulting I Engineers, in particular:

11 ·I I "Planning D.esigns 1973-1975 , June 1973. "Capacity of.Present Wor~s 11 , October 1973.

.. "Feasibility Report on Wat~·r and Sew~rage Services for Cambourne I Park Estate:_ Stage 3'', October 1973.

I Water Supply - Existing

The existing water supply head works and mains are shoY?U in Figure 12 I and consist of the following:

I A pumping station on Wodonga Creek with 0ne 270 hp and two 150 hp· pumps which can deliver a total of 7~7 million gallons·per day (mgd) through the.20 in. rising main and 12 in •. mains direct to I the reticulation areas at the same time. ! A 3 million gallons (mg) concrete lined service basin at FSL 701 ft. I to the east of Chapple Street. Reticulati0n system comprising 20 in. rising main, 15 in. service I main and trunk mains of 15~ 12, 9 and 6 in. diameter.

The capacity of the existing system is limited by the combined discharge I of the 21 in. trunk main along Hovell Street and the 15.in. service main along Tallangatta Road, which is only 5.9 mgd. The maximum daily demand for an anticipated population of 14,000 and associated industry plus the I army is expected to reach 7.1 mgd in early 1974. I - 67 - I I This will render the present system inadequate by that time, Other I. limitations are imposed on the system by virtue of the fact that sections of the trunk mains are of reinforced concrete of inadequate strength to I withstand significantly higher pressures.

Water Supply - Works Under Construction and for Immediate.Implementation I

The wafer supply works under construction and those to be implemented I immediately are also shown.in Figure 12 and are as follows: I A 7 mg concrete lined service bas~n at FSL 732 ft. adjacent to the existing one.'

A 30 in. service main from the new service basin to the 15 in. I trunk main in Beechworth Road.

One pump to be replaced with a larger one of 3.3 mgd capacity. I

One pump capacity to be increased to 3.3 mgd by.the installation of a larger impeller. I Construction of an additional suction·line to keep the pump suction lift within safe·limits. I ! New 30.in. and 24 in. trunk mains. Replacement of 12 in. and 9 in. existing low strength reinforced I concrete mains.

Abandonment of 15, 12 and 9 in. low strength reinforced concrete mains. I

A pumping station and rising main to supply the Bandiana Army complex with a capacity of.2.4 mgd and with fluoridation equipment. I

The works at present under construction and which are anticipated to be I completed in January, 1974 will increase the capacity of the system to. 7.1 mgd. The completion of the remaining works for immediate implemen­ tation will further increase the cap~city to 8.5 mgd. However, it should be noted that there would then be no spare·pump capacity and that the I. capacity of the system would drop to 6.2 mgd in the event of a pump failure. I

The critical components which impose a limitation on further expansion are·the pumping plant and rising main. The above improvements when I completed will also take the electrical loads on the pump switchgear to the maximum limit and any further expansion would require major alter­ ations to these .items. I I - 68 "."" I - -~ : . .:------. --:: ______=- ~ .i ,I ;1 SERVICES I 11 11, 15 RC Existing Water Main {R.C. = Reinforced Concrete) 11 I -·-·-24 New Water Main 12 11 I Existing Sewer or Rising Main I -·6" .... ··- New Sewer or Rising Main I' 11 '1 STAGING Areas draining to existing trunk sewers I and pumping stations and served by existing water mains.

Areas requiring new trunk sewers and/or I pumping stations. Full development of these areas will require new water head f works, basins and mains. j, II Areas above the 190m. contour requiring I I ...... I ...... new water storage basins, new trunk ,•.·.· 3 •••••. •.•...... ' sewers and/or pumping stations, and ..... new water mains.

I ' I I~ l j: I I I t . ,i' ! I I t I I I I ! I I I

I 0 500 1000 1500 METRES ~ I h I I I, I ,, I 12 SERVICES Existing; Under Construction; Proposed I Klnn•lrd Hill d•Aoh•n •nd Youna Ply. Ltd. For Immediate Implementation.

~-__..:.-...:=._:;__ I I It is anticipated. that the enlarged capacity. of the system could be over­ taken by demand at the end of 1977 based on the assumption that the I population reaches.17,500 (including the Army) and that the industrial demand increases at the rate of 26% per. annum. ·. It is .possible that this demand would be reached earlier if either the population or industrial I growth is faster than assumed. I Sewerage - Existing

The existing sewerage system is shown on Figure 12 and·comprises the I following:

Reticulation system consisti~g of 9, 12, 15, 18 and 21 in. trunk I sewers and.rising mains.

