Axedale Township Structure Plan
Axedale Township Structure Plan
Axedale Township Structure Plan
Axedale Township
Structure Plan
July 2008
Index
Acknowledgements
Project Team
Report Status
6
6
6
Executive Summary
Study Boundary
Precinct Plan
1.
1.1
1.2
1.3
1.4
Introduction
Scope of the Structure Plan
Structure Plan Objectives
Consultation
1.3.1 The Vision for Axedale
1.3.2 Community Consultation
Format of the Structure Plan
10
10
10
11
11
11
12
2.
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
13
13
14
15
16
17
17
17
18
18
3.
3.1
3.2
3.3
Township Character
Neighbourhood Character
Context Description
Heritage and Landscapes
3.3.1 Heritage
3.3.2 Landscapes
Native Vegetation
3.4.1 Native Vegetation Precinct Plan
3.4.2 Conservation Significance of Vegetation
3.4.3 Implications for the Structure Plan
3.4.4 Avoid, Minimise or Offset
Matters to consider Township Character
19
19
20
20
20
21
21
21
22
22
22
22
3.4
3.5
4.
4.1
Infrastructure
Access and Mobility
4.1.1 Arterial Road Network
4.1.2 Township Entry Statements
4.1.3 Road Hierarchy
4.1.4 Design Standard
4.1.5 Shared Pathways
Recreation and Open Space
Waterways and Drainage
Reticulated Water and Sewerage
Matters to consider Infrastructure
24
24
24
24
25
25
27
27
28
28
29
5.2
5.3
31
31
31
32
33
33
34
6.
Summary
35
7.
Implementation
36
4.2
4.3
4.4
4.5
5.
5.1
Reference Documents
37
38
44
45
55
Tables
Table 1:
Table 2:
Table 3:
Table 4:
Table 5:
Table 6:
Table 7:
Table 8:
Table 9:
Table 10:
Table 11:
Table 12:
Table 13:
14
15
15
15
15
35
35
36
37
48
59
60
61
Maps
1.
2.
8
9
Drawings
Type Road Cross Sections
26
Photographs
Figure 1: Axedale Township Plan (c1856)
Figure 2: Common School Axedale (1904)
Figure 3: Community Gathering, Axedale (1923)
Figure 4: Raglan Hotel, Axedale (c1900)
Figure 5: Roman Catholic Church, Raglan Place East
Figure 6: Axedale Football Club (1946)
Figure 7: Campaspe Hotel, Axedale
Figure 8: Bluestone quarry, Axedale (c1905)
13
15
18
19
21
28
31
34
Acknowledgements
Project Team:
This report has been prepared by the Greater Bendigo City Council, Planning and
Development Directorate in association with City Strategy:
Planning and Development Unit
Strategy Unit
Project Funding
Acknowledgements:
Nancy Vaughan
Report Status:
This report has been prepared by Greater Bendigo City Councils, Planning and Development
Directorate.
Date
1 August 2007
1 Sept. 2007
21 May 2008
29 May 2008
9 July 2008
Status
Internal referral
Referral to Axedale Our Town Our Future Inc.
Approved for exhibition
Include Appendix 3 - Vegetation Assessment.
Review by DPCD
Authorisation
Dale Sampson
Dale Sampson
Council
Dale Sampson
Dale Sampson
Executive Summary
Council has prepared this Township Structure Plan for Axedale, to provide direction for future
land uses, developments and subdivision and to assist the provision of future services
(community and engineering).
The Axedale urban centre is currently zoned Township (TZ) in the Greater Bendigo Planning
Scheme, which is a zone intended to apply to small towns where there is no specific structure
of commercial, residential and industrial land use1. However, the township is quite compact
and self sufficient with a small commercial precinct, primary school, churches, public hall and
other well established community assets.
The periphery of the urban centre is zoned Low Density Residential (LDRZ), intended for
areas which are shown to be appropriate for subdivision into lots that are both large enough, in
the absence of reticulated sewerage, to contain all wastewater on-site and small enough to be
maintained without the need for agricultural techniques or equipment2. The purpose of the
zone is similarly defined and also refers to unsewered allotments, however, the township was
provided with reticulated services in 2004.
The Axedale Township Structure Plan proposes to remove the broad-brush Township zoning
and replace it with prescriptive zonings that clearly articulate the extent of urban settlement, its
makeup and desirable future land uses, developments and subdivision. Defining the location of
existing and future land uses will provide certainty and transparency for residents, reduce
future land use conflicts and provide proper planning of community and engineering
infrastructure.
The outcomes of the Structure Plan include:
The Structure Plan is supported by the Axedale and District +25 Community Plan, 2007, which
lists as a priority to "foster and promote land development in keeping with a semi-rural lifestyle3.
The outcome of the project will be a planning scheme amendment to include the Axedale
Township Structure Plan, 2008 as a Reference Document and the Axedale Township strategic
framework plan within the Municipal Strategic Statement (MSS) of the Greater Bendigo
Planning Scheme.
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Current land use zonings under the Greater Bendigo Planning Scheme.
