GL140 - 03. Planning Report Urbis

PLANNING SCHEME
AMENDMENT REPORT
2 OSBORNE STREET,
FLORA HILL
OCTOBER 2019
URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:
Director Jane Kelly
Senior Consultant Michelle Bateman, Billy Greenham
Project Code P0006445
Report Number Rep_001
© Urbis Pty Ltd

ABN 50 105 256 228
All Rights Reserved. No material may be reproduced without prior permission.
You must read the important disclaimer appearing within the body of this report.
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CONTENTS
TABLE OF CONTENTS
1. Introduction ......................................................................................................................................... 1
1.1. Surplus Government Land Policy .................................................................................................... 1
1.2. Purpose of the Report...................................................................................................................... 1
1.3. Supporting Documents .................................................................................................................... 2
2. Site Context ......................................................................................................................................... 3
2.1. Subject Site ...................................................................................................................................... 3
2.2. Site Ownership and History of Use .................................................................................................. 6
2.3. Surrounding Area ............................................................................................................................. 6
3. Planning Policy Framework ............................................................................................................... 8
3.1. Strategic Planning Documents ........................................................................................................ 8
3.2. Planning Policy Framework ........................................................................................................... 12
3.3. Local Planning Policy Framework ................................................................................................. 13
4. Current Planning Controls ............................................................................................................... 15
5. Site Capability ................................................................................................................................... 16
5.1. General land use considerations ................................................................................................... 16
5.2. Site specific considerations ........................................................................................................... 18
6. Proposed Amendment...................................................................................................................... 22
6.1. The amendment ............................................................................................................................. 22
6.2. Applying the residential growth zone ............................................................................................. 22
6.3. Applying the development plan overlay ......................................................................................... 24
6.4. Applying the heritage overlay ........................................................................................................ 24
7. Strategic Assessment ...................................................................................................................... 26
7.1. Why is the amendment required? .................................................................................................. 26
7.2. Does the amendment implement the objectives of planning in victoria? ...................................... 26
7.3. Does the amendment address Any environmental, social and economic effects? ....................... 26
7.4. Does the amendment address relevant bushfire risk? .................................................................. 27
7.5. Does the amendment comply with all the relevant ministers directions? ...................................... 27
7.6. Does the amendment support or implement the SPPF and any adopted state policy? ................ 28
7.7. Does the amendment support or implement the lppf and the mss? .............................................. 29
7.8. Does the amendment make proper use of the vpp? ..................................................................... 29
7.9. Does the amendment address the views of any relevant agency? ............................................... 29
7.10. Does the amendment address the requirements of the transport integration act 2010? .............. 29
7.11. What impact will the new planning provisions have on the resource and administrative costs of
the responsible authority?.............................................................................................................. 29
8. Conclusion ........................................................................................................................................ 30
Appendix A Background
Appendix B La Trobe University Bendigo Land Holdings
FIGURES:
Figure 1 - Bendigo urban area – Residential Growth Framework .................................................................... 10

Figure 2 – Public Transport Map ...................................................................................................................... 17
Figure 3 – Strategic location of LTU Bendigo ................................................................................................... 35
Figure 4 – LTU Bendigo Land Holdings Map ................................................................................................... 35
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GREATER BENDIGO C255GBEN PLANNING REPORT
EXHIBITION
PICTURES:
Picture 1 – Aerial imagery of subject site and surrounding area ........................................................................ 4

Picture 2 – Recently registered plan of subdivision – Lot 1 being the subject site ............................................ 5
Picture 3 – Dwellings north of the site fronting Osborne Street.......................................................................... 6
Picture 4 – Dwellings south of the site fronting Cook Street .............................................................................. 7
Picture 5 – Dwellings east of the site fronting Osborne Street ........................................................................... 7
Picture 6 – Dwellings west of the site fronting Retreat Road ............................................................................. 7
Picture 7 – Greater Bendigo Housing Strategy Implementation Plan .............................................................. 11
Picture 8 – Zoning plan ..................................................................................................................................... 15
Picture 9 – Extent of heritage significance ....................................................................................................... 21
Picture 10 – Area of heritage significance and curtilage .................................................................................. 25
Picture 11 - Proposed extent of Heritage Overlay ............................................................................................ 25
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GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION
EXECUTIVE SUMMARY
La Trobe University (LTU) in Bendigo is an important part of the City’s fabric as an institution, education
provider, employer and community partner. It has ambitious plans to continue to strengthen its role in the
City and help to make Bendigo the premier regional city in Victoria as well as a true university city.
Following a decision by LTU to consolidate its residential accommodation onto the main Flora Hill campus in
2009, LTU has determined that land at 2 Osborne Street, Flora Hill (the ‘subject site’), is now surplus to its
requirements with all of the existing buildings formerly used by the University having now been demolished.
The subject site requires a careful disposal strategy to ensure that the site can realise its highest and best
market potential and generate important funds that will be returned to LTU’s use for education and delivery
of its Bendigo Flora Hill Campus Master Plan. The rezoning and sale must comply with the Victorian
Government Land Transactions Policy and Guidelines 2016 requiring that land is zoned for its highest and
best use prior to it being disposed of. The subject site is currently zoned Public Use Zone 2 – Education
(PUZ2).
The desire for LTU to be able to deal with the subject site is intrinsically linked to a $50 million campus
transformation program and other projects on its nearby Flora Hill campus. The Bendigo Flora Hill Campus
Master Plan aims to redefine the education offer available on-campus through the provision of a high-quality
public realm, new facilities and buildings, transport integration and opportunities for student housing. In turn
this will have much broader benefits for the Greater Bendigo community as the university embraces the
broader Flora Hill area and will help to make it a vibrant precinct for learning. The realisation of the master
plan will create a first-class facility at the heart of its presence in Bendigo.
The subject site previously included the Bendigo Athletics facility. LTU recently subdivided and sold the
athletics facility land to the City of Greater Bendigo. Furthermore, land reserved for a future boundary road
has been transferred to Council. The registered Plan of Subdivision identifies the land owned by La Trobe
University (Lot 1), the Bendigo Athletics facility (Reserve 1) and the proposed future road (R2) – refer
Picture 2, page 12.
Accordingly, LTU now formally requests the Minister for Planning (via the Government Land Planning
Service process) to commence preparation of a planning scheme amendment to rezone the subject site to
the Residential Growth Zone (RGZ), apply the Development Plan Overlay (DPO) to the site and apply the
Heritage Overlay (HO) to a portion of the land, to protect the locally significant ‘Eumana’ house and its 2
significant Oak trees.
Most recently, the subject site has been identified in the Greater Bendigo Residential Strategy and the
Greater Bendigo Housing Strategy as a strategic residential infill site or ‘Key Development Site’.
Furthermore, Plan Melbourne, with a focus on residential growth in Bendigo and the residential infill policies
of the Loddon Mallee South Regional Growth Plan provide further support for LTU’s request for the rezoning
of the land to the Residential Growth Zone.
As a socially responsible community institution within Bendigo, LTU is keen to ensure that the legacy of the
subject site is one that is appropriate within its surrounding context, including the pattern of land use and
development. The proposed controls as drafted provide the parameters to deliver a positive contribution to
the City of Greater Bendigo, whilst meeting the housing needs of existing and future residents.
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GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION EXECUTIVE SUMMARY i
1. INTRODUCTION
La Trobe University is the owner of the freehold land located at 2 Osborne Street, Flora Hill (hereafter
referred to as the subject site). The La Trobe University (LTU) Council has deemed the site to be surplus to
their requirements. LTU are managing the rezoning and sale of the surplus land.
This report has been prepared by Urbis Pty Ltd on behalf of LTU and provides a review of the subject land
and its physical and policy context. This report proposes the most appropriate future planning provisions for
the site, and assesses the planning merits of the proposal and its consistency with relevant State and Local
planning policy directions.
The land at 2 Osborne Street, Flora Hill was the former La Trobe University, Osborne Street Campus, which
ceased operation in 2014. The activities and uses conducted at the site, most significantly student
accommodation, have been relocated to the main Bendigo Campus also in Flora Hill.
1.1. SURPLUS GOVERNMENT LAND POLICY

The Victorian Government is a major land holder in the state and the Victorian Government Landholding
Policy and Guidelines 2017 (LHPG) requires Government departments and agencies to regularly review their
land assets. Any land that is no longer required for current or future service delivery must be offered for sale.
While LTU is not a government entity, the surplus land processes can apply.
Surplus sites are offered for sale to Victorian Government agencies, local government and the
Commonwealth Government via a First Right of Refusal (FROR) process. In this case, the FROR occurred
from 7 December 2018 to 4 February 2019 with no government authority or agency offering to purchase the
site. Where no government authorities or agencies submit an expression of interest to purchase the site or
the terms of sale cannot be agreed, it may be sold by public process.
The site is currently zoned Public Use Zone 2 – Education (PUZ2) and to accord with government policy it
cannot be sold to a private purchaser until it is rezoned from a Public Use Zone to an appropriate zone. This
request to the Government Land Planning Service (GLPS) will facilitate the rezoning of the land to an
appropriate zone.
1.2. PURPOSE OF THE REPORT

The purpose of this report is to provide the planning authority, the Minister for Planning, with the necessary
supporting documents to consider the request to commence the preparation of a planning scheme
amendment.
Specifically, the amendment:
• Rezones the land from Public Use Zone 2 – Education (PUZ2) to the Residential Growth Zone (RGZ).
• Inserts a new Schedule 2 to the Residential Growth Zone (RGZ2) .
• Applies the Development Plan Overlay (DPO) to the site.
• Inserts a new Schedule 30 to the Development Plan Overlay (DPO30).
• Applies the Heritage Overlay (HO) to a portion of the site, being the curtilage to the locally significant
‘Eumana’ house.
• Amends the schedule to Clause 43.01 to insert a new listing HO916 to the Heritage Overlay, to protect
the heritage place and its two significant Oak trees.
• Amends the schedule to Clause 72.04 to insert a new Incorporated Document, the Eumana Heritage
Place Statement of Significance, October 2019.
• Amends Planning Scheme Maps Nos. 23ZN Zones, 23DPO Development Plan and 23HO Heritage.
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GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION INTRODUCTION 1
1.3. SUPPORTING DOCUMENTS
Enclosed with this amendment request are the below technical reports:
The supporting documents include:
• Cultural Heritage Assessment – preliminary advice prepared by ACHM, 19 January 2015
• Environmental Site Assessments prepared by Geotechnical Testing Services Southern P/L:

o Phase 1, 4 December 2015
o Phase 2, 30 January 2017
• Transport Impact Assessment prepared by GTA Consultants, 19 January 2016
• Infrastructure Assessment Report prepared by Tomkinson Group, 19 January 2016
• Eumana Heritage Assessment prepared by Ray Tonkin, November 2016
• Arboricultural Assessment prepared by TreeLogic, 26 February 2019
• Flora and Fauna Assessment prepared by Biosis, 9 August 2019
• Bushfire Risk Assessment prepared by Tomkinson Group, September 2019

