Greater Bendigo Industrial Land Development Strategy - 1

Acknowledgement of Country
We acknowledge that the City of Greater Bendigo is on Dja Dja Wurrung and Taungurung
Country. We would like to acknowledge and extend our appreciation to the Dja Dja Wurrung
People and Taungurung People, the Traditional Owners of this land.
We pay our respects to leaders and Elders past, present and emerging for they hold the
memories, the traditions, the culture and the hopes of all Dja Dja Wurrung People and
Taungurung People.
We express our gratitude in the sharing of this land, our sorrow for the personal, spiritual
and cultural costs of that sharing and our hope that we may walk forward together in
harmony and in the spirit of healing.

2 - Draft GBILDS
Vision
Greater Bendigo’s well-located, connected and
accessible serviced industrial land will be sought after
by current and future industry due to its high amenity,
focus on innovative and adaptive approaches to water,
energy, and waste sustainability, its provision for
industrial uses of all scales and its reputation for simple
and certain development outcomes.
This vision will be achieved through resolution of historic land use
conflict; the repurposing of non-viable industrial land; improved
efficiency, consolidation and, where viable, expansion of existing
precincts; transparent location of new industrial land against
nominated criteria; and provision of appropriate design guidance and
clear development expectations.

Greater Bendigo Industrial Land Development Strategy - 3

Foreword
Foreword to be added following consultation and prior to adoption.

4 - Draft GBILDS
A collaborative plan
The Draft Greater Bendigo Industrial Land Development Strategy (June,
2019) is a collaborative plan prepared by the City of Greater Bendigo in
partnership with the Victorian Planning Authority (VPA) and with inputs
from numerous other stakeholders. Funding support was provided by
the Victorian Planning Authority.

Greater Bendigo Industrial Land Development Strategy - 5

Contents
Executive Summary 8
1. Overview 11
1.1 Purpose 11
1.2 Relationship to the GBILDS Background Report 11
1.3 Study area 11
1.4 Structure of this strategy 11
1.5 How can the community comment on this draft strategy? 11
1.6 Next steps 13

2. Vision, principles, objectives and rationale 15

2.1 Vision statement 15
2.2 Guiding principles 16
2.3 Objectives and rationale 17
2.4 Questions for consultation 19

3. General recommendations and actions for industrial land 21

3.1 Summary of general actions 21
3.2 Questions for consultation 23

4. Precinct-specific recommendations and actions 25

4.1 Overview 25
4.2 Summary of precinct recommendations and actions 27
4.3 Questions for consultation 33

5. Monitoring and review framework 35

5.1 Monitoring 35
5.2 Review 35

6 - Draft GBILDS
List of abbreviations, acronyms and terms
Organisations
• Council – Greater Bendigo City Council
• City – The City of Greater Bendigo
• VPA – Victorian Planning Authority

Commonly used terms

• Background Report - Greater Bendigo Industrial Land
Development Strategy Background Report
• B-Double – Larger format freight vehicle including two-semi
trailers
• ESD – Environmentally Sustainable Design
• EOI – Expressions of Interest
• GBILDS – Greater Bendigo Industrial Land Development Strategy

Greater Bendigo Industrial Land Development Strategy - 7

Executive Summary
Greater Bendigo is the major employment The Draft Greater Bendigo Industrial Land Summary of land supply
and industrial hub in the Loddon-Campaspe Development Strategy (‘GBILDS’) has been
situation
region. It is a growing, vibrant, creative, and developed in partnership with the VPA to
culturally enriched regional centre serving provide a strategic framework and clear • It is forecast that Greater Bendigo
much of northern Victoria and southern NSW. road map to identify a 30-year pipeline will experience an increase of over
of future industrial land which will meet 3,300 jobs in industry to 2036
Industry is a major employer in Greater • This job growth is forecast to
the needs of current and new businesses
Bendigo. Advanced manufacturing is strong correspond to a requirement for
looking to expand, locate or relocate
and diverse. A wide range of industries, around 170ha of industrial land to
within Greater Bendigo.
businesses and employers are seeking to 2036
expand or relocate and need well located, The GBILDS provides clear directions • Overall there is currently 120ha of
serviced, accessible sites not constrained by around existing industrial precincts in vacant available industrial land
nearby sensitive uses. order to minimise land-use conflicts, equating to about 14 years of supply
increase supply and ensure industrial land based on consumption and rates
Current population growth trends indicate
is suitably located. and assuming near perfect utilisation
that Greater Bendigo’s population will grow
from around 116,000 people today to around • A review of existing industrial
200,000 people by 2050. precincts indicates that much of
the City’s ‘available’ industrial land
Employment relating to the City’s industrial is constrained through proximity
areas and precincts is expected to provide to residential and sensitive
for about 3,300 new jobs over the next 17 uses, inadequate servicing and
years, bringing total jobs relating to industrial environmental risks
precincts to nearly 12,000 by 2036. • More pressingly, larger sites of 1 to
The City’s significance as an economic hub has 5 hectares will be fully exhausted by
been strengthened by the recent completion 2027
of the Bendigo Airport redevelopment project • Consequently, there is a potential
(Stage 2) and the introduction of scheduled to forgo jobs as soon as 2027 with
direct flights to Sydney and the prospect of the potential for about 1,080 jobs
further routes being initiated. to be foregone by 2036 if additional
industrial land supply is not provided
or if existing supply cannot be
utilised more efficiently