Township Area:
Surrounding Area:
TZ
LDRZ
SUZ
PPRZ
PUZ
RLZ
FZ
Township Zone
Low Density Residential Zone
Special Use Zone
Public Park & Recreation Reserve Zone
Public Use Zone
Overlays:
ESO1 Environmental Significance
WMO Wildfire Management Overlay
DPO4 Density Management Areas
DPO4 Townships
Precinct Plan
For planning purposes and management of native vegetation, the township has been divided
into 6 precincts with similar settlement and physical characteristics. The Structure Plan
proposes adoption of desirable minimum lot sizes for each precinct (see Table 8).
Precinct boundaries
Precinct Descriptions:
1. High Street - Inner township core proposed to be rezoned to Residential (R1Z) with no
minimum lot size, and Business (B1Z) around the existing retail centre.
2. Raglan Street North - Cleared, grassland periphery proposed to be rezoned to Residential
(R1Z) with a minimum lot size of 1,500 sqm.
3. Williams Street/Campaspe Drive - Cleared land overlooking the Campaspe River valley
with high natural heritage value, proposed to be rezoned Low Density Residential (LDRZ)
with a minimum lot size of 2 hectares and a Significant Landscape Overlay (SLO).
4. Shadforth Street/Mitchell Street - Township periphery consisting of mixed urban
development with remnant native vegetation proposed to be rezoned to Residential (R1Z)
with a minimum lot size of 1,500 sqm.
5. Burns Street - Outer periphery containing quality native vegetation proposed to be rezoned
to Low Density Residential (LDRZ) with a minimum lot size of 2 hectares with a Vegetation
Protection Overlay (VPO2).
6. Cemetery Road - Outer periphery opposite historic cemeteries, consisting of highly
modified pasture with remnant mature native trees along Hargreaves Creek, proposed to
remain Low Density Residential with a minimum lot size of 2 hectares.
1.
Introduction
1.1
The Axedale Township Structure Plan indicates future land uses, developments and
subdivision by proposing zones and overlays for incorporation into the Greater Bendigo
Planning Scheme, and includes:
1.2
The Structure Plan provides recommendations to the community and Council for specific
zonings and township growth for Axedale that includes, but is not limited to the following:
10
1.3
Consultation
6.3.1 The Vision for Axedale:
The vision for the Axedale Township Structure Plan is to:
Foster and promote land development in keeping with a semi-rural lifestyle4.
The vision is supported by the following key planning principles:
4
5
11
1.4
Section 3
Section 4
Section 5
Demographics
and
Settlement
Township
Character
Infrastructure
Land Uses
and
Zonings
Settlement Pattern
Neighbourhood
Character
Access and
Mobility
Growth Pattern
Heritage and
Landscapes
Waterways and
Drainage
Housing Needs
Native Vegetation
Recreation and
Open Space
Population Profile
Commercial,
Industrial and
Tourism
Community
Facilities
Section 6
Summary and Recommendations
Section 7
Implementation
The 4 key themes have been divided into sub-themes, which are discussed and
recommendations provided in the Summary and Implementation sections.
12
Settlement Pattern
Major Mitchell first explored the district and named the Campaspe River in 1836. Two years
later, Captain Charles Hutton established the Campaspe Plains Run of 114,900 acres, which
was divided into the Axedale Station of 67,000 acres and licensed to A. Jennings and G.
Payne in 1840. The Victorian Gazetter of 1865 describes Axedale as a postal township in the
electoral district of Mandurang under the control of the Strathfieldsaye Road Board. There
was a steam driven flour mill (Doaks) and a coach service to Sandhurst (Bendigo). There
were 7 hotels although only 3 located within the township. The town plan of 1856 was
established after the Crimean War and Raglan Street and the Raglan Hotel were named after
Lord Raglan6.
Accent on Axedale, Centenary and Back to Axedale Committee, Freelance Press 1970
13
2.2
Population Profile
The Township of Axedale is situated on the McIvor Highway, 20 km east of Bendigo, which is a
significant Regional Urban Centre. The district was founded as a consequence of the alluvial
plains of the Campaspe River, which are still an important area for quality cropping and
viticulture. However, the discovery of gold, bluestone and white clay consolidated Axedale as a
small community and service centre to the district and these resources continue to be the major
influence.
According to the Gazetter, the Axedale of 1865 had a population of 500, although it does not
indicate if all lived within the township boundary. The current population is 230 (2006 census)
which is an annual growth rate of 3.2% compared with 1.4% for the Greater Bendigo
municipality and a State average of 1.1%. At the current rate, Axedale's population will be 314
in 10 years and 429 in 20 years or 461 by 2030, however, because of the low numbers, it is
difficult to draw conclusions.
The Axedale pre-school currently has 15 children and the primary school has an enrolment of
51 pupils drawn from the township and nearby farming and rural residential settlements at
Longlea, Toolleen, Knowsley and Eppalock.
The size and location of Axedale means it functions as a small, dormitory township, providing
daily convenience shopping only, relying on the regional centre of Bendigo for weekly
shopping, employment, banking and other services. The township has a distinct commercial
hub consisting of the Axedale Tavern, Bluestone Stables Art Gallery and the general store.
