Greater Bendigo Industrial Land Development Strategy - 1

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

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

Greater Bendigo Industrial Land Development Strategy - 3

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

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

Greater Bendigo Industrial Land Development Strategy - 5

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

2. Vision, principles, objectives and rationale 15

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

3. General recommendations and actions for industrial land 21

3.1 Summary of general actions 21
3.2 Questions for consultation 23

4. Precinct-specific recommendations and actions 25

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

5. Monitoring and review framework 35

5.1 Monitoring 35
5.2 Review 35

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

Commonly used terms

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

Greater Bendigo Industrial Land Development Strategy - 7

Executive Summary
Greater Bendigo is the major employment
and industrial hub in the Loddon-Campaspe
region. It is a growing, vibrant, creative, and
culturally enriched regional centre serving
much of northern Victoria and southern NSW.
Industry is a major employer in Greater
Bendigo. Advanced manufacturing is strong
and diverse. A wide range of industries,
businesses and employers are seeking to
expand or relocate and need well located,
serviced, accessible sites not constrained by
nearby sensitive uses.
Current population growth trends indicate
that Greater Bendigo’s population will grow
from around 116,000 people today to around
200,000 people by 2050.
Employment relating to the City’s industrial
areas and precincts is expected to provide
for about 3,300 new jobs over the next 17
years, bringing total jobs relating to industrial
precincts to nearly 12,000 by 2036.
The City’s significance as an economic hub has
been strengthened by the recent completion
of the Bendigo Airport redevelopment project
(Stage 2) and the introduction of scheduled
direct flights to Sydney and the prospect of
further routes being initiated.
8 - Draft GBILDS
The Draft Greater Bendigo Industrial Land
Development Strategy (‘GBILDS’) has been
developed in partnership with the VPA to
provide a strategic framework and clear
road map to identify a 30-year pipeline
of future industrial land which will meet
the needs of current and new businesses
looking to expand, locate or relocate
within Greater Bendigo.
The GBILDS provides clear directions
around existing industrial precincts in
order to minimise land-use conflicts,
increase supply and ensure industrial land
is suitably located.
Summary of land supply
situation
• It is forecast that Greater Bendigo
will experience an increase of over
3,300 jobs in industry to 2036
• This job growth is forecast to
correspond to a requirement for
around 170ha of industrial land to
2036
• Overall there is currently 120ha of
vacant available industrial land
equating to about 14 years of supply
based on consumption and rates
and assuming near perfect utilisation
• A review of existing industrial
precincts indicates that much of
the City’s ‘available’ industrial land
is constrained through proximity
to residential and sensitive
uses, inadequate servicing and
environmental risks
• More pressingly, larger sites of 1 to
5 hectares will be fully exhausted by
2027
• Consequently, there is a potential
to forgo jobs as soon as 2027 with
the potential for about 1,080 jobs
to be foregone by 2036 if additional
industrial land supply is not provided
or if existing supply cannot be
utilised more efficiently
This Strategy focuses on the following
eight summarised objectives which have
been drafted in response to the issues and
opportunities identified in the Draft GBILDS
Background Report:
1. Provide for 30 years of industrial land
supply
2. Provide future direction around existing
industrial precincts
2a. Reduce industry-residential land use
conflicts
2b. Provide protection of viable industrial
and employment precincts from non-
industrial uses
3. Minimise the impacts of freight
movements on non-industrial urban areas
4. Improve the function, design and amenity
of existing and new industrial areas
5. Promote sustainable industrial land use
and development
6. Increase regional competitiveness and
grow investment and employment in
industry
7. Advocate for State and Commonwealth
funding both for core infrastructure and
for priority economic initiatives
8. Avoid duplication of planning scheme
amendment processes and provide
for update of the final GBILDS at key
milestones
These objectives are proposed to be actioned
through the ‘general’ and ‘precinct-specific’
actions included in the tables at Section 3 and
Section 4 respectively.
The first objective of the GBILDS seeks to
provide 30 years of industrial land supply in
Greater Bendigo. The key action to achieve this
objective seeks to identify appropriate site(s)
for new industrial land supply via a rigorous,
transparent and independent public selection
process further detailed at Section 7 of the
Background Report. The proposed process
seeks to follow four key assessment stages
before a site(s) is finalised and a planning
scheme amendment is undertaken to facilitate
its use and development for industrial
purposes.
The remaining actions seek to create or
otherwise retrofit well-designed, high amenity,
sustainable, and functional industrial places in
line with the vision statement.
The implementation of the GBILDS will ensure
Greater Bendigo is well-placed to meet the
existing and future industrial land needs of
industries and businesses over the next 30
years.
Greater Bendigo Industrial Land Development Strategy - 9
What consultation has been
undertaken and how can the
community participate?
The Draft GBILDS Background Report
summarises preliminary community and
stakeholder engagement outcomes from three
key forums and a targeted survey of business
and industry undertaken to date.
The GBILDS is a ‘draft’ to ensure that the
community has further opportunity to
contribute to the strategic planning process by
way of review and comment on this strategy.
Key questions for the public’s consideration
and comment are asked at the bottom of
relevant sections.
All members of the public are invited to make
submissions to the draft strategy via email or
mail and addressed to:
rsdenquiries@bendigo.vic.gov.au
Regional Sustainable Development
City of Greater Bendigo
PO Box 733
BENDIGO VICTORIA 3552
Further information or detail for interested
landowners is available at
bendigo.vic.gov.au/industrial
Overview