It is noted that aside from the Arboricultural assessment and the Flora and Fauna report, the reports include
the athletics facility as they were commissioned prior to the excising and sale of the athletics facility.
Irrespective of this, the reports are still considered relevant to the subject site.
2 INTRODUCTION URBIS
2. SITE CONTEXT
Greater Bendigo is located within central Victoria, approximately 150km north-west of Melbourne and is a
regional city which caters to a growing population of more than 110,000 residents.
The subject site is located within the Flora Hill suburb which is central to the Greater Bendigo region. The
site is located approximately 2.5 kilometres south-east of the Bendigo CBD and is in proximity to the La
Trobe University campus, Solomon Gully Nature Conservation Reserve and Greater Bendigo National Park.
2.1. SUBJECT SITE

The site at 2 Osborne Street, Flora Hill is irregular in shape and has an area of 7.37 hectares. The site is
bound by Retreat Road to the west, Osborne Street to the north and east, and Cook Street to the south. A
proposed road bounds the subject site part to the west and south, separating it from the excised Bendigo
Athletics facility (sold to Council in 2017).
The site is privately owned by La Trobe University and has been in its ownership since 1999. It was initially
constructed as the Bendigo Teachers College in 1959 and contained land which would ultimately be
developed as an athletics facility. Since 1959 the site has undergone minimal change, with the introduction
of a number of sheds over the years. The athletics facility was opened in 1999 following LTU and the City of
Greater Bendigo agreeing to the development.
The Osborne Street site was most recently used for student accommodation and catering services which
have now been relocated onto the main campus. The buildings on the subject site have been demolished
other than the period homestead.
LTU and the City of Greater Bendigo recently settled on the sale of the athletics facility, with the overall land
recently subdivided to transfer the athletics facility land into the City of Greater Bendigo’s ownership.
The site comprises generally vacant land, aside from the existing period house ‘Eumana’ which is located in
the north-east portion of the subject site. The existing period house is no longer used by LTU. Vegetation is
located throughout the site and comprises a mixture of native and exotic vegetation. Numerous older style
concrete tiled brick buildings, formerly used for student accommodation and administrative functions were
previously concentrated in the northern part of the site. These buildings have been demolished.
The subject site is currently zoned PUZ2, the purpose of which is:
• To implement the State Planning Policy Framework and the Local Planning Policy Framework,
including the Municipal Strategic Statement and local planning policies.
• To recognise public land use for public utility and community services and facilities.
• To provide for associated uses that are consistent with the intent of the public land reservation or
purpose.
No overlays affect the site. Two scarred trees are located in the northern portion of the site.
The subject site is contained within one Plan of Subdivision 712432A, Certificate of Title Volume 12079 Folio
357. Lot 1 is the balance of the land, with R2 a road reserve (bounding Lot 1 on the southwest), and R2 and
R3 being small fragments of road reserve on the corners of the site (a small wedge on the northern point and
fragment on the south-eastern corner of the site).
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GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION SITE CONTEXT 3
R1
R2
R3
Picture 1 – Aerial imagery of subject site and surrounding area
4 SITE CONTEXT URBIS

Picture 2 – Recently registered plan of subdivision – Lot 1 being the subject site
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2.2. SITE OWNERSHIP AND HISTORY OF USE
LTU is the sole owner of the subject site and acquired the land in September 1998. Historically, the site
consisted of 14 titles which were progressively subdivided, realigned and consolidated over time to create
the current plan of subdivision owned by the University.
The site has previously been used for the purposes of (as detailed in the enclosed Environmental Site
Assessment – Phase 1):
 Three separate residences and associated dwellings (1945).
 Bendigo Teachers College, sports field / oval (1959).
 Use remains the same with the addition of shedding (1985).
It is noted, that aside from the existing period house ‘Eumana’, all built form associated with the above
former land uses have been demolished.
The Bendigo athletics facility (which previously formed part of the site) was constructed in 1999 and was
under the private ownership of LTU until recently. The athletics facility is now in the ownership of the City of
Greater Bendigo. The former overall site was recently subdivided to create the athletics facility land (Reserve
1) and the subject site land (Lot 1) as well as setting aside the land for the future proposed road (Road 2) –
refer Picture 2.
2.3. SURROUNDING AREA

The subject site is located in a primarily residential area, comprising a mixture of single storey, two storey
and multi-unit developments.
The site has the following immediate interfaces:
To the North
Osborne Street bounds the site to the north. Adjoining Osborne Street to the north is land primarily used for
residential purposes.
Bendigo CBD is located approximately 2.5 kilometres north of the subject site.
Picture 3 – Dwellings north of the site fronting Osborne Street

Source: Google Streetview
To the South
The southern boundary is bound by partly by Cook Street and the proposed future road. Adjoining Cook
Street to the south is land primarily used for residential purposes.
Adjoining the proposed future road to the south is the existing Bendigo Athletics Track. The athletics facility
is bound by Cook Street to the south.
Approximately 1 kilometre south-east of the site is the Greater Bendigo National Park.
6 SITE CONTEXT URBIS

Picture 4 – Dwellings south of the site fronting Cook Street
To the East
Osborne Street also bounds the site to the east. Adjoining Osborne Street to the east is land primarily used
for residential purposes and vacant land for residential development.
The LTU main Bendigo campus is located approximately 330 metres east of the site.
Picture 5 – Dwellings east of the site fronting Osborne Street

To the West
The western boundary is bound partly by Retreat Road and the proposed future road. Adjoining Retreat
Road to the west is land primarily used for residential purposes.
Adjoining the proposed future road to the west is the existing athletics facility. The athletics facility is bound
by Retreat Road to the west.
Approximately 750 metres west of the site is the Solomon Gully Nature Conservation Reserve.
Picture 6 – Dwellings west of the site fronting Retreat Road

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3. PLANNING POLICY FRAMEWORK
3.1. STRATEGIC PLANNING DOCUMENTS
Plan Melbourne
Plan Melbourne is the Metropolitan Planning Strategy which outlines the Victorian Government’s vision for
the City of 2050. The document provides guidance on the direction of the city’s growth and how it should be
managed.
The plan seeks to increase the growth of regional Victoria, including Bendigo, to help improve the state’s
competitiveness by strengthening regional labour markets, expanding markets for local goods and services
and providing a greater diversity of affordable housing and employment opportunities.
The plan identifies Bendigo as being one of ten regional cities in Victoria which has the capacity to
accommodate growth.
Direction 7.1 of Plan Melbourne encourages the investment in regional Victoria to support housing and
economic growth.
The rezoning of the land would be consisted with this policy direction as the rezoning will facilitate the
development of an identified key development site for residential purposes to help address the current and
future housing demands of the area.
Loddon Mallee South Regional Growth Plan

The Loddon Mallee South Regional Growth Plan (RGP) is the strategic land use plan for the region to guide
growth and change for the next 30 years (from 2014) and:
• Establishes a framework for strategic land use and settlement planning that can accommodate growth
within ecologically sustainable development principles.
• Identifies important economic, environmental, social and cultural resources to be preserved, maintained
or developed.
• Provides direction for accommodating growth and change including residential, employment, industrial,
commercial, agriculture and other rural activities.
• Shows which areas of land can accommodate growth and which are to be maintained for other uses.
• Identifies opportunities for supporting regional level infrastructure, providing an essential contribution to
the long-term sustainability of the region.
The RGP recognises that the City of Greater Bendigo is a vibrant, growing regional city with an urban and
rural population of over 100,000 people and provides quality education and healthcare facilities, a strong
economy and thriving cultural life. The growth and wellbeing of the region as a whole depends heavily on the
success of this regional city and can offer an attractive alternative to Melbourne and other regions if the
prosperous city continues to grow in economic strength.
By 2031 Greater Bendigo is anticipated to grow to a population of 242,200. By 2041 it is anticipated that
266,900 people will reside in Greater Bendigo, with an overall estimated population vision of 300,000 for the
whole region.
The regional land use framework comprises principles which relate to the economy; environment and
heritage; living in the region; and regional infrastructure, with associated directions.
Living in the region key directions include:
• Focus growth to the region’s existing settlements with capacity for growth.
• Reinforce the role of Bendigo as the regional City, offering a range of employment and services as an
alternative to Melbourne.
• Target new growth to settlements including Bendigo, Maryborough, Castlemaine, Gisborne and Kyneton.
8 PLANNING POLICY FRAMEWORK URBIS

• Manage settlement growth to limit the impact on agricultural productivity, natural resources and
ecological values.
The policy recognises that majority of growth in the region will be accommodated in the regional city of
Bendigo, maximising the yield of accessible and well-connected development within the existing urban
growth boundary, prior to further greenfield land release. Based on current data, at time of the document
printing, Bendigo has planned for growth to accommodate an additional 38,000 people including infill
potential for a population of 10,200.
It is recognised that the focus of growth in Bendigo will be on infill development which is in response to both
the need to provide for higher density development within the city’s boundaries and new urban design
approaches. Other infill opportunities include disused Crown land, surplus golf courses and redundant mine
sites.
There is also the need to provide student housing to support the growing universities in the city.
Regional infrastructure key directions include:
• Strategically direct growth to locations with good existing infrastructure and infrastructure with the
capacity for enhancement.
Map 10 of the strategy contains the future land use directions for Bendigo City with the subject site identified
as being Special Use Land. Regarding infill development the strategy states:
Major infill opportunities within the urban growth boundary will be identified to provide for medium
density and higher density housing in appropriate locations. Other opportunities for infill to be
investigated include disused Crown land, surplus golf course and redundant mine sites.
Greater Bendigo Residential Strategy