However, it has a limited range of employment opportunities with most persons commuting to
Bendigo or employed in agriculture or the local mining and extractive industry.
14
1986
179
0.3
316
1991
213
0.3
303
1996
196
0.2
312
2001
198
0.2
341
2006
230
0.2
-
1986
179
249
698
1364
1991
213
303
749
1507
1996
196
265
662
1565
2001
198
261
269
665
1555
2006
230
754
393
881
2686
2030
461
Axedale
No.
%
7
3.0%
39
17.0%
26
11.3%
97
42.2%
42
18.3%
19
8.3%
44
%
2007
8
18
18
8
21
16
11
100
%
change
-64
-10
+55
-50
+33
+25
+27
15
A 14 lot subdivision in Shadforth Street for 4,000 sqm lots, with a development overlay
indicating a possible yield of about 50 lot at 1,000 sqm (1217/2005);
A 4 lot subdivision in Raglan Street for 4,000 sqm lots, with an overlay for 16 future lots
at 1,000 sq m (1025/2005);
A 34 lot medium density subdivision in High Street, west of the Presbyterian Church,
consisting of 240 sqm lots with units (983/2006);
Proposed extensions to the general store to include a small supermarket and trade
supply (347/2005 & 653/2004);
A rezoning request for hard waste disposal at Axedale Sands & Gravel on the AxedaleTooleen Road; and
Construction of a decline for underground mining at the Perseverance Gold Project at
Fosterville.
Employment in the local mining and extractive industry is expected to continue in competition
with traditional and boutique agricultural uses, including vineyards and olive groves.
Areas surrounding Axedale to the west of the Campaspe River are zoned Rural Living (RLZ)
and continue to experience demand for farmlet lifestyle opportunities. Significant subdivisions
have occurred at Axedale North7 and subdivisions are proposed for the area to the south off
Sugarloaf Road8. Interest is also strong in the township as evidenced by recent planning
applications for residential subdivisions and unit development. Such activity indicates a
growing level of interest and pressure on Axedale and the need to consider options for its
future growth.
7
8
16
In the short to medium term, allow the township to consolidate at its own rate without
nomination for satellite development;
Provide for housing diversity with smaller lots in the centre core (precinct 1) and
consider larger lots of 1,500 sqm around the periphery, consistent with existing
neighborhood character (precincts 2 & 4); and
Maintain the Rural Living hinterland for those wishing to experience a rural lifestyle, in
proximity to a small service centre.
Accelerated growth through satellite development will be considered as part of the 3-yearly
review of the Bendigo Residential Development Strategy and Municipal Strategic Statement
(MSS) and will be subject to community consultation.
Concentrate urban design initiatives on key elements that contribute to the identity of
small towns; and
Encourage greater choice in small towns9.
Since 1986, the township population has fluctuated around 200, but has risen by 16% over the
last census period and is expected to rise to 429 in the next 20 years (Table 3). However,
interest in Axedale is expected to be tempered by distance from Bendigo, fuel prices, lack of
job diversity and restricted access to regional facilities. Limited demand is expected to
continue for:
Lifestyle opportunities;
Short to medium term housing for fluctuations at the Fosterville mine site; and
Persons seeking medium density housing (ABS figures for Greater Bendigo predict a
rapid rise in the 50+ age groups and a trend to smaller house-hold sizes10).
10
17
Reviewing Axedale growth options as part of the small towns 3-yearly review of the
Municipal Strategic Statement and the Bendigo Residential Development Strategy.
Concentrating urban design initiatives on those key elements that contribute to the
identity of Axedale; and
Encouraging greater diversity of housing choice.
18
3. Township Character
3.1 Neighbourhood Character
What is Neighbourhood Character?
Neighourhood character can be defined as the qualitative interplay of built form,
vegetation and topographic characteristics, in both the private and public domains that
make one place different from another11 (page 22).
The principles for managing neighbourhood character include:
1. Community values:
Community values are a key justification for the protection of neighbourhood
character12.
2. Physical focus:
Character not only includes the built form, but also the environmental, social and
economic factors contributing to the well-being of a community.
3. Special qualities of an area:
Character should not be confined to the public street space, but also include an
appreciation and evaluation of the precinct and the whole area.
4. Neighbourhood character and other planning policies:
State and local policies should provide the rationale for decisions about whether to
protect, change or improve the character of an area
The Bendigo Residential Development Strategy, 2004 (BRDS), provides little guidance on the
future form and content of Axedale, stating only that expansion might be possible, subject to
further investigation (page 37). However, the community has indicated that it wishes to "foster
and promote land development in keeping with a semi-rural lifestyle".
11
Residential Character Study, 2001, City of Greater Bendigo, plani`sphere with John Curtis Pty Ltd
12
19
13
See Fosterville Gold Project EES 1990 & 1996, and Department of Victorian Communities (AAV), Local
Area Plan - Greater Bendigo City 2007.