Pumping Station No. 2, located a~ the.bottom of Hovell Street and I discharging into Pumping Station .No. 1.

~Pumping Station No. 1, located at the Northern end of House Creek I and discharging direct to the treatment works in Howard Street. The·treatment works consisting of.grit removai, connninution, pr.imary ·sedimentation, biological filtration, secondary sediment­ I ation, sludge,digestion and effluent.polishing in lagoons.

I The·effluent from the treatment works discharges into Wodonga Creek. The critical component of the present system is the treatment works which at present is overloaded by some 35%. To·relieve the loading on the I mechanical plant.a major portion of the industrial load has for some time been diverted to the polishing ponds. However, both the plant and the ponds are also showing signs of overloading. The existing pumping I stations have some spare capacity for the immediate future. I Sewerage.- Works Under Construction and·for Immediate Implementation The sewerage works under construction and.th0se reconimended for immediate I implementation are shown in Figure 12 and are as follows: I Works Under. Construction

A pump of capacity equal to each of the two existing duty pumps as I a standby and a diesel drive standby in the event .of power failure, both for Pumping Stal; ion No. 1..

A mobile diesel generator and·associated sub~ersible pump as a I standby in Pumping Station No. 2. I - 69 - I I I A trickling filter of stone media of equal capacity to the existing ones. II An additional 24 acres of polishing ponds.

The above ·works will increase tqe capacity to 6eoo lb. BOD per day but I even so the work~ will be 0verloaded by some.24%. I Works for Immediate Implementation I A new Pumping Station No. 3 to be located east 0f Parkers Road and north of the railway to serve the northern part of the western area between Me,lrose Drive and Parkers Road, and·the. industrial area north of 'the H4me Highway easterly to.Kelly Street. The waste to I be delivered to the new treatment _plant via a 20 in. rising main.

A new 24 in. rising main from Pumping Station No. 1 to the new I treatment plant'.. . Tq.e existing pumps would have .a discharge capacity equivalent to .23,000 population~ As th~ present load is 12;000, the pumps have sufficient capacity for a number of years. I A temporary manhole type pumping station and a 6 in. rising maini to the House Creek trunk sewer to handle the discharge from Yakka factory. I

A new 24 in. trunk sewer from Pumping Station No. 1 to a point just south of Lawrence Street to supplement the existing House Creek I Sewer.

0 • A plastic media filter 50 feet in diameter by 18 ft. high, together I with other associated modificati0ns comprising a bar screen, dis­ integrator, secondary sedimentation improvements and·other minor works. I The above w0rks will increase the capacity of the system to 12,200 lb. BOD per day.· Assuming a population of 15,200 by 1976 and a growth of 26% per annum for industry then the increased capacity would be overtaken I by early 1976. It is possible that this stage could be reached earlier if the rate of growth is faster than assumed. I Alternative Phasing Schemes I Three alternative phasing schemes were prepared and examined in order to establish those areas that could be economically served by the existing services or by their minimum extensions. Preferably those areas should I be de\)-eloped.first thus a110wing.time for the completion of major exten­ sions·which would facilitate development of _the remaining areas. I I - 70 - I I

I Using these phasing.studies the proposed deyelopmerit areas have·been · grouped into three primary stagings, as indicated qn Figur~ 12. They I consist of: Stage .1. I Areas draining to existing trunk sewers and pumping stations and· served by existing water mains.. Additional wor~s and extensi~ns will be-necessary, but the cost of these should be lower than if. I ' the development were ·1ocated in areas draining to separate.: points of .. collection requiring completely new pumping stations qr in are~s. at .an elevatiqn higher than 190 .metres requiring new W9-te.r basins I at higher elevations • . · Stage 2.

I Areas requirin~ new trunk sewers .. and/or pumping stations for partial dE;!velopment and which will require new water head-works, I basini;; and mains for full development.. · Stage·3~

Areas above:the 190 metre contour.requiring new watei; storage_. I basins,. new trunk sewers and/or pumping st~tions and new watei;­ mains. I It is not anti.Cipated that stoi;mwater drainage, el,ectric_ity, gas. and· te:).ephone·service· considerations will cause any marked deviation from I tl:ie·primary staging outlined. ..

However, within this primary staging st~ategy a number of variations. I are poss~ble.