8 - Draft GBILDS
This Strategy focuses on the following These objectives are proposed to be actioned What consultation has been
eight summarised objectives which have through the ‘general’ and ‘precinct-specific’ undertaken and how can the
been drafted in response to the issues and actions included in the tables at Section 3 and
opportunities identified in the Draft GBILDS Section 4 respectively.
community participate?
Background Report: The Draft GBILDS Background Report
The first objective of the GBILDS seeks to
1. Provide for 30 years of industrial land summarises preliminary community and
provide 30 years of industrial land supply in
supply stakeholder engagement outcomes from three
Greater Bendigo. The key action to achieve this
2. Provide future direction around existing key forums and a targeted survey of business
objective seeks to identify appropriate site(s)
industrial precincts and industry undertaken to date.
for new industrial land supply via a rigorous,
2a. Reduce industry-residential land use transparent and independent public selection The GBILDS is a ‘draft’ to ensure that the
conflicts process further detailed at Section 7 of the community has further opportunity to
2b. Provide protection of viable industrial Background Report. The proposed process contribute to the strategic planning process by
and employment precincts from non- seeks to follow four key assessment stages way of review and comment on this strategy.
industrial uses before a site(s) is finalised and a planning Key questions for the public’s consideration
3. Minimise the impacts of freight scheme amendment is undertaken to facilitate and comment are asked at the bottom of
movements on non-industrial urban areas its use and development for industrial relevant sections.
4. Improve the function, design and amenity purposes.
of existing and new industrial areas All members of the public are invited to make
5. Promote sustainable industrial land use The remaining actions seek to create or submissions to the draft strategy via email or
and development otherwise retrofit well-designed, high amenity, mail and addressed to:
6. Increase regional competitiveness and sustainable, and functional industrial places in
grow investment and employment in line with the vision statement.
rsdenquiries@bendigo.vic.gov.au
industry The implementation of the GBILDS will ensure
7. Advocate for State and Commonwealth Greater Bendigo is well-placed to meet the Regional Sustainable Development
funding both for core infrastructure and existing and future industrial land needs of City of Greater Bendigo
for priority economic initiatives industries and businesses over the next 30 PO Box 733
8. Avoid duplication of planning scheme years. BENDIGO VICTORIA 3552
amendment processes and provide
for update of the final GBILDS at key
milestones Further information or detail for interested
landowners is available at
bendigo.vic.gov.au/industrial

Greater Bendigo Industrial Land Development Strategy - 9

Overview

10 - Draft GBILDS
1. Overview
1.1 Purpose 1.4 Structure of this strategy
Employment relating to industry in Greater Bendigo is expected to This strategy is structured to present the following items:
account for over 3,300 new jobs over the next 17 years equating to close • The vision statement and associated principles and objectives
12,000 jobs relating to industrial precincts by 2036. and the rationale for these (Section 2)
The Draft Greater Bendigo Industrial Land Development Strategy • General actions for industrial land and the location of future
(‘GBILDS’) has been developed in partnership with the VPA to provide industrial land (Section 3)
a framework to identify a 30-year pipeline of industrial land which will • Precinct-specific recommendations and actions for the City’s
meet the needs of current and new businesses looking to locate or existing industrial land (Section 4)
relocate within Greater Bendigo. • A monitoring and review framework (Section 5)

The strategy also seeks to provide directions around existing industrial

1.5 How can the community comment on this draft
precincts to minimise land-use conflicts, increase and ensure industrial
land is suitably located. strategy?
The GBILDS is a ‘draft’ to ensure that the community has further
1.2 Relationship to the GBILDS Background Report opportunity to contribute to the strategic planning process by way of
review and comment on this strategy.
This Strategy focuses on key recommendations and actions, being
either precinct-specific or general, that have been conceived in response Key questions for consideration and comment are asked at the bottom
to the issues and opportunities summarised in the GBILDS Background of relevant sections of this document.
Report. All members of the public are invited to make submissions to the draft
The evidence base for these issues and opportunities is provided in the strategy via email or mail:
Background Report or in the relevant expert input underpinning that
report.
rsdenquiries@bendigo.vic.gov.au
1.3 Study area
Regional Sustainable Development
See figure 1 on next page. City of Greater Bendigo
PO Box 733
BENDIGO VICTORIA 3552