Axedale Township Structure Plan
July 2008
20
Built heritage:
The township has several notable building and works, in particular 3 stone churches
and 2 adjoining cemeteries. The original Roman Catholic Church was designed by
Vahland and Getzschmann in 1862, but essentially rebuilt in locally quarried bluestone
in 1902. The Presbyterian and Anglican Churches were opened in 1869 and 1913
respectively and are also constructed from local stone. The same quarry provided
dressed kerbing and flagstones for Melbourne buildings and Bendigo streets and line
the Bendigo Creek.
The Common School was constructed in 1871 and extensively remodeled and
extended in 1915. The Axedale store and post office are undated, but records indicate
it was operating in 1870.
Noteable buildings include the following:
Figure 5: St. Marys Roman Catholic Church, Raglan Place East, Axedale
3.3.2 Landscapes:
The landscape of Axedale is dominated by several key features, including:
The natural environment:
The river corridor with its deep valley, mature tree-lines and rock outcrops.
The canopy of trees, particularly along golf fairways and roadsides in the south
with pockets of remnant vegetation throughout the township.
The basalt plains and rock outcrops to the north dispersed with red clays.
Axedale Township Structure Plan
July 2008
21
14
22
Preparation of landscape plans for High Street with improved entry statements to the
township.
Preserving roadside vegetation where possible by using engineering solutions and
limited access (e.g., joint use driveways, internal access).
For road construction, adopting curvilinear alignments that avoid or minimize the
removal of native vegetation and leave unused roads closed.
High quality remnant vegetation on private land to be covered by a Significant
Vegetation Overlay (VPO2) with clearing limited to the minimum extent to provide for a
building envelope by the use of 173 Agreements or restrictions on the plan of
subdivision.
Important roadside vegetation to be protected by a Roadside Remnant Vegetation
Overlay (VPO3).
23
4. Infrastructure
4.1 Access and Mobility
4.1.1 Arterial Road Network:
The township is bisected east-west by the McIvor Highway (High Street) with a traffic
count of about 4,000 vpd15 Vic Roads advises that:
The township is also bisected north-south by main roads, being the Axedale-Goornong
Road (596 vpd September 2005) and the Axedale-Kimbolton Road (Mitchell Street 331
vpd February 1991). Perseverance Mining advises that the Axedale-Goornong Road
is used as a truck-route for the delivery of consumable goods delivered to the mine,
which includes regular (weekly) deliveries of lime and cement (used in the
agglomeration process) and chemicals used in the gold recovery process. The 2005
traffic count confirms that 10.4% of traffic on the Axedale-Goornong Road was
commercial vehicles. The mine also employs up to 200 persons, many commuting
from Bendigo and Strathfieldsaye via Axedale, which would account for part of the
higher volume travelling north.
Other significant traffic generators include Waterfall Quarries Pty Ltd (Hansons), which
has about 120 truck movements per day on High Street through Axedale.
The primary school is located to the north of the highway, however, the main
residential areas are located to the south. The highway has a speed limit of 60 kph
and 40 kph opposite the school at specified times. Other movement generators
located on the north side of the highway include the general store and tavern. With the
majority of pedestrian destinations located on the north side of the highway and the
main population source to the south, potential conflicts exist along High Street, which
needs to be assessed and managed. Project 8 in the Community Plan calls for the
"installation of flashing lights at the school crossing", however, community feedback
suggests that Axedales strategic location on a highway is more of an asset than a
liability in maintaining the townships viability.
4.1.2 Township Entry Statements:
Axedale has very distinct and obvious entries, which announce arrival in the township:
From Bendigo, the entry consists of a sweeping, tree-lined bend past the
cemeteries with historic stone, boundary walls; and
From Heathcote, the entry descends into the river valley with another distinctive
sweeping curve up.
15
16
24
Entry from the south is past the golf course, which is well maintained with grassed
greens and a tree-lined vistas to the river; while
Entry from the north is over open plains with rock outcrops and ridges.
All township entries are unmarred by urban sprawl or ribbon development and provide
clear demarcation from their rural surrounds, however, improved avenue planting and
landscaping is recommended along High Street to heighten the sense of arrival and
township distinction.
4.1.3 Road Hierarchy:
Historically, Axedale consisted of a village layout as shown on the old 1856 township
map, with a High street abutted by smaller allotments for mixed use with front and
rear access, expanding to larger allotments capable of stabling a horse with a rural
hinterland. Road reserves are the old chain and a half (30 metre) width capable of
turning a horse and dray and still comprise rural profile carriageways of compacted
gravel with open table drains. Road verges contain important remnant vegetation as
examples of the original indigenous bush and the wide road reserves provide
opportunities to combine access function with conservation.
The Bendigo to Heathcote railway line was constructed by Andrew OKeefe & Co.
opening in 1888, however, due to declining patronage, closed in 1958. The disused
line has since been converted to a rail-trail between Bendigo and Axedale, named the
OKeefe Trail. Project 4 in the Community Plan proposes to "maintain and extend
the O'Keefe Trail" into the township, with a longer term vision to extend it to Heathcote.