The Greater Bendigo Residential Strategy seeks to plan for and manage future residential development of
the whole municipality and is a long term statement about the preferred future for residential development.
The vision of the strategy is ‘Greater Bendigo – Working together to be Australia’s most liveable regional
city’.
The strategy has the following key policy directions areas:
• Managing Growth
• Residential Choice, Quality and Design
• Implementation
The following key direction is of relevance to the subject site:
Facilitate the utilisation of significant infill and urban renewal sites with new innovative forms of
housing, residential development and community focused neighbourhoods with an initial focus on
land commonly referred to as ‘the Chum Street site’ and progressively focusing on a series of other
publicly owned sites that have development potential.
The strategy sets out a number of development objectives that set out the intentions for future residential
development. These are:
• Compact Bendigo
• Connected Bendigo
• Healthy Bendigo
• Housing Bendigo
The development objectives directions relevant to the subject site are:
• Encourage the efficient use of land within the UGB, including infill development while carefully managing
any environmental risk and respecting the character of the area.
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GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION PLANNING POLICY FRAMEWORK 9
• Promote higher density and diversity on sites that demonstrate high levels of accessibility and proximity
to activity centres and nodes such as the university and hospital precincts.
• Support high quality, well designed higher density residential development, especially in accessible
locations, such as the City Centre, University Precinct and Village Centres.
The strategy includes the Bendigo Urban Area Residential Growth Framework plan which identifies the
subject site as being a major infill and renewal site.
Of importance is that the residential growth framework plan does not incorporate the university’s athletic
track within the site.
Figure 1 - Bendigo urban area – Residential Growth Framework
Source: Greater Bendigo Residential Strategy

Greater Bendigo Housing Strategy
The Greater Bendigo Housing Strategy (GBHS) was originally adopted by Council in 2016 and was
amended in January 2018. The GBHS builds upon the recommendations of the gazetted Greater Bendigo
Residential Strategy (2014).
The key strategic directions which arise from the GBHS include:
• To provide greater diversity in housing with a focus on smaller housing on smaller lots with a component
of affordable housing.
• To have housing in accessible locations and for future residents to have safe active transport options.
• To improve the design quality of housing and the public realm and a generous provision of quality public
open space and areas for people to gather.
The GBHS identifies the subject site as being within the ‘other general residential areas’ – refer Picture 7,
and as being a key development site which could be developed in the short-term (1-5 years).
With regard to key development sites, the GBHS recognises that the Greater Bendigo Residential Strategy
(2014) identified a number of key development sites that were considered suitable for higher density
residential development and that some of the sites will need rezoning and recommended that the key
development sites be considered for application of the Residential Growth Zone.
The GBHS envisages a yield of 30 dwellings per developable hectare for key development sites
The GBHS contains various criteria which act as guide when determining the appropriate zone for sites,
including key development sites. The criteria relates to: character, strategic, accessibility, lot size and
context.
Picture 7 – Greater Bendigo Housing Strategy Implementation Plan

Source: Greater Bendigo Housing Strategy 2019
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3.2. PLANNING POLICY FRAMEWORK
The Planning Policy Framework (PPF) recognises the importance of supporting the projected population
growth of Greater Bendigo with enough employment and housing opportunities. The PPF supports the
facilitation of increased housing in established areas, close to existing services, jobs and public transport.
The provisions of a diverse range of housing is supported by State Planning Policy to meet changing
household needs.
The following State Planning Policies are applicable to the subject site:
• Clause 11.01-1S – Settlement – this clause seeks to promote the sustainable growth and development
of Victoria by delivering choice and opportunity through a network of settlements that takes full
advantage of existing patterns and infrastructure. This policy also encourages growth and investment to
be focussed in places of state significance including Bendigo.
• Clause 11.01-1R – Settlement – Loddon Mallee South – this clause encourages the support of
Bendigo as a regional city and as being the major population and economic growth hub for the region, as
well as encouraging the facilitation of increased commercial and residential densities, mixed use
development and revitalisation projects for underutilised sites and land in Bendigo.
• Clause 11.02-1S – Supply of Urban Land – this clause seeks to ensure a sufficient supply of land is
available for residential, commercial, retail, industrial, recreational, institutional and other e uses. The
policy also encourages the plan to accommodate the projected population growth over a 15-year period
and to provide clear direction on locations where growth should occur.
• Clause 11.02-2S – Structure Planning – this clause seeks to facilitate the orderly development of
urban areas.
• Clause 11.03-6S – Regional and local places – this clause seeks to facilitate place-based planning
and encourages the consideration of the distinctive characteristics and needs of regional and local
places in planning for future land use and development.
• Clause 12.01-1S – Protection of Biodiversity – this clause seeks to assist the protection and
conservation of Victoria’s biodiversity, including important habitat for Victoria’s flora and fauna and other
strategically valuable biodiversity sites.
• Clause 12.01-2S – Native vegetation management – this clause seeks to ensure that there is no net
loss to biodiversity as a result of the removal, destruction or lopping of native vegetation.
• Clause 13.02-1S – Bushfire planning – this clause seeks to strengthen the resilience of settlements
and communities to bushfire through risk-based planning that priorities the protection of human life.
• Clause 13.04-1S – Contaminated and potentially contaminated land – this clause seeks to ensure
that potentially contaminated land is suitable for its intended future use and development, and that
contaminated land is used safely.
• Clause 15.01-1S – Urban design – this clause seeks to create urban environments that are safe,
healthy, functional and enjoyable and that contribute to a sense of place and cultural identity.
• Clause 15.01-2S – Building design – this clause seeks to achieve building design outcomes that
contribute positively to the local context and enhance the public realm.
• Clause 15.01-3S – Subdivision design – this clause seeks to ensure the design of subdivision
achieves attractive, safe, accessible, diverse and sustainable neighbourhoods.
• Clause 15.01-4S – Healthy neighbourhoods – this clause seeks to achieve neighbourhoods that foster
healthy and active living and community wellbeing.
• Clause 15.01-5S – Neighbourhood character – this clause seeks to recognise, support and protect
neighbourhood character, cultural identity, and sense of place.
• Clause 15.03-1S – Heritage conservation – this clause seeks to ensure the conservation of places of
heritage significance.

• Clause 15.03-2S – Aboriginal cultural heritage – this clause seeks to ensure the protection and
conservation of places of Aboriginal cultural heritage significance.
• Clause 16.01-1S – Integrated housing – this clause seeks to promote a housing market that meets
community needs.
• Clause 16.01-2S – Location of residential development – this clause seeks to locate new housing in
designated locations that offer good access to jobs, services and transport.
• Clause 16.01-3S – Housing diversity – this clause seeks to provide for a range of housing types to
meet diverse needs.
• Clause 16.01-4S – Housing affordability – this clause seeks to deliver more affordable housing closer
to jobs, transport and services.
• Clause 18.01-1S – Land use and transport planning – this clause seeks to create a safe and
sustainable transport system by integrating land use and transport.
• Clause 18.02-1S – Sustainable personal transport – this clause seeks to promote the use of
sustainable personal transport.
Clause 19.02-6S – Open space – this clause seeks to establish, manage and improve a diverse and
integrated network of public open space that meets the needs of the community.
3.3. LOCAL PLANNING POLICY FRAMEWORK

Council’s Local Planning Policies build upon the strategic direction of Plan Melbourne and the PPF. Local
Policy encourages urban consolidation within established areas to improve housing choice and availability,
while maintaining and enhancing the liveability characteristics of the municipality and protecting areas of
landscape and environmental significance.
The following Local Planning Policies are applicable to the subject site and recognise the land use
opportunities and landscape values the area has to offer and seek to provide for a range of development
opportunities to meet the needs of the community.
• Clause 21.02 – Key issues and influences – this clause identifies the City of Greater Bendigo as one
of Victoria’s largest and most progressive regional centres, with the Council vision for it to be Australia’s
most liveable regional city. As at 30 June 2014, the City of Greater Bendigo had an estimated residential
population of 106,971 people which is forecast to grow into the future. This clause identifies that there is
a mismatch between household structure and the type of dwellings being built and that the lack of
diversity in housing stock needs to be addressed.
The growth indicates that significant changes in the requirements for accommodation, education,
community services, shopping and employment will occur with housing construction forming a major
component of the economy, with at least 1,000 new dwellings required to be built every year to meet the
projected demand.
• Clause 21.05 – Compact Greater Bendigo – this clause contains the ‘Bendigo Urban Area Residential
Growth Framework’ which identifies the subject site as being a key development site. For key
development sites, this clause identifies that the key development sites may be suitable to be rezoned to
the Residential Growth Zone to accommodate higher densities of residential development. These sites
are generally large sites, in accessible locations and meet 10-minute neighbourhood principles where
people can access many (but not necessarily all) of their daily needs within a 10-minute walk or cycle trip
from where they live. Daily needs can include shops, schools, employment, a range of community
facilities and public transport.
• Clause 21.07 recognises the subject site as being within Flora Hill local activity centre area. This clause
seeks to support the development of and investment in its future endeavours. The policy also seeks to
facilitate a mix of retail, office, commercial, entertainment, leisure and community uses, and higher
density housing to locate within activity centres.
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• Clause 21.08 – Environment – this clause recognises that important environmental features and
heritage values exist in the City of Greater Bendigo and seeks to identify and protect valued places.
• Clause 21.09 – Integrated transport and infrastructure – this clause identifies Council’s commitment
to ensure the maintenance and enhancement of existing infrastructure and transport routes by working
with a range of service and government agencies to provide new infrastructure in line with the further
development of the municipality.