10 - Draft GBILDS
1. Overview
1.1 Purpose
Employment relating to industry in Greater Bendigo is expected to
account for over 3,300 new jobs over the next 17 years equating to close
12,000 jobs relating to industrial precincts by 2036.
The Draft Greater Bendigo Industrial Land Development Strategy
(‘GBILDS’) has been developed in partnership with the VPA to provide
a framework to identify a 30-year pipeline of industrial land which will
meet the needs of current and new businesses looking to locate or
relocate within Greater Bendigo.
The strategy also seeks to provide directions around existing industrial
precincts to minimise land-use conflicts, increase and ensure industrial
land is suitably located.
1.2 Relationship to the GBILDS Background Report
This Strategy focuses on key recommendations and actions, being
either precinct-specific or general, that have been conceived in response
to the issues and opportunities summarised in the GBILDS Background
Report.
The evidence base for these issues and opportunities is provided in the
Background Report or in the relevant expert input underpinning that
report.
1.3 Study area
See figure 1 on next page.
1.4 Structure of this strategy
This strategy is structured to present the following items:
• The vision statement and associated principles and objectives
and the rationale for these (Section 2)
• General actions for industrial land and the location of future
industrial land (Section 3)
• Precinct-specific recommendations and actions for the City’s
existing industrial land (Section 4)
• A monitoring and review framework (Section 5)
1.5 How can the community comment on this draft
strategy?
The GBILDS is a ‘draft’ to ensure that the community has further
opportunity to contribute to the strategic planning process by way of
review and comment on this strategy.
Key questions for consideration and comment are asked at the bottom
of relevant sections of this document.
All members of the public are invited to make submissions to the draft
strategy via email or mail:
rsdenquiries@bendigo.vic.gov.au
Regional Sustainable Development
City of Greater Bendigo
PO Box 733
BENDIGO VICTORIA 3552
Greater Bendigo Industrial Land Development Strategy - 11
 AY
HW
INDUSTRIAL LAND ZONES

HIG
Marong Comprehensive Development Zone

ND
LA
BAGSHOT

ID
WHIPSTICK

M
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Precinct 1: Goornong

WOODVALE WAY
CA HIGH
LD LAND
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HIG
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EAGLEHAWK NORTH

EPSOM

SAILORS GULLY EAGLEHAWK ASCOT (BENDIGO)

MYERS FLAT

LODDON VALLEY HIGHWAY

HI JACKASS FLAT
GH
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WELLSFORD

WHITE HILLS
CALIFORNIA GULLY

T
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NORTH BENDIGO EAST BENDIGO

D
CALDER HIGHWAY LONG GULLY

BENDIGO ET
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IRONBARK RA
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M
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AL MCIVOR ROAD

L
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EE
MARONG E ET STRATHDALE

T
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HIGH

Precinct 18: Rowe Lane

CALDER HIGHWAY

KENNINGTON JUNORTOUN MCIVOR

HIGHWAY

GOLDEN SQUARE

QUARRY HILL

Precinct 21: Marong

FLORA HILL
CA
LD

ER
HI G
H WAY
EET
STR
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GOLDEN GULLY