The current road hierarchy consists of the following:
Arterial Roads:
Highway:
The McIvor Highway provides an essential function connecting rural and regional
centres with capital cities; and
Main Roads:
The Axedale-Goornong Road and Axedale-Kimbolton Road provide important
connections between settlements and access to rural properties.
Local Roads:
Access Streets:
Urban streets provide local residential access where traffic is subservient, speed
and volume are low and pedestrian and bicycle movements are facilitated17.
4.1.4 Design Standard:
It is proposed that the function of the existing township road system be expanded to
include aesthetics and conservation considerations and that the streets be termed
bush boulevards to highlight their existing qualities, retention of existing streetscapes
and the proposed use of alternative engineering options to preserve native vegetation.
Further, that the road reserve function include pedestrian and cycle movements.
17
25
Retain the 30 metre wide road reserves for existing streets with 7.5 metre sealed
pavements.
Use rural profiles with open swale drains to ensure an open, informal road pattern
consistent with a semi-bush setting.
Adopt curvilinear alignments and offset centre-lines to preserve existing stands of
native vegetation and provide for additional planting of native vegetation.
Use 2 coat grit seals to maintain rural image.
Provide pedestrian and cycle links using compacted, local gravels that blend with
the natural environment.
Standard footpath width to be 1.5m with shared path and bike width 2.5m.
Type cross section
Existing
Bush Boulevard
30m reserve
4.2
(min)
7.5
(carriageway)
18.3
(vary to suit existing vegetation)
30 m
(reserve)
Provide 16 metre wide road reserve with 7.5 metre sealed pavements.
Use rural profiles with open swale drains to ensure an open informal image consistent
with the image of a bush setting.
Use 2 coat grit seals to maintain rural image.
Provide on-site stormwater detention, where practical.
Provide landscaping using indigenous, native planting in copses including understorey,
in accordance with plans approved by Council.
Road grid pattern to be maintained with cul-de-sacs avoided.
Developers must demonstrate that subdivision layouts and engineering designs
incorporate and enhance the natural bush landscape.
Adopt best practice Environmentally Sustainable Design and Water Sensitive Urban
Design.
26
4.2
7.5
(carriageway)
4.2
16 m
(reserve)
East-west linkage between the end of the OKeefe Trail, tavern and Campaspe
River; and
North-south linkage between the school and tennis courts.
27
Axedale Our Town Our Future Inc. letter dated 1st December 2007
28
The Township Structure Plan provides an opportunity for additional statements of intent and
protection for these important waterways by recognition of their environmental and visual
qualities. Currently, they are covered by an Environmental Significance Overlay Waterway
(ESO1), being a 100m wide corridor. The purpose of the overlay is primarily to protect water
quality, however, other objectives include the protection and enhancement of vegetation and
habitat and to ensure that development does not occur on flood-prone land or result in the
clearing of native vegetation and works do not result in scouring or siltation.
It is proposed to retain the existing ESO1 along waterways and add a Significant Landscape
Overlay (SLO) over the Campaspe River Valley environs.
29
Creating a 16m carriageway reserve along the north boundary of land owned by
Council in Cemetery Road to extend the OKeefe Trail into the township and
commence landscape planting and dispose of the balance of the land; and
Selling the balance of the Council owned land and use the proceeds to purchase
more strategically located land at the rear of the Axedale Primary School in Raglan
Street.
30
20
31
5.1.2 Industrial:
Small local businesses include several trades-persons and cartage contractors, whilst
major enterprises in the area are based on horticulture (vineyards and olives), mining
(gold) and quarry product (white clay, washed sand, gravel and basalt).
The Fosterville Gold Project is located 8 km to the north of the township, off the
Axedale-Goornong Road. The mine currently employs about 200 with numerous
contractors and has operated from the site since 1989 by open-cut and currently has a
known reserve of 20 years to be exploited by underground methods.
The Department of Primary Industry confirms that:
Perseverance Corporation Limited has confirmed the above information and advised
that the Axedale-Goornong Road is a truck route for consumables delivered to the
mine22 (letter dated 22 August 2006).
Axedale Sand and Gravel Pty Ltd., is located 3 kms to the east on the AxedaleTooleen Road with 20 employees producing and carting washed sands and gravel for
local and Melbourne markets. An extensive gravel resource follows the old course of
the Campaspe River and was recently granted a permit for a further 15 years. The
area is recognized in the Greater Bendigo Planning Scheme as a key gravel
reserve23 and identified as an Extractive Industry Interest Area (DPI) for the
municipality.
A request for a planning scheme amendment has been received to rezone land in the
Axedale Toolleen Road for inert waste disposal. The extent of the area proposed
could be expanded to include a light industrial zone for future use, however, the
Axedale community believe that a site within the more immediate township ought to be
considered24.
Waterfall Quarries Pty Ltd (Hansons) is located opposite on Axedale Quarry Road and
with 15 employees, produces bluestone and crushed rock for the building industry and
road-making and sealing aggregates for the construction industry. At present,
Hansons is producing and carting A-grade pavement material for the Calder Freeway
extension (Harcourt by-pass).