I These variations will .require a detailed cost,study before final staging· dedsions,can be made. During this analysis it will be necessary to inyolve those authorities responsible for the various aspeCtf? of services. I These include: I Electricity Although the provision of electricity is routine early interaction with I the State Electricity Commission is desirable in determining the most acc~ptable design from an aesthetic viewpqin1;:. Th~ cost and desirability of undergrounc;ling existing services must be balanced against the . disruption.this would cause:to established _pavements, ti;ees and foot­ I paths. However underground reticulation in·new·housing areas should be encouraged. The feasibility "of locat:i,ng the higher voltage supply lines undergrounc;l or i~screened or isolated lanes and easements has not yet I been fuily explored. ·Sub-stations :should·pe.unobtrusive and·blend with their.surroundings as far as possible. I - 71 - I I I Telephone 11 As with electricity, the distribution and reticulation mains should be undergrounded where possible. I The abuse of street .trees where they conflict with overhead services has.been mentioned in.Section 5. Weil established street trees are an incomparable asset to any townscape and in a city that desires to I maintain a "rural" charac;.ter the cultivation ap.d growth of street trees should be given the highest. priority. · In works progrannnes to. upgrade existing roads:or to establish new roads.adequate consideration must be I given to the ~ocation and growth of street trees and their compatibility with services.•. These include not only electricity and telephone wires as mentioned above; but also street lighting, kerb and water channels, I underground pipes and s'ervice:s, driveways, roadside kerbing and miscellaneous signs. All new works. should ~nvolve co~ordinated design studies· of these elements at the planning stage . . '\ I Drainage. I The primary stormwater drainage channels are ideally located and have been incorporated into the iroposed open space network. Modern design principles permit the combined use of underground pipes for frequent I flows and wide, shallow landscaped channels for infrequent.floods, thus providing additional valuable ar~as for both active a,nd passive recreation. I Solid Waste Disposal I The present solid waste disposal site on the.flood plain is considered unsatisfactory for anything but short term use. No specific site has been located for future.disposal_purposes, though it is ~onsidered that sanitary land fill will continue to be the favoured disposal method. I The location of suitable sites for future disposal should preferably be beyond the city urban boundary and will most likely be undertaken as part of a.comprehensive study for the growth complex. I Meteorology I

A preliminary investigation has been conducted into the meteo~ological effects on industry location insofar as the scant data available have I permitted. Available readings from the Wod9nga Post Office show some 50% calms and are considered suspect. Other readings from the Albury Grannner School station are more a~curate and have been used here.

- 72 - I I I The critical parameters for industrial atmospheric.pollution ·dispersal I are the 9 a.m. wind-averages which are.as follows:

NE/SE quad~ant. 46% I slightly more from NE than SE NW/SW quadrant 23% I more from SW than NW.

On the aata available there seems to be.little difference between the two I major proposed industrial locations.. Emissions from industries located in.the North West sector of Wodongacould ca-r:ry toward the south of Albury. Emissions from industries 10cated in the North East sector of I Wodonga could carry toward Wodonga.

As the Albury-Wodonga area generally is prone to calms, persistent .. light I winds, temperature inv.ersions and·fogs; it is reco~ended that the standards.of emissions from industries located in Wodonga- be·strictly controlled. The· industrial lands, provided in the plan. in the North I East· and Western· areas 9f._Wodonga ·are adequate· for a population of 45,000. Beyond.that more.suitable sites will have to be provided else­ where in the Albury-Wodcmga ·region. The location of future industrial. areas for the total·. growth complex are. the subject of current planning I studies.

I Possible pollution problems in the Murray also dictate strict control over effluent disposal from such industries as·dye and pigment factories, I cosmetic plants .a~d ·paper making plants. I I I I I I I - 73 :... I I I

I APPEND!){ A I I ACKNOWLEDGEMENTS During the course of the investigations, considerable assistance was received from many persons including a number of Australian and Victorian I Government Departments and Instrumentaliti~s •...Their .co-operation and assistance was-vital to the Study and is acknowledged with gratitude. The principal Departments, Organisations or persons.who contributed -in I this way are listed below: I Australian Government

'.l. I Bureau of Meteorology Bureau of Census and Statistics I Cities Conunission Department of Civil Aviation

I C.S.I.R.O. - Division of Applied Geomechanics i>I Postmaster .Generai's Department Works Department

I Victorian Government

11 Department of Agriculture - Wodonga off ice I Country Roads Board Education Department I Hospitals and Charities Commission Land Conservation Council

I Law Department - Titles Office I Mines Department National·Musel.im I A-1 I I I State.Development Department - Divisi0n 0f Industrial Development.