Greater Bendigo Industrial Land Development Strategy - 11

 AY
HW
INDUSTRIAL LAND ZONES

HIG
Marong Comprehensive Development Zone

ND
LA
BAGSHOT

ID
WHIPSTICK

M
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Precinct 1: Goornong

WOODVALE WAY
CA HIGH
LD LAND
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HIG
HW
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EAGLEHAWK NORTH

EPSOM

SAILORS GULLY EAGLEHAWK ASCOT (BENDIGO)

MYERS FLAT

LODDON VALLEY HIGHWAY

HI JACKASS FLAT
GH
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WELLSFORD

WHITE HILLS
CALIFORNIA GULLY

T
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NA
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NORTH BENDIGO EAST BENDIGO

D
CALDER HIGHWAY LONG GULLY

BENDIGO ET
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IRONBARK RA
WEST BENDIGO CC
M
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DO

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AL MCIVOR ROAD

L
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EE
MARONG E ET STRATHDALE

T
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HIGH

Precinct 18: Rowe Lane

CALDER HIGHWAY

KENNINGTON JUNORTOUN MCIVOR

HIGHWAY

GOLDEN SQUARE

QUARRY HILL

Precinct 21: Marong

FLORA HILL
CA
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ER
HI G
H WAY
EET
STR
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GOLDEN GULLY

STRATHFIELDSAYE
SPRING GULLY
TREET
HIGH S
Overview

KANGAROO FLAT

Precinct 11: Heathcote

HIG
H
ST
LOCKWOOD

RE
ET
MANDURANG

PTV Train Stations

Railway

KIL
B-Double Routes
MO
EMU CREEK
RE
RO
AD
Urban Growth Boundary
BIG HILL (BENDIGO)
A Industrial 1 Zone
Y

HW
HIG
DE
R Industrial 3 Zone
L

¯
CA

C2Z
0 0.5 1 2 3 4

Figure 1 - Study Area

CDZ1
Kilometres MANDURANG SOUTH
SEDGWICK

12 - Draft GBILDS
1.6 Next steps
The following steps will be undertaken in finalising the GBILDS:
• Consider public feedback
• Finalise the strategy and provide recommendations to Council
• Council to consider adoption of the final strategy
• Implementation of actions
• Monitoring and review

1.6.1. Site selection ‘EOI’ process

Occurring as a separate process to the finalisation of the GBILDS,
an Expression of Interest (‘EOI’) process for suitable future industrial
sites will occur during the public consultation process along with a
concurrent period of targeted landowner engagement.
Sites identified during this period will be subject to several stages of
additional assessment which will occur during and after the finalisation
of the GBILDS.
The selected site(s) will be subject to planning scheme amendment(s) to
enable industrial development via application of appropriate controls.
This amendment process could be expected to take in the order of 1-2
years and therefore it is prudent that the GBILDS be finalised ahead of
this.

Greater Bendigo Industrial Land Development Strategy - 13

 Vision, principles, objectives and rationale

14 - Draft GBILDS
2. Vision, principles, objectives and rationale
2.1 Vision statement
The following vision statement has been prepared to guide the ongoing
planning and development of Greater Bendigo’s existing and future
industrial areas:

Greater Bendigo’s well-located, connected, and accessible serviced industrial

land will be sought after by current and future industry due to its high
amenity, focus on innovative and adaptive approaches to water, energy
and waste sustainability, its provision for industrial uses of all scales and its
reputation for simple and certain development outcomes.
This vision will be achieved through resolution of historic land use conflict; the repurposing
of non-viable industrial land; improved efficiency, consolidation and, where viable,
expansion of existing precincts; transparent location of new industrial land against
nominated criteria; and provision of appropriate design guidance and clear development
expectations.

Greater Bendigo Industrial Land Development Strategy - 15

 2.2 Guiding principles
Vision, principles, objectives and rationale

The following guiding principles were derived from the preliminary

community consultation summarised in the Background Report.
These principles embody the City’s approach to its development of the
GBILDS, including the vision statement above, and will guide the City’s
approach to implementation of the final strategy.

Principle 1 Be innovative and adaptive Principle 5 Be integrated

Understand and respond to emerging industries, businesses and Deliver mixed-use precincts that include a range of compatible
market trends, while supporting ‘local makers’ and entrepreneurial community facilities and services within industrial ‘employment
sectors. hubs’. Minimise potential land-use conflicts with neighbouring
residential areas, while ensuring adequate housing choice close to
Principle 2 Be diverse industrial workplaces.