With various contractors, the Axedale area employs about 300 people in the mining
and extractive industry, although most live and commute from Bendigo.
21
32
5.1.3 Tourism:
Axedale is an attractive township on the banks of the Campaspe River with small
wineries and points of interest in the surrounding area. It is strategically located
between the Heathcote and Mandurang Valley wine regions, but lacks the promotion of
either.
Lake Eppalock in only 8 km to the south and provides for regional and state aquatic
activities and is a significant tourist destination, however, is poorly delineated. There is
a lack of directional signage and a map type notice-board is required adjacent to a
designated tourist stop with public conveniences. Project 6 in the Community Plan
recommends the "development of public toilets" more accessible to the McIvor
Highway.
Accommodation includes a bed & breakfast in William Street and group youth
accommodation at the Rotary Camp Getaway on the Axedale-Kimbolton Road, which
has recently been upgraded. Arakoon Resort to the west of the township has 27
hectares set aside for caravan and tourist facilities, but is currently closed.
Providing a Business 1 zone (B1Z) to encompass the hotel, art gallery and general
store being:
Axedale Tavern
105 High Street
Art Gallery
106 High Street
General Store
101 High Street
Including the property at 97 High Street in the commercial precinct and rezone to
Business 1 (B1Z), so that it may be promoted as professional offices.
Including a Township strategic framework plan into the planning scheme, to describe
preferred lot sizes and future growth areas.
25
Report of the Advisory Committee on the VPPs, August 1997, Clause 2.6
26
33
Applying the VPO to remnant, native vegetation, ESO to protect waterways and SLO to
the Campaspe River Valley environs.
Providing improved signage and a tourist stop with map notice-board within Axedale
and investigate the location of future public toilets with off-road parking.
34
6. Summary
The following are recommended zones, overlays and minimum lot sizes for the township:
Table 6: Proposed Zones:
Precinct
1, 2 & 4
3, 5 & 6
1
1
2
4
Location
Description
High Street
High Street
Drake Street
Burns Street
High Street
High Street
High Street
Cnr High and Mitchell Streets
4
1
1
1
1
Zoning
Commercial precinct
Presbyterian Church
Catholic Church
Church of England
Water supply reservoir
Primary school
Public hall and IWC
Police station
Public park
R1Z
LDRZ
B1Z
SUZ1
Residential
Low Density Residential
Business
Special Use Religious Institutions
PUZ1
PUZ2
PUZ6
PUZ7
PPRZ
Location
Raglan Street West
Rear of the Uniting
Church
Burns Street
Williams Street /
Campaspe Drive
Hargreaves Creek
and Native Gully
Creek
Various roadside
reserves
3
6
Conservation
Significance
High
Overlay
VPO2
Low to high
SLO2
Medium to high
ESO1
High
VPO3
Settlement pattern
1. High Street
3. Williams Street /
Campaspe Drive
4. Shadforth Street /
Mitchell Street
5. Burns Street
6. Cemetery Road
27
Conservation significance27
Low (developed lots) to high
(roadsides and some unused
Government roads e.g., Petchell
Street)
Low
Low (cleared land) to high (along
the waterway).
Low (on cleared and developed
lots) to high
High
Low (cleared land) to high (along
the waterway).
1,500 sqm
2 hectares
1,500 sqm
2 hectares
2 hectares
35
7. Implementation
Table 9: Implementation
Description
Action
Responsible
Officer
By
Estimated
cost
Statutory Planning
Presentation and
Assets
Dec. 2008
$10,000
May 2009
$10,000
$20,000
Dec 2009
Presentation and
Asset
Dec 2008
Presentation and
Assets
2012
2009
$40,000
$60,000
Property
Dec 2008
Dec 2008
($290,000)
$250,000
Presentation and
Asset
Dec 2008
Strategy
2015
Strategy
2030
DPI
VicRoads
Reference Documents
Axedale & District +25 Community Plan, 2007
City of Greater Bendigo, Bendigo Residential Development Strategy, March 2004, Parsons
Brinkerhoff
City of Greater Bendigo, Residential Character Study, 2001, plani`sphere with John Curtis Pty
Ltd.
Abbreviations:
Zones:
TZ
R1Z
B1Z
LDRZ
PPRZ
PUZ1
PUZ2
PUZ6
SUZ1
Township Zone
Residential 1 Zone
Business 1 Zone
Low Density Residential Zone
Public Park and Recreation Zone
Public Use Zone (Service & Utility)
Public Use Zone (Education)
Public Use Zone (Local Government)
Special Use Zone 1 (Religious Institution)
Overlays:
DPO3
DPO4
VPO2
VPO3
ES01
38
40
41
42
43
Introduction
The City of Greater Bendigo has prepared an Axedale Township Structure Plan. This includes
Vegetation Protection Overlays placed on roadside vegetation (VPO3) and areas of the township with
significant indigenous vegetation areas (VPO2). These proposed VPOs require ground proofing and
Dale Sampson Planning Consultant for City of Bendigo has requested Marilyn Sprague Goldfields
Revegetation P/L to visit the township and report on the appropriateness of these overlays in Axedale.