STRATHFIELDSAYE
SPRING GULLY
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HIGH S
Overview

KANGAROO FLAT

Precinct 11: Heathcote

HIG
H
ST
LOCKWOOD

RE
ET
MANDURANG

PTV Train Stations

Railway

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

HW
HIG
DE
R Industrial 3 Zone
L

¯
CA

C2Z
0 0.5 1 2 3 4

Figure 1 - Study Area

CDZ1
Kilometres MANDURANG SOUTH
SEDGWICK

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

1.6.1. Site selection ‘EOI’ process

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

Greater Bendigo Industrial Land Development Strategy - 13

 Vision, principles, objectives and rationale

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

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

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

Greater Bendigo Industrial Land Development Strategy - 15

 2.2 Guiding principles
Vision, principles, objectives and rationale

The following guiding principles were derived from the preliminary

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

Principle 1 Be innovative and adaptive Principle 5 Be integrated

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

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

16 - Draft GBILDS
2.3 Objectives and rationale
The following objectives describe what the GBILDS seeks to accomplish
as distilled from the key issues and opportunities summarised at
Section 8 of the Background Report. A rationale for each objective is
provided below.
Objective 1: Ensure there is adequate land zoned or identified to
provide for 30 years of land supply in Greater Bendigo. Ensure
that the land supply caters for a wide range of industrial uses, the
changing nature of industries and businesses, and the differing
needs in terms of land size, type, access and location.
Rationale: Economic analysis included in the Background Report
estimates that Greater Bendigo has 14-year supply of industrial land,
assuming a near perfect development scenario. Under this scenario
Greater Bendigo would be exhausted of industrial land and foregoing
industrial job growth by 2032. In a scenario that assumes 25 per cent of
all lots are commercially unviable for development, jobs are expected to
start to be foregone by 2025 and ramp up to 1,081 jobs by 2036.
In addition to the general need for industrial land, there is a specific and
more urgent need to provide for larger industrial lots sizes in the order
of 1-5ha. The economic analysis estimates that if land supply shortages
in medium and large lots materialises, all lots of this size will be fully
exhausted by 2025.
While the term ‘industrial’ is used extensively in the GBILDS it must
be recognised that many uses that seek and need industrially zoned
land are not industries in the conventional sense of the word. These
businesses include warehousing, storage, distribution centres, truck
depots, low impact assembly, and manufacturing. Most of the industrial
land in Greater Bendigo is not occupied by factories or large scale
manufacturing plants. For example, the industrial precinct in Charleston
Road, East Bendigo while zoned Industrial 1 is predominantly used for
warehousing and commercial businesses.
Objective 2: Better utilise Greater Bendigo’s existing industrial
areas by providing future direction around these existing industrial
precincts
The review of Greater Bendigo’s existing industrial employment
precincts is included in Section 5 of the Background Report. This
review identifies that each precinct has a unique spatial context, role,
and issues and opportunities. Actions for each of these precincts are
addressed respectively in Section 5.
Objective 2A: Provide protection of viable precincts from non-
industrial uses
Rationale: Economic analysis as part of the industrial land audit
undertaken by the City identifies that there are currently a range of non-
industrial activities located in industrial areas. With a limited supply of
industrial land, viable ‘core’ industrial precincts need to be protected
from non-industrial uses. Some less viable or compromised parts of
viable industrial precincts may be appropriate for development of non-
industrial uses.
Objective 2B: Reduce industry-residential land use conflicts
The review of Greater Bendigo’s existing industrial employment
precincts identifies that many of the City’s existing precincts are
compromised by proximity to residential and other sensitive uses. In
some cases such industrial properties are only appropriate for lighter
industrial uses or, synergising with Objective 3, potential non-industrial
uses.
Greater Bendigo Industrial Land Development Strategy - 17
 Objective 3: Reduce the impacts of freight
Vision, principles, objectives and rationale
movements on non-industrial urban areas
Rationale: The Bendigo Freight Study
identifies large vehicle freight movements
through Greater Bendigo’s non-industrial
urban areas as a key challenge and explains
that this is due in part to many freight
generators being located throughout the city’s
scattered industrial pockets along with the
consolidation of logistics businesses in East
Bendigo. The study identifies that many of
these businesses would be better located on
the fringe of the city particularly to cater for
expansion.
Proximity or direct access to the B-Double
road network is essential for the location of