4. CURRENT PLANNING CONTROLS
The subject site is located within the Public Use Zone 2 – Education (PUZ2).
No overlays affect the site.
The purpose of the Public Use Zone includes:
• To implement the Municipal Planning Strategy and the Planning Policy Framework.
• To recognise public land use for public utility and community services and facilities.
• To provide for associated uses that are consistent with the intent of the public land reservation or
purpose.
Clause 36.01-6 identifies the purpose of public land use for the Public Use Zone 2 as being ‘Education’. This
is in line with the site’s former use as a teacher’s college, and then by the University.
Picture 8 – Zoning plan

Source: Map share 2019
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GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION CURRENT PLANNING CONTROLS 15
5. SITE CAPABILITY
The proposed rezoning has been considered with regard to the physical capability of the site to
accommodate any future development and the surrounding land use patterns.
The following section provides an analysis of the options for land use before considering the physical
capability of the site, which has been tested through a series of background reports that have examined
traffic, site contamination, cultural heritage, bushfire risk, infrastructure and flora and fauna matters.
5.1. GENERAL LAND USE CONSIDERATIONS

The land is now surplus educational land and its disposal will assist with LTU realising its vision for the
Bendigo campus.
In considering the rezoning of the site deliberation was given to an appropriate future use for the site,
including residential, commercial and industrial uses. The following provides a summary of the relevant land
use considerations informing LTU in its preparation of this planning scheme amendment request to rezone
the land:
• Surrounding uses – the surrounding development is predominantly residential and is already serviced
by commercial and retail amenity, given its proximity to the Bendigo CBD and Strathdale. Development
of further residential land in this area is supported by the Loddon Mallee South Regional Growth Plan,
Plan Melbourne, the Greater Bendigo Residential Strategy (2014) and the Greater Bendigo Housing
Strategy (2018). The development of further residential land would help to meet the anticipated growth
for Greater Bendigo as well assisting to meet housing demands of the community. The conservation
uses nearby, comprising the One Tree Hill Reserve to the south, will help enhance the desirability of
residential allotments on the site as well as being supported by residential uses which are sensitive to
the conservation objectives for these areas.
• Connectivity – The site benefits from good vehicular access, with frontage to 3 existing roads and a
future road. Good public transport is available nearby with bus routes 11 (Bendigo to La Trobe
University) and 12 (Bendigo to Spring Gully) having stops along the site’s frontage on Osborne Street
and Retreat Road respectively. Bus Routes 11 and 12 will provide access to a wider network of bus
routes within the area and wider Bendigo – refer Figure 2.
Bendigo train station is located approximately 1.7 kilometres from the site and provides access to
Melbourne and northern Victoria.
Commercial and industrial uses would be less appropriate for a site which is located in a secondary
position from an access perspective.
• Topography – The property is gently sloping toward the east, which may make it more attractive as a
residential development that may be able to be developed to maximise potential views. Sloping also
makes the site less appropriate for large scale commercial or industrial development which would require
flat topography to accommodate large floor plates.
• Location – The subject site is located towards the edge of the urban area to the south-east of Bendigo.
Whilst the site is large enough for commercial / industrial / retail development, its somewhat peripheral
location away from Central Bendigo or existing activity centres, and interface with residential
development means that these types of developments are unlikely to be successful or suitable for the
site.
It is noted that industrial development is also not appropriate given the surrounding sensitive residential
uses.
For these reasons, it was determined that the site is best suited to future residential uses, which would
generally accord with the pattern of surrounding land use.
16 SITE CAPABILITY URBIS

Figure 2 – Public Transport Map
Source: GTA Transport Impact Assessment
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GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION SITE CAPABILITY 17
5.2. SITE SPECIFIC CONSIDERATIONS
Following a review of the broader land use considerations and the identification that residential development
would present the most suitable use of the land, LTU has considered a range of matters relevant to the
physical capacity of the land to accommodate residential development.
The site was assessed on the requirements that a ‘typical’ medium-high density development (25-30
dwellings per net developable hectare) or student accommodation (of a similar density) would likely make
use of the land. The purpose of this was to ensure the site was capable of being used and developed in this
manner.
The enclosed reports identify that the site is capable of being developed for medium-high density residential
purposes, as discussed in the summaries below.
Traffic
The Transport Impact Assessment concludes there is sufficient capacity within the existing road network to
accommodate the anticipated additional traffic movements.
Retreat Road operates as a local connector road and is located within a Road Zone – Category 2 and has a
theoretical capacity of 3,000 – 7,000 vehicles per day, currently carrying approximately 6,200 vehicles per
day. Osborne and Cook Streets operate as local connector roads, level 1 and level 2 respectively. Osborne
Street has a theoretical capacity of approximately 3,000 vehicles per day and currently carries approximately
2,500 vehicles per day.
The report noted that anticipated mid-block daily traffic volumes may slightly exceed theoretical capacity (for
example, Retreat Road: anticipated 7,200vpd, theoretical capacity 3-7,000vpd). However, the report also
states that the capacity of a road is more commonly determined by the capacity of the surrounding
intersections and that the intersections at Retreat Road / Osborne Street and Osborne Street and Friswell
Avenue can be expected to continue to operate well following full development of the site.
Infrastructure
The site is currently provided with the following services and infrastructure:
• Coliban Water supply infrastructure.

- Current assets should have sufficient capacity to support a medium density residential development
(of 25 dwellings per developable hectare), with all internal water supplies (pipes, valves, hydrants
etc.) to be installed at time of development.
• Coliban Water waste water assets.

- Current assets should have sufficient capacity to support a medium density (of 25 dwellings per
developable hectare) residential development with all internal waste water infrastructure (pipes,
maintenance structures, etc.) to be provided at time of development.
• Powercor overhead electricity infrastructure

- A medium density (of 25 dwellings per developable hectare) residential development would require
the existing infrastructure to be upgraded to provide capacity to supply new lots.
• AusNet gas services

- A medium density (of 25 dwellings per developable hectare) residential development is able to
access services from the existing assets in the site’s vicinity.
• Drainage
- If any development were to occur detention basins or the installation of new infrastructure (pipes,
pits, basins etc.) would need to occur to control the quantity of stormwater discharged from the site.
Telstra is currently the major provider of telecommunications infrastructure in the Bendigo district with NBN
Co and several other smaller suppliers, having limited infrastructure. It is anticipated that by the
commencement of any future development, NBN would have or would be nearing rollout in the Bendigo
Area. For any development over 100 lots, it is anticipated that NBN Co would undertake the
telecommunications works.

Cultural Heritage
The subject site comprises two scarred trees in the northern portion of the site.
The rezoning of the land is not considered a high impact activity under the Aboriginal Heritage Regulations
2018 and therefore does not require a Cultural Heritage Management Plan (CHMP) to be prepared. Any
future development which is a high impact activity under the regulations will require a CHMP to be prepared.
Site Conditions
The Environmental Site Assessment (ESA) – Phase 1 confirmed there was generally low potential for
activities at the site to have significantly impacted soil or groundwater underlying the site in any significant
way and is assessed at rating “C” in accordance with the Potentially Contaminated Land, General Practice
Note, June 2005. Since the Phase 1 assessment was undertaken, an Environmental Site Assessment Phase
2 has been completed with the findings summarised below.
The Environmental Site Assessment – Phase 2 confirmed, via 75 intrusive soil investigations, that a number
of the soil samples were found to exhibit imported mine sand (grey) where past construction activities had
occurred. Areas where no development had occurred (ie. natural and undeveloped ground) did not contain
this material. The ESA Phase 2 identifies that the natural site surface is unaffected from any chemical
concentration existing above acceptable health limits.
The Environmental Site Assessment – Phase 2 considers that further investigation is considered
unnecessary for the areas of concern, with these being isolated concerns that should be removed / disposed
of as a result of future remediation works to be undertaken. The ESA Phase 2 recommends any soil to be
removed is to be undertaken in accordance with EPA Guidelines and disposed of to a licensed landfill that is
classified to receive the soil classification type. Alternatively, any contaminated soils can be effectively
encapsulated.
The Environmental Site Assessment – Phase 2 considers the site is suitable for residential development,
subject to a site specific ‘Soil Management Plan’ being prepared and that any soil which exceeds the
adopted health criteria is not left exposed at the surface of the site following the completion of any
construction.
The ESA Phase 2 report does not include a recommendation that an environmental audit be undertaken.
Arboricultural Assessment
The arboricultural report advised that 171 trees were assessed. Of these trees the report confirms that there
is a mixture of exotic species planted for garden and amenity purposes, introduced Australian and Victorian
native specimens and naturally occurring trees which are indigenous to the local area.
The assessment identifies that of the trees assessed, 52 were deemed to be indigenous specimens which
would require a planning permit for their removal under Clause 52.17 if they were to be removed as part of
any future development.
The report states that without any proposed plans it is not appropriate to speculate on which trees are most
suitable to be retained.
Flora and Fauna Assessment

The Flora and Fauna Assessment (Biosis, 9 August 2019 provided a broader assessment of ecological value
against Clause 52.17 and other relevant legislation. No referrals under EPBC Act or other legislation is
warranted. The site contains some native vegetation, including large scattered trees. The extent of ecological
values does not suggest the rezoning is inappropriate.
Key ecological values identified within the study area are as follows:
• 1.251 ha of native vegetation. The areas of highest quality include remnant scattered Grey Box trees (9).
• 50 scattered trees and one 0.037 ha patch of Plains Woodland EVC 803 which is Endangered within the
Goldfields Bioregion.
• Potential habitat for Swift Parrot, Painted Honeyeater and Grey-headed Flying-fox.
• Exotic pasture within the study area provides grazing habitat for Eastern Grey Kangaroos.
URBIS
• Remnant eucalypt trees may act as a wildlife corridor for mobile fauna species, however the study area
is not likely to act as a critical wildlife corridor for any fauna species as there are more suitable wildlife
corridors to the east, south and west.
Recommendations:
The primary measure to reduce impacts on biodiversity values within the study area is to avoid and minimise
removal of the mapped native vegetation and terrestrial and aquatic habitat as possible. It is critical that this
be considered during the design phase of the project, when key decisions are made about the location of
future subdivision at the study site.
The following measures are recommended for the proposed works:
• Avoid eucalypt trees, especially large old trees and remnant Grey Box trees, in the design and
construction phase wherever possible as they provide habitat for native fauna species, including
potential habitat for Swift Parrot, Painted Honeyeater and Grey-headed Flying-fox.
• Implement vehicle hygiene measures to avoid spreading noxious weeds and other environmental weeds
within the study area or to other sites within the region.
• Limit erosion and runoff by restricting the amount of soil exposed during construction. This is especially
relevant for construction activities situated around the small drain in the middle of the study area.
• Limit the depth of construction (where possible) in the vicinity of any native trees that are being retained
to avoid damaging their roots.
As per the Biosis recommendation, a site-specific Construction Environmental Management Plan will be
required by the DPO. It will require specific detail relating to preventing impacts to retained native vegetation
and aquatic and terrestrial habitat, including issues relating to contractors such as environmental inductions,
installation of temporary fencing/signage, drainage and sediment control.
Bushfire Risk Assessment

No Bushfire Management Overlay applies to the site, and only a small portion is a Designated Bushfire
Prone Area.
The Bushfire Risk Assessment (Tomkinson Group September 2019) has been prepared with regards to
Clauses 13.02 and 53.02, Ministerial Direction No.11 and Building Code 1993. The report includes a
Bushfire hazard landscape assessment, Bushfire hazard site assessment, and a Bushfire Management Plan.
The site is a low risk landscape and is unlikely to result in any increase to the risk of life, property, community
infrastructure and the natural environment from bushfire. A BAL 12.5 area applies to a portion of the site.
Any future development will be required to meet Building Code of Australia bushfire prone area
requirements.
Heritage
The Heritage Assessment identifies the existing residence onsite, known as Eumana, as being of local
significance to the City of Greater Bendigo. The residence is considered to be of local historical,
architectural, technical and social heritage significance as it was designed by prominent local architect
William Beebe (who also became a Bendigo City Councillor and Mayor) and breaks from the more traditional
forms of Federation architecture of the time and adopts a Federation Bungalow style type. The residence is
also of significance as it included a septic tank sewerage system which was an innovative achievement for
Bendigo.
The heritage assessment considers the residence and driveway, including a curtilage of 10m to the
residence portion to be of heritage significance as identified in Picture 9. The Heritage Overlay is proposed
for this portion, protecting the building, curtilage and 2 significant Oak trees.

