Related: Council’s plan for ‘compact city’
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Conflict over land use will come to a head at tomorrow night’s council meeting in what could be a precursor of things to come as the city prepares for a housing boom.
City of Greater Bendigo councillors will be advised to reject two of three development applications at the meeting, while the third proposal has already drawn the ire of neighbouring properties.
Despite the objections, the city is holding that proposal – a subdivision of four lots in Kangaroo Flat into eight lots averaging 427 square metres – as a paragon of its ‘compact city’ plan as it is close to a businesses, serviced by a bus and in a built-up area.
But city officers recommend councillors reject both the subdivision of a roughly two hectare lot in Mandurang into two blocks and a Lockwood property owner’s application to build two 30-metre long sheds for business use.
The Advertiser understands at least one of those applications will be challenged at the Victorian Civil and Administrative Tribunal if rejected by council.
Bendigo-based developer Damien Tangey said his colleagues would need to lift their game and residents get used to new projects to avoid future conflicts.
The Birchgrove Property managing director said both developers and homeowners needed to become familiar with the city’s residential plan, which promotes 10-minute neighbourhoods and diverse housing stock, as Bendigo grows.
“There is probably a need for some changing expectations in some areas of Bendigo to allow for that growth,” Mr Tangey said.
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Both the applications which councillors will be advised to reject come as the city looks to retain the rural character of its outskirts and concentrate urban growth.
The council report on a construction application in Lockwood argues councillors have no option under the Victoria’s Planning Scheme but refusal.
It argues the proposed two-shed construction on 1096 Calder Alternative Highway for use in a caravan business is entirely incompatible with the area’s zoning – rural living.
But the Advertiser understands several councillors do not believe the matter is that black and white and are at least willing to debate on behalf of the applicant.
The application received four objections from immediate neighbours – mayor Rod Fyffe said development in areas like Lockwood and Mandurang “stirred up emotions” in some.
“A lot of people go out to rural living areas for the lifestyle and the last thing they want is a business with extra buildings and extra people coming and going,” Cr Fyffe said.
Inside the urban growth boundary, however, it is another story.
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Mr Tangey said Bendigo would increasingly play a role accommodating Victoria's growing population.
“At present Bendigo is the third largest city in the state and we have a very diverse and well established economy and community,” Mr Tangey said.
“It represents less than 2 per cent of the state's population and has a median house price nearly half that of Melbourne – it is an extremely attractive living environment as a result and we should expect that organic population growth will continue in Bendigo and that that growth will be focused on the compact city model adopted in council’s residential strategy.”
He said it was important developers looked carefully at changing demographics and built more diverse – and smaller – houses.
But that too can prove contentious, as demonstrated by another application at tomorrow night’s meeting – an eight house subdivision in Kangaroo Flat which also received four objections from neighbours.
Cr Fyffe said it was important for the integrity of the approval process the voices of residents were heard and that applicants had recourse to challenge decisions.
“If they don’t like the decisions they can take it to VCAT who will then be the arbiter and, as long as that isn’t taken away, then the system will be in good shape,” he said.
His own voice could prove decisive tomorrow with two councillors – Lisa Ruffell and James Williams – absent on leave.