Provide a diverse mix of lot sizes, along with a range of industries and
business sizes. Principle 6 Be collaborative
Foster collaboration between industry, the education and training
Principle 3 Be sustainable sector and local government, taking a regional approach that
involves other municipalities.
Encourage environmentally sustainable development, as part of both
the design and operation of new precincts and facilities.
Principle 7 Be transparent
Principle 4 Be connected and accessible Certainty and support for potential developers and investors, with
quick decision-making and approval processes.
Provide direct access to heavy rail, road and airport connections and
minimise travel time to key metropolitan and regional destinations.
Enable local residents and workers to easily access industrial and Principle 8 Be open to community input
business hubs.
Invite the community to contribute to and inform planning for
Bendigo’s industrial future.

16 - Draft GBILDS
2.3 Objectives and rationale Objective 2: Better utilise Greater Bendigo’s existing industrial
areas by providing future direction around these existing industrial
The following objectives describe what the GBILDS seeks to accomplish precincts
as distilled from the key issues and opportunities summarised at
Section 8 of the Background Report. A rationale for each objective is The review of Greater Bendigo’s existing industrial employment
provided below. precincts is included in Section 5 of the Background Report. This
review identifies that each precinct has a unique spatial context, role,
Objective 1: Ensure there is adequate land zoned or identified to and issues and opportunities. Actions for each of these precincts are
provide for 30 years of land supply in Greater Bendigo. Ensure addressed respectively in Section 5.
that the land supply caters for a wide range of industrial uses, the
changing nature of industries and businesses, and the differing Objective 2A: Provide protection of viable precincts from non-
needs in terms of land size, type, access and location. industrial uses
Rationale: Economic analysis included in the Background Report Rationale: Economic analysis as part of the industrial land audit
estimates that Greater Bendigo has 14-year supply of industrial land, undertaken by the City identifies that there are currently a range of non-
assuming a near perfect development scenario. Under this scenario industrial activities located in industrial areas. With a limited supply of
Greater Bendigo would be exhausted of industrial land and foregoing industrial land, viable ‘core’ industrial precincts need to be protected
industrial job growth by 2032. In a scenario that assumes 25 per cent of from non-industrial uses. Some less viable or compromised parts of
all lots are commercially unviable for development, jobs are expected to viable industrial precincts may be appropriate for development of non-
start to be foregone by 2025 and ramp up to 1,081 jobs by 2036. industrial uses.
In addition to the general need for industrial land, there is a specific and Objective 2B: Reduce industry-residential land use conflicts
more urgent need to provide for larger industrial lots sizes in the order The review of Greater Bendigo’s existing industrial employment
of 1-5ha. The economic analysis estimates that if land supply shortages precincts identifies that many of the City’s existing precincts are
in medium and large lots materialises, all lots of this size will be fully compromised by proximity to residential and other sensitive uses. In
exhausted by 2025. some cases such industrial properties are only appropriate for lighter
While the term ‘industrial’ is used extensively in the GBILDS it must industrial uses or, synergising with Objective 3, potential non-industrial
be recognised that many uses that seek and need industrially zoned uses.
land are not industries in the conventional sense of the word. These
businesses include warehousing, storage, distribution centres, truck
depots, low impact assembly, and manufacturing. Most of the industrial
land in Greater Bendigo is not occupied by factories or large scale
manufacturing plants. For example, the industrial precinct in Charleston
Road, East Bendigo while zoned Industrial 1 is predominantly used for
warehousing and commercial businesses.

Greater Bendigo Industrial Land Development Strategy - 17

 Objective 3: Reduce the impacts of freight Objective 4: Improve the function, design Objective 5: Promote sustainable industrial
Vision, principles, objectives and rationale

movements on non-industrial urban areas and amenity of new and existing industrial development and subdivision in terms of
areas integrated water management, waste and
Rationale: The Bendigo Freight Study
energy
identifies large vehicle freight movements Rationale: Review of best practice both
through Greater Bendigo’s non-industrial nationally and internationally (see Appendix Rationale: There are potentially large gains
urban areas as a key challenge and explains 1 of the Background Report) have identified to be made in encouraging energy efficiency
that this is due in part to many freight the importance of going beyond core and environmentally sustainable design
generators being located throughout the city’s infrastructure requirements to focus on in industrial areas, as well as integrated
scattered industrial pockets along with the high amenity environments which foster water cycle management, increased tree
consolidation of logistics businesses in East collaboration and innovation. These high canopy coverage, and waste minimisation
Bendigo. The study identifies that many of amenity design outcomes are often achieved from construction and operation. Although
these businesses would be better located on through precinct-specific planning controls increased up-front costs are often cited
the fringe of the city particularly to cater for and design guidelines. as constraints to achieving best practice
expansion. sustainability outcomes in industrial areas,
Retrofit of existing areas can be more
there are many recognised benefits including
Proximity or direct access to the B-Double challenging however focus needs to be on
long-term operational benefits such as
road network is essential for the location of incremental change over time as properties
reduced utility charges in addition to broader
any future industrial land to minimise impacts are redeveloped. Alternatively, the preparation
social and environmental gains.
on non-industrial urban areas. of precinct structure plans for some industrial
areas can assist in achieving more holistic In existing industrial areas improved
changes. environmental performance may require
incremental improvements over time as
individual properties are redeveloped. On
large sites yet to be developed planning
controls and guidelines can ensure that best
practice environmental design standards are
achieved from the beginning.