Picture 9 – Extent of heritage significance
Source: Eumana Retreat Road, Flora Hill Heritage Assessment
Given the above, it is considered that the site is capable of and has sufficient services capacity to cater for a
future residential development of medium to high density.
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6. PROPOSED AMENDMENT
6.1. THE AMENDMENT
This proposed planning scheme amendment applies to the land at 2 Osborne Street, Flora Hill. The site is
bound by Retreat Road to the west, Osborne Street to the north and east, and Cook Street to the south. The
proposed future road also bounds the subject site partly to the south and west.
The subject site presents a strategic redevelopment opportunity in terms of its location, size and interfaces.
This proposed amendment seeks to facilitate the flexible development of the land to meet market demand on
both Council and LTU objectives.
The amendment:
• Rezones the land from Public Use Zone 2 – Education (PUZ2) to the Residential Growth Zone (RGZ).
• Inserts a new Schedule 2 to the Residential Growth Zone (RGZ2) .
• Applies the Development Plan Overlay (DPO) to the site.
• Inserts a new Schedule 30 to the Development Plan Overlay (DPO30).
• Applies the Heritage Overlay (HO) to a portion of the site, being the curtilage to the locally significant
‘Eumana’ house.
• Amends the schedule to Clause 43.01 to insert a new listing HO916 to the Heritage Overlay, to protect
the heritage place and its two significant Oak trees.
• Amends the schedule to Clause 72.04 to insert a new Incorporated Document, the Eumana Heritage
Place Statement of Significance, October 2019.
• Amends Planning Scheme Maps Nos. 23ZN Zones, 23DPO Development Plan and 23HO Heritage.
6.2. APPLYING THE RESIDENTIAL GROWTH ZONE

This amendment seeks to rezone the subject land to the RGZ to facilitate future development of the site.
The purpose of the RGZ includes:
• To provide housing at increased densities in buildings up to and including four storey buildings.
• To encourage a diversity of housing types in locations offering good access to services and transport
including activity centres and town centres.
• To encourage a scale of development that provides a transition between areas of more intensive use
and development and other residential areas.
• To ensure residential development achieves design objectives specified in a schedule to this zone.
• To allow educational, recreational, religious, community and a limited range of other non-residential uses
to serve local community needs in appropriate locations.
The rezoning from PUZ2 to RGZ will enable the future use and development of the land for residential
purposes in line with the identification of the site as a key development site in accordance with the Greater
Bendigo Residential Strategy (2014) and the Greater Bendigo Housing Strategy (2018). The Housing
Strategy also contains a list of guiding matters to be considered when determining the appropriate zone for
future residential land. As demonstrated in Table 1 the site satisfies the majority of the guiding
considerations. It is noted the Greater Bendigo Housing Strategy (2018) is yet to be implemented via a
planning scheme amendment.
The rezoning of the site will help to address State and Local planning policy, contribute to achieving LTUs
long term vision and most importantly address the growing need for housing as a result of anticipated
significant population growth in Greater Bendigo.
22 PROPOSED AMENDMENT URBIS

There is strong policy support for the site to be rezoned to the RGZ, with Clause 21.05 identifying the site as
a Key Development Site (previously Major Infill and Renewal Sites) and its suitability to be rezoned to the
Residential Growth Zone. Additionally, residential uses surrounding the subject site range in lot size from
approximately 270m2 to 850m2 highlighting the diversity of the area and the area as being one of increased
density.
Applying the RGZ will enable the site to be developed to meet forecasted growth and housing demand, and
will help implement the objectives of Plan Melbourne, the Loddon Mallee South Regional Growth Plan, the
Greater Bendigo Residential Strategy 2014 and the Greater Bendigo Housing Strategy 2018. Some key
policies from the strategies state:
Table 1 – Residential Zones Assessment Criteria Assessment
Applicable to Subject
Criteria
NRZ GRZ RGZ Site
Character
Is the site subject to any character controls (HO, NCO,

Yes Part No No
SLO)
Part
Is the site subject to any risk factors? (fire, flood, salinity) Yes Part No (Bushfire
Prone Area)
Are there any environmental values? (VPO, ESO, etc.) Yes Part No No
Is it within the buffer to an industry? Yes Part No No
Strategic
Yes
Yes (not Yes
Is the site greater than 1ha? No (mostly
vacant) (vacant)
vacant)
Accessibility
Proximity to public transport (metres) 801+ 401-800 0-400 0-400
Proximity to a separated walking / cycling track (metres) 801+ 401-800 0-400 0-400
Proximity to passive open space (metres) 801+ 401-800 0-400 0-400
Proximity to a major road (metres) 801+ 401-800 0-400 0-400
Proximity of the site to a current or proposed railway

801+ 401-800 0-400 801+
station (metres)
Context
Is reticulated infrastructure available? (sewerage, water, Upgrade

No Yes Yes
etc.) required
Proximity to an activity centres node? (metres) 801+ 401-800 0-400 0-400
Proximity to health services 801+ 401-800 0-400 401-800
Proximity to educational services 801+ 401-800 0-400 0-400
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GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION PROPOSED AMENDMENT 23
6.3. APPLYING THE DEVELOPMENT PLAN OVERLAY
This amendment seeks to apply the Development Plan Overlay to the subject land and introduce a new
Schedule to the DPO. The DPO will allow for a coordinated approach to any future development and will
highlight any issues to be addressed prior to the approval of any future development.
The purpose of the DPO is:
• To identify areas which require the form and conditions of future use and development to be shown on a
development plan before a permit can be granted to use or develop the land.
• To exempt an application from notice and review if a development plan has been prepared to the
satisfaction of the responsible authority.
The proposed DPO schedule has been prepared specific to the subject site and seeks to achieve the
following:
• Achieve a high quality, integrated residential development that capitalises on the existing features of the
site and adopts a form and density that is consistent with the identification of the site as a key infill and
major development site.
• Ensure that the new development provides reasonable internal and external amenity for future residents
without compromising the amenity of adjacent community uses.
• Facilitate a high quality landscape outcome that integrates with the overall layout and design of the site
and recognises and protects existing significant vegetation.
Planning Practice Note 23, 2015 ‘Applying the Incorporated Pan and Development Plan Overlays’ provides
guidance on which provisions are most suitable to a particular context. The overlays have similar purposes,
but when deciding which to use the differences should be considered:
• The IPO requires a planning scheme amendment to be incorporated and modified. This is most useful
for sites where third-party interests are impacted and sites comprising multiple lots in different
ownership.
• The DPO has no public approval process for the development plan, therefore should be used on sites
that are not likely to significantly impact third-party interests, or sites where ownership is limited to one or
two parties.
The DPO is considered the most appropriate provision in this instance because the landholding is large and
under single ownership, and is separate from established residential properties by existing roads. The DPO
schedule requires site massing and building heights to be lower on the residential interfaces.
6.4. APPLYING THE HERITAGE OVERLAY

This amendment seeks to apply Heritage Overlay to the subject site and introduce a new Schedule to the
HO. The purpose of the HO is:
• To conserve and enhance heritage places of natural or cultural significance.
• To conserve and enhance those elements which contribute to the significance of heritage places.
• To ensure that development does not adversely affect the significance of heritage places.
• To conserve specified heritage places by allowing a use that would otherwise be prohibited if this will
demonstrably assist with the conservation of the significance of the heritage place.
The overlay will apply to ‘Eumana’ house and the nearby two oak trees, and the Schedule to the overlay will
confirm that these elements are of heritage significance. The below image – Picture 10 identifies what is of
heritage significance and the relevant curtilage (as identified in the heritage assessment prepared by Ray
Tonkin). The previous Section 5.2 refers to the justification for the site’s recognition as locally significant.
24 PROPOSED AMENDMENT URBIS

Picture 10 – Area of heritage significance and curtilage
Picture 11 - Proposed extent of Heritage Overlay
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GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION PROPOSED AMENDMENT 25
7. STRATEGIC ASSESSMENT
The proposed amendment will facilitate development of the site into a residential precinct and will help
support the growth of the City of Greater Bendigo.
In accordance with Ministerial Direction No. 11 a strategic assessment of the amendment is discussed
below.
7.1. WHY IS THE AMENDMENT REQUIRED?

LTU has determined the land is surplus to education requirements. The land needs to be rezoned from the
existing PUZ2 to facilitate its disposal via a public sale. To comply with the Victorian Government Land
Transactions Policy and Guidelines 2016, the land must be zoned for its highest and best use prior to it
being disposed of.
The amendment is required to apply appropriate zone and overlay controls which accurately reflect the
future use and development of the land as a residential development opportunity.
The rezoning of the site recognises the changing nature of higher education and the need to provide quality
facilities and student experience such that historical land uses also need to change to reflect this reality.
Ultimately the rezoning of the land will help implement LTUs long term vision and provide funding back into
the university to help ensure its place as a state significant tertiary education institution and as being a
leading regional university. Additionally, the rezoning will help to achieve state objectives for Greater
Bendigo to be one of the main regional cities catering for growth.
The site has been identified as a major infill and renewal site that has the ability to directly further key State
and Local Planning Policy objectives.
7.2. DOES THE AMENDMENT IMPLEMENT THE OBJECTIVES OF PLANNING IN

VICTORIA?
The objectives of planning in Victoria are set out in Section 4(1) of the Planning and Environment Act 1987
(the Act). The objectives that are relevant to this amendment include:
• To provide for the fair, orderly, economic and sustainable use, and development of land;
• To secure a pleasant, efficient and safe working, living and recreational environment for all Victorians
and visitors to Victoria;
• To balance the present and future interests of all Victorians.