- Envir0nment Pr0tection Auth0rity I State Electricity C0mmission I State Library - Latrob_e Collection Town.and C0untry Planning Board I Valuer General

Victorian Reusing C0inmission · I Victorian Railways·. · I Municipalities I Shire of W0donga - Office of the Tewn Clerk

- Office 0f the City Engineer I - .Wodonga Welfare Committee I Other Bodies I Apex Club - W0donga Candy, Scroggie and Drwnmond Pty Limited I · Chamber of C0rmnerce - Wodonga I National Trust Rotary Club - Wodonga I Women's Elect0ral Lobby - Wod0nga Various residents of .Wodonga I

The study team is particularly grateful· ta t4e members and staff 0f the Town and Country Planning.Board for pr0viding inf0rmation and constructive I comments, and ta the City Engineer and Tewn Clerk of the Shire of Wodonga. The City Engineer, Mr. W. Page pr0vided considerable information en, and knowledge of, focal ma.tters. I I I A-2 I I I Co-ordination.wai;;i maintained.between the study.team and·the.firm of Grahame Shaw, Denton and Corker, Architects, L~ndscape Architects I and Vrban Planners. The firm is .undertaking planning o~. residential subdivisions. in Wodonga~ · Th~ir connnen~s ·on various, aspe~ts of the· I Development Plan were received with appreciati~n •. . Mr. B. J • Di;ryer, Ci ties Commission 'rask Fore~ Directqr for the . Albury-Wodortga Project, also provided the study team with valuable I cotllmente ·on ,pl,.ann:i,ng within the Albury-Wodonga ·area •.

I Mr.· L. A. Kilmartin, consulting sociologis~ and member of. the ~Albury­ Wodortg~ planning team willingly consi~ered and corihnented ori various· proposals• His informed opinions· provided a, source of .. encouragement I t;o the study team •. I I I I I I I I I I I I A-3 I I .. ' I

APPENDIX B I I SECONDARY INDUSTRY IN WODONGA I INDUSTRY EMPLOYMENT (where known) I ABATTOIRS I Donga Meats 525

AERATED· WATER. I

Fulford Enterprises Pty Limited Tarax Drinks (Albury) Pty Limited I

BAKERIES I Border Bakery Sunicrust Bakeries Pty Limited 100 I CAN MANUFACTURERS I J. Gadsden's Pty Limited 25 I CONCRETE ·INDUSTRIES

Bocrete B.M. ~ty Ltd Rocla,Concrete _Pipes Limited 65 I Weather-All Masonry Pty Ltd 18 Border Ready Mixed.Concrete Pty Ltd Hann:....crete Industries Pty Ltd I

ENGINEERING I Border Tracks & Bearings·Pty Ltd 32 Wodonga Engine Reconditioning Co Pty Ltd Wodonga Spring Works · 5 I Bradford Kendall Limited 168 I I . · B-1 I I I JEWELLERY

I Sarah Coventry Pty Ltd ·-60-

I JOINERY Scherf's Wodonga Cabinets Wodonga Joinery Works 16 I Ace Joinery Dunstan A. Timber Sales _·Pty _Ltd 110 I Holloway Bros, Wodonga Pty Ltd I PET FOODS Uncle Ben's of Australia Pty Ltd 525

I PRINTING AND PUBLISHING

Border Morning Mail Pty ·Ltd 118 I McClure's Printing Service Lamson Paragon-Limited ; 119

I Data supplied by Shire of the City of Wodonga. I I I II I I I I I B-2 I I I

APPENDIX C I I WODONGA URBAN AREA I NUMBER OF VEHICLES BY DWELLINGS I 30th JUNE.1971 I

Number of vehicles Number of private·dwellings % with vehicles I I 0 372 13.2 1 1593 56.6 I 2· 530 22.4

3+ 161 5.7 I Not Stated 58 2.1 I TOTAL 2814 100.0 I

In Wodonga, 86.8% of households had access to a motor vehicle, with 30.2% having access to more than one vehicle. I I Data supplied by Commonwealth Bureau of Census and Statistics.· I I I I · C-1 I I I '.

I APPENDIX D I I WODONGA URBAN AREA I OCCUPIED DWELLINGS BY CLASS OF DWELLING I 30th ·.JuNE 1971

I Class of-Dwelling Number Occupied I Separate House .. _2545 ·. . ' ' (8_8 • } ~) I Semi Detached House. 20 : . Attached.House 22 I Terrace House 4

Villa Unit 15

I Self Contained Flat 173 (6.1%) I Non Self Contained Flat 16 Improvised Home 3 I Caravan 16 I Non-Private 23 TOTAL 2837 I I I I n"'."1 ·1 I I WODONGA URBAN AREA I HOUSE OCCUPANCY CHARACTERISTICS I 30th JUNE 1973 I Households awning dwelling. % ef total House 1687 I Flat 11

Other 19 I 1717 60.5 I

Tenants ef Reusing Commissien er I Other State Autherities. House ·485 I Flat 11

Other 1 I

497 17.5 11

Tenants - Other I House 341

Flat 142 I Other 0 I ·483 17.2 I Unclassified 135 '4.8 I

Data from C0mm0nwealt~ Bureau of Census ~nd Statistics. I

. D-:-2 I I ------

APPENDIX E

RURAL CITY OF WODONGA BUILDING PERMITS ISSUED lst OCTOBER 1971 - 30th SEPTEMBER 1973.

