December 2011 council meeting minutes - part - City of Wodonga

APPENDICES 

Page 125 of 304







Baranduda Recreation Reserve  

Long Term Precinct Master Plan  

Prepared by Simon Leisure Consulting  

July 2011  


City of Wodonga 

Baranduda Recreation Reserve Long Term Precinct Master Plan 

TABLE OF CONTENTS 

1.  INTRODUCTION ................................................................................................................................1  

2.  CONTEXT AND BACKGROUND ......................................................................................................2  

2.1.  Baranduda Township..................................................................................................................................2  

2.2.  Baranduda Recreation Reserve Existing Conditions.................................................................................. 2  

2.2.1.  Sports Field and Associated Facilities...................................................................................................................3  

2.2.2.  Tennis Courts ........................................................................................................................................................3  

2.2.3.  Baranduda Skate Park ..........................................................................................................................................3  

2.2.4.  Baranduda Community Centre..............................................................................................................................4  

2.2.5.  Other Areas / Facilities ..........................................................................................................................................4  

2.2.6.  Traffic Management ..............................................................................................................................................4  

2.3.  Planning Reports and Strategies................................................................................................................ 4  

2.3.1.  Wodonga Municipal Recreation Plan (2007).........................................................................................................4  

2.3.2.  Baranduda Community Facilities Community Consultation (2006) .......................................................................5  

2.3.3.  Baranduda Future Needs Survey (2009) ..............................................................................................................5  

2.3.4.  Other References ..................................................................................................................................................5  

3.  CONSULTATION ...............................................................................................................................6  

4.  ANALYSIS OF ISSUES AND OPPORTUNITIES ..............................................................................8  

5.  BARANDUDA RESEVE PRECINCT MASTER PLAN ....................................................................10  

5.1.  Plan Development ....................................................................................................................................10  

5.2.  Key Directions of the Master Plan ............................................................................................................ 10  

5.3.  Other Recommendations.......................................................................................................................... 11  

5.4.  Cost Plan .................................................................................................................................................. 11  

6.  CONCLUSION .................................................................................................................................15  

APPENDICES 

Appendix 1 – 2007 Draft Baranduda Recreation Reserve Master Plan 

Appendix 2 – Groups and People Consulted 

Appendix 3 – Baranduda Recreation Reserve Long Term Precinct Master Plan 

Addendum 1 – March 2011 

  

Final Report (2011).doc Page i 




1. INTRODUCTION 

The Baranduda Recreation Reserve Precinct is the main sporting, recreational, social and commercial 

node supporting the expanding Baranduda community. Existing facilities and spaces within the precinct 

provide for and support a range of sporting activities, health and wellbeing programs, and family 

recreation (playground, picnicking and BBQ). 

In 2001, the Wodonga City Council completed and endorsed a master plan to guide the future 

development and use of the Baranduda Recreation Reserve. Whilst some of the recommendations from 

the master plan have been actioned, strong population growth in Baranduda and changing community 

needs have seen the progressive development of facilities at the reserve that are not in accordance with 

the 2001 master plan. The Wodonga Municipal Recreation Plan (2007) confirmed the need to review and 

update the original master plan and a revised master plan was subsequently prepared for the reserve later 

that year (see Appendix 1) but was not fully completed or endorsed by Council. 

It was therefore timely for the Wodonga City Council to commence a review of the 2007 draft master plan 

in late 2009 to ensure a new direction for the future use and development of the reserve is established 

that not only considers the likely future needs of the community but also considers the implications of the 

planned use of land immediately surrounding the reserve. As a result, the Council commissioned the 

Baranduda Recreation Reserve Long Term Precinct Master Plan study in December 2009 and appointed 

sport and recreation planning firm, Simon Leisure Consulting, to undertake the study. 

This report provides an overview of the study process, describes the key findings from the study, and 

outlines a new ‘Vision’ for Baranduda Recreation Reserve and its environs. 

Final Report (2011).doc Page 1 




2. CONTEXT AND BACKGROUND 

The Baranduda Recreation Reserve Long Term Precinct Master Plan, was informed by a number of 

research and planning considerations. This section provides a summary of the key planning and 

contextual factors which were important to be assessed and considered during the preparation of the new 

master plan. 

2.1. Baranduda Township 

Baranduda is located approximately 8km southeast of Wodonga, in the area where the Kiewa Valley 

Highway, the Yackandandah-Wodonga Road and the Baranduda Boulevard intersect. 

It is the main township of the Baranduda Growth Corridor and currently has a population of approximately 

1,800 people 1 . Compared to all of the City of Wodonga, the age profile of Baranduda is ‘young’ and there 

is a higher proportion of the population that is Australia-born. 

The population of Baranduda is projected to grow by approximately 25 houses (or 70 people) per annum 

for the next 30 years 2 , so whilst relatively small in size now, Baranduda is projected to continue to grow 

and expand. 

2.2. Baranduda Recreation Reserve Existing Conditions 

Baranduda Recreation Reserve is a 

Council-owned reserve managed by 

the Wodonga City Council. 

The reserve is 3.0 hectares in size 

and is zoned Public Park And 

Recreation Zone. The site is not 

subject to any planning overlays. 

The reserve is shown at right and is 

denoted by the area inside the inner 

green and red lines. 

Figure 1 – Baranduda Recreation 

Reserve Precinct 

1 Source: Council’s Strategic Planning Manager (2010). 

2 Source: Ibid. 





2.2.1. Sports Field and Associated Facilities 

The sports field is approximately 235m 

long x 170m wide (see picture right). In 

summer, the sports field is configured to 

provide two cricket ovals – the northern 

oval being the designated main oval with a 

turf centre wicket and the southern oval 

being the junior oval with a synthetic turf 

wicket. The distance between the turf 

centre wicket and the northern boundary of 

the main oval (approximately 52m) is right 

on the minimum required for senior cricket 

matches. 

A water tank was recently installed by the Baranduda Rangers Cricket Club to provide an onsite 

water supply for watering the turf wicket and immediate surrounds. Three synthetic cricket 

practice wickets – all in good condition - are located in the southwest corner of the reserve. 

In winter, the southern section of the sports field is divided into three small ovals to accommodate 

the Baranduda Auskick program held at the reserve. 

At the time of inspection, the surface of the sports field was good, and consultation with user 

groups and Council representatives confirmed this to be the case all year round. 

There is no pavilion or clubroom facility at the reserve. However, a permanent wooden shelter 

located on what would be the western boundary of the main cricket oval provides shade and 

shelter for cricketers. There is also a three-bay storage shed located on the southern edge of the 

sports field. 

2.2.2. Tennis Courts 

Two sand-filled synthetic grass tennis courts are located on the southern boundary of the 

reserve. Both courts are floodlit and are in good condition. 

There is no dedicated tennis clubroom facility, however, a small room on the western side of the 

Baranduda Community Centre and adjacent to the courts has been upgraded to provide the 

Baranduda Tennis Club with a secure store and small meeting area. 

2.2.3. Baranduda Skate Park 

The Baranduda Skate Park is a large 

concrete facility located along the southern 

boundary of the reserve and comprises of 

a combination of a concrete bowl with an 

eight foot corner, two grind rails, a fun box, 

ramps and a recently added street-style 

space for beginners (February 2009). The 

skate park is in good condition 

(see picture right). 

There a number of concrete seats around 

the skate park. 





2.2.4. Baranduda Community Centre 

The Baranduda Community Centre is a substantial 

brick building that comprises of a multipurpose hall 

with capacity to accommodate approximately 80 

people for theatre-style seating and 70 people for 

table seating (see picture right). The hall is 

equipped with a commercial kitchen. 

The Centre also has a playgroup area that has a 

dedicated outdoor playground and play area. 

2.2.5. Other Areas / Facilities 

There is a ‘Neighbourhood’ level playground adjacent to the tennis courts and it is in good 

condition. 

There is a combined picnic shelter, BBQ facility 

and four picnic tables close by (see picture right), 

and an additional BBQ facility outside the 

Community Centre hall. 

A basketball half-court is situated between the 

skate park and the tennis courts. All of these 

facilities are in good condition. 

The main parkland area within the reserve is situated south of the cricket practice nets and along 

the southeastern edge of the reserve. There is no formal pedestrian path network throughout the 

reserve, except for some commuter links connecting the Community Centre to Baranduda 

Boulevard. 

2.2.6. Traffic Management 

There is an informal, unsealed car park located between the skate park and the cricket practice 

nets. It is well shaded with mature gums, and bollards have been recently installed to contain 

cars within the designated car parking area. Half of this existing car park lies within the confines 

of the Baranduda Recreation Reserve and half outside. On-street car parking is also available on 

Pro Hart Drive. 

2.3. Planning Reports and Strategies 

The following Council research and strategy reports provide valuable base information relating to local 

residents’ sporting and recreational needs and aspirations. 

2.3.1. Wodonga Municipal Recreation Plan (2007) 

In 2007, Wodonga Council developed and adopted a new municipal recreation plan. During the 

development of the plan, there was extensive consultation and data collection conducted, 

including input from Baranduda residents and sporting groups. The following recommendations 

relevant to the reserve are contained in the Recreation Plan: 

• Review the reserve master plan. 

• Consider installing a tennis rebound wall. 





• Construct a maximum of two additional tennis courts. 

• Consider options to make the tennis courts multi-use. 

• Develop a new sports pavilion. 

• Provide 2 – 3 soccer fields. 

• Investigate establishing a new soccer club, or relocating an existing one. 

• Facilitate the introduction of Goalkick and Auskick programs to the reserve. 

• Review the functionality and adequacy of the Baranduda Community Centre. 

2.3.2. Baranduda Community Facilities Community Consultation (2006) 

The report outlines the research undertaken to determine community priorities for the continued 

development of community facilities in Baranduda. 

The findings relevant to the master plan study are: 

• Redesign / extend the Baranduda Community Centre to create more indoor spaces. 

• Clubrooms required for the cricket club and tennis club. 

• Storage and other amenities required by most user groups. 

• Relocation of the playground to a closer proximity to the Community Centre. 

• Add skate elements to the skate park suitable for beginner level. 

• Pedestrian and cycling linkages into and throughout the precinct. 

2.3.3. Baranduda Future Needs Survey (2009) 

Council conducts an annual Future Needs Survey in Baranduda to identify which activities and 

services are working well in the community and which could be improved. The purpose of the 

survey is to undertake research that can be used to improve the operations of the Baranduda 

Community Centre and other community facilities to enhance their usability and relevance for 

local residents. 

The 2009 survey was distributed to approximately 800 households in Baranduda, and resulted in 

35 responses. The key findings relevant to the master plan study are: 

• The highest participation activity by respondents was skating (34%), followed by tennis and 

cricket. 

• Future desired sporting activities by respondents included beach volleyball, local football 

club, touch football, and little athletics. 

• There was a strong desire for community events / activities, such as ‘backyard cricket’, 

music/jazz, community BBQs, market, and movie nights. 

2.3.4. Other References 

The following report and plan were also reviewed and assessed as background material to inform 

the new master plan: 

• Baranduda Recreation Reserve Master Plan Report, Lacey Management Services (2001). 

• Draft Baranduda Recreation Reserve Master Plan, Whitefield McQueen Pty Ltd (2007). 





3. CONSULTATION 

The initial consultation carried out for the study included two meetings with Council staff and separate 

telephone interviews with each of the reserve user groups during the period December 2009 to February 

2010. It is important to note, however, that other ideas and suggestions from reserve user groups and 

other Baranduda residents for the development of the reserve were also captured whilst reviewing some 

of the reports listed in Section 2.3. 

Follow-up discussions were carried out with Council staff during the preparation of the preliminary concept 

plans prepared for the reserve. 

A summary of the key outcomes from the preliminary consultation with stakeholders is provided in the 

following table. 

(The names of the representatives from each group consulted or who attended meetings are shown in Appendix 2). 