The amendment supports the above objectives by providing land for future residential development and
encouraging a coordinated development approach.
7.3. DOES THE AMENDMENT ADDRESS ANY ENVIRONMENTAL, SOCIAL AND

ECONOMIC EFFECTS?
The amendment will create a net community benefit, facilitating positive social and economic impacts:
• The proposal is not considered to have any significant environmental impacts. The land has been
assessed for flora and fauna values, noting native vegetation. The DPO requires a CEMP seeks to
protect mature vegetation in any future development plan.
• The rezoning will facilitate the sale of surplus university land, providing funds back to LTU to support its
vision and goals for education in Bendigo.
• The rezoning will facilitate development of a higher density and diverse housing stock on a site
earmarked for infill opportunity.
.
26 STRATEGIC ASSESSMENT URBIS

7.4. DOES THE AMENDMENT ADDRESS RELEVANT BUSHFIRE RISK?
No Bushfire Management Overlay applies to the site, and only a small portion is a Designated Bushfire
Prone Area.
A Bushfire Risk Assessment has been prepared in support of the amendment, with regards to Clauses 13.02
and 53.02, Ministerial Direction No.11 and Building Code 1993. The site is a low risk landscape and is
unlikely to result in any increase to the risk of life, property, community infrastructure and the natural
environment from bushfire.
Any future development will be required to meet Building Code of Australia bushfire prone area
requirements.
7.5. DOES THE AMENDMENT COMPLY WITH ALL THE RELEVANT MINISTERS
DIRECTIONS?
The proposed amendment complies with the relevant Ministerial Directions, being:
Ministerial Direction No. 1 – Potentially Contaminated Land
The amendment addresses the requirements of Ministerial Direction 1.
Environmental Site Assessments (Phase 1 – desktop and subsequent Phase 2 – soil sampling) have been
undertaken by Geotechnical Testing Services Southern Pty Ltd. The assessments concluded that there are
concentrations of arsenic exceeding acceptable residential (urban) limits, in areas where imported mine sand
were found to have been used in construction (typical of Bendigo). However, the balance of the site which
was undeveloped is unaffected from any chemical concentration existing above acceptable health limits.
One localised sample area contained elevated lead concentration.
The DPO requires a condition to be included on any planning permit (supported by the EPA) that a certificate
of environmental audit for the land, or a statement from an environmental auditor confirming that the
conditions of the land are suitable for a sensitive use, be issued prior to the land being subdivided or the
carrying out of works associated with a sensitive land use.
The Phase 2 assessment considers the site is suitable for residential development subject to a site specific
‘Soil Management Plan’ being prepared, and/or that any soil which exceeds the adopted health criteria is not
left exposed at the surface of the site following completion of any construction. Removal and/or remediation
of affected areas can rectify the situation.
Ministerial Direction No. 9 – Metropolitan Planning Strategy
The amendment addresses the objectives of Plan Melbourne 2017-2050. It specifically supports:
• A vision for Greater Bendigo to be one of the main regional cities catering for growth.
• Direction 1.3: To create development opportunities at urban renewal sites, including surplus government
land.
• Policy 7.1.1: To stimulate growth in regional cities, including utilisation of surplus government land. The
land is an identified key development site in an established residential area in proximity to the Bendigo
CBD. It will facilitate housing diversity and help address the housing demands of the area.
Ministerial Direction No. 11 – Strategic Assessment of Amendments
The amendment has been drafted in accordance with the Strategic Assessment Guidelines, provided in this
explanatory report and within the supporting Planning Report prepared by Urbis, dated July 2019.
Ministerial Direction No. 19 – Preparation and content of amendments that may significantly impact the
environment, amenity and human health
The EPA provided written support for the condition in the DPO which requires a certificate of environmental
or audit (or exemption). Further advice will be sought from the EPA during the planning scheme amendment
and exhibition process.
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GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION STRATEGIC ASSESSMENT 27
7.6. DOES THE AMENDMENT SUPPORT OR IMPLEMENT THE SPPF AND ANY
ADOPTED STATE POLICY?
The amendment supports and implements the applicable objectives of the Planning Policy Framework,
noting the following:
• The amendment will provide additional residential land within Bendigo, helping meet its residential
growth needs as well focussing investment within Bendigo, which is an identified place of state
significance (Clauses 11.01-1S, 11.01-1R and 11.02-1S).
• The site is strategically located as underutilised, surplus land within an established area, which has
access to existing infrastructure and services and is in proximity to the Greater Bendigo CBD (Clause
11.02-1S). There are employment opportunities and community facilities within Flora Hill and the
neighbouring suburbs. The site will contribute to the continuing sustainability of the community and will
provide convenient access to jobs, services, infrastructure and community facilities (Clauses 11.01-1S,
11.01-1R and 16.01-2S).
• The application of the DPO requiring preparation of a development plan will ensure the effective planning
and management of the land whilst ensure the site is developed in an orderly and integrated manner
(Clauses 11.02-2S and 11.03-6S).
• The amendment will facilitate residential development within an identified local activity centre (Flora Hill),
with the RGZ encouraging higher density development, supporting the Flora Hill community’s growth
(Clause 11.03-1S).
• The schedule to the DPO encourages the retention of native vegetation and mature canopy of vegetation
where possible. This will assist in the protection and conservation of Victoria’s biodiversity (including
native vegetation) and mitigate the impacts that any future development may have (Clauses 12.01-1S
and 12.01-2S).
• A small portion of the subject site (on the eastern boundary) is a Designed Bushfire Prone Area. Any
development will need to comply with relevant bushfire building code measures (Clause 13.02-1S).
• The schedule to the DPO addresses Clause 13.04-1S (contaminated land) via a condition requiring a
certificate of environmental audit for the land (or exemption).
• The schedule to the DPO ensures an appropriate design response is achieved for the site whilst the
design contributes to the context of the area (Clauses 15.0-1S, 15.01-2S, 15.01-3S, 15.01-4S, 15.01-5S
and 19.02-6S). The schedule requires a development plan provides an appropriate design response,
including: creating a safe, healthy, functioning and enjoyable environment, the indicative height and
scale of development, a mix of dwellings sizes, a transition in height from the external site boundaries
and heritage building and the design and location of public open space, among others.
• The HO will protect the locally significant ‘Eumana’ house and significant trees by triggering planning
approval prior to works being undertaken on the elements of heritage significance (Clause 15.03-1S).
• Preliminary advice has identified two Scarred Trees on the north east of the site. The amendment does
not constitute a high impact activity and does not require a CHMP. However, any future development is
required by the Planning Scheme to take into consideration the Aboriginal Cultural Heritage. Future
development proposals will need to determine if a Cultural Heritage Management Plan is required
(Clause 15.03-2S).
• The amendment facilitates the development of land for residential purposes on a site that is currently
unused. This will help meet housing and community needs, providing a diversity of housing onsite and
contributing to the housing diversity of the surrounding area (Clauses 16.01-1S, 16.01-2S, 16.01-3S and
16.01-4S).
• The schedule to the DPO requires a movement network which allows for pedestrian and bicycle
networks within the site, connecting to the external walking, cycling and public transport network
(Clauses 18.01-1S and 18.02-1S).
28 STRATEGIC ASSESSMENT URBIS

7.7. DOES THE AMENDMENT SUPPORT OR IMPLEMENT THE LPPF AND THE
MSS?
The amendment supports and implements the applicable objectives of the LPPF and MSS:
• The amendment will rezone a currently unused site to create additional residential land in an established
residential area. The amendment will help to address the future residential needs and demands of the
community in a location close to jobs, services and infrastructure (Clause 21.02).
• The rezoning of the land will help to implement the vision of the ‘Bendigo Urban Area Residential Growth
Framework’ plan which identifies the site as being a key development site, which under Clause 21.05 is
identified as maybe being for the RGZ. The amendment seeks to rezone the site to the RGZ, to provide
a higher density and diversity of dwellings on the site, in a central location close to where people work
(Clause 21.05).
• The site is located within the Flora Hill local activity centre area, identified in Clause 21.07. The
amendment will facilitate higher density residential development within the activity centre area (Clause
21.07).
• The HO will protect the locally significant ‘Eumana’ house and significant trees by triggering planning
approval prior to works being undertaken on the elements of heritage significance (Clause 21.08).
7.8. DOES THE AMENDMENT MAKE PROPER USE OF THE VPP?

The amendment makes proper use of the Victorian Planning provisions, noting the below:
• The RGZ is considered the most appropriate zone for this site as it will provide for a denser future
residential development than the General Residential Zone, supporting its designation as a key
development site to help meet the future housing demands of the Greater Bendigo region.
• Application of the DPO is the most appropriate method to guide an integrated, planned development
outcome, while maintaining flexibility for consideration of future influencing factors, such as University
needs and market demands.
• Application of the HO is necessary to protect the existing heritage building and significant trees.
7.9. DOES THE AMENDMENT ADDRESS THE VIEWS OF ANY RELEVANT

AGENCY?
The formal views of relevant agencies will be sought during exhibition of the amendment.
7.10. DOES THE AMENDMENT ADDRESS THE REQUIREMENTS OF THE