PARTICULARS 1965/66 1966/67 1967 /68 1968/69 1969/70 1970/71 1971/72 At 7 /5/73

l. Dwelling, including garages, etc. , if in original" application. .48 55 49 82 51 57 94 88

2. Additions to and Alterations to Dwellings (including garages, toilets, etc. 166 216 259 300. 247 242 216 86

3. Fhits (Separate. Dwelling Units) 3 20 20 24 56 62 104 48

4. Shops & Offices (including Motels and Service Stations. 9 11. 13 rs 6 3 15 4

5; Additions and Alterations to Shops and Offices (including Signs). 33 23. 25 43 41 41 .32 21 txj I I-' 6. Factories and Industries (New) 6 5 3 12 7 5 10

7. Additions and Alterations to Factories and Industries. 10 21 13 26. 24 10 11

8. Public Buildings and Additions and. Alterations thereto. 6 9 7 5 7 6 3

9. Demolitions and Removals 8 4 7 13 12 10 12 3

10. Dwellings Resited 13 3 5 2

11. Miscellaneous (Farm-buildings, aviaries, ferneries, etc. ) 13 2 10 4

12. Scaffolding Permits 25 20 17

TOTAL NO. OF PERMITS ISSUED 280 '353 404 507 479 480 419

VALUE OF PERMITS ISSUED $1,568,652 $1, 140, 814 $1, 501, 702 $2, 607_, 297 $2,929,533 $2,326,770 $4, 491, 132 $2,246,444

No of Housing Commission Houses and Flats constructed to 30th June, 76 . 71 48 36 84 79 36 (120 124 each year. at present under con- struction.

Data supplied by Shire of Wodonga. I I

APPENDIX F I I WODONGA URBAN AREA I AGE.- SEX STRUCTURE OF POPULATION OF WODONGA I BY CENSUS COLLECTORS DISTRICT * I 30th JUNE 1971 I COLLECTORS 1+2 3 4 ' 5 DISTRICT ,'' I

I AGE GROUP : M F T M F T M F T M F T ' I 0 - 4 25 35 60 59 58 117' 32 36 68 49 33 82 5 - 9 35 38 73 50 47 97 27 28 55 65 46 111 I 10 - 14 40 53 93 55 61 116 28 27 55 36 61 97 15 - 19 45 45 90 29 45 74 20 34 52 35 35 70 I 20 - 24 49· 31 80 40 41 81 35 40 75 31 32 63 25 - 29 35 28 63 35 35 70 30 26 56 28. 30 58 I 30 - 34 31 22: 53 22 29 61 ' 24 16 40 32 35 61 35 - 39. 34 18, 52 37 33 70 21 21 42 31 33 64 24 21 45 I 40 - 44 I 37 30 67 ~6 32 58 18 17 35 45 - 49 39· ' 35 74 27 19 46 15 25 40 17 29 46

23 27 50 16 16 32 21 20 41 30 14 44 \ ' 50 - 54 ., '\ I 55 - 59 32 '19 51 18 12' 30 25 25 50 11 20 31 60 - 64 33 33 66 13 12 25 17 31 48 16 9 25 I 65 - 69' 15 ·20 35 11 14 25 16 12 28 7 14 21 70 + 28. 31 59 12 11 · 23 25 31 56 13 24 37 '-" ,, I

501 465 966 460 465 925 354. 387 741 425 436 861 TOTAL : ,, . ' I * See Figure 10 ·I F-1 11 I I