any future industrial land to minimise impacts
on non-industrial urban areas.
18 - Draft GBILDS
Objective 4: Improve the function, design
and amenity of new and existing industrial
areas
Rationale: Review of best practice both
nationally and internationally (see Appendix
1 of the Background Report) have identified
the importance of going beyond core
infrastructure requirements to focus on
high amenity environments which foster
collaboration and innovation. These high
amenity design outcomes are often achieved
through precinct-specific planning controls
and design guidelines.
Retrofit of existing areas can be more
challenging however focus needs to be on
incremental change over time as properties
are redeveloped. Alternatively, the preparation
of precinct structure plans for some industrial
areas can assist in achieving more holistic
changes.
Objective 5: Promote sustainable industrial
development and subdivision in terms of
integrated water management, waste and
energy
Rationale: There are potentially large gains
to be made in encouraging energy efficiency
and environmentally sustainable design
in industrial areas, as well as integrated
water cycle management, increased tree
canopy coverage, and waste minimisation
from construction and operation. Although
increased up-front costs are often cited
as constraints to achieving best practice
sustainability outcomes in industrial areas,
there are many recognised benefits including
long-term operational benefits such as
reduced utility charges in addition to broader
social and environmental gains.
In existing industrial areas improved
environmental performance may require
incremental improvements over time as
individual properties are redeveloped. On
large sites yet to be developed planning
controls and guidelines can ensure that best
practice environmental design standards are
achieved from the beginning.
Objective 6: Deliver better freight outcomes
for industry including increased regional
competitiveness and growth in investment
and employment in industry within Greater
Bendigo and across the region
Rationale: Industrial land availability and
usability is identified in the Background
Report as a particular challenge in Greater
Bendigo. In comparison to Victoria’s other
regional centres the City currently has less
than half the amount of zoned Industrial land
in Greater Geelong, about one third less than
Latrobe Valley, and about the same amount
as Ballarat. However, Ballarat also has an
additional 438ha of designated industry and
employment land located in a Special Use
Zone which equates to some 40 per cent
additional industrial land.
In terms of maintaining, supporting and
providing for economic and employment
growth, it is critical that the City plans for a
pipeline of industrial land supply to ensure
that it remains competitive to retain, attract
and grow existing and new industries and
businesses requiring industrially zoned land.
Objective 7: Advocate for State and
Commonwealth funding both for core
infrastructure and for priority economic
initiatives
Rationale: The population, employment
and immigration policies of both the State
and Commonwealth governments seek to
support regional growth, jobs and investment.
In part this is seen as combatting congestion in
Australia’s major cities. There is a strong case
for increasing the level of Government funding
for regional development employment
projects of the scale needed in Greater
Bendigo.
The clear association of jobs growth and
economic development that would flow from
the provision of appropriate and serviced
industrial land supply in Greater Bendigo
necessitates that the region be resourced to
respond not only to a market driven need for
industrial land, but also to position itself for
‘one-off’ economic opportunities requiring a
critical response.
Until the project parameters of a future
industrial precinct(s) are known it will be
difficult to action this objective depending
on the ultimate delivery model. However,
development of a business case should be
factored into the early planning processes to
commence such advocacy and position the
region for a timely response.
Greater Bendigo Industrial Land Development Strategy - 19
Objective 8: Avoid duplication of planning
scheme amendment processes and provide
for update of the final GBILDS at key
milestones
Rationale: Some local planning scheme
content is already outdated with respect to
previous industrial strategies while other
parts of this content is likely to lose currency
upon finalisation of the GBILDS. Premature
amendment of the planning scheme, namely
an amendment prior to identification of a
suitable location(s) for future industrial land
supply, will result in an avoidable duplication
of process and an associated administrative
burden for Council and the State government
and should be avoided.
This implication also raises the need to make
provision in the GBILDS for its future review
and update if suitable land is selected and
zoned for industrial purposes.
2.4 Questions for consultation
Do you or your organisation agree with
this vision statement and its associated
principles and objectives?
What would you or your organisation
change about this vision statement and
its associated principles and objectives?
 General recommendations and actions
for industrial land