TRANSPORT INTEGRATION ACT 2010?
Having regard to the objectives and principles of the Transport Integration Act 2010 the amendment will have
minimal impact on existing transport infrastructure and networks. As a requirement of the proposed DPO
schedule, a Transport Impact Assessment to the satisfaction of the responsible authority is required.
7.11. WHAT IMPACT WILL THE NEW PLANNING PROVISIONS HAVE ON THE
RESOURCE AND ADMINISTRATIVE COSTS OF THE RESPONSIBLE
AUTHORITY?
As the amendment will facilitate redevelopment of currently surplus, undeveloped education land, it is likely
to lead to an increase in planning permit applications in the area. However, this is considered within the
regular role of the statutory planning department. Furthermore, the application of the DPO, through the
development plan process, will reduce the number of planning permits required for future development of the
land.
URBIS
GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION STRATEGIC ASSESSMENT 29
8. CONCLUSION
The subject site is surplus education land and any future development will help implement the University’s
vision for the Bendigo Campus and place the campus in a strong position to continue operating and be
enhanced as one of the top premier regional Universities. There is strong State and Local support for
Bendigo to become one of the major regional cities to cater for expected growth throughout the regions.
Therefore, it is necessary that La Trobe University continue to provide premier facilities to meet current and
future demands. The rezoning of the site is required to enable the development of the site, and to deliver the
funds for investment back into the nearby Bendigo’s main campus.
It is considered that residential development of the site is the most appropriate use given the surrounding
interfaces, access to public transport and main roads, proximity to the Bendigo CBD and the existing
infrastructure. The RGZ is considered to be the most appropriate zoning for the site given the strong policy
support for higher density development within infill sites and the area surrounding the La Trobe University
Precinct, confirmed within the Panel recommendations from Amendment C215. Additionally, the expected
growth within Greater Bendigo over the coming years identifies that there is the need for development at
higher densities.
The proposed amendment is considered to be of strong merit and will help to implement the State and Local
planning policies as well as ultimately helping to address future housing demands facing Greater Bendigo
and should be looked upon favourably.
30 CONCLUSION URBIS
DISCLAIMER
This report is dated July 2019 and incorporates information and events up to that date only and excludes any
information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis)
opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of La Trobe
University (Instructing Party) for the purpose of Planning Scheme Amendment (Purpose) and not for any
other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether
direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other
than the Purpose, and to any other person which relies or purports to rely on this report for any purpose
whatsoever (including the Purpose).
In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future
events, the likelihood and effects of which are not capable of precise assessment.
All surveys, forecasts, projections and recommendations contained in or associated with this report are made
in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis
relied. Achievement of the projections and budgets set out in this report will depend, among other things, on
the actions of others over which Urbis has no control.
In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis
may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations
and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete
arising from such translations.
Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not
responsible for determining the completeness or accuracy of information provided to it. Urbis (including its
officers and personnel) is not liable for any errors or omissions, including in information provided by the
Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not
made by Urbis recklessly or in bad faith.
This report has been prepared with due care and diligence by Urbis and the statements and opinions given by
Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading,
subject to the limitations above.
URBIS
GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION DISCLAIMER 31
32 DISCLAIMER URBIS
APPENDIX A BACKGROUND
URBIS
GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION APPENDICES
In order to put this rezoning request into context, it is important to provide an overview of why this land is
integral to a broader vision for LTU Bendigo that will help to not only deliver a first-class campus at Flora Hill
Campus but also to help make Bendigo the premier regional city and a true university city.
Within this broader strategy and vision for LTU in Bendigo, certainty about the disposal of the subject site is
an important future consideration.
Regional Significance of La Trobe University

LTU is one of Australia’s leading higher education institutes with six Victorian campuses and just over 38,000
students (as at 2017), with the largest campus located in Bundoora, Melbourne.
The Bendigo Campus is LTU’s second largest campus (after Bundoora) with approximately 5,000 students
and approximately 400 full time jobs. Other campuses are located in Albury-Wodonga, Mildura, Shepparton
and Melbourne CBD. The Bendigo campus offers a full range of courses, including allied health, dentistry,
law and engineering. Bendigo graduates enjoy a 94 per cent employment rate after graduating, and LTU’s
plan is to continue building the Bendigo campus to become Australia’s leading regional university town.
It should be highlighted that in addition to the direct calculation of student numbers and jobs, LTU has a
broader impact on its communities in terms of indirect jobs and economic benefits that are also crucial
aspects associated with the University’s presence that extend beyond its primary function as an education
provider. Research conducted on behalf of the City of Greater Bendigo in 2009 estimated that over 2,000
jobs and $200M were contributed to the Gross Regional Product as a spin-off from the University
LTU Bendigo has a significant commitment to the local sport, arts and culture within the community through
partnerships such as the Bendigo Academy of Sport, Women’s National Basketball, the Bendigo Art Gallery
and LTU’s own Visual Arts Centre. LTU Bendigo also recently opened a new Tech School which allows
secondary school students to access state-of-art equipment and resources. The Tech School will
complement a new engineering building which is to be developed in close collaboration with the engineering
sector.
The founding mission of the University was, and remains:
'To serve the community of Victoria for the purposes of higher education, for the education,
economic, social and cultural benefit of Victorians and for wider Australian and international
communities... providing access to quality higher education to those from disadvantaged
communities.'
LTU Bendigo Land Ownership

Within Bendigo, LTU operates over a number of sites. The main campus and the heart of LTU in Bendigo is
‘Flora Hill’, located at Edwards Road, approximately 3 kilometres south east of the Bendigo CBD.
The strategic location of the University in relation to the CBD and other features of Bendigo is summarised in
Figure 3 below.
URBIS
APPENDICES GREATER BENDIGO C255GBEN PLANNING REPORT EXHIBITION
Figure 3 – Strategic location of LTU Bendigo
Source: Bendigo Flora Hill Campus Masterplan, p.10
The University owns a number of sites in Bendigo, which are illustrated in Figure 4.
The site that is the subject of this report is labelled number 3 in Figure 4 and is referred to as the Osborne
Street campus. A summary of LTU’s landholdings is provided in Appendix B.
Figure 4 – LTU Bendigo Land Holdings Map
Source: Urbis
URBIS
Creating a First-class University Campus at Flora Hill
Pursuant to the overall founding mission of the University, LTU prepared and released in 2017 the 2018-22
Strategic Plan. The 2018-22 Strategic Plan identifies the Bendigo campus as the largest of LTUs regional
campuses, with the strategy identifying it is LTUs plan to ‘continue building the Bendigo campus to become
Australia’s leading regional university town.’
Prior to LTUs adoption of the 2018-22 Strategic Plan, LTU prepared and adopted its five-year Future Ready:
Strategic Plan 2013-2017, which led to LTU preparing the La Trobe University Bendigo Campus Vision
(2014) (the Vision) with the aspiration to make Bendigo a truly great university city. The vision directions
include:
• Welcome the community in
• Transform Flora Hill
• Reach out and embrace Bendigo
• Connect to the world

The vision for the Bendigo campus, as identified in the La Trobe University Bendigo Campus Vision (2014)
is:
“La Trobe University in Bendigo will be inspiring and engaged with its community”.
In support of this ambition, LTU’s Vision puts the transformation of its Flora Hill Campus at the forefront of its
plans that will also help to make the broader Flora Hill precinct a thriving destination. One of the objectives in
transforming the Bendigo campus and wider Flora Hill precinct is:
“The precinct will become a cultural, intellectual and retail destination, with the
Flora Hill campus at its heart. The precinct will be a hub of research, entertainment,
cultural, academic, sporting and recreational life. The precinct will be a place to
live, work and visit.”
With its Flora Hill campus at the heart of LTU’s growth plans, as highlighted in the former Future Ready
Strategic Plan 2013-2017 and the current 2018-22 Strategic Plan, LTU believes that the delivery of first-class
facilities will not only help to firmly establish Bendigo as a true university City but also to help it become the
premiere regional city in Victoria.
More specific to the Flora Hill campus, the Vision detailed the following ambition for the Flora Hill campus;
which places an important focus on it becoming even more engaging and inviting to its community and
surroundings:
“La Trobe University’s Flora Hill Campus will be a busy and vibrant activity
hub with an inviting presence from the all surrounding streets. The edges
of the campus will be activated and will engage with the surrounds. The
campus will be transformed through innovative urban design and campus
planning initiatives to open it up to the community and its surrounds.”
Along with the activation of the campus there will be opportunities for surrounding residents to access
amenities available on the campus and over time will become a significant attractor for choosing to live in the
locality. This will increase the demand for a diverse range of quality housing in the neighbourhood including
on the subject site.
LTU Bendigo Flora Hill Campus Master plan

Following the preparation of the Vision, LTU prepared the Bendigo Flora Hill Campus Master Plan (2015)
(the Master Plan) – a fifteen-year vision to transform the Flora Hill campus.
The Master Plan effectively consolidates the majority of the University’s activities onto the Flora Hill site.
This will make it a highly vibrant activity hub not only for contemporary higher education needs but for the
broader community within which it is already so well integrated: The Master Plan states:
“Under the Plan, the Bendigo Flora Hill campus will be a place where students, staff and other
community members come to study, work, research, live and socialise. It will be a vibrant cultural,
sporting and entertainment precinct, open and active during the day and evening, seven days a
week.”
URBIS
The exciting and ambitious Master Plan will not only provide first class facilities but will also enhance the
overall role of Bendigo as a major regional city in Victoria.
The Master Plan includes a number of concepts and key projects that will combine to realise the overall
vision. These include:
• Creating a clear ‘front door’ to the university, including new bus route and terminal.
• Re-focusing the heart of the campus around the main academic functions at the core of the campus,
including a new landmark teaching and learning centre alongside a refurbished library.
• New high quality public realm, including courtyard spaces, pedestrian networks and connectivity across
the campus making it a highly legible and attractive place to learn, work, live, play and visit,
• New forms of medium-rise student housing to encourage on campus life and activity.
• Seamlessly connect the campus into its surrounding community by careful activation and treatment
around its edges.
A number of key projects are already being fast tracked with planning and development well underway as
LTU commits to the Master Plan implementation. These include:
Project Description
Sports change & Bike Hub New sports change pavilion including end-of-journey bicycle facilities, plus
installation of lighting on the existing campus sports soccer field to support
La Trobe students & clubs and facilitate after hours use by sporting groups
from across the Bendigo Community
Sports field lighting Introduce lighting to the existing sports field to increase possibilities for
community use.
Bus route & interchange Creation of a new Arrivals Plaza as a vibrant central meeting hub with
consolidated Bus Interchange & new access road (currently three bus
stops are located to the permitter of the campus) bringing students, staff
and visitors into the heart of the campus directly adjacent the library and
student hub, student services receptions and café retail offering.
Arrivals Plaza Create a high-quality public outdoor space in the centre of the campus,
forming an important meeting space and a place for activities.
Library extension and Refurbish and extend the library to levels 2 & 3 of the existing building, and
learning commons student create a new Library Learning Commons as an extension of the Student
hub Union & Café areas on Level 1; connect the redeveloped Library and
Student Hub to the Arrivals Plaza
New Engineering Building New built facility to replace the Engineering Building that is to be
demolished (see above)
Investment support for the Masterplan and Asset Review