. ~ . - . ' .. COLLECTORS 6 7 8 '' 9' I DISTRICT

'' I AGE GROUP M F T M F T M F T M F T

0 - 4 42 36 78 90 110 200. 69 53 122 9 9 18 I 5 - 9 70 50 120 114 116 230· 67 53 120 16 18 3,4 10·- 14 70 72· 142 99 88 187 65 57 122 24 13 37 I 15 - 19 68 59 127 43 4} 90 55 68 123 18 21 39' 20 - 24 44 33 77 36 38 ' 74 54 SL 105 13 9 22 " I 25 - 29 33 27 60· 37 71 108 51 44. 95 7 3 10 30 - 34 23 ' 28 51 56 70 126 39 36 75 2 .4 6 I 35 - 39 25 27 52 '64 53 117 34 34 68. 4 11· 15 40 - 44 20 42 62 40 32' 72 43 '42.' 85' 14 12 26 45 - ·49 40 ·41 81 16. 21 37 34 36 70 16 17 33 I 50 - 54· 51 44 95 9 3 12 19 23 42· 13 4 17 55 - 59 31 27 58 1 7 8 29 30 59 6 9 15 I 60 - 64 18 25 43 4 8 i2 25 17 42 6· 6 ' 12 65 - 69 20 2i 41 '4- 2 9, 19 '' .9 28 3 4 7· I 70 + 19 35 5,4 '1 2· 3 24 37' 61 5 11 16' ...... ' '• " " ' I TOTAL 574. 567 1141 614 668 1282 ' 627 590 1217 156 151 307 i •.· ,. '' \ '' " ' i -I I 11 --1 I I , I I F-2 I I

COLLECTORS 10 11 12 DISTRICT I "

AGE GROUP M F T M F T M F T ; I 0 - 4 32 52 84 41 38 19 135 133 268 I 5 - 9 27 33 . 60 50 56 106 104 110 214 10 - 14 35 30 65 97 47 144 59 60 119 15 - 19 28 32 60 73 65 138 42· 41 83 I 20 - 24 35 47 82 57 38 95 42 71. 113 25 - 29 37 22 59· 31 30 61 64 66 130 I 30 - 34 14 19 33 27 28 55 73 61 134 35·- 39 17 22 39. 19 33 52 34 36 70 I 40 - 44 19 17' 36 49 55 104 38 18 56 .. 45 _,.. 49 22 12 :54' 51 46 97 25 23 48 I 50 .:... 54 11 12 23 36. 33 69 14 12 26 55 - 59· 8 10. 18 35 21 56 •6 6 12 ; 60 - 64. ·5 6 11 . 23 19 42 5 6 1 I ' 65 - 69 4 4· 8 9· 11 .20 4 2 6. 70+ l! 9 10 18 22 4(). 5 5 10 I I

i ~ ' ..

TOTAL 295 327 622 616 542 1158 650. 658 1368 I I

Data fr0m C0mm0nwealth Bureau .. 0f Census and Statistics. I II I I I 11 F-3 I I I

I APPENDIX G I I SCHOOLS IN W0DONGA Number ' Name Enr0llnient I (August-1973) Primary Sec0ndary I 7420 W0d0nga .. Technical ,High. 476 I 8480 W0dqnga_High 982 0037. W0d0nga 532

I 4814 W0d0nga West. 695 I 5042 W0d0nga S0uth. 230 753 St. Augustine's 273 .. 89·· (Registered)

I 1699 St. Menica's 105 I (Registered) Kindergartens I W0cfonga I W0d0nga . S0uth · I I I

I ' I G-1 I I I

APPENDIX:Ji I I SERVJ;:CE CLUBS SP0RT'!NG BQDI~S; AND -CHURCHES·· I.

Chamber of_. Q0miµerc~. ·

Apex Glub 0f W0d0nga I Li~ns Clµb 0f Wod0nga, I Rotary·Club.0fWod0nga· Wodong? Rotar?~t·Club I W0dortg~ Amateur ,_Swimlning Club

Wodo~ga Crick~t Club I . Wodong~ ~nd. Dis.trict C'.Ficket A_ss0ci.?ti0n I W0d9nga Soccer Club Wodortga Golf Club I Wod9ng~ Football Glub Wodenga,Tennis'Associatfon. I Wedonga,B~wling Glub I Wodo~ga Turf Club Wod0rtga Sports Park Tennis C,0urts I Woc;longa Netb_all Assoc:l,_~tien Wodonga Baseball Association I Wode~ga Hockey Glub I Nert~ Ea~tern ~ighlands Ten~is Club Hume., Badm:f.nt0n Associ~tien · I I I H-1 I I I I I.avingt~n Am~teur Cyc~ing.Club I Wodonga Little Athletics I Wo4cmga ~nd. Bistrict Junior Football· League: . Sunny~ide Tennis Club I Wodonga Arti; Council ~oy.Scouts Association I Ceun try Women's · Associa tiQn

Wo9ortga ~istorical Society

I . Wodonga R. S •I.. Sub Br an ch,:

Senior Citizens' Cl\lb of Wodqnga., I . . Wodonga Show Society I· Good'Neighbour Council

. Australian LabQur.Party·(Wod9ng~ Branch)