18 - Draft GBILDS
Objective 6: Deliver better freight outcomes Objective 7: Advocate for State and Objective 8: Avoid duplication of planning
for industry including increased regional Commonwealth funding both for core scheme amendment processes and provide
competitiveness and growth in investment infrastructure and for priority economic for update of the final GBILDS at key
and employment in industry within Greater initiatives milestones
Bendigo and across the region
Rationale: The population, employment Rationale: Some local planning scheme
Rationale: Industrial land availability and and immigration policies of both the State content is already outdated with respect to
usability is identified in the Background and Commonwealth governments seek to previous industrial strategies while other
Report as a particular challenge in Greater support regional growth, jobs and investment. parts of this content is likely to lose currency
Bendigo. In comparison to Victoria’s other In part this is seen as combatting congestion in upon finalisation of the GBILDS. Premature
regional centres the City currently has less Australia’s major cities. There is a strong case amendment of the planning scheme, namely
than half the amount of zoned Industrial land for increasing the level of Government funding an amendment prior to identification of a
in Greater Geelong, about one third less than for regional development employment suitable location(s) for future industrial land
Latrobe Valley, and about the same amount projects of the scale needed in Greater supply, will result in an avoidable duplication
as Ballarat. However, Ballarat also has an Bendigo. of process and an associated administrative
additional 438ha of designated industry and burden for Council and the State government
The clear association of jobs growth and
employment land located in a Special Use and should be avoided.
economic development that would flow from
Zone which equates to some 40 per cent
the provision of appropriate and serviced This implication also raises the need to make
additional industrial land.
industrial land supply in Greater Bendigo provision in the GBILDS for its future review
In terms of maintaining, supporting and necessitates that the region be resourced to and update if suitable land is selected and
providing for economic and employment respond not only to a market driven need for zoned for industrial purposes.
growth, it is critical that the City plans for a industrial land, but also to position itself for
pipeline of industrial land supply to ensure ‘one-off’ economic opportunities requiring a
that it remains competitive to retain, attract critical response.
and grow existing and new industries and
businesses requiring industrially zoned land.
Until the project parameters of a future 2.4 Questions for consultation
industrial precinct(s) are known it will be
difficult to action this objective depending Do you or your organisation agree with
on the ultimate delivery model. However, this vision statement and its associated
development of a business case should be principles and objectives?
factored into the early planning processes to What would you or your organisation
commence such advocacy and position the change about this vision statement and
region for a timely response. its associated principles and objectives?

Greater Bendigo Industrial Land Development Strategy - 19

 General recommendations and actions
for industrial land

20 - Draft GBILDS
3. General recommendations and actions for industrial land
This section of the strategy presents the general actions to achieve each
of objectives identified above.

3.1 Summary of general actions

Objective No. and Proposed Action(s) Implementation
Summary Responsibility / Timeframe
1. Provide for 30 years of Increase the useability of existing underutilised industrial land supply CoGB (Planning)
industrial land supply
Identify appropriate site(s) for new industrial land supply (see process and criteria at CoGB / 3-12 months
Section 7 of the Background Report):
Stage 1 – Qualifying assessment By 2 August 2019
• Contact landowners identified as having potentially suitable sites
• Invite open proposals and assess suitability against identified criteria:
Stage 2 – Initial assessment of unsolicited proposals and landowner notification By October 2019
• Assess all potential sites against identified criteria
• Contact all landowners following assessment
• Confidential report to be put to Council outlining findings
Stage 3 – Further site filtering By November 2019
• Weight competing sites against identified criteria
• Contact all landowners following assessment
Stage 4 – Feasibility and technical assessments 6-12months
• Undertake feasibility and technical assessments
• Engage with servicing authorities and State Government agencies
• Council to determine preferred 4
Stage 5 – Planning Scheme Amendment 12-18months
• Apply appropriate planning controls to enable industrial use and
development
• Plan specifically for larger lot sizes (i.e. lots between 1-5ha) through
application of appropriate planning control

Greater Bendigo Industrial Land Development Strategy - 21

 Objective No. and Proposed Action(s) Implementation
Summary Responsibility / Timeframe
2. Provide future direction See precinct-specific actions in Section 4 -
around existing industrial
General recommendations and actions

precincts
2A. Reduce industry- See precinct-specific actions in Section 4 -
residential land use
conflicts
2B. Provide protection See precinct-specific actions in Section 4 -
of viable industrial and
Amend Clause 22.05 (Industry) to direct non-industrial uses to less viable industrial CoGB (Planning) / 1-2 years
employment precincts
precincts and protect core industrial precincts
from non-industrial uses
3. Minimise the impacts Execute targeted search criteria to identify suitable future industrial site(s) which are -
of freight movements on located in close proximity to the B-Double road network
non-industrial urban areas
Advocate for western and northern connector road to reduce truck thoroughfare -
through Bendigo
Support transition of freight task from railway to road infrastructure -
for industrial land