The LTU capital investment underpinning the realisation of the Master Plan requires careful planning and
prioritization to ensure an ongoing funding stream. Initial investment in the Master Plan of approximately $50
million dollars has been committed to support the plan, but there are many other opportunities over the next
20-40 years to advance the Master Plan.
Alongside the Master Plan, LTU undertook a strategic review of its assets, both short and long term, and
determined that a move toward a consolidated campus model at Flora Hill would enable a more vibrant,
URBIS
lively and compact facility to best suit the future needs of the community, as well as existing and future
students and staff.
Following the asset review, the subject site was identified by LTU as being surplus to its requirements with
student accommodation and other facilities from this site now being accommodated on the Flora Hill
campus.
LTU’s asset review program promotes sustainable asset recycling – meaning that where opportunities exist
to release funds for reinvestment into the capital investment program at Flora Hill to support key projects,
they will be pursued where it is appropriate. This includes as a matter of good governance and Victorian
State Government policy, to implement zoning that is indicative of the highest and best use for the land.
Surplus to operational requirements – The Subject site

As detailed above, the subject site at Osborne Street has been identified by LTU as surplus to operational
requirements.
The subject site is contained in a single title. It is privately owned by La Trobe University and has been in its
ownership since 1999. It was initially constructed as the Bendigo Teachers College in 1959 and also
contained land which would ultimately be developed as an athletics facility. Since 1959 the site has
undergone minimal change, with the introduction of a number of sheds over the years. The athletics facility
was opened in 1999 following LTU and the City of Greater Bendigo agreeing to the development.
The Osborne Street site was most recently used for student accommodation and catering services which
have now been relocated onto the main campus. The buildings on the subject site have been demolished
other than the period homestead.
Details of the site and its context are included within Section 3 of this report.
LTU and the City of Greater Bendigo recently settled on the sale of the athletics facility, with the overall land
at 2 Osborne Street and 40 Retreat Road recently subdivided to transfer the athletics facility land into the
City of Greater Bendigo’s ownership. The sale of the athletics facility re-iterates that LTU has no long term
need to retain ownership of subject site and will also help facilitate LTUs vision for the Bendigo campus.
The subject site remains a significantly underutilised asset and for this reason LTU needs the ability to be
able to realise its capital value for reinvestment back into its Master Plan and facilities improvement program.
Rezoning of the subject site to an alternative zone needs to occur before LTU can formally contemplate
disposal of the site. As the site is no longer required for education purposes, the retention of the site within
the Public Use Zone 2 (Education) is no longer appropriate or allowable in the ownership of the private
sector.
As a socially responsible community institution within Bendigo; LTU is keen to ensure that the legacy of the
Osborne Street site is one that is appropriate within its surrounding context, including the pattern of land use
and development. That is to say that LTU would like to ensure that the future use of the land provides a
positive contribution to the city of Bendigo whilst meeting community needs.
LTU now respectfully requests that:
1. The subject site is rezoned to the Residential Growth Zone (RGZ) from the Public Use Zone – Schedule
2 (Education).be applied to the subject site.
2. A new Schedule to the Residential Growth Zone is introduced into the Greater Bendigo Planning
Scheme and applied to the site.
3. The Development Plan Overlay (DPO) be applied to the subject site to control the future form and scale
of development;
4. A new Schedule to the Development Plan Overlay is introduced into the Greater Bendigo Planning
Scheme and is applied to the site/
5. The Heritage Overlay (HO) be applied to the site to control any future development to the existing
Eumana House;
6. A new Schedule to the Heritage Overlay is introduced into the Greater Bendigo Planning Scheme and is
applied to the site; and
URBIS
7. Planning Scheme Map No.’s 23ZN Zones, 23DPO Development Plan and 23HO Heritage are amended.
The Residential Growth Zone is considered to be consistent with the City of Greater Bendigo’s Residential
Strategy; City of Greater Bendigo Housing Strategy and the Loddon Mallee South Regional Growth Plan. In
addition to this, LTU’s own assessment of the site has identified that the future use and development of the
land for residential purposes would be consistent with the pattern of surrounding land use and the broader
planning policy context relevant to the site.
These matters are considered in more detail in the following sections of this report.
Why is the rezoning of Osborne Street important to LTU?

For LTU, clarity about its assets is fundamental to informing its capital investment program and funding
stream.
In order for LTU to obtain a fair market value for the land and comply with Victorian Government Policy, it is
firstly necessary to rezone the land to an alternative zone that will allow higher and better use.
Subject Site and the Greater Bendigo Residential Strategy

Commensurate to the status of the land as being surplus to LTU’s requirements, the subject site has been
identified in Council’s ‘Greater Bendigo Residential Strategy (2014) (the Residential Strategy) as an ‘infill
site’, suitable for future housing development.
Amendment C215 to the Greater Bendigo Planning was gazetted on 28 July 2016 implementing the
Residential Strategy.
Subject Site and the Greater Bendigo Housing Strategy

Commensurate to the status of the land as being surplus to LTU’s requirements, the subject site has been
identified in Council’s ‘Greater Bendigo Housing Strategy (2014) (the Housing Strategy), which was adopted
in 2016 and subsequently amended in 2018, as being a key development site suitable for future higher
density housing development as well as being within a main activity centre area.
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APPENDIX B LA TROBE UNIVERSITY
BENDIGO LAND HOLDINGS
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La Trobe University Land Ownership in Bendigo – An Overview
• Edwards Road Site;
• Osborne Street Site;
• Hesse Estate Site;
• Central Victorian Innovation Park;
• Orde House;
• Ground Lease – Clinical Teaching Building Bendigo Hospital; and
• La Trobe Visual Arts Centre
EDWARDS ROADS SITE

The Edwards Road site is the main Bendigo site and is located approximately 3 km south east of the
Bendigo CBD. The campus offers a variety of courses regionally and has plans for expanding.
HESSE ESTATE SITE

The Hesse Estate site comprises vacant land and is approximately 3.25ha. The site is located in an
established residential area off Friswell Avenue between the main campus and the Osborne Street.
We understand that planning approval (28/04/2016) has been provided for the staged subdivision of the land
into 48 lots and for the removal of native vegetation.
CENTRAL VICTORIAN INNOVATION PARK

The Central Victorian Innovation Park comprises vacant land and a building used as a data centre. The site
is located to the north east of the main campus and is located within a commercial zone.
ORDER HOUSE
Order House is used as a residence for postgraduate students.
BENDIGO HOSPITAL (GROUND LEASE)
LA TROBE VISUAL ARTS CENTRE

The La Trobe University Visual Arts Centre is located directly opposite the Bendigo Art Gallery and the
Capital Theatre, and acts as a multi-purpose visual arts facility with approximately 15 exhibitions annually.
URBIS
URBIS

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PLANNING SCHEME

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All Rights Reserved. No material may be reproduced without prior permission.

Figure 1 - Bendigo urban area – Residential Growth Framework .................................................................... 10

Picture 1 – Aerial imagery of subject site and surrounding area ........................................................................ 4

1.1. SURPLUS GOVERNMENT LAND POLICY

1.2. PURPOSE OF THE REPORT

• Inserts a new Schedule 2 to the Residential Growth Zone (RGZ2) .

• Applies the Development Plan Overlay (DPO) to the site.

• Inserts a new Schedule 30 to the Development Plan Overlay (DPO30).

• Cultural Heritage Assessment – preliminary advice prepared by ACHM, 19 January 2015

• Environmental Site Assessments prepared by Geotechnical Testing Services Southern P/L:

• Transport Impact Assessment prepared by GTA Consultants, 19 January 2016

• Infrastructure Assessment Report prepared by Tomkinson Group, 19 January 2016

• Eumana Heritage Assessment prepared by Ray Tonkin, November 2016

• Arboricultural Assessment prepared by TreeLogic, 26 February 2019

• Flora and Fauna Assessment prepared by Biosis, 9 August 2019

• Bushfire Risk Assessment prepared by Tomkinson Group, September 2019

2.1. SUBJECT SITE

Picture 1 – Aerial imagery of subject site and surrounding area

4 SITE CONTEXT URBIS

 Bendigo Teachers College, sports field / oval (1959).

 Use remains the same with the addition of shedding (1985).

2.3. SURROUNDING AREA

Picture 3 – Dwellings north of the site fronting Osborne Street

6 SITE CONTEXT URBIS

Picture 5 – Dwellings east of the site fronting Osborne Street

Picture 6 – Dwellings west of the site fronting Retreat Road

Loddon Mallee South Regional Growth Plan

8 PLANNING POLICY FRAMEWORK URBIS

Greater Bendigo Residential Strategy

• Residential Choice, Quality and Design

Source: Greater Bendigo Residential Strategy

10 PLANNING POLICY FRAMEWORK URBIS

Picture 7 – Greater Bendigo Housing Strategy Implementation Plan

12 PLANNING POLICY FRAMEWORK URBIS

3.3. LOCAL PLANNING POLICY FRAMEWORK

14 PLANNING POLICY FRAMEWORK URBIS

Picture 8 – Zoning plan

5.1. GENERAL LAND USE CONSIDERATIONS

16 SITE CAPABILITY URBIS

Source: GTA Transport Impact Assessment

• Coliban Water supply infrastructure.

• Coliban Water waste water assets.

• Powercor overhead electricity infrastructure

• AusNet gas services

18 SITE CAPABILITY URBIS

Flora and Fauna Assessment

Bushfire Risk Assessment

20 SITE CAPABILITY URBIS

• Inserts a new Schedule 2 to the Residential Growth Zone (RGZ2) .

• Applies the Development Plan Overlay (DPO) to the site.

• Inserts a new Schedule 30 to the Development Plan Overlay (DPO30).

6.2. APPLYING THE RESIDENTIAL GROWTH ZONE

22 PROPOSED AMENDMENT URBIS

Is the site subject to any character controls (HO, NCO,

Is it within the buffer to an industry? Yes Part No No

Proximity to public transport (metres) 801+ 401-800 0-400 0-400

Proximity to passive open space (metres) 801+ 401-800 0-400 0-400

Proximity to a major road (metres) 801+ 401-800 0-400 0-400

Proximity of the site to a current or proposed railway

Is reticulated infrastructure available? (sewerage, water, Upgrade

Proximity to an activity centres node? (metres) 801+ 401-800 0-400 0-400

Proximity to health services 801+ 401-800 0-400 401-800