Group Comments / Input 

Baranduda Auskick Usage of the reserve is Friday evenings during the winter season 

Baranduda Rangers 

Cricket Club 

Baranduda Tennis 

Club 

Centre has approximately 85 – 90 children participating 

Key need is flood lighting for the southern areas of the reserve 

A secondary need is additional security lighting to illuminate the paths to the car park 

Club has three senior teams and four junior teams 

Club uses the cricket practice nets and divides the playing area into two ovals for 

matches, with the northern oval having a turf centre wicket and the southern oval a 

synthetic centre wicket 

Senior A, B & C Grade teams use the turf wicket oval, with the U17s, U15s, U13s and 

U11s using the synthetic wicket oval 

Key need is the provision of a pavilion at the reserve 

A secondary need in the medium to long term is for the second oval to also become a 

turf wicket field 

Club members use the courts on Friday and Wednesday evenings, whilst a tennis coach 

uses the courts on Monday and Tuesday evenings 

Club membership has fluctuated between 20 – 30, however, popularity appears to be 

declining, which is impacting upon the financial sustainability of the Club 

Presently, there is little demand for additional courts 

Club believes that a multipurpose court surface may increase overall usage, and that a 

new a rebound wall would be beneficial for young children who are learning tennis and 

as an informal recreational opportunity at the reserve 

Baranduda CFA Several calls were made to the Baranduda CFA representatives for input, however, no 

response was received 

Council staff A plan showing the strategic overview of future land use in Baranduda has been 

prepared (and a copy was provided to Simon Leisure Consulting), and it shows that in 

the future, new housing will be developed along the eastern side of the reserve on either 

side of an Environmental Reserve 

Council’s Playground Strategy classifies the Baranduda Recreation Reserve playground 





Group Comments / Input 

as a ‘Neighbourhood’ level playground 

Council’s long-term plan to develop a new sporting and recreational precinct at Middle 

Creek Reserve to support the projected new population throughout the Baranduda 

Growth Corridor is still supported with a likely commencement date post 2020 

Key requirements identified for the reserve by Council staff include: 

� Increased provision of car parking 

� Provision of a pavilion and public toilets 

� Continued use of the reserve as a multi-functional and flexible recreation and 

sporting hub 

� Provision of a recreational path network throughout the reserve 

� Installation of a three-phase power supply to support outdoor community events 

� Importance of retaining a link between the school and the reserve 

All of the above information was considered during the preparation of the draft master plan. 

Public Exhibition Process 

The draft Baranduda Recreation Reserve Long Term Precinct Master Plan was approved to go to public 

exhibition by the council at the council meeting held on 18 April 2011. The main purpose of the public 

exhibition period was to seek feedback on the draft master plan from reserve user groups, local residents, 

and other stakeholders. The public exhibition process can be summarised as follows: 

• The draft Baranduda Recreation Reserve Long Term Precinct Master Plan and accompanying study 

report were available for viewing for a period of 28 days at the following public facilities: 

− Baranduda Community Centre 

− Council’s Customer Service Reception 

− Wodonga Library 

− Baranduda General Store 

• The draft master plan was available for viewing and downloading from council’s website. 

• Advice to residents about the public exhibition period and information on the master plan were 

provided via council notice boards and council’s monthly newspaper (CityLife). 

• A Public Meeting was held at the Baranduda Community Centre on 2 May 2011. Councillor 

Wangman and council’s Team Leader of Recreation facilitated the meeting which was attended by 

seven people, including three people who were representing three of the reserve user groups. 

No formal written submissions were received during the public exhibition period, however, the verbal 

feedback from user groups and residents was positive and in support of the proposed directions outlined 

in the draft master plan. As a result, no changes were necessary to the draft master plan to produce the 

final master plan. 





4. ANALYSIS OF ISSUES AND OPPORTUNITIES 

The key issues and opportunities identified for the Baranduda Recreation Reserve Precinct are discussed 

and assessed in the following table, with potential options on how the master planning process may 

respond to issues raised being noted. 

Issue / Opportunity Discussion 

1. The provision of additional tennis 

courts 

Various reports, plans and community feedback reviewed during 

this study advocate for the expansion of the existing two-court 

facility by up to two courts. The main justification cited has been to 

accommodate increase demand for courts resulting from increased 

population growth. 

When using a recognised benchmark of 1 court being required for 

every 1,000 people, the current provision of two courts is 

satisfactory for the short to medium term based on the current 

population of Baranduda (1,800 people) and the small annual 

growth. 

Feedback from the President of the Baranduda Tennis Club 

received during this study has confirmed that the current two courts 

are satisfactorily meeting the current needs of members and are 

likely to for the next few years. It appears that the popularity of 

tennis in the town has stabilised. 

Notwithstanding this, any master plan should consider the future 

needs of a community and allow for the appropriate provision of 

facilities that may be required beyond current needs. Master 

planning allows for such facilities to be planned for in a way that 

will integrate and coordinate new or upgraded facilities with the 

existing provision and layout of facilities at a reserve. 

The recent extension of the skate park no longer makes it possible 

to fit a third tennis court west of the two existing courts. This option 

is shown in previous plans. The only option, therefore, to expand 

the current footprint is to locate a court(s) north of the two existing 

courts, or to build a new facility at a different location on the 

reserve. The second option is not feasible as the entire playing 

field area is required, and the location of the tennis facility next to 

the Baranduda Community Centre provides good access to 

necessary support amenities. 

The impact of constructing an additional one or two courts in the 

southern area of the reserve would be significant: 

� The existing playground would need to be relocated. 

� A single or double court expansion would effectively ‘cut in 

half’ the southern recreational hub by becoming a physical 

and visual barrier between the eastern facilities (i.e. the 

pergola, crèche and Community Centre) and the western 

facilities (i.e. the skate park, basketball half-court and the car 

park). 

� A single or double court expansion would encroach 

somewhat onto the playing surface of the sports field, thereby 

compromising its effectiveness. 

� A single or double court expansion would create a significant 

impact on the overall landscape amenity of the reserve as a 

result of the high chain-mesh perimeter fencing. 

The current Middle Creek Recreation Precinct Master Plan 

incorporates a new multi-court tennis complex into its layout, and 





Issue / Opportunity Discussion 

2. Need for a second turf oval at the 

reserve 

that location is considered a much more viable option to cater for 

the long-term tennis needs of the Baranduda community, albeit in 

accordance with a timeframe of 10+ years. 

It is recommended that the current two-court tennis complex on the 

reserve be contained to this size and configuration, with the longterm 

tennis needs of the Baranduda community being 

accommodated with a new facility within the future Middle Creek 

Recreation Precinct. 

Turf centre wickets require considerable ongoing maintenance 

before and during the cricket season and a sustainable water 

source for irrigation. Converting an existing centre wicket from a 

synthetic surface to a turf surface can ultimately reduce the 

opportunities for a community to participate in both informal and 

formal cricket activities. 

Synthetic wickets are the nominated surface for junior competition, 

certainly competition matches for all players up to the age of 16, 17 

and 18 years. In addition, synthetic wickets provide opportunities 

for families and larger groups to engage in ‘social’ or informal 

cricket matches. Due to the very stringent maintenance practices 

required to ‘bring up’ a turf wicket each weekend for competition, 

they provide no realistic opportunity for broad community use 

during a cricket season. 

The proposal by the Baranduda Rangers Cricket Club to convert 

the second (or southern) oval from synthetic to turf needs to be 

considered carefully. The Club is expanding its senior and junior 

player numbers, so with continued population growth in Baranduda 

there will be a need for additional cricket facilities. 

The options to accommodate additional senior (turf) grounds 

include the conversion of the southern oval at the Baranduda 

Recreation Reserve, the development of a turf centre wicket on 

one of the current or future local school ovals, or the development 

of turf ovals at the Middle Creek Recreation Precinct. In the longterm, 

additional cricket clubs will be formed in the Leneva Valley as 

the population continues to increase and the distribution of the 

population widens, and the opportunity will exist for these clubs to 

utilise planned ovals at the Middle Creek Recreation Precinct. The 

local schools will no doubt prefer to retain the low maintenance and 

more flexible use option of synthetic wickets. Therefore, the longterm 

solution for the incumbent cricket club at the Baranduda 

Recreation Reserve to accommodate growth may be to have two 

turf wickets at the reserve for senior teams, with its juniors playing 

on the local school ovals. Whilst this may be a desired long-term 

solution, it should only be considered if alternate community 

accessible synthetic wickets are available at future new parks and 

reserves in the township. 

The Baranduda Rangers Cricket Club is experienced in preparing 

and maintaining turf wickets, and has installed a water tank at the 

reserve, so these two potential issues have been resolved. 

It is suggested that the master plan should show how a second turf 

centre wicket could be accommodated at Baranduda Recreation 

Reserve, without recommending it as a priority project. 

Further, prior to approving the conversion of the existing synthetic 

wicket to turf, Council should ensure that the community has 

reasonable access to other grounds where synthetic centre wickets 

are available for general use. 





5. BARANDUDA RESEVE PRECINCT MASTER PLAN 

5.1. Plan Development 

The Baranduda Recreation Reserve Long Term Precinct Master Plan was developed through 

consideration and analysis of information collected during the study from the following sources: 

• The 2007 draft Baranduda Recreation Reserve Master Plan and the outcomes and recommendations 

from the Baranduda Future Needs Survey (2009) and the Baranduda Community Facilities 

Community Consultation undertaken in 2006. 

• The findings and directions of the Wodonga Municipal Recreation Plan (2007). 

• Site analysis and research by the consultant team. 

• Consultation with reserve user groups and with relevant Council staff. 

• Assessment of various options and scenarios to improve and upgrade the reserve. 

• Feedback from Council staff on the preliminary concept master plans. 

The key elements and directions identified in the Master Plan are described below, and should be read in 

conjunction with the illustrated Master Plan in Appendix 3. 

5.2. Key Directions of the Master Plan 

1. Upgrade and Improve the Sports Field 

− Remove the existing shelter to enable a full-size soccer field to be configured in the 

northwestern corner of the sports field (100m long x 65m wide). 

− Install two floodlights on the western side of the northern soccer field. 

− Configure a second senior soccer field in the southwestern corner of the reserve and a 

junior soccer field in the northeastern corner. 

− Install two floodlights along the southern boundary of the sports field for use by the 

Auskick program, and to be available for use during community events and activities 

conducted at the reserve in the evening. 

− Install bench seating at strategic locations around the sports field (allow 6 bench seats). 

− Realign the southern cricket oval if a second turf centre wicket is installed. 

2. New Sports Pavilion 

− Provide a new sports pavilion (also available for broad community use) on the western 

edge of the sports field to service the changing and social needs of sporting groups, and 

to provide covered external spectator viewing areas. 

− Relocate the equipment storage shed from the southwestern corner of the reserve to a 

location adjacent to the new pavilion. 

3. Upgrade and Improve the Recreation Facility Hub 

− Install a new pergola, BBQ and picnic tables on the western edge of the recreation hub. 

− Upgrade the existing playground to meet the full requirements of a ‘Neighbourhood’ 

standard playground. 

− Install a tennis rebound wall adjacent to the existing basketball half-court. 

− Install 2 bench seats in the area bound by the skate park, the basketball half-court and 

the proposed new tennis rebound wall. 





4. Improve the Traffic Management 

− Close the vehicle entry off Baranduda Boulevard and downgrade the access road to a 

pedestrian path only. 

− Formalise the existing car park servicing the recreation facility hub (26 car parks), 

however, construct a new car park entry off Pro Hart Drive. 

− Construct new indented angled car parking along Pro Hart Drive to service the sport 

pavilion and reserve users (34 car parks). This work may require some sections of the 

existing path to be realigned to accommodate the parking bays. 

5. Upgrade the Amenity of Baranduda Recreation Reserve Precinct 

− Plant trees along the western edge and northern edge of Baranduda Recreation 

Reserve to frame the sports field and to provide shade. 

− Strengthen the planting around the recreation facility hub. 

− Construct an unsealed pedestrian path network around the sports field to encourage 

walkers and joggers into the reserve. 

− Formalise the pedestrian path network throughout the recreation facility hub to link-up 

the school, the sports field, the recreational facilities and Baranduda Boulevard. 

5.3. Other Recommendations 

The following two recommendations have emanated from the master planning study, but do not directly 

relate to the proposed physical upgrade projects at the Baranduda Recreation Reserve. 

5.4. Cost Plan 

1. That Council consider acquiring the land beyond the southeast corner of the reserve up to the 

alignment of the proposed new north-south road. This will ensure that the reserve has 

appropriate buffers and transition zones between the open space areas and any new housing. 

Should this not be possible, it is strongly recommended that Council require any new plan of subdivision 

to show a local (or service) road to be constructed by the developer parallel to the 

alignment of the southeast boundary of the reserve. This condition of planning will ensure that 

any new housing or commercial buildings will overlook (or face) the reserve rather than the 

reserve having ‘back fences’ form its edge in this location. The outcome will be similar to that 

which is evident along the western boundary with the new housing fronting both Pro Hart Drive 

and the reserve. This outcome will improve the general security at the reserve as householders 

will be looking out over the reserve, and will reduce the impact of housing on the overall look and 

amenity of the reserve in the southeast corner. 

2. That no chain-mesh perimeter fencing of the reserve be permitted for the explicit purpose of 

enabling sporting groups to charge an admittance fee to enter the reserve. 

The Baranduda Recreation Reserve Long Term Precinct Master Plan recommends more than 30 

separate but interconnected projects for the reserve. The total estimated cost for full implementation of 

the Master Plan was $1,385,000 in July 2011 when the cost plan was initially finalised. 

Subsequent to this date, Council has undertaken some of the recommended works. The cost plan that 

appears on pages 13 & 14 is the revised cost plan (as at November 2011), and notes those projects that 

have been completed since July 2011, and which shows the revised implementation cost now at $394,460. 