I Wodonga Music ,Club . I Wodoriga·an~·nistrict Camera.Club WodoI).ga Citizens' . Band ..·

I Wodon~a Auxiliary Roya:L Victoria Institute for Blind . Wod9nga Horticultural Society

I Wodonga,Ff.eld Naturalists. I Wodonga Film Societ~ Twin Cities .Aero Club , I WQdonga·I.apidary Club

Wodong~ Art Gro\lp

I Gei;man. Austrian·, Club . I Third. Wodonga.,St~Augus~ine's Scqut Group. Albury-Wodonga·Di$trict~ Y~MoC.A. Yeuth Clubs I Wodc:mga, Hospit;:al Belvoir Auxiliary, I H-2 I I I M':lrr ~y V~lley ·Regional . Gallery and Museum. Comm~ tte~ ·.

Sout~ W0d0ng~,Kindergarten.C0nnn~tte~ I W0d0ng~.' _Pre-Sch0Ql · Kind,ergarte~ I W0d0nga. Infallt Welfare. ·Centre . St. Augustine•~· Cl'=1Q I Baptist GhUJ;ch

St~ Augustine's.R0man·Ca~h0lic Church. I

St. Monica~s·Sacred Heart·Church. ' ' I . ,.·. - ~ I Sto John's Chu~ch 0( ~ngland: St~ · Lu~e 's Lutheran Church I M~~h0dist: Church

Pre~byterian ~hurch : · I Salvatiot). Army· I Church of (;h~ist Ukranian At,lt0cephalicQrth0d0x GhurcI:?- I Free.Serbian Qrth0d0x.Cqnnnt,lnity 0~ St. Peter an.4 St. Paul Ukri;tnian: Ca_th0lic Church q:f; .itustralia I I I I I I I I H-3 I I I

I APPENE>IX J I I REFERENCE·PLANS I 1. Base. Plans

1.1 Wodong~ ~nd:Environs. 1 20, 000 =, · Transparency.

Rc;>a4 , L

I 1.2. Wodo~ga and Environs· 1 20,000 Transparency· I Road •. Layout ,: Prepared, by T. & c.·P .B.

I 1.3 Wodonga .,... City l" . : 6 chains· ,Print I Road Layout Proper~y boundaries

I Prepared by S~ire of Wc;>dong~

I -1.4 Wodonga and Environs 1 50, 000 .Pril;lt I Road Layout I Prepar~d by T. & C~P~B •. 1.5 Wodonga and Eiivirons. l" 20 chains Print I Road.Layout,

Prepared by Shire.of Wodonga, I Shows river flats not: ort.1~3 I J-1 I I 1.6. W0d0.nga/Albury District 1 125;000. Print

R0ad Lay9ut I C0ntqurs. I 1. 7 WQc;10nga T0wn Ce~tre: 1 1250 Transparency· I R0ad L~ya.ut,

Pr0perty.bou~9~ri~s an9 buildings Preparei;l by.T. & C.P.B • I .1.8 Wod0'Qga anc;l ·Envir0ns · 1 . 10,000 Tra-p.sparency R0aci Lay0ut. I C0ntours I Prepared by T. & C.P.B.

1.9 anc;l.Envirqns. 1 10 000 I W0d0nga . ' Transparency R<;:>ad.L~you~· I Prepare~ by T~ & C•. P. B. I 1.lQ The.,Cr0wn Lands and Survey Department, Central Plan Off:i.ce are·p~eparing at 1 : 10,000 pase plari'for .. the Sh:l,re .0f W0donga. However, the plan was, not available within the time peri0d of ·this stti4y. · I I 2. Informati0n Plans I 2.1. Land Use. June 1973 l" a,chains I Prepared by T. & C•. P.B. I I I .. J-2 I I I

L".l-nd Use - . Twh Centre of .W~d6nga' •'

I June 1973 1 1250 I . Prep~red py T ~ & C.P. B. -.

2.3 C0nditi0n of Buildings - Tewn,Cent~e 0f .W0d0nga·

I June 1973 1. 1250. I Prepared by T. & C.P~B. I Aerial ph0t0graph - W0d0~ga and·Envire~s· Flewn Octeber 1973 Orth0'phet0map 1. 10,000 I Prep~red by Dept. ef Crown Lands·and Survey

2 •. 5 Plans ef W0d0~ga,and·Envir0~s·showi~g 10cati0n ef applicat,ions. I for Sl,lbdivisien and. b.ui],.ding curr~ntly w.i. th the T. & C. P.• B. I 1 : . 20,000 . Prepared by Kinnaird H:i.11 deRehan & Young Pty.Ltd.