Vegetation General and Zoning
Axedale township has significant remnant vegetation remaining on residential land and on the broad
boulevard style streetscapes. This vegetation gives the town an attractive rural atmosphere, linking the
urban development with the Australian bush, thereby providing a theme which is very appealing to
the residents of the town and future residents.
Biodiversity Mapping by DSE (see EVC and Bioregion Conservation Status maps appended) has
assessed vegetation types in Victoria and identified Ecological Vegetation Classes EVCs. Each
EVC has been assigned a Bioregional Conservation Status, based on broader research. This mapping
provides a useful tool to verify the significance of the remnant vegetation in Axedale. All areas of
remnant vegetation in the Axedale township and its immediate surrounds have a Bioregional
Conservation Status of Vulnerable or Endangered.
The majority of the township lies on sedimentary soils on a slightly higher elevation with Grassy
Woodland EVC175 having a Bioregional Conservation Status of Vulnerable. The northwest corner of
the town lies on sedimentary soils with Plains Woodland - EVC803 vegetation which has a Bioregional
Conservation Status of Endangered.
The northeast corner of the township is situated on basalt with vegetation Plains Grassy Woodland
EVC 55 having a Bioregional Conservation Status of Endangered
The Campaspe River borders Axedale to the east and its natural vegetation is Floodplain Riparian
Woodland EVC 56 and it has a Bioregional Conservation Status of Endangered.
City of Greater Bendigo Planning Scheme has two Vegetation Protection Zones relevant to protection
of indigenous vegetation in Axedale and they are VPO2 and VPO3. VPO2 is designed to protect areas
of remnant vegetation and habitat, promote linkages between existing remnant vegetation and maintain
Axedales scenic and recreational landscape assets. VPO3 is designed to protect and preserve
indigenous vegetation and rare and endangered flora and fauna species on linear reserves to achieve
high quality landscape quality on roadsides and protect trees creating habitat corridors and with those
with hollows.
The floodplains of the Campaspe River and its tributary Native Gully Creek and Hargreaves Creek
have been zoned ESO1
45
46
Photo of Axedale Golf Course from near the Club rooms. Significant remnant vegetation remains on
this property and the committee is enhancing the course using indigenous vegetation.
47
EVC
TREES
UNDERSTOREY
EVC803
EVC175
EVC175
EVC55
EVC55
EVC56
EVC175
Austrodanthonia sp.
Austrostipa scabra
Pimelia humilis
Vittadinia
Austrodanthonia sp;
Austrostipa scabra;
Pimelia humilis;
Vittadinia
Highly modified
Highly modified
Highly modified
Acacia retinodes
Austrodanthonia sp.
Austrostipa scabra
Leaf litter covering ground
EVC803
EVC175
E. melliodora
E. microcarpa
Allocasuarina verticillata
Austrodanthonia sp. x 3
Austrostipa scabra
Lomandra filiformis
Xerochrysum viscosum
Arthropodium strictum
Dianella tarda RARE
Lomandra micrantha
Einadia nutans
Vittadinia cuneata
Cassia arcuata
Convolvulus angustissima
Acacia acinacea
Pimelia humilis
Einadia nutans
Chloris trunca
WEEDS/
INTRODUCED
Gazania starting to
dominate understorey
RECOMD
ZONING
VPO3
VPO3
Conventional nature-strips
Conventional nature-strips
Conventional nature-strips
VPO3
Gazania
Acacia floribunda
Horehound at southern end
VPO3
VPO2
Aechanea
Significant leaf litter
Acacia acinacea
Austrodanthonia sp. x 2
Austrostipa scabra
EVC175
E. microcarpa
E. leucoxylon
EVC175
E. microcarpa
E. leucoxylon
Austrodanthonia sp. x 2
Austrostipa scabra
Lomandra filiformis
EVC803
EVC175
EVC56
Austrodanthonia sp. x 2
Austrostipa scabra
Dianella admixta
Lomandra filiformis
Briar Rose
EVC56
Highly modified
Highly modified
Conventional nature-strips
EVC175
E. leucoxylon
E. microcarpa
Minter Lane
EVC175
E. microcarpa
E. leucoxylon very significant old trees with
hollows plus natural regeneration
Eucalyptus albens White Box
Austrodanthonia sp. x 2
Austrostipa scabra
Dianella admixta
Lomandra filiformis
Dianella admixta
Lomandra filiformis
Lomandra micrantha
Xerochrysum viscosum
Elymus scaber
Austrodanthonia sp. x 2
Austrostipa sp
Leaf litter covers most of the
roadside
Gazania
VPO3
VPO2
VPO3
VPO3
VPO3
No weeds
VPO3
49
EVC175
E. microcarpa
E. leucoxylon
E. albens
Dianella admixta
Highly modified
Highly modified
Conventional nature-strips
EVC175
EVC56
E. microcarpa
E. leucoxylon
E camaldulensis
Dianella admixta
Lomandra filiformis
Austrodanthonia sp. x 2
Austrostipa scabra
EVC175
EVC56
EVC175
EVC56
Highly modified
VPO3
VPO3
VPO2
VPO2
Highly modified
50
51
52
53
54
2. Definitions
Native vegetation plants that are indigenous to Victoria, including trees, shrubs, herbs and
grasses29.