4. Improve the function, Introduce area-specific design guidelines and or planning controls with a focus on CoGB (Planning) / 1-2 years
design and amenity high public realm and streetscape/interface amenity for new industrial areas and for
of existing and new existing industrial precincts which are subject to future structure planning processes.
industrial areas
Review and update the Good Design Guide for Industry to incrementally improve CoGB (Planning) / 3-6
existing industrial areas months

5. Promote sustainable Introduce area-specific design guidelines and or planning controls in new industrial -
industrial land use and areas with a focus on energy efficiency, water cycle management, increased tree
development canopy coverage, and waste minimisation

22 - Draft GBILDS
Objective No. and Proposed Action(s) Implementation
Summary Responsibility / Timeframe
6. Increase regional Ensure a sufficient supply of industrial land supply -
competitiveness and
Facilitate high amenity industrial areas -
grow investment and
employment in industry Advocate for State and Commonwealth funding support to deliver industrial supply -

7. Advocate for State Undertake feasibility analysis for provision of new industrial site(s) CoGB / 6-12 months
and Commonwealth
funding both for core
Meet with various State Government agencies such as Infrastructure Victoria and CoGB / 12 months
infrastructure and
Regional Development Victoria to discuss funding options
for priority economic
initiatives
Meet with various Commonwealth Government agencies such as the departments CoGB / 12 months
of Infrastructure, Regional Development and Cities; Jobs and Small Business; and
Industry, Innovation and Science
8. Avoid duplication Execute the monitoring and review strategies at Section 5 CoGB / Ongoing
of planning scheme
amendment processes
and provide for update Update the final GBILDS following rezoning of future industrial site(s) CoGB (Planning) / 18 months
of the final GBILDS at key
milestones

3.2 Questions for consultation

Do you or your organisation consider these general actions and
recommendations appropriate to guide Greater Bendigo’s future
industrial development?
What would you or your organisation change about these general
actions and recommendations?

Greater Bendigo Industrial Land Development Strategy - 23

 Precinct-specific recommendations
and actions

24 - Draft GBILDS
4. Precinct-specific recommendations and actions
4.1 Overview 4.1.1. Precincts
The Background Report summarises the The following industrial employment precincts
findings of City’s Industrial Land Audit (2018) are identified in Figure 2:
(‘Audit’) which reviewed all Industrial zoned 1. Goornong
land in Greater Bendigo and grouped those 2. Huntly
industrial landholdings into 21 clusters of 3. Epsom North
industrial properties. 4. Epsom
These clusters can be thought of as ‘industrial 5. Epsom South
employment precincts’ where most of the 6. Epsom South-West
City’s industrial employment is concentrated. 7. Bendigo East
8. Charleston Road
This section of the strategy presents the 9. Junortoun
recommendations made for each of these 10. Heathcote
industrial employment precincts and proposes 11. Golden Square
actions to achieve the objectives identified 12. Bendigo North
above. 13. Long Gully
14. California Gully
15. Eaglehawk
16. Specimen Hill
17. Rowe Lane
18. Kangaroo Flat East
19. Kangaroo Flat West
20. Big Hill
21. Marong

Greater Bendigo Industrial Land Development Strategy - 25

Precinct-specific recommendations
and actions

Figure 2 - Greater Bendigo

Industrial Land Precincts

26 - Draft GBILDS
4.2 Summary of precinct recommendations and actions

Precinct Precinct Recommendation Action(s) Implementation

number name Responsibility /
Timeframe
P1 Goornong Retain as is with continued policy support of the Ensure review of Clause 22.05 (Industry) CoGB (Planning) /
precinct as a location for rural industries continues to support the precinct as a 1-2 years
location for rural industries
P2 Huntly Retain as is until the City has undertaken further - -
strategic work on the future of the precinct
As an interim measure, investigate the potential to Investigate the potential to better utilise CoGB (Planning) /
better utilise vacant land at the livestock exchange for vacant land at the livestock exchange for
1 year
industry industry
Engage with Coliban Water regarding the longer-term Engage with Coliban Water CoGB (Planning) /
potential to expand the precinct if required
6-12 months
P3 Epsom Retain as is at this stage but reconsider the long-term Set a clearer vision for the broader area CoGB (Planning) /
North role of the precinct together with setting a clearer through the Settlement Strategy 1-2 years
vision for the broader area through the Settlement
Strategy
Given the relatively low rate of development and Consider this precinct as a potential CoGB (Planning) /
residential encroachment, consider whether location for discretionary non-industry 1-2 years
discretionary non-industrial uses could be directed to uses
this precinct
Undertake further urban design analysis to consider Consider how an update to the Good CoGB (Planning) /
how an update to the Good Design Guide for Industry Design Guide for Industry might 3-6 months
might incrementally achieve better built form incrementally achieve better built form
outcomes in this and other precincts outcomes in this and other precincts