2.6 Wedeng~ - Railway-Yards an4 Railway.Land,

·1 ·1 960 (8 sheets) · I Prepare~ by,Victerian Railways I 2~ 7. .Wedonga Parking.Areas Prepared by.W0d0~ga,Shire Ceuncil.

I 2.8 Wqdeng~ · S~teet Map·. I 3. · Statutery.Plans I· 3.1 urpan area 0f .Wod0~ga I Prepared by City E~gineer Shire ef .W0 donga I I I J-3 I I

I APPENDIX K I I BIBLIOGRAPHY ANDREWS, A. The First Settlement of the North East of I Victoria.The Victorian Historical Magazine Vol •. 5. ·19~6-1917. ·. I ANON. Wodonga.1951. Pamphlet. AUSTRALIAN NATIONAL· Travel,Industry Appraisal and Recommendation, TRAVEi ASSOCIATION. Upper.Murray Region. February 1972

I CANDY SCROGGIE AND Wodonga Waterworks Trust and Sewerage: DRUMMOND PTY LTD. Authority Planning. 1973to 1975 Designs. I The. Authors. :t1elbo_urne 1973. CHAPIN; F.S. Urban Land Use Planning. University of I Illinois Urbana. 1965; DE CHIARA, J AND Planning Design Criteria Van·. Nostrand KOPPELMAIN, L •. Reinhold. New York.1969.

I FIELD, J. Grey Ribbon to the Border. Hawthorn Press. Melbourne 1~73 Chapter 14, Wodonga.

I GRANT, K•. ThePUCE Programme-for Terrain-Evaluation for Engineering Purposes. I Principles. Division of Applied Geomechanics Technical I Paper No. 15. Commonwealth Scientific and. Industrial Research Organization. Melbourne. I 1973. LAWRENCE~ C.R •. Summary Report.on the Ground Water Resources of the Chiltern Area. Unpublished paper 1973.

I McINTOSH, Lea A. · The-Growth of Wodonga.- a Twin·City?, Unpublished Thesis, University of Melbourne, 19.72 .. I MELBOURNE AND METROPOLITAN Melbourne Metropolitan Planning Scheme - BOARD OF·W0RKS. Planni.ng Scheme Ordinance. The Authors. Melbo~rne; 1968.

I NATIONAL CAPITAL· Tomorrow's. Canberra .. A.N·. U. ·Press. Canberra DEVELOPMENT COMMISSION. 1970.- I I K-1 I I I. NATIONAL· CAPITAL . Land Use Planning and Land Development in DEVELOPMENT COMMISSION. Canberra •.Canberra 197 2 • I NATIONAL·CAPITAL Canberra Basic Planning Standards Canberra. DEVELOPMENT COMMISSION. Nevember 197L I NATIONAL URBAN AND Albury-Wedenga Initial Development Study. .REGIONAL DEVELOPMENT Kinnaird Hill deRehan and You~g Pty Ltd. AUTHQRITY. March 1973. I PA.GE, W.G. Repert.en T6wn Planning in Wodonga. Shire ef Wedenga July 1972. I TOWN AND COUNTRY An Environmental Survey· of the.Albury/ PLANNING BOARD. Wedonga Study Area. March 1973~ I TOWN ·AND·. COUNTRY Wodenga Study. July 1973~. Pl..ANNING B0ARD

URBAN LAND·INSTITUTE; The.Community Builders Handbook. U.L.I. I Washingten. 1968. WODONGA DEVELQPMENT W~donga'fer Industry and Better Living; I COMMITTEE. W.D.C~ Weqonga Undateq. I I I I I I I I I I K-2 I I ;,I

·I APPENDIX L I I THE·CONSULTANT TEAM Project Director William R. Woodhead I Kinnaird Hill deRohan and Young Pty Ltd.

I Team Ronald A. Danvers I Kinnaird Hill deRohan and Young Pty Ltd. Geqrge Dash \ I De Leuw Cather of Australia Pty Ltd.

I Tom·G.· Emodi I Kinnaird Hill deRohan and Young Pty Ltd. ~d. L. Noack

I ~innaird Hill deRohan and Young Pty Ltd.

I Peter J. Scales I Kinnatrd Hill deRohan and Young Pty Ltd. Contributors John C. Fowler I Kinnaird Hill deRohan and Young Pty Ltd. I K. Yadu Singh Kinnaird Hill deRohan and Young Pty Ltd. I Cartographer Mrs E. Ute. I I L-1 I I MINISTRY FOR PLANNING ANO ENVIRONMENT LIBRARY I I I I I I I I I I I I I I I I l tlt4o q ~t1) I LJo !:>. I I