The practicality and order of implementation of all projects has been and will continue to be subject to a 

number of factors and criteria before proceeding, including: 

Important Notes: 

− Availability of funding. 

− Current and future priorities of Council. 

− Stakeholder and community needs. 

− Further investigation, research and consultation. 

• All capital cost estimates shown in the table are based on works being undertaken by 

professional contractors, and consultant fees associated with design development and 

administration have been averaged at 10% of construction costs. 

• The cost estimates have been provided as indicative costs, based on similar projects undertaken 

in the past 18 months. No detailed plans have been prepared for any of the proposed upgrades, 

which are typically required to identify more accurate estimated costs from a Quantity Surveyor. 

Cost exclusions include: 

− Construction contingencies. 

− Any costs/loss of income, which may be incurred by user groups or Council during 

construction of improvement projects. 

− Goods and Services Tax (GST). 

• It should be noted that some capacity might exist for cost savings during the implementation of 

the capital improvement program, by combining/packaging projects into one larger contract. 

• The directions contained within the Master Plan do not commit Council or any other organisation 

to a responsibility for funding projects. 













6. CONCLUSION 

The Baranduda Recreation Reserve Precinct is the key sporting, recreation and social hub for the small 

but expanding Baranduda township. Whilst Wodonga City Council has an endorsed master plan for the 

reserve that was prepared in 2001, it has been timely for Council to review and update the master plan as 

the broad recreational needs of the local community have changed, as have the needs and aspirations of 

the reserve user groups. 

The planning process undertaken during this study has enabled Council and the existing reserve user 

groups to jointly assess the impact on the layout and provision of facilities within the precinct from recent 

population growth and the changing needs of the community. 

The resultant master plan has established a new long-term “Vision” for the Baranduda Recreation 

Reserve and the surrounding area. It provides practical solutions to a number of existing constraints and 

issues that are impeding the growth and viability of some of the user groups. 

The progressive implementation of the Baranduda Recreation Reserve Long Term Precinct Master Plan 

will ensure that this important community space will be better utilised as a community sporting and 

recreation area for the ongoing benefit of the residents of Baranduda. 





Appendix 1 

2007 Draft Baranduda Recreation Reserve Master Plan 

Final Report (2011).doc Appendices 





Appendix 2 

Groups and People Consulted 

Council Staff 

Name Position / Department 

Jenelle Williamson Team Leader Recreation and Community Projects 

Merryn Deslandes Recreation Officer 

Debbie Mackinlay Manager Aged Services 

Debra Mudra Manager Early Years 

Peter McLarty Parks Services 

Lynda Paterson Co-ordinator Baranduda Community Centre 

Darren Rudd Strategic Planning Manager 

Baranduda Recreation Reserve User Groups 

Name Position Organisation 

Kade Butters President Baranduda Auskick Centre 

Stephen Hession President Baranduda Rangers Cricket Club 

Ron Donohue President Baranduda Tennis Club 





Appendix 3 




A 

B 

F3 

BARANDUDA BLVD 

PRO HART DRV 

D7 

C3 

A4 

F1 

D3 

B3 

A Cricket Ovals 

A1 Existing main cricket oval (turf wicket). 

A2 Existing second cricket oval (synthetic 

wicket). 

A3 New alignment for second cricket 

oval, if turf wicket installed 

A4 Existing cricket practice nets (3 No.). 

B Soccer Fields 

B1 Proposed senior soccer fields (2 No.). 

B2 Proposed junior soccer field. 

B3 Install soccer field floodlights (2 No.). 

C 

C1 

B3 

D1 

D5 

C2 

D4 

F2 

B1 

D2 

B1 

C 

D 

D6 

A3 

F3 

E1 E2 

COMMUNITY 

CENTRE 

Sept 2010 

Baranduda Recreation Page 153 of 304 

Reserve Precinct Master Plan 

A2 

A1 

F4 

B2 

E 

F 

0 10 20 m 

ENVIRONMENTAL RESERVE 

INDOOR 

POOL BARANDUDA 

SCHOOL 

C Sports Pavilion 

C1 Equipment shed relocated from 

southern end of reserve. 

C2 Existing shelter to be removed. 

C3 New indented car parking (34 spaces) 

will require minor re-alignment of path. 

D Recreation Facility Hub 

D1 New pergola and picnic tables. 

D2 Upgrade existing playground to 

Neighbourhood standard. 

D3 Existing skate park. 

D4 New tennis rebound wall. 

D5 Existing basketball half-court. 

D6 Existing Baranduda tennis courts. 

D7 Proposed new car park (26 spaces). 

E 

F3 

F3 

E1 

FUTURE NEW ROAD 

FUTURE 

HOUSING 

E Auskick Area 

E1 Install floodlights for Auskick and 

community events (2 No.). 

E2 Retain existing BBQ and picnic shelter. 

F Path Network 

F1 Existing sealed pedestrian path. 

F2 Existing unsealed paths. 

F3 New 1.5m unsealed path around the 

reserve. 

F4 New 1.5m unsealed path connecting 

school to the reserve. 

. 

l a n d s c a p e a r c h i t e c t s



Addendum 1 - March 2011 

Introduction 

During the compilation of this report Council was in the process of seeking funding for implementation of some of 

the projects/ recommendations identified in the Baranduda Recreation Reserve Long Term Precinct Master Plan. 

This addendum provides an update on the implementation of the recommendations as documented in Section 5 of 

the Baranduda Recreation Reserve Long Term Precinct Master Plan. 

Recommendation Update 

1. In January 2011 Council confirmed it had received $378,000 in state and federal funding for the 

development of a new pavilion and small car park. The proposed location of this infrastructure is based 

on the draft Baranduda Recreation Reserve Master Plan. 

2. In December 2010 Council confirmed it had received Australian Government funding of $80,000 for the 

development of flood lighting at Baranduda Reserve. Works are scheduled for completion by June 2011. 

3. The implementation of the pavilion, car park works and sports flood lighting has reduced the cost plan for 

the master plan from $1,383,910 to $461,910. 



MINISTERIAL POWERS OF INTERVENTION IN PLANNING 

AND HERITAGE MATTERS 

REASONS FOR DECISION TO EXERCISE POWER OF 

INTERVENTION 

WONDONGA PLANNING SCHEME 

AMENDMENT C92 

The Planning and Environment Act 1987, the Heritage Act 1995 and the Victorian Civil and 

Administrative Tribunal Act 1998 provide for the intervention of the Minister for Planning in planning 

and heritage processes. 

In exercising my powers of intervention, in accordance with the Ministerial Powers of Intervention in 

Planning and Heritage Matters Practice Note, I have agreed to: 

� Make publicly available written reasons for each decision. 

� Provide a report to Parliament at least every twelve months detailing the nature of each 

intervention. 

REQUEST FOR INTERVENTION 

1. Places Victoria has requested the Minister for Planning to intervene in this matter by 

preparing and expediting Amendment C92 to the Wodonga Planning Scheme. 

WHAT POWER OF INTERVENTION IS BEING USED? 

2. I have decided to exercise my powers to prepare and expedite Amendment C92 to the 

Wodonga Planning Scheme and to exempt myself from all the requirements of sections 17, 18 

and 19 of the Planning and Environment Act 1987 and the regulations in respect of this 

Amendment. 

3. Section 20(4) of the Planning and Environment Act 1987 enables the Minister for Planning to 

exempt an amendment which the Minister prepares from any of the requirements of sections 

17, 18 and 19 of the Act or the regulations. 

4. In seeking to exercise this power, section 20(4) of the Act requires that the Minister must 

consider that compliance with any of those requirements is not warranted or that the interests 

of Victoria or any part of Victoria make such an exemption appropriate. 

BACKGROUND 

5. The amendment applies to land in Central Wodonga formerly comprising the Wodonga 

Railway Station and associated rail land, as well as a number of parcels owned by Wodonga 

City Council. The amendment seeks to: 

� Rezone the majority of the land (comprising the former Railway Station and rail yards) 

from the Public Use Zone 4 (PUZ4) to a Comprehensive Development Zone – Schedule 1 

(CDZ1). 


� Rezone the remaining areas of the land (along parts of South Street, Elgin Boulevard, 

High Street) from the Residential 1 zone, Business 1 Zone and Road Zone 2 to the 

Comprehensive Development Zone 1 (CDZ1). 

� Remove the Design and Development Overlay 4 (DDO4) from the land. 

� Apply the Environmental Audit Overlay (EAO) to the land. 

� Apply the Heritage Overlay HO10 ‘Wodonga Railway Station, Elgin Boulevard 

Wodonga’ to a portion of the land. 

� Include the Comprehensive Development Zone and Schedule 1 ‘Wodonga Central 

Comprehensive Development Plan’ in the Wodonga Planning Scheme. 

� Include the corresponding Incorporated Document in the Schedule to Clause 81.01 and 

undertake minor consequential modifications to the Local Planning Policy Framework at 

Clause 21.11, Clause 21.12 and Clause 22.09. 

� Include Places Victoria as a referral authority under s.55 of the Planning and Environment 

Act, for approval of Precinct Plans and permit applications under the Comprehensive 

Development Zone 1. 

6. The land subject of Amendment C92 substantially comprises the former Wodonga Railway 

Station and associated rail land. The land is no longer required for transport purposes due to 

the relocation of Wondonga Railway Station as part of the realignment of the Melbourne to 

Sydney Rail passenger rail route. The land subject of the Amendment is an area in excess of 

100,000 square metres and comprises part of the Wodonga Central Business Area. 

7. The relocation of the Station and associated infrastructure has provided the opportunity to 

redevelop the land in a manner which complements the Wodonga Central Business Area. The 

redevelopment of the land will enable improved connectivity within Central Wodonga and 

includes the provision for road projects which are part of the Wodonga Road Strategy. Road 

links provided by the rezoning and redevelopment of the land will enable diversion of 

‘through’ traffic associated with the Hume Highway from the Central Wodonga Business 

Area. 

8. The redevelopment of the former rail land in Central Wodonga is considered a project of 

State significance as it will provide the opportunity for substantial investment in Central 

Wodonga. The delivery of development will be overseen by Places Victoria who will set the 

Framework for redevelopment and will be actively involved in guiding development through 

their identification as a statutory referral authority for approval of Precinct Plans and permit 

applications under the zone. Wodonga is one of Victoria’s fastest growing regional towns 

and the release of the land for redevelopment will provide a significant opportunity for 

commercial and residential development which serves the existing and future communities of 

Wodonga and the surrounding region. 

9. Investigations into environmental contamination of the land have identified no significant 

impediment to the rezoning of the land. The Environmental Audit Overlay is proposed to 

ensure that appropriate assessment and remediation of land is undertaken prior to the 

commencement of any sensitive use. 

10. Reports prepared in relation to the environmental status of the land with respect to flora and 

fauna species, remnant native vegetation and Aboriginal Cultural Heritage indicate that the 

land is substantially free from environmental constraints. 

11. The Comprehensive Development Zone Schedule 1 includes the Incorporated Document 

‘Central Wodonga – Comprehensive Development Plan’ and makes provision for: 


o Future road links which will integrate the site with the existing urban fabric and support 

the division of high volumes of through vehicle associated with the Hume Freeway away 

from the Central Business Area. 

o New public open space areas and pedestrian links, including the provision of an Urban 

Square at the corner of High Street and Elgin Boulevard. 

o The incorporation of the former Railway Station Buildings in future redevelopment. 

o The preparation of a Framework Plan outlining the future development of the land prior 

to more detailed preparation of Precinct Plans and planning permit applications by third 

parties. 

o Exemptions from Notice and Review of permit applications generally in accordance with 

the Framework Plan and any approved Precinct Plan. 

o Development of the land with a wide range of land uses consistent with the vision for the 

land to comprise part of Wodonga’s Central Business Area. 

o Referral of applications to approve Precinct Plans and Permits to Places Victoria. 

BENEFITS OF EXEMPTION 

12. Intervening in this matter will enable the appropriate use and development of the land to be 

realised without unnecessary delays. The Amendment has arisen as part of a long term 

strategy for Central Wodonga and is the result of significant investment in regional transport 

infrastructure. The Amendment provides the appropriate statutory tools for achieving the 

redevelopment of the land in a manner which is consistent with the vision for the land 

projected by the Local Planning Policy Framework. 

13. The Amendment will achieve the objectives of planning in Victoria in section 4 of the 

Planning and Environment Act 1987 (Vic), in particular section 4(1)(a), by providing for 

economic and sustainable use and development of land in a fair manner, section 4(1)(e), by 

facilitating development in accordance with the objectives in the preceding subsections, and 

section 4(1)(g), in that it also balances the present, and, in particular, future interests of all 

Victorians. It also balances the objectives of the planning framework, including the 

objectives in section 4(2)(c), 4(2)(e), 4(2)(g) and 4(2)(h). 