Greater Bendigo Industrial Land Development Strategy - 27

 Precinct Precinct Recommendation Action(s) Implementation
number name Responsibility /
Timeframe
Review Commercial Land and Activity
Precinct-specific recommendations

P4 Epsom Retain as is but support rezoning to Commercial 2 CoGB (Planning) /

Zone within approximately 40 metres of the precinct’s Centre Strategy 2015 in light of this 2-3 years
immediate interface with the Midland Highway recommendation
(consistent with 175 to 189 Midland Highway, Epsom
at the south of the precinct)
P5 Epsom Progressively integrate this area into the Epsom Review Commercial Land and Activity CoGB (Planning) /
South Activity Centre and review zoning over time Centre Strategy 2015 in light of this 2-3 years
recommendation
P6 Epsom Support the development of the Industrial 1 Zone - -
South- (western) part of the precinct adopting a ‘no net loss’
West approach to vegetation removal via offsets
Investigate how the Industrial 3 Zone (eastern) part Investigate how the Industrial 3 Zone CoGB (Planning) /
of the precinct can be better utilised, acknowledging (eastern) part of the precinct can be better
1 year
that rezoning options are limited given its proximity utilised
to the water treatment plant
P7 Bendigo Prepare a precinct plan for East Bendigo in the Prepare a precinct plan for East Bendigo CoGB (Planning) /
East short term to provide greater direction for its future 1-2 years
development
and actions

Support establishment of a business park at Bendigo Amend Clause 22.05 (Industry) to provide -
Airport if proposed policy support for this recommendation
Consider implementation of planning controls to Amend Clause 22.05 (Industry) to provide CoGB (Planning) /
create a ‘core’ industrial precinct policy support for this recommendation 1-2 years
and other precincts as relevant
Prepare and apply planning controls to CoGB (Planning) /
create a core industrial precinct 1.5-3 years

28 - Draft GBILDS
Precinct Precinct Recommendation Action(s) Implementation
number name Responsibility /
Timeframe
P8 Charleston Undertake further engagement with land owners in Run a targeted preliminary engagement CoGB (Planning) /
Road this precinct session to gauge landowner support 1 year
Discourage industrial intensification or subdivision Amend Clause 22.05 (Industry) to provide CoGB (Planning) /
for industrial purposes. policy support for this recommendation 1-2 years
Prepare a masterplan for the precinct subject to Prepare a masterplan for the precinct CoGB (Planning) /
landowner support (subject to landowner support) 1-2 years
P9 Junortoun Include as part of the precinct plan for East Bendigo Consider as part of action P7-A1 CoGB (Planning) /
in the short term to provide greater direction for the
1-2 years
future development of this precinct

P10 Heathcote Provide for Heathcote’s future industrial land needs Consider the future of the Heathcote CoGB (Planning) /
as part of the Heathcote Township Plan currently Industrial land as part of the Heathcote
1-2 years
being prepared by Council Township Plan

Greater Bendigo Industrial Land Development Strategy - 29

 Precinct Precinct Recommendation Action(s) Implementation
number name Responsibility /
Timeframe
P11 Golden Undertake a detailed review of land use as part of Undertake a detailed review of land use as CoGB (Planning) /
Precinct-specific recommendations

Square preparation of a structure plan for Golden Square part of preparation of a structure plan for 1-2 years
Golden Square
Support the rezoning of 60 Hattam Street and 5 Undertake a planning scheme CoGB (Planning) /
Godfrey Street to the Industrial 1 Zone amendment process to rezone these 1-2 years
properties
Support the rezoning of all 14 GRZ properties along Consider as part of action 11-A1 -
Ham Street in the south west of the precinct to
Industrial 3 Zone
Support the rezoning of the residential properties Consider as part of action P11-A1 -
on the western side of Macdougall Road (74-104
Macdougall Road) and southern side of Hattam Street
(66-72 Hattam Street) to Industrial 3 Zone
Discourage residential intensification of properties Consider as part of action P11-A1 -
within and immediately adjacent to the precinct
Support the rezoning of 92 MacDougall Road to Consider as part of a future Settlement -
PCRZ consistent with its use as part of the Bendigo Strategy
Regional Park
and actions

Support the rezoning of the remainder of 25 and 27 Consider as part of a future Settlement -
Coonooer Road to Industrial 3 Strategy
Further strategic work to determine how to manage Consider as part of a future Settlement -
other residential industry interface issues Strategy