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

3.1 Summary of general actions

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

Greater Bendigo Industrial Land Development Strategy - 21

 Objective No. and
Summary
2. Provide future direction
around existing industrial
General recommendations and actions
precincts
2A. Reduce industry-
residential land use
conflicts
2B. Provide protection
of viable industrial and
employment precincts
from non-industrial uses
3. Minimise the impacts
of freight movements on
non-industrial urban areas
for industrial land
4. Improve the function,
design and amenity
of existing and new
industrial areas
5. Promote sustainable
industrial land use and
development
22 - Draft GBILDS
Proposed Action(s) Implementation
Responsibility / Timeframe
See precinct-specific actions in Section 4 -
See precinct-specific actions in Section 4 -
See precinct-specific actions in Section 4 -
Amend Clause 22.05 (Industry) to direct non-industrial uses to less viable industrial CoGB (Planning) / 1-2 years
precincts and protect core industrial precincts
Execute targeted search criteria to identify suitable future industrial site(s) which are -
located in close proximity to the B-Double road network
Advocate for western and northern connector road to reduce truck thoroughfare -
through Bendigo
Support transition of freight task from railway to road infrastructure -
Introduce area-specific design guidelines and or planning controls with a focus on CoGB (Planning) / 1-2 years
high public realm and streetscape/interface amenity for new industrial areas and for
existing industrial precincts which are subject to future structure planning processes.
Review and update the Good Design Guide for Industry to incrementally improve CoGB (Planning) / 3-6
existing industrial areas months
Introduce area-specific design guidelines and or planning controls in new industrial -
areas with a focus on energy efficiency, water cycle management, increased tree
canopy coverage, and waste minimisation
Objective No. and Proposed Action(s) Implementation
Summary Responsibility / Timeframe
6. Increase regional Ensure a sufficient supply of industrial land supply -
competitiveness and
Facilitate high amenity industrial areas -
grow investment and
employment in industry Advocate for State and Commonwealth funding support to deliver industrial supply -

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

3.2 Questions for consultation

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

Greater Bendigo Industrial Land Development Strategy - 23

 Precinct-specific recommendations
and actions

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

Greater Bendigo Industrial Land Development Strategy - 25

Precinct-specific recommendations
and actions

Figure 2 - Greater Bendigo

Industrial Land Precincts

26 - Draft GBILDS
4.2 Summary of precinct recommendations and actions

Precinct Precinct Recommendation Action(s) Implementation

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

Greater Bendigo Industrial Land Development Strategy - 27

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

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

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

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

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

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

Greater Bendigo Industrial Land Development Strategy - 29

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

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

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

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

Greater Bendigo Industrial Land Development Strategy - 31

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

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

Greater Bendigo Industrial Land Development Strategy - 33

 Monitoring and review framework

34 - Draft GBILDS
5. Monitoring and review framework
5.1 Monitoring
The actions listed in Section 3 and Section 4
include implementation responsibilities and
timeframes.
Council’s Strategic Planning Department will
monitor these actions on at least a biannual
basis (i.e. at least every 6 months) and record
the progress of each along with regard to
nominated timeframes.
The officers must prepare an annual report to
Council on the progress of these actions.
5.2 Review Individual actions as discharged may be
annexed to an appendix of completed
The final GBILDS and its implementation must actions and new actions may be included if
be able to be reviewed and updated over time. considered relevant and necessary.
It is envisaged that the final strategy would The extent of additional public consultation
be reviewed and updated following the that would be required to inform such a
selection and rezoning of sufficient land review would depend on the extent of changes
supply for industrial purposes. Sufficient land proposed.
supply is to be defined with regard to the
following ‘absolute’ land criteria set out in the
Background Report:
• at least 30ha of land within 15km or the City
Centre; or
• at least 100ha of land more than 15km from
the City Centre
Review of the GBILDS must factor
new industrial land supply into an
updated economic analysis which must
comprehensively update its existing land
supply estimates (i.e. estimated years of
supply).
Greater Bendigo Industrial Land Development Strategy - 35
36 - Draft GBILDS