14. The rezoning of the site for commercial and mixed use purposes will further State policy by 

supporting the sustainable growth of Wodonga as one of the key Regional Centres identified 

in the Regional Victoria Settlement Framework Plan at clause 11.05-1. The project has 

considerable economic benefit in terms of employment and flow on investment to Victoria, 

both in the short and long term. The amendment is consistent with State and Local Planning 

Policies, in particular the ‘Regional Planning Strategies and Principles’ of Clause 11.05-4 

which: 

o Support a network of integrated and regional settlements; 

o Encourage the utilisation of redundant urban land with limited environmental or heritage 

constraints; 

o Support the strategic relocation of transport infrastructure consistent with regional plans; 

o Support the increased growth of regional townships through provision for employment, 

community facilities and services that are connected in central locations. 


15. The proposal to rezone the land to allow for its future commercial redevelopment is 

anticipated within the Local Policy Framework of the Wodonga Planning Scheme at Clause 

21.12- 02 and Clause 21.11-02 which acknowledges that ‘The Wodonga Central Area 

Masterplan provides a strategic framework for the future redevelopment of the Wodonga 

CBA and its periphery, with the knowledge that the relocation of the Melbourne to Sydney 

Railway line is a funded project and will proceed’. The approval of Amendment C92 will 

facilitate the timely rezoning of the land in a manner which is generally consistent with the 

land uses and development opportunities depicted in the Framework Plan for Wodonga 

Central Business Area at Clause 21.11.02. 

16. The rezoning of the land to accommodate commercial and residential land uses: 

o Consolidates the role of Central Wodonga as the primary centre and activity node for 

retail, commerce and entertainment use and development. (Clause21.11.-1) 

o Contributes to Wodonga’s sub regional role for retailing and services (Clause 21.03-3) 

o Assist the transition of Wodonga’s Central Business Area to one which is appropriate for 

a major regional Centre in terms of its size and commercial offer (Clause 21.05-1) 

o Provides for a network of interconnected streets within the Wodonga CBA and the 

realignment and upgrade of Elgin Boulevard at its intersection with High Street. (Clause 

21.12 - 01) 

o Contributes to the diversion of vehicle traffic associated with the Hume Freeway from 

Central Wodonga (Clause 21.12-01). 

o Will act as a catalyst for revitalisation of the Central Business Area (Clause 21.05-6). 

o Encourage the provision of residential accommodation within the Central Business Area 

(Cluse 21.06-1 and Clause 21.10-3) through supporting environmental and aesthetic 

improvements. 

o Recognises the importance of ongoing contribution of the Former Railway Station and 

Goods Shed buildings as part of the civic identity through application of the Heritage 

Overlay HO10. 

17. The Amendment will facilitate the release of the land to enable its redevelopment consistent 

with its identified strategic role and provides a net community benefit which supports the 

existing and future population of the Region. The development of the site is expected to 

generate a significant number of jobs within the construction industry as well as local 

employment through long term commercial uses and the opportunities provided to 

accommodate high density residential use in a Central and well serviced area. These positive 

impacts support the expedition of the development and balance the present and future 

interests of all Victorians. 

EFFECTS OF EXEMPTION ON THIRD PARTIES 

18. Key considerations for Amendment C92 include its potential impact on local amenity. 

19. While there has been no direct public consultation on the form of the Comprehensive 

Development Zone extensive public consultation has occurred in relation to the 

redevelopment potential of the land. This includes a large scale consultation process 

incorporating market research, community engagement (telephone and interview), public 

display and media campaign, community and commerce focus groups. A description of the 

public consultation undertaken by Victorian Rail Track is included as an attachment to this 


document. Community Feedback from the public consultation phase expressed a desire for 

the development of the site to be realised without ongoing delays supporting expeditious 

approval of the Amendment. 

20. Since the land was identified as an Urban Renewal project to be overseen by Places Victoria a 

number of refinements were made to the proposed precincts and concepts emphasising the 

connection of the land with the Sumsion Gardens (through the purchase of No. 27 South 

Street), and the provision of varied public open space areas more central to the site. These 

changes are reflected in the Comprehensive Development Plan and Zone schedule but do not 

represent a significant departure from the concepts presented to the community in land use or 

development terms. 

21. The proposed redevelopment of the land is expected to have positive impacts on the 

revitalisation of Central Wodonga by facilitating road upgrades which will divert significant 

through traffic volumes, improve connectivity and remove the current significant physical 

barrier. The proposed amendment will also have the effect of facilitating the provision of an 

Urban Square at the intersection of High Street and Elgin Boulevard. 

22. The purpose of the Comprehensive Development Zone are consistent with the broad vision 

for the land articulated by the Wodonga Central Business Area Plan and the Wodonga Road 

Strategy which are documents comprising part of the Wodonga Planning Scheme. The City 

of Wodonga have been consulted directly with respect to the drafting of the Comprehensive 

Development Zone. 

23. The Comprehensive Development Zone requires that a Framework Plan and Precinct Plans be 

prepared prior to the consideration of any permit application. The City of Wodonga will 

remain the Responsible Authority for the consideration of the Framework Plan, Precinct Plans 

and Planning Permits. The Comprehensive Development Zone sets out requirements for the 

provision of supporting documentation in preparation of Precinct Plans to the satisfaction of 

the Responsible Authority. The inclusion of Places Victoria as a referral authority in the 

Zone (and at Clause 66.04) will aid the co-ordinated redevelopment of the land through 

contribution to the Framework Plan and subsequent Precinct Plans as well as permit 

applications. 

24. The land subject of the Amendment does not have any sensitive abuttals and is separated from 

residential uses by roadways. Impacts on the amenity of the area are expected to be 

consistent with those anticipated in the Central Business Area and justify exemption from 

notice and review. Localised amenity impacts are also able to be assessed in any the planning 

permit application made under an approved Precinct Plan. 

ASSESSMENT AS TO WHETHER BENEFITS OF EXEMPTION OUTWEIGH 

EFFECTS ON THIRD PARTIES 

25. The benefits to the community through facilitating the redevelopment of the site and the 

associated construction related, and long term commercial employment justify the exemption 

and outweigh any perceived potential negative effects on third parties. In particular I am 

satisfied that the rezoning of the land is consistent with the long term strategy for the 

Wodonga Central Business Area and allows key road and public open space projects to 

proceed without unnecessary delay. 

26. Accordingly, after weighing all of the benefits and effects described above, I consider that the 

benefits of exempting myself from sections 17, 18 and 19 of the Act outweigh any effects of 

the exemption on third parties. 


DECISION 

27. I have decided to exercise my power to exempt myself from all the requirements of sections 

17, 18 and 19 of the Planning and Environment Act 1987 and the regulations in respect of 

Amendment C92 to the Wodonga Planning Scheme. 

REASONS FOR INTERVENTION 

28. In accordance with the Ministerial Powers of Intervention in Planning and Heritage Matters 

Practice Note I provide the following reasons for my decision to exercise my power under 

section 20(4) of the Planning and Environment Act 1987. 

29. I am satisfied that – 

The interests of this part of Victoria make such an exemption appropriate because: 

� The benefits of this Amendment in ensuring the future use and development of the site in 

a manner which is consistent with the Wodonga Central Business Area outweigh any 

perceived negative impacts of bringing the Amendment forward. 

� The Amendment will facilitate the completion of key regional road projects and the 

provision of public open space and pedestrian connections within Central Wodonga 

which are a priority for revitalisation of the Centre. 

� The Amendment supports economic investment of Regional significance identified in the 

Local Planning Policy Framework pending divestment of the former Railway Land. 

� The Amendment supports the sustainable growth of Wodonga as one of the key Regional 

Centres identified in the Regional Settlement Framework Plan of the State Planning 

Policy. 

� The amendment avoids unnecessary delays and will allow redevelopment of the land in a 

manner which is part of a long term strategy for the Wodonga Central Business Area and 

is supported by the City of Wodonga. 

� The amendment provides for the ongoing involvement of Places Victoria as a referral 

authority aiding delivery of a co-ordinated and high quality design and land use outcome. 

MATHEW GUY MLC 

Minister for Planning 

Date: November, 2011 


Page 161 of 304 

Town Planning Report -Amendment 

C92 to the Wodonga Planning Scheme 

Rezoning of the Former Wodonga Railway 

Station and associated Land 

Prepared on behalf of Places Victoria 

Reference: 0146635_R01 

November 2011 

www.erm.com

1 INTRODUCTION 

This submission has been prepared on behalf of Places Victoria and 

accompanies a request to the Minister for Planning to undertake Amendment 

C92 to the Wodonga Planning Scheme. The amendment seeks to rezone land 

comprising the former Wodonga Railway Station and associated rail land in 

Central Wodonga. The amendment also proposes the rezoning of a number of 

Council owned land parcels in South Street and High Street, Wodonga. 

The amendment has arisen as a result of the relocation of the Wodonga V-Line 

Passenger Railway Station to Melrose Drive, Wodonga. The relocation of the 

Station and associated diversion of the rail line has rendered the land vacant 

and surplus to operational requirements. 

The rezoning seeks to facilitate the redevelopment of the land as part of the 

Wodonga Central Business Area. The redevelopment of land in this manner 

has been contemplated as part of the strategic plan for the Wodonga Central 

Business Area. It is broadly reflected in the Wodonga Central Business Area 

Masterplan, 2006 which comprises part of the Local Policy Framework of the 

Wodonga Planning Scheme 

It is proposed that the land be rezoned from the Public Use Zone 4 (and 

Residential 1 Zone, Business 1 Zone and Road Zone 2) to the Comprehensive 

Development Zone 1. In addition it is proposed to apply the Environmental 

Audit Overlay, and delete the Design and Development Overlay which 

applies to the land. It is also proposed to apply a site specific Heritage 

Overlay HO10 to the former Wodonga Railway Station. 

This report describes the proposed amendments and supporting background 

documentation and the relevant policy context of the Wodonga Planning 

Scheme. 

The following reports have been consulted in reparation of this report; 

• Supplementary Environmental Site Assessment, Wodonga Central Rail 

Precinct, Elgin Boulevard Wodonga, Senversa, Final 14 January, 2011. 

• Archaeological Heritage Assessment for VicTrack Wodonga Rail Corridors, 

Stages 1-7, Biosis Research, August 2010. 

• CBRE, Central Wodonga Land Use Study. 

• Draft Development Plan prepared by Katsieris Origami Architecture. 

• Wodonga Masterplan, Urban Design Principles, The Buchan Group, 

September, 2003. 

• Wodonga Arterial Network Study, Development of a Strategic Transport 

Model, CPG 4 April, 2011. 

• Wodonga CBA Masterplan, 2006 Strategic Planning Report and Associated 

Urban Design Guidelines, Macroplan Australia, 2007. 

ENVIRONMENTAL RESOURCES MANAGEMENT AUSTRALIA 0137199_R01/REPORT /25 NOVEMBER 2011 

1 


• Wodonga Railway Station Complex, Analysis of Proposed Development 

Options, Heritage issues, Bryce Raworth Conservation and Urban Design, 

September, 2010. 

• Wodonga Railway station Heritage Assessment, Context Heritage 

Consultants, Draft 21 November, 2011 

• Ecological Assessment, Aecom Wodonga Parts 1 to 7, Victoria, September, 

2010. 

• Central Wodonga Strategic Land Use Study, May 2010, CBRE Richard Ellis, 

May 2010. 

• Wodonga Town Centre, Market Scope for Future Growth, Pitney Bowes 

Business Insight, Draft May 2010. 


2 


2 SUBJECT LAND AND LOCALITY 

2.1 REGIONAL CONTEXT 

Wodonga is a regional centre located on the Murray River in North East 

Victoria, approximately 300 kilometres from Melbourne. Wodonga adjoins 

the town of Albury, New South Wales and is a significant inland regional 

Centre. The combined population for the centres was around 105,000 in 2006 

and is projected to grow to 126,000 by the year 2051 (Clause 21.04 Wodonga 

Planning Scheme). 

The land subject of the Amendment principally comprises the former 

Wodonga Railway Station and associated rail land in Central Wodonga, as 

well as adjoining land parcels owned by the City of Wodonga. The rail land is 

no longer required for transport purposes due to the relocation of Wodonga 

Railway Station as part of a regional project to realign the Melbourne to 

Sydney Rail corridor outside of the Wodonga Central Business Area. 

Wodonga is located on the Hume Highway which forms part of the National 

Highway route and connects Albury and Wodonga to Sydney in the North, 

and Melbourne in the South. The Hume Highway route passes to the east 

(High Street) and south (Elgin Boulevard) of the subject land. Diversion of the 

Hume Freeway Route is a key component of upgrading the Wodonga Central 

Business District. 