30 - Draft GBILDS
Precinct Precinct Recommendation Action(s) Implementation
number name Responsibility /
Timeframe
P12 Bendigo Facilitate rezoning of properties with direct abuttals Undertake a planning scheme CoGB (Planning) /
North to residential land from Industrial 1 Zone to Industrial amendment process to rezone these 1-2 years
3 Zone and, as an interim measure, discourage properties
residential intensification of properties directly
interfacing with the Industrial 1 Zone
P13 Long Gully Retain as Industrial 3 Zone. - -
P14 California Residential development has entirely surrounded Undertake a planning scheme CoGB (Planning) /
Gully the eastern precinct. As this precinct is entirely amendment process to rezone the 2-3 years
located within the Industrial 1 Zone, transition of this precinct to Industrial 3 Zone
precinct to the Industrial 3 Zone should be facilitated.
As a priority, the industrial properties adjacent the
precinct’s southern boundary should be rezoned
Industrial 3 Zone
Retain the existing function of the western precinct -
given its interface with the Eaglehawk Landfill
P15 Eaglehawk Generally retain the function of the precinct but Undertake a planning scheme
facilitate rezoning of properties adjacent residential amendment process to rezone properties
zones from Industrial 1 Zone to Industrial 3 Zone, adjacent residential zones from Industrial
making provision for the continued operation of 1 Zone to Industrial 3 Zone
established industrial uses
P16 Specimen Retain as is - -
Hill
P17 Rowe Lane Undertake further strategic work on the future of the Undertake further strategic work on the CoGB (Planning) /
precinct future of the precinct 6-12 months

Greater Bendigo Industrial Land Development Strategy - 31

 Precinct Precinct Recommendation Action(s) Implementation
number name Responsibility /
Timeframe
P18 Kangaroo Support market-led rezoning of the precinct from Amend Clause 22.05 (Industry) to provide CoGB (Planning) /
Flat East Industrial to Commercial 2 Zone policy support for this recommendation 1-2 years
P19 Kangaroo Facilitate rezoning of properties adjacent to Undertake a planning scheme CoGB (Planning) /
Flat West residential zones from Industrial 1 Zone to Industrial amendment process to rezone properties 1-2 years
3 Zone, making provision for the continued operation adjacent residential zones from Industrial
of established industrial uses 1 Zone to Industrial 3 Zone
Support market-led rezoning of the Farming Zone Amend Clause 22.05 (Industry) to provide CoGB (Planning) /
land adjacent to the core precinct to a mixture of policy support for this recommendation 1-2 years
Industrial 1 Zone and Industrial 3 Zone (subject to
further more detailed investigations)
P20 Big Hill Retain as is for the short term but support a market Amend Clause 22.05 (Industry) to provide CoGB (Planning) /
led rezoning of adjacent Farming Zone land subject policy support for this recommendation 1-2 years
to adoption of a ‘precinct approach’ which includes
all contiguous Farming Zone properties and
support from respective landowners (subject to an
assessment of bushfire risk) (subject to further more
detailed investigations)
P21 Marong Support the rezoning of the precinct to the General - -
Residential Zone through the implementation of the
Marong Township Structure Plan

32 - Draft GBILDS
4.3 Questions for consultation
Do you or your organisation consider these precinct-specific actions are appropriate to
guide Greater Bendigo’s future industrial development?
What would you or your organisation change about these precinct-specific
recommendations?

Greater Bendigo Industrial Land Development Strategy - 33

 Monitoring and review framework

34 - Draft GBILDS
5. Monitoring and review framework
5.1 Monitoring 5.2 Review Individual actions as discharged may be
annexed to an appendix of completed
The actions listed in Section 3 and Section 4 The final GBILDS and its implementation must actions and new actions may be included if
include implementation responsibilities and be able to be reviewed and updated over time. considered relevant and necessary.
timeframes.
It is envisaged that the final strategy would The extent of additional public consultation
Council’s Strategic Planning Department will be reviewed and updated following the that would be required to inform such a
monitor these actions on at least a biannual selection and rezoning of sufficient land review would depend on the extent of changes
basis (i.e. at least every 6 months) and record supply for industrial purposes. Sufficient land proposed.
the progress of each along with regard to supply is to be defined with regard to the
nominated timeframes. following ‘absolute’ land criteria set out in the
Background Report:
The officers must prepare an annual report to
• at least 30ha of land within 15km or the City
Council on the progress of these actions.
Centre; or
• at least 100ha of land more than 15km from
the City Centre
Review of the GBILDS must factor
new industrial land supply into an
updated economic analysis which must
comprehensively update its existing land
supply estimates (i.e. estimated years of
supply).

Greater Bendigo Industrial Land Development Strategy - 35

36 - Draft GBILDS