Net gain is where, over a specified precinct and period of time, losses of native vegetation and
habitat, as measured by a combined quality-quantity measure (habitat hectare), are reduced,
minimized and more than offset by commensurate gains (page 57 of the Framework).
The goal is a reversal, across the entire landscape, on the long-term decline in the extent and
quality of native vegetation, leading to a net gain.
Offset a native vegetation offset is any works or other actions to make reparation for the loss of
native vegetation arising from the removal of native vegetation (VPP Practice Note30).
28
Victorias Native Vegetation Management A Framework for Action, Department of Sustainability and
Environment, undated (www.dse.vic.gov.au/nativevegetation).
29
30
Study boundary
Precinct boundaries
56
Clause 11.03-2:
Clause 15.09:
Clause 52.17:
Clause 65:
Clause 66.02-3:
Environment;
Conservation of native flora and fauna;
Native vegetation;
Decision guidelines; and
Referral and requirements of Department of Sustainability and Environment.
2. Raglan Street
North
3. Williams Street
/ Campaspe Drive
4. Shadforth
Street / Mitchell
Street
Description
General Issues
Mixture of urban
development and remnant
vegetation.
Land Protection
Encourage retention of
remnant vegetation with
any new development.
Conservation Significance
Low conservation value on most developed lots, high
along some road-sides:
Raglan Place West;
Eddington Street between Shadforth and Mitchell
Streets
Vegetation under pressure from urban development.
Low conservation value.
Single trees with no understorey.
Offsets
(see Table 13)
Encourage retention of remnant
vegetation, particularly along
roadsides.
Provide avenue planting and
entry statements at each end of
the McIvor Highway.
Encourage tree planting along
roadsides to provide northern
vista.
Encourage protection of
roadside vegetation and
location of driveways.
Precincts
(see Table 12)
Description
General Issues
Land Protection
density residential.
5. Burns Street
6. Cemetery Road
Significant vegetation
needs to be protected as
supporting regional open
space.
Maintain larger lots.
Precinct is bisected by
Hargreaves Creek and
drainage lines, with
mature native vegetation
along the waterway.
Conservation Significance
Pockets of high quality vegetation to be protected:
10 Drake Street (Anglican Church).
44 Raglan Place West.
High conservation status of native vegetation
providing habitat corridor between the OKeefe trail
and Hargreaves Creek to the west and the golf course
and Campaspe River to the east.
Low conservation value on cleared areas and medium
to high conservation value along the creek.
Need to protect waterway, water quality and riparian
ecosystem from development by maintain existing lot
sizes.
Offsets
(see Table 13)
Petchell Street and Minter Road
not to be opened or constructed
Unused Government roads not
to be opened.
Provide additional roadside
planting and enhancement of
township gateway.
Unused Government roads not
to be opened, unless essential
for access.
No access to be provided
across Hargreaves Creek,
unless essential for access.
No development within 30
metres (minimum) of the creek
centreline (both sides).
No wastewater disposal within
100 metres of waterway.
High Street
Raglan Street North
Williams Street / Campaspe Drive
Shadforth Street / Mitchell Street
Burns Street
Cemetery Road
58
EVC
Site or area
of
significance
Type of native
vegetation
Conservation
significance
1. High Street
Depleted
No
Low to high
2. Raglan Street
North
Depleted
No
Low
3. Williams Street /
Campaspe Drive
Depleted
No
Low to high
4. Shadforth Street /
Mitchell Street
Depleted
No
Low to high
5. Burns Street
Depleted
No
Areas of vegetation
High
6. Cemetery Road
Depleted
No
Low to high
NA
NA
NA
No trees to be removed
with 50 metres of the
centerline of Campaspe
River.
6 times the area cleared
under conservation
management.
6 times the area cleared
under conservation
management.
No trees to be removed
with 30 metres of the
centerline of Hargreaves
Creek.
No trees to be removed
with 50 metres of the
centerline of Campaspe
River.
4 large trees protected
plus 20 plants or
(4x30) + 20= 140 plants.
4 large trees protected
plus 20 plants or
(4x30) + 20= 140 plants.
No trees to be removed
with 30 metres of the
centerline of Hargreaves
Creek.
Source: City of Greater Bendigo and Assessing application involving native vegetation removal DSE March 2006
31
VPP Practice Note: Assessing applications involving native vegetation removal, Department of Sustainability and Environment, March 2006
59
10-30 cm DBHOB
Establish 15 plants for each tree removed
30-50 cm DBHOB
Establish 30 plants for each tree removed
50-100 cm DBHOB
Establish 70 plants for each tree removed
>100 cm DBHOB
Establish 270 plants for each tree removed
The replanting must be permanently protected and maintained.
60