2.2 SUBJECT LAND 

The subject land is generally bound by Elgin Boulevard to the south, Watson 

Street to the west, High Street and Church Street to the east, and Bond Street 

and South Street to the north. The land formerly comprised the Wodonga 

Railway Station and associated rail corridor. The irregular parcel follows the 

rail yards from the intersection of Elgin Boulevard and High Street, west to 

Watson Street adjoining South Street. The land parcel comprises an area in 

excess of 100,000sqm and is located at the northern edge of the Wodonga 

Central Business Area. The extent of land affected by Amendment C92 is 

depicted in Figure 2.1 below. 

The land includes parcels of land owned by the Wodonga City Council at No. 

35 to 51 South Street and No. 107 High Street as well as Elgin Boulevard 

between Smythe Street and High Street, Wodonga. 

A Title Compilation plan prepared by Reeds Consulting is contained at 

Appendix A. Copies of the corresponding Certificates of Title have been 

submitted as a separate document and include a range of restrictions in terms 

of easements (drainage, sewerage, carriageway) and conditions. 


3 


(Source: www.land.vic.gov.au (scale unknown) ) 

Figure 2.1 Land Subject to Amendment C92 to the Wodonga Planning Scheme 

The land is developed with the former Wodonga Railway Station building, 

Goods Shed, redundant rail infrastructure and signalling boxes. The eastern 

end of the land adjoining High Street comprises retail buildings and an open 

lot car saes yard on the corner of Bond Street and High Street. A commuter 

car park is located on the northern side of the land adjoining Bond Street. 

Scattered trees are located across the land, a number of which have been 

identified as indigenous. The land is relatively flat with areas of built up land 

associated with the former rail platform and station area. A steep 

embankment is located along the South Street frontage at the western end, so 

that the adjoining area of South Street is elevated above the subject land. The 

Council owned land parcels in South Street are vacant. 

The land is relatively unconstrained in terms of its built form and 

environmental context. A summary of the particular conditions of the land 

identified in consultant reports is contained in the assessment section of this 

report. 


4 


Subject Site 

N

2.3 LOCALITY 

The land is located at the northern edge of the Wodonga Central Business 

Area. High Street and Elgin Boulevard form part of the Hume Freeway route 

through Wodonga. High Street south of its intersection with Elgin Boulevard 

forms Wodonga’s traditional retail High Street. Land broadly to the north of 

South Street is residential, while land to the south and east forms Central 

Wodonga’s retail areas. Land to the west over Watson Street is industrial in 

nature. The site’s context relative to the Wodonga Central Business Area is 

shown in the aerial photograph at Figure 2.2. 

Adjoining land use and development includes: 

To the South 

• Elgin Boulevard is a key arterial currently supporting vehicle traffic from 

the Hume Freeway/High Street. 

• The Wodonga High Street (south of the intersection with Elgin Boulevard), 

is the principal retail and commercial core and principally comprises one 

and two storey retail buildings with office or storage at the first floor level. 

• Safeway Supermarket and car park is located south of Elgin Boulevard, 

(between High Street and Church Street). 

• Kentucky Fried Chicken Convenience Restaurant and car park is located at 

the south western corner of Church Street and Elgin Boulevard. 

• The former Municipal Swimming Pool Reserve is located on the south side 

of Elgin Boulevard (between Smythe Street and Church Street). 

• Adjoining and to the south at the site’s western end is vacant and 

developed commercial land (on the northern side of Elgin Boulevard) 

including ALDI Supermarket at the corner of Watson Street and Elgin 

Boulevard. 

• Centro Shopping Centre and associated car park is located on the southern 

side of Elgin Boulevard (between Smythe and Watson Street). 

To the East 

• Is High Street which is the key north south route of the Hume Highway 

through Wodonga and the main retail street (south of the Elgin Boulevard 

intersection). 

• The future ‘Manns’ Shopping Centre redevelopment site (comprising 

approximately 24600 m sq of retail floor area) is located to the east over 

High Street. 

• Development addressing the east side of High Street (north of the Elgin 

Boulevard intersection) includes one and two storey retail buildings. 


5 


To the West 

• Is Watson Street which is a local street, terminating at the subject land. 

• To the west over Watson Street is low level industrial and commercial land 

and an Electricity sub station on corner of Watson Street and Elgin 

Boulevard. 

• The rail corridor continues to the west adjoining South Street. 

To the North 

• South Street is a two way local street running along the northern side of 

the railway land. 

• Single dwellings and units are located along the northern side of South 

Street opposite the land. 

• Bond Street at the land’s eastern end connects to High Street in the east 

and Church Street in the north and forms part of the northern boundary of 

the land. 

• On the opposite (northern side of Bond Street) land is used for low level 

commercial purposes. 

• High Street further to the north comprises restricted retail uses and lower 

order commercial uses. 

• Immediately adjoining to the north at the corner of Church Street and 

South Street is the Carrion Hotel and car park. 

• Immediately adjoining to the north along South Street are an 

office/medical centre building, Wodonga Ambulance Station. 


6 


(Source: nearmap.com) 

Figure 2.2 Central Wodonga Business Area, Showing Location of Land Subject to Amendment C92 

Subject Site 

ENVIRONMENTAL RESOURCES MANAGEMENT AUSTRALIA 0137199_R01/REPORT/ 25 NOVEMBER, 2011 

7 


Am C92 

N

3 PROPOSAL 

The amendment proposes to rezone the former Wodonga Railway Station and 

associated rail land to allow for its future mixed use and development, and 

delivery of key public roads and public open space in Central Wodonga. 

The amendment: 

• Rezones the land from the Public Use Zone 4, Road Zone 2, Residential 1 

Zone and Business 1 Zone to the Comprehensive Development Zone, 

Schedule 1. 

• Introduces the Comprehensive Development Zone – Schedule 1 ‘Central 

Wodonga - Redevelopment of the Former Wodonga Railway Station and 

Rail Land’. 

• Applies the Environmental Audit Overlay to the Land. 

• Applies the Heritage Overlay HO10 ‘Wodonga Railway Station, Elgin 

Boulevard Wodonga’ to the places of heritage significance. 

• Deletes the Design and Development Overlay 4 ‘Elgin Boulevard’ which 

applies to the land. 

• Undertakes consequential minor modifications to the Municipal Strategic 

Statement and Local Planning Policy at Clause 21.11, Clause 21.12 and 

Clause 22.09. 

• Inserts reference to Maps 6EAO and 7EAO in the Schedule to Clause 61.03 

‘Maps which Comprise Part of this Scheme.’ 

• Includes Places Victoria as a referral authority for approval of permit 

applications and Precincts Plans under the Comprehensive Development 

Zone 1 in the schedule to Clause 66.04. 

• Includes reference to the ‘Wodonga Central Comprehensive Development 

Plan’ (‘Map 1’) in the Schedule at Clause 81.01 ‘Documents Incorporated 

Into this Scheme’. 

ENVIRONMENTAL RESOURCES MANAGEMENT AUSTRALIA 0137199_R01/REPORT/25 NOVEMBER, 2011 

8 


4 WODONGA PLANNING SCHEME 

The following sets out the relevant strategic context of the subject land within 

the Wodonga Planning scheme. 

4.1 EXISTING ZONING AND OVERLAY CONTROLS 

The land subject of the Amendment principally comprises the former 

Wodonga Railway Station and associated rail land. An extract from the 

zoning map of the Wodonga Planning Scheme is contained at Figure 4.1. 

Figure 4.1 Extract from Existing Zoning Map, Wodonga Planning Scheme 

The existing zoning of land subject of the amendment is summarised as: 

• Victorian Rail Track Land associated with the former use of the land for 

Wodonga Railway Station and rail corridor is zoned Public Use Zone 4 

‘Transport’. The Public Use Zone 4 is specific to the site’s former use. The 

Zone is no longer relevant and prevents use and development of the land 

consistent with its role in the Wodonga Central Business area. 

• Elgin Boulevard between Smythe Street and High Street is zoned Road 

Zone 2 on account of its designation in the local road network. It is noted 

that the alignment of the Road Zone 2 along Elgin Boulevard reflects its 

future alignment. 

• Parcels of land on the northern and southern side of Elgin Boulevard and 

adjoining High Street are zoned Business 1. This includes land currently 

comprising Elgin Boulevard at its intersection with High Street. 

ENVIRONMENTAL RESOURCES MANAGEMENT AUSTRALIA 0137199_R01/REPORT /25 NOVERMBER, 2011 


9 

Subject Site 

N

• Parcels of vacant land in South Street which are owned by Wodonga City 

Council are zoned Residential 1. 

• The land at No. 27 South Street zoned Business 4 recently acquired by 

Places Victoria to provide a link to Bank Street and Sumsion Gardens to the 

north. 

All land (excluding roadways) subject of the Amendment is affected by the 

Design and Development Overlay 4 ‘Elgin Boulevard Wodonga’ as depicted 

in the extract from the corresponding Overlay Map in Figure 4.2. 

DDO4 

Subject Site 

Figure 4.2 Extract from Existing Design and Development Overlay Map, Wodonga 

Planning Scheme 

The Design and Development Overlay 4 (DDO4) applies within Central 

Wodonga to land either side of Elgin Boulevard between Watson Street and 

High Street. The overlay provides design based objectives and requirements 

focussed on providing high quality streetscapes and active frontages. The 

proposed amendment includes deletion of the DDO4 from the land. Key 

principals from the Overlay are incorporated within the proposed 

Comprehensive Development Zone 1. 

4.2 PARTICULAR PROVISIONS 

A range of particular provisions are applicable to proposals to use and 

develop land. Of note is that the schedule to Clause 52.06 includes a ‘Precinct 

Parking Plan’ for Central Wodonga which includes the subject land. This Plan 

sets out parking rates which apply across the nominated area and have been 

derived with specific reference to parking demand and policy for Central 

Wodonga. Clause 52.17 ‘Native Vegetation’ requires a permit to remove 

native vegetation. 



DDO4 

10 

N

5 PROPOSED AMENDMENTS TO THE WODONGA PLANNING SCHEME 

5.1 PROPOSED ZONING AND OVERLAY CONTROLS 

It is proposed to rezone the land to the Comprehensive Development Zone, a 

new zone at Clause 37.02 the Wodonga Planning Scheme. It is proposed that 

the Comprehensive Development Zone be applied to all of the land identified 

in Figure 4.1. The purposes of the Comprehensive Development Zone (Clause 

37.02) are: 

‘To implement the State Planning Policy Framework and the Local Planning Policy 

Framework, including the Municipal Strategic Statement and local planning policies.’ 

‘To provide for a range of uses and the development of land in accordance with a 

comprehensive development plan incorporated in this scheme.’ 

Schedule 1 ‘Wodonga Central Comprehensive Development Plan’ has been 

prepared to apply to the land subject of the Amendment. The schedule has 

been drafted to reflect the particular opportunities for the use and 

development of the land. 

The implementation of the Comprehensive Development Zone rests on the 

inclusion of a Comprehensive Development Plan in the Schedule to the Zone. 

The plan depicts precincts and key components of the site’s development to be 

read in conjunction with precinct objectives contained in the zone schedule. 

A permit is required for buildings and works pursuant to Clause 37.02-4 of 

the Zone. The zone makes provision for exemption from notice and review 

for development which is generally in accordance with a ‘Comprehensive 

Development Plan’ and exemptions may also be granted for the construction 

of buildings and works through the zone schedule. 

It is proposed that a site specific Heritage Overlay HO10 (Clause 43.01) be 

applied to the ‘Wodonga Railway Station, Elgin Boulevard Wodonga’. The 

purposes of the Heritage Overlay are to: 

To implement the State Planning Policy Framework and the Local Planning Policy 

Framework, including the Municipal Strategic Statement and local planning policies. 

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 specifically identified 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 requires a permit for construction of buildings and works 

(including demolition). 



11

It is proposed that the Environmental Audit Overlay (Clause 45.03) be applied 

to all of the land. Pursuant to Clause 45.03-1 it is a requirement that: 

‘Before a sensitive use (residential use, child care centre, pre-school centre or primary 

school) commences or before the construction or carrying out of buildings and works 

in association with a sensitive use commences, either: 

• A certificate of environmental audit must be issued for the land in accordance with 

Part IXD of the Environment Protection Act 1970, or 

• An environmental auditor appointed under the Environment Protection Act 1970 

must make a statement in accordance with Part IXD of that Act that the 

environmental conditions of the land are suitable for the sensitive use. 



12

6 STATE PLANNING POLICY FRAMEWORK 

The State Planning Policy Framework sets out principals for the use and 

development of land across Victoria. The following elements are of relevance 

in consideration of the proposed amendment: 

Clause 11.01-2 ‘Activity Centre Planning’ has the objective to: ‘To encourage the 

concentration of major retail, residential, commercial, administrative, entertainment 

and cultural developments into activity centres which provide a variety of land uses 

and are highly accessible to the community.’ 

Clause 11.02-1 ‘Supply of Urban Land’ has the objective to ‘ensure a sufficient 

supply of land is available for residential, commercial, retail, industrial, recreational, 

institutional and other community uses’ and should consider ‘opportunities for the 

consolidation, redevelopment and intensification of existing urban areas’. 

Clause 11.05-1 ‘Regional Settlement Networks’ identifies Wodonga as a key 

regional location in which to encourage sustainable development consistent 

with the Regional Victoria Settlement Framework Plan. An integrated 

planning response is sought between settlements, within regions and in 

adjoining regions and States. Growth in regional settlements is to be directed 

to where it can be provided in the most ‘efficient and sustainable’. 

Clause 11.05-4 sets out Planning Strategies and Principles for Regional Areas 

including: 

• ‘Support[ing] a network of integrated and prosperous regional settlements. 

• Utilis[ing] redundant urban land with limited environmental or heritage 

constraints. 

• Support[ing] the strategic relocation of transport infrastructure consistent with 

regional plans. 

• Support[ing] the increased growth of the regional township through provision of 

opportunities for employment, community facilities and services that are 

connected in central locations. 

• Encouraging high quality urban and architectural design which enhances the 

character of the existing township. 

• Improving opportunities for a diverse range of accommodation in a well serviced 

location.’ 

Clause 12.01-1 ‘Protection of Habitat’ seeks to protect biodiversity and utilise 

land for urban development which minismises disruption to native vegetation 

and plant and animal habitat. 

Clause 12.01-2 Native Vegetation Management provides for the retention of 

remnant native vegetation and seeks to achieve ‘net gain in the extent and 

quality of native vegetation’. ‘Victoria’s Native Vegetation Framework 

Management Plan’ is to be used in assessment of native vegetation. 

Clause 13.03-1 ‘Use of Contaminated and Potentially Contaminated Land’ 

seeks to ensure that potentially contaminated land is suitable for its future use 

through application of the Environmental Audit Overlay. 



13

Cause 15.01-1 ‘Urban Design’ has the objective to ‘create urban environments 

that are safe, functional and provide good quality environments with a sense of place 

and cultural identity’. 

Clause 15.03 ‘Heritage’ has the objective to ‘ensure the conservation of places of 

heritage significance,’ while Clause 15.03-2 ‘Aboriginal Cultural Heritage’ seeks 

to ensure the protection and conservation of places of Aboriginal cultural 

heritage significance. 

Clause 17.01-1 ‘Business’ encourages ‘development which meets the communities 

needs for retail, entertainment, office and other commercial services and provides net 

community benefit in relation to accessibility, efficient infrastructure use and the 

aggregation and sustainability of commercial facilities.’ 

Clause 17.03-1 ‘Facilitating Tourism’ seeks to support the development of 

regional tourism through planning for facilities. 

Clause 18.01-1 ‘Land Use and Transport Planning’ seeks to ‘create a safe and 

sustainable transport system by integrating land-use and transport’ and 

development corridors which support radial and circumferential radial 

movements. 

Clause 18.02-4 ‘Management of the Road System’ seeks to support the 

strategic upgrade of transport routes. 

Clause 18.02-5 ‘Car Parking’ has the objective to ‘ensure an adequate supply of 

car parking that is appropriately designed and located’ and to encourage the efficient 

provision of car parking through consolidation.’ 

Clause 19 Infrastructure seeks to plan for social and physical infrastructure in 

a way that is ‘efficient, equitable, accessible and timely’. 



14

7 LOCAL PLANNING POLICY FRAMEWORK 

7.1 MUNICIPAL STRATEGIC STATEMENT 

Wodonga’s Municipal Strategic Statement (MSS) sets out the future strategic 

direction for the municipality at Clause 21 of the Planning Scheme. 

Clause 21.01 ‘Planning for the Future‘ identifies that ‘Wodonga has experienced 

strong growth over the past thirty-five years and will continue to grow at close to 2% 

per annum over the next 15 years. The Wodonga Council has addressed the need to 

plan for the future by completing the Wodonga Growth Strategy Plan, which 

demonstrates how Wodonga will cater for urban growth well beyond 2050’. The 

Wodonga Growth Strategy plans for growth beyond 2036 and plans for the 

development and implementation of several key infrastructure projects, 

including: 

• ‘The Hume Freeway; 

• The Wodonga Rail By-pass project; 

• The Wodonga Road Strategy Plan; 

• Wodonga Central Business Area (CBA) upgrade; 

• Reinforcement of the role and potential improvement of Wodonga CBA as a mixed 

use centre and the city’s major retail, civic, entertainment and community centre. 

• The planning approach will continue to build on the strength of a well planned and 

effective road network in accordance with the Wodonga Road Strategy Plan.’ 

In the Regional Context (Clause 21.03-3) Wodonga is strategically placed in 

the context of North East Victoria and Southern New South Wales. It provides 

a ‘sub regional role for retailing and services’ and its location makes it a central 

point for access to surrounding tourist attractions. 

Clause 21.04 :’Profile of the City of Wodonga’ identifies 

• ‘Albury Wodonga is one of Australia’s fastest growing inland regional centre.’ 

• ‘In 2006, the total population of the Albury Wodonga statistical area was estimated 

at 105,000. 

• ‘By the year 2021, Albury Wodonga will have an estimated population of 126,000 

and by 2051, the population will exceed 150,000.’ 

• ‘The ABS estimated the resident population of Wodonga to be 34,776, as of June 

2007. The population is expected to increase to 37,440 by 2011, 43,640 by 2021 

and 50,600 by 2031. 

• ‘The total population increase in Wodonga from 1996-2031 is estimated to exceed 

the combined increase of Albury, Hume, Indigo and Towong councils.’ 



15

Clause 21.05-1 ‘Facilities and Presentation’ identifies that Wodonga ‘lacks the 

range of facilities and level of presentation in the CBA that is typically representative 

of a regional centre. This is due to the rapid transition of Wodonga from a small 

country town to one of Victoria’s fastest growing regional centres’ 

Clause 21.05-6 relates to the ‘Wodonga Central Business Area (CBA) and 

notes: 

• The revitalisation of the CBA is a community priority. 

• The removal of the railway is viewed as an essential element and catalyst in 

achieving the revitalisation of the CBA. 

• Visionary planning and a proactive approach are required to improve the CBA and 

provide a framework to facilitate development. 

• Wodonga needs to develop a stronger and more vibrant retail base. 

• The CBA should offer a location for a vibrant mixed use environment, integrating 

retail business and residential uses. 

• Traffic management works are required to improve the amenity of the CBA for 

pedestrians and shoppers. 

• The funding of additional road and parking infrastructure required to support the 

redevelopment of the Central Business Area. 

21.06-2 ‘Regional Influences’ indicates that Council will recognise that the: 

• ‘Economy and development of Wodonga should not be planned in isolation to 

Albury; 

• Duplication of facilities will be avoided to minimise costs, whilst respecting the 

need to provide an adequate range of facilities for a growing population; and, 

• A partnership approach will be undertaken (with the Commonwealth and State 

governments) to strategically plan for Wodonga.’ 

Clause 21.06-3 ‘Environment’ seeks to identify environmental constraints 

prior to the rezoning of the land. 

Clause 21.06-4 ‘Urban Design’ notes the importance of protecting the public 

realm and providing activated streets and ‘sleeving’ of car parking within 

retail development. 

Clause 21.06-5 ‘Infrastructure Provision’ notes that ‘Infrastructure will be 

provided in a timely, effective and cost efficient manner’ taking into account 

approved Structure and Development Contribution Plans. 

Clause 21.10-3 ‘Central Wodonga’ in relation to residential development, 

notes that ‘With the removal of the Melbourne to Sydney railway line and the 

subsequent revitalization of the CBA, the attractiveness of living in central Wodonga 

will continue to increase.’ 



16

Clause 21.11-01 Activity Centres Strategy identifies that ‘The continued 

population growth in Wodonga has increased the potential for retail expansion in the 

CBA.’ The main retail strategies for Wodonga can be summarised as follows: 

• The Wodonga CBA is the primary centre and activity node for retail, commerce 

and entertainment use and development, the type of retail development to be 

encouraged is detailed in clause 21.11-02. 

• Bulky goods and large format retail uses are encouraged in central 

Wodonga in accordance with the Wodonga Central Area Master Plan 2006; 

• Bulky goods retailing will be generally discouraged in other locations. 

Clause 21.11-02 ‘Redevelopment of the Wodonga’ notes that: 

‘The upgrade and revitalisation of the Wodonga CBA is one of the Council’s key 

strategic initiatives. The Wodonga Central Area Master Plan provides a strategic 

framework for the future redevelopment of the Wodonga CBA and its periphery, with 

the knowledge that the relocation of the Melbourne to Sydney railway line is a funded 

project and will proceed.’ 

The Central Area Master Plan recognises the unique opportunity this provides for the 

positive transformation of the entire central area of Wodonga. … The master plan is 

supported by research into important elements including urban design, 

economic/market analysis, traffic management, social/community aspirations and 

environmental constraints. 

Strategic Actions include (selected): 

• ‘Implement the Wodonga Central Area Master Plan 2006 and adopted urban 

design guidelines for the built form of development within the central area of 

Wodonga. 

• Continue to plan for the relocation of the Melbourne to Sydney Railway Line and 

redevelopment of the former railway land. 

• Dispersion of through traffic away from High St and establishment of a permeable 

interconnected road and pedestrian network across the former railway land and 

throughout the CBA. 

• The intensification of the CBA will be encouraged within the Business 1, Business 

2 and Mixed Use Zones concentrated around the CBA through multi storeyed 

mixed use development encouraged up to six storeys in preference to single storey 

development sprawling beyond the core area of central Wodonga. 

• Encourage core retailing activities to develop along Elgin Boulevard between 

Smythe St and High St including the former railway land, including discount 

department stores, full range supermarkets, large format retail outlets and 

speciality retail shops 

• Encourage supporting retail and mixed uses north of Elgin Boulevard between 

Watson and Smythe Streets. 

• Active promotion of mixed use development opportunities that encourage retail 

activity at the street level with commercial and residential uses on upper floor 

levels. 



17

• Through traffic will be dispersed away from High St and the street redeveloped to 

provide additional car parking, improved safety, accessibility and amenity for 

pedestrians. 

• Opportunities will be provided for large format/bulky goods retailing to occur in 

and around the periphery of the CBA as identified in the Wodonga Central Area 

Master Plan. 

• Encourage high quality medium density residential units to be developed in the 

Wodonga CBA. 

• Support private and public investment in the CBA that contributes towards 

Wodonga becoming a regional centre of significance. 

Clause 21.11-03 ‘Tourism’ seeks to facilitate the expansion of tourism 

opportunities that have regard to the environmental objectives of the MSS. 

Clause 21.12 identifies key infrastructure projects and includes 

• ‘The relocation of the Melbourne to Sydney rail line from the CBA...; 

• The provision of an outer ring roads’ system and other roads’ projects in 

accordance with the Wodonga Road Strategy Plan; 

• The upgrade of the Wodonga CBA;’ 

Clause 21.12-01 Wodonga Road Strategy Plan notes that Traffic management 

works are a major component toward the improvement and revitalisation of 

the CBA. Features of the Road Strategy Plan include: 

• An inter-connected network of streets in the Wodonga CBA will aid in the 

distribution of traffic and spread traffic loads across a number of road routes rather 

than a particular designated route. 

• The provision of a permeable central road network in accordance with the Wodonga 

Central Area Master Plan 2006 will allow for the dispersion of through traffic 

away from High St and the conversion of the street into a car parking, shopping 

and pedestrian precinct; 

• Elgin St will continue to be developed into a tree lined boulevard and realigned at 

High St to link with the eastern leg of Elgin Boulevard; 

Clause 21.12-02 relates to the ‘Wodonga Rail Facilities Upgrade’ and notes 

‘…in addition to providing up to 19 hectares of land for future commercial 

development, the project will be instrumental to the upgrade of the CBA, removing the 

physical barrier and traffic delays experienced …. 

The Wodonga Council will continue to work in partnership with the State and Federal 

governments to plan for and maximise the opportunities arising from this project.’ 



18

Clause 21.13-07 ‘Cultural and Built Heritage’ plans for the protection of 

Heritage Places noting that a Heritage Study is to be undertaken to consider 

the relevant planning scheme protection required for identified places. 

Clause 21.15 ‘Reference Documents’ identifies the following relevant 

documents: 

• Albury Wodonga Regional Planning Strategy (Albury Wodonga Region Planning 

Committee 1991). 

• Wodonga CBA Strategic Planning Report – Master Plan 2006 and associated 

Urban Design Guidelines, August 2007. 

• Albury Wodonga the Gateway to Growth (Macroplan 1998). 

• Wodonga Central Area Car Parking Strategy, Ratio Consultants, April 2003. 

• Rural City of Wodonga Statement of Policy in Respect to Developer Contributions, 

1994. 

7.2 LOCAL PLANNING POLICIES 

Clause 22.09 ‘Wodonga Central Business Area’ 

This local planning policy applies in the Central Business area and notes that: 

‘The city centre will be retained and consolidated as the municipality’s primary retail 

and business centre. This policy guides decision making in regard to the urban design 

and location of development in the Central Business Area, with the aim of supporting 

strategies to enhance the general levels of activity and the overall appearance of the 

City centre. ‘ 

Key policies include: 

• ‘The Wodonga Central Business Area be planned and developed as the City’s 

primary retail, business, commercial and community centre. 

• The planning of the Central Business Area be generally in accordance with the 

adopted version of the Wodonga Central Area Master Plan and its supporting 

guidelines. 

Clause 22.06 ‘Urban Design Along Main Roads’ 

This policy applies to land adjoining the Road Zone Category 1 or 2 and seeks 

to encourage development which makes a positive contribution to built form 

through buildings and landscaping. 

Clause 22.17 ‘Public Open Space’ 

This policy applies to the provision of open space in all zones of the planning 

scheme and seeks open space areas to be set aside at approximately 15% of the 

developed open space. 



19

8 ASSESSMENT 

The following is an assessment of the proposed amendment which 

incorporates the considerations of Ministerial Direction No. 11 ‘Strategic 

Assessment Guidelines’. A copy of the completed Guidelines is contained at 

Appendix B. 

8.1 CONSISTENCY WITH THE STATE AND LOCAL PLANNING POLICY FRAMEWORK 

The State Planning Policy Framework aims to strengthen the network of 

Regional Centres across Victoria and provide for the concentration of retail, 

residential, commercial, administrative, entertainment and cultural 

developments within Activity Centres which provide a variety of land uses. 


Regionally Albury Wodonga is the main gateway between Victoria and New 

South Wales and is the largest regional provincial centre on the national 

transport route. Wodonga provides a sub regional role for retailing and 

services and a regional role for education. It is also well located with respect 

to surrounding regional tourism attractions. The proposal rezoning supports 

growth of the Wodonga Central Business Area and seeks to attract new 

investment opportunities in housing, residential use, tourism development, 

education and retail consistent with these roles. 

Having regard to this context the proposed amendment supports and 

implements the objectives, strategies and policies of the State Planning Policy 

Framework. In particular: 

• Clause 11.01-2 ‘Activity Centre Planning’ by developing the Central 

Wodonga Business Area in a manner which directs land use and built 

form outcomes through the Comprehensive Development Zone. 

• Clause 11.05-1 ‘Regional Settlement Networks’ by supporting the 

development of facilities and services and utilising redundant 

infrastructure land. 

• Clause 11.05-4 ‘Regional Planning Strategies and Principles’ 

o Supporting the role of Wodonga as part of a network of integrated and 

prosperous regional settlements. 

o Utilising redundant urban land with limited environmental or heritage 

constraints. 

o Supporting the strategic relocation of transport infrastructure 

consistent with the Wodonga Growth Strategy. 

o Supporting the increased growth of the regional township through 

provision of opportunities for employment, accommodation 

community facilities and services that are connected in central 

locations. 

o Providing opportunities to encourage high quality urban and 

architectural design which enhances the character of the existing 

township. 



20

• Clause 13.03-1 ‘Use of Contaminated and Potentially Contaminated Land’ 

- Ensuring that potentially contaminated land is suitable for its future use 

through application of the Environmental Audit Overlay. 

• Cause 15.01-1 ‘Urban Design’ - Providing for urban environments that are 

safe, functional and of good quality through incorporation of design 

objectives in the Comprehensive Development Zone Schedule 1. 

• Clause 15.03-1 ‘Heritage Conservation’ - Planning for inclusion of former 

Railway buildings and the adoption of thematic history in public open 

space through the Comprehensive Development Zone and through the 

application of the Heritage Overlay ‘HO10’ to the ‘Wodonga Railway 

Station, Elgin Boulevard, Wodonga’. 

• Clause 18.01-1 ‘Land use and Transport Planning’ - Supporting 

improvements to the road network which allow the diversion of through 

traffic from Wodonga Town Centre and planning for pedestrian and 

cyclist links integrated with the existing township fabric. 

The amendment and the land’s long term redevelopment support the future 

vision for the consolidation and revitalisation of the Wodonga Central 

Business District. Clause 21.01 ‘Planning for the Future’ projects continued 

urban growth of Wodonga beyond the year 2050 while Clause 21.03-3 

identifies Wodonga as one of Victoria’s fastest growing regional centres 

sustaining continued population growth and further growth in economic 

prosperity. 

The implementation of key infrastructure projects identified in the Wodonga 

Growth Strategy are central to the proposed amendment and include the 

diversion of the Hume Freeway, The Wodonga Rail By-pass project and the 

Wodonga Central Business Area (CBA) upgrade. In particular the relocation 

of the railway is a project which has been anticipated as part of the growth 

strategy for Wodonga on the proviso at Clause 21.12 that it would enable as 

‘land to be set aside for commercial development...’ 

The long term redevelopment of the subject land as part of the upgrade of the 

Wodonga CBA is noted at Clause 21.11-02 as ‘a unique opportunity this provides 

for the positive transformation of the entire central area of Wodonga...’. Clause 

21.05-5 identifies that ‘Wodonga lacks the range of facilities and level of presentation 

in the CBA that is typically representative of a regional centre. This is due to the 

rapid transition of Wodonga for a small country town to one of Victoria’s fastest 

growing regional centres.’ In this context, the rezoning of the subject land is 

justified as it provides the significant opportunity required to elevate 

Wodonga to fulfil its strategic regional role within Victoria. 

The framework for development of the land will be established by Places 

Victoria and will be facilitated through their ongoing involvement as a referral 

authority for the approval of Precinct Plans and permit applications under the 

Comprehensive Development Zone Schedule 1. This will aid the delivery of a 

co-ordinated and high quality design and land use outcome which is reflective 

of the strategic importance of the land. 

The proposed rezoning delivers the vision for the priority revitalisation of the 

Wodonga Central Business Area consistent with the Wodonga Central Master 

Plan (and Clause 21.05-6, Clause 21.11.02 Clause 21.06-1) through: 



21

• Planning for road projects consistent with the Wodonga Road Strategy Plan 

that support the dispersion of through traffic away from High Street, the 

creation of a pedestrian network across the former railway land and better 

links throughout the CBA. 

• Supporting the continued upgrade of Elgin Boulevard and its realignment 

at High Street. 

• Providing opportunities for hotel accommodation, education uses cinema 

entertainment facilities and the development of a ‘stronger and more vibrant 

retail base’. 

• Supporting the location of core retail activities along Elgin Boulevard 

between Smythe Street and High Street (including discount department 

stores, full range supermarkets, large format retail outlets and specialty 

retail shops) as identified in the Central Business Area Masterplan. 

• Allowing discretion in relation to the location, size and type of retail uses 

away from the key frontages of High Street and Elgin Boulevard and the 

requirement for Economic Analysis to be undertaken. 

• Supporting the location of retail and mixed uses north of Elgin Boulevard 

between Watson and Smythe Streets. 

• Providing a framework to facilitate development by providing flexibility in 

land use and built form and encouraging a streamlined approvals process. 

• Giving priority to design for new development to ensure that it contributes 

to streetscape character and accommodates glazed shop fronts consistent 

with the Urban Design principles at Clause 21.06-4. 

• Allowing for the integration of retail, business and residential uses and 

designation of Precinct No. 4 on South Street where residential 

redevelopment is specifically encouraged attracting a greater diversity of 

housing types and provision of residential and aged care (Clause 21.05-9 

and Clause 21.06-1 and Clause 21.13-1 ‘Housing’). 

• Providing for the car parking rates consistent with the local variation to 

Clause 52.06. 

• Promoting ‘active’ uses at ground level and commercial and residential 

uses on upper floors. 

• Providing for landscape improvements and the creation of an Urban 

Square at the intersection of Elgin Boulevard and High Street. 

8.2 USE OF THE VICTORIAN PLANNING PROVISIONS – APPROPRIATENESS OF THE 

PROPOSED CONTROLS 

8.2.1 Selection and context of the Comprehensive Development Zone 

It is proposed to apply the Comprehensive Development Zone and site 

specific Schedule 1 to the land in order to facilitate the future use and 

development of the land in a manner which is consistent with the inclusion of 



22

the land within the Wodonga Central Business Area. The Comprehensive 

Development Zone recognises that this significant parcel of land provides a 

unique opportunity to contribute to elevating Wodonga to meeting its role 

within the Regional network. In particular: 

• It enables provision of purposes which relate specifically to the 

redevelopment of the land; 

• It provides flexibility in relation to land use and development controls 

and can incorporate a wide range of site specific permissions such as 

demolition of buildings or access to a road; 

• It can incorporate requirements for the preparation of a Framework Plan 

for the entire site and Precinct Plans to be approved prior to the issuing 

of any Planning Permit; 

• It can utilise a plan incorporated into the Scheme and in the schedule to 

direct key road or public open space projects (a priority outcome in this 

instance). 

• It proposes to permit land uses and new roadways which are broadly 

similar to those contemplated by the Wodonga Central Business Area 

within the Local Planning Policy Framework of the Wodonga Planning 

Scheme. 

• It applies to land which does not have sensitive abuttals with respect to 

amenity expectations and is relatively unencumbered in terms of 

environmental considerations. 

• It can incorporate exemptions from notice and review for development 

which is generally in accordance with an Approved Precinct Plan. 

• It can allow for the ongoing involvement of Places Victoria as a referral 

authority under s.55 of the Planning and Environment Act for approval 

of Precinct Plans and Planning Permit Applications. 

Having regard to the above Schedule 1 to the Comprehensive Development 

Zone has been prepared to: 

• Set out the particular purposes of redevelopment of the land – 

principally; 

o Redevelopment and revitalisation; 

o Uses which support the existing Wodonga Central Business Area 

and radiate out from the corner of Elgin and High Streets in terms 

of ‘intensity’ of land use and built form; 

o The realignment of Elgin Boulevard and creation of a pedestrian 

priority area and retail location. 

o Provision of high quality public open space and pedestrian links 

along the rail corridor. 

o Buildings of high quality and active frontages. 

o Reuse of the former Railway Station Building and Goods shed as a 

centre piece to future development and pedestrian links/ public 

open space. 

• The table of uses (Clause 1) has been constructed to facilitate 

development. It has the following features: 



23

o The majority of uses are as of right with some restrictions 

encouraging their location in particular precincts. This is 

consistent with the local policy vision for the land as part of the 

Wodonga Central Business Area within the Wodonga Planning 

Scheme. 

o Restrictions on some land uses (i.e. office, residential) only in so far 

as to require their location above street level to ensure active uses 

are maintained at the ground floor level. 

o Space intensive ‘low grade’ uses and ‘offensive’ uses have been 

contained in Section 3 ‘Prohibited’ on account of the desire to 

encourage residential use across the site. 

The Comprehensive Development Plan is proposed to be contained as part of 

the Schedule to provide a ‘fixed’ view of major roads and public open space to 

be delivered as part of the land’s redevelopment, as well as the identification 

of Precincts. Because the Schedule can only be varied by a Planning Scheme 

amendment, only those items which are certain, and of the highest priority to 

the land’s redevelopment have been included as a framework for land use 

development. 

Clause 4 of the Zone schedule sets out requirements for the preparation of 

Precinct Plans and requires that a permit not be granted until an overarching 

Framework Plan and Precinct Plan (for the relevant land parcel) has been 

approved. Clause 4 also makes provision for amendment of the Framework 

Plan or for permits to be granted prior to preparation of a Precinct Plan, 

provided it would not prejudice the purposes of the zone, or implementation 

of the outcomes under the Comprehensive Development Plan and Framework 

Plan. 

The requirements for Precinct Plans at Clause 4 include detail in relation to 

land use, building and works, reuse of the Railway Station and Goods Shed 

buildings, provision for new pedestrian and road links, car parking consistent 

with Council’s schedule to Clause 52.06, loading and unloading, public open 

space and landscaping and staging of development. The preparation of 

Precinct Plans is to be supported by reports relating to traffic and vehicle 

access, landscaping and economic analysis as necessary. 

Design principles for preparation and assessment of Precinct Plans and 

Planning permits are set out at Clause 9. 

All buildings and works require a permit under Clause 8 of the zone, save for 

anything otherwise exempted under Clause 62 of the Wodonga Planning 

Scheme. A requirement for a planning permit has also be incorporated for the 

creation or alteration of access to Elgin Boulevard or Watson Street in 

recognition of their strategic importance to the road network, and the desire to 

maintain priority pedestrian environments. 

Proposals which are generally in accordance with an approved Precinct Plan 

are exempt from the Notice and Review requirements of the Planning and 

Environment Act under Clause 12 of the zone. This exemption extends to 



24

other provisions of the Scheme, including those relating to native vegetation 

and car parking or loading. 

Places Victoria will prepare the Framework Plan for future development and 

will be involved with future applications for approval of Precinct Plans and 

permits through identification as a referral authority within the 

Comprehensive Development Zone and in the Schedule to Clause 66.04 

8.2.2 Compliance with Ministerial Directions 

The Ministerial Direction on the ‘Form and Content’ of Planning Schemes 

(17.9.2009) sets out the requirements for the format of Planning Schemes 

across Victoria. The proposed amendment is consistent with this direction 

and proposes to include an existing VPP Zone and new schedule within the 

Wodonga Planning Scheme. 

The proposed zoning and revisions to the Local Planning Policy Framework 

remain consistent with the State Planning Policy Framework and include the 

specified land uses under Section 1 of the Zone. Minor consequential 

modifications are proposed to the local policy framework at Clause 21.11, 

Clause 21.12 and the policy for the Central Wodonga Business Area at Clause 

22.09. These modifications refer to the relocation of the railway station and 

the Comprehensive Development Zone, but do not make policy changes per 

se. 

It is proposed that the Environmental Audit Overlay (EAO) be applied to the 

land consistent with Ministerial Direction No 1 ‘Potentially Contaminated 

Land’. The proposed rezoning would have the affect of facilitating the future 

residential use of the land, and accordingly it is a requirement of this 

Ministerial Direction that the overlay be applied. Investigation into 

environmental contamination across the rail land is addressed at section 8.3.1 

of this report. 

As noted an assessment against Ministerial Direction 11 ‘Strategic Assessment 

of Amendments’ is include at Appendix B and cross references with the 

content of this report. 

8.3 CONSIDERATION OF ENVIRONMENTAL IMPACTS 

8.3.1 Environmental Contamination 

An Environmental Site Assessment has been undertaken by Senversa 

Environmental for the ‘Central Precinct’ of the rail land in January, 2011. 

Portions of the land have been identified as contaminated as a result of the 

former rail related operations and the location of a former Police Station and 

Service Station. 

The Report prepared for the eastern half of the Railway land to accompany the 

amendment indicates that (Executive Summary p. i-iii): 

• ‘Although the contamination issues identified are unlikely to significantly 

preclude the long term redevelopment objectives of the site, the site investigation 

works identified contamination issues that will require site management and/or 

remediation, and some additional assessment’. 



25

• Ground water contains elevated metal (including arsenic, copper, nickel and zinc), 

sodium chloride, nitrate, ammonic and petroleum hydrocarbon concentrations 

that potentially preclude the protected beneficial uses maintenance of ecosystems, 

potable water supply, primary contact recreation, and agriculture, parks and 

gardens. None of these beneficial uses presently exist on site, and are unlikely to 

be realised in the future. 

• ‘A remediation action plan (RAP) should be developed and implemented that 

considers the infrastructure removal works and proposed development objectives 

and addresses adoption of risk based remedial objectives’. 

• Further soil investigation works should be undertaken in the proposed public open 

space areas (ie town square) to further assess the extent of metal and PAH 

contamination and beneath the former employee car park, Wodonga Station and 

kerosene lamp store to delineate the extent of identified contamination’. 

• A ground water monitoring well should be installed in the former employee car 

park to investigate potential groundwater impacts associated with the identified 

hydrocarbon soil contamination in the area. 

• A soil contamination management plan (SCMP) will also be required to manage 

residual risk associated with soil contamination during the proposed development 

works. A management plan is also likely to be required to be developed for the 

long term management of residual soil contaminants where it is appropriate to 

leave contaminates in situ as part of the overall development of the site. ‘ 

It is proposed that the Environmental Audit Overlay be applied to the land to 

ensure the safety of future sensitive uses. Requirements relating to the 

preparation of an Environmental Audit or Statement have also been included 

at Clause 10 of the proposed Comprehensive Development Zone Schedule to 

ensure that environmental contamination is suitably remediated for land to be 

developed for public open space. 

8.3.2 Ecological Assessment of Native Flora and Fauna 

An ecological assessment of the land was prepared for the former rail corridor 

by Eacom Consultants in September, 2010. The detailed ecological assessment 

has been prepared for the land which is being ‘decommissioned’ as a result of 

the relocation of the rail corridor. The land subject of the amendment is 

contained in Precinct 5 which is noted as comprising the Wodonga V-Line 

Railway Station and disused train yards. The assessment included analysis of 

the potential for: 

• Matters of National Environmental Significance; 

• The presence of flora or fauna clarified as threatened under commonwealth 

or state legislation. 

• The presence and distribution of mapped endangered or vulnerable 

Ecological Vegetation Classes (EVC); and 

• An on site ecological assessment of flora and fauna. 

In summary there were: 

• No recorded threatened (Commonwealth or State listed) species of flora or 

fauna identified in the site assessment which require protection; 



26

• Of the threatened (Commonwealth or State listed) flora and fauna species 

identified as possibly occurring within 1 km of the site, an assessment of 

the habitat requirements of the species revealed that none of them are likely 

to occur within Precinct 5. 

• EVC class vegetation ‘Plains Grassy Woodland (55)’ and ‘Floodplain 

Riparian Woodland (56)’ were identified as being present within 1 km of 

the site, however no remnant patches of native vegetation were identified 

on site which require protection; 

• Thirteen scattered indigenous trees were identified on the land. Removal 

of the trees requires a planning permit under Clause 52.17 of the Wodonga 

Planning Scheme and would require assessment under ‘Victoria’s Native 

Vegetation Framework Management Plan’ which seeks to avoid, minimise 

and offset the removal of native vegetation. 

Having regard to this assessment the conditions of the land do not present any 

significant impediment to its rezoning to facilitate future redevelopment. The 

Comprehensive Development Zone requires any Precinct Plan to show the 

retention and protection of remnant indigenous trees across the site where 

possible. A range of mature trees of varying quality are present across the site 

and appear to have been planted or introduced as part of the railway 

occupation of the land. Given the land is to be the subject of substantial 

renewal it is not proposed that these trees necessarily be retained. The 

Comprehensive Development Zone variously includes requirement for the 

consideration of landscape plans to accompany approval of Precinct Plans. 

8.3.3 Archaeological Heritage Assessment 

An archaeological Heritage Assessment of the land was undertaken by Biosis 

research in August 2010. The assessment includes consideration of land 

contained in the former rail corridor and was based on review of previous 

archaeological studies in the area, identification and discussion of known 

recorded Aboriginal and historical sites in the study area and management 

recommendations for areas of archaeological potential. Field assessments 

were also undertaken across the corridor study area to identify the nature of 

land forms, implications of prior soil disturbance and the presence of surface 

historic archaeological material and features. 

The land subject of the amendment is contained in Parts 5 and 6 of the Study 

area (Wodonga Central and Western Rail Corridor). The Report includes a 

description of the Study area at p.16 and notes: 

‘Given that much of the study area is associated with an area already highly disturbed 

through railway line construction and other features within the permanent way 

(including the track embankment), the potential for in situ (original) cultural heritage 

places to occur within the majority of the Wodonga Central (Part 5) and the Western 

Rail Corridor (Part 6) can be considered low. 

During the field survey there was also evidence of large scale construction activities 

for the purposes of creating a causeway across the creek, as well as a bridge to facilitate 

the rail crossing and also a track and embankment within the permanents way. There 

is very little to no undisturbed land surfaces within Part 6 within a distance of 200 

metres of House Creek. In general, the potential for in situ (original) Aboriginal 



27

archaeological sites to occur within the majority of Parts 5 and 6 of the study can be 

considered low. 

Under the Aboriginal heritage Act 2006, any proposed development within Parts 5 

(Wodonga Central) or Part 6 (Western Rail corridor) will not require the preparation 

of a mandatory Cultural Heritage Management Plan, as although the project 

constitutes a high impact activity, it will not impact on recorded VAHR sites or other 

area of cultural heritage sensitivity’. 

As noted in the assessment, although future redevelopment of the land will 

constitute a ‘high impact activity’ there is no further requirement for 

preparation of a Cultural Heritage Management Plan. 

8.3.4 Traffic and Transport Impact 

The relocation of the Wodonga Railway Station and the impending 

redevelopment of the land is a key component of Council’s transport 

strategies and a key to the revitalisation of Central Wodonga through 

improving road connectivity, implementing diversion of through freeway 

bound traffic from the Central Business Area and the consequent 

‘downgrading’ of certain roads in terms of their traffic capacity. 

In this context consideration has been given to the ‘Wodonga Arterial 

Network Study’ (4 April, 2011) prepared by CPG Consultants on behalf of the 

City of Wodonga and Vic Roads. This study reinforces the committed road 

network improvements including: 

• ‘Relocation of the Melbourne to Sydney railway line away form the City Centre; 

• Modifications to local entry roads into the Wodonga CBA such as the downgrading 

of High Street, the upgrading of Havelock Street, the extension of Watson Street to 

South Street and making Hovell Street one way between the Civic Centre and 

Lawrence Road resulting in an inner Ring Road and less motorised traffic through 

the centre of town and promoting a pedestrian friendly environment; and 

• Realignment of Elgin Boulevard (approximately Hume Street to High Street).’ 

The report was prepared with the acknowledgement that the realignment of 

the rail corridor would result in the divestment of the former broad gauge rail 

corridor. The future rail re-alignment project and future ring roads are 

addressed in s.3.5 and 3.6 which notes respectively: 

‘A key component in both the City of Wodonga’s economic development and transport 

strategies has been the removal of the rail line to an alignment north of the Hume 

Freeway which will eliminate the rail infrastructure in Wodonga. The relocation of 

the rail line and Wodonga railway Station to the vicinity of Melrose Drive will 

provide City of Wodonga with the impetus to develop the land and facilitate the full 

implementation of the Inner Ring Road.’ 

‘The objective of the Inner Ring Road is to divert traffic away from the busy CBA, 

particularly in High Street. The modification of local entry streets into the CBA and 

the removal of the railway line from the City Centre will assist City of Wodonga to 

achieve its vision with of a fully developed inner ring road link. The Inner Ring Road 



28

also provides City of Wodonga with scope to better manage land uses in the CBA and 

to help increase the economic and commercial prosperity of the City.’ 

The Study includes modelled traffic movement data projecting to the year 

2030. Recommendations in relation to the Inner Ring Road set out at Page 83 

note: 

‘The sections of Watson Street, South Road, Hovell Street, Havelock Street and 

Lawrence Street should be developed as the Inner Ring Road and developed to 

Municipal Arterial road standards. Streets within this Ring Road can be reclassified 

with emphasis on being ‘pedestrian friendly’. 

In addition it is recommend that: 

• High Street’s classification as a VicRoads Arterial Road be revoked. 

• Watson Street and South Street which form respectively the western and 

northern legs of the Inner Ring Road will need upgrading within 5 to 10 

years. 

• Smythe Street could be used to form the western leg of the Inner Ring Road 

and that this could be considered as an alternative to using Watson Street. 

• Traffic management treatments should be considered along High Street to 

encourage traffic to re-route by the proposed ring road. 

The proposed amendment is a key component in realising the strategic 

objectives of traffic and transport in Wodonga. The proposed Comprehensive 

Development Zone Schedule includes a Plan which identifies the key road 

projects forming part of the Wodonga Road Strategy and which are identified 

as necessary for the completion of the Inner Ring Road. 

The provision of north south links through the site through the extension of 

Smythe Street and the provision of a north south ‘laneway’ from South Street 

to will improve connectivity within the Wodonga Central Business Area. In 

recognition of the importance of these road links to the redevelopment of the 

amendment land and Central Business Area the Schedule ascribes priority to 

their construction. 

The requirements for preparation of Precinct Plans of the CDZ1 schedule 

include the preparation of traffic and car parking analysis for any stage of 

development. A traffic report prepared by Cardno engineers has undertaken 

a preliminary assessment of potential traffic and car parking impacts based on 

assumptions regarding residential and commercial redevelopment of the land. 

It is also required that Precinct Plans show car parking provision at a rate 

generally in accordance with that of the Schedule to Clause 52.06 for the 

Wodonga Central Business Area, and that the consolidation of car parking 

areas be encouraged. 



29

8.4 CONSIDERATION OF SOCIAL AND ECONOMIC IMPACTS 

The City of Wodonga has commissioned a number of studies into the future 

development of the Wodonga Central Business Area. The Wodonga CBA 

Strategic Assessment Report prepared by Macroplan Australia (2006) 

informed the Municipal Strategic Statement and Local Planning Policies 

implemented as part of the MSS Review (Amendment C57 gazetted 11 

December, 2008) and the Wodonga Central Business Area Masterplan 

contained at Clause 21.11. For the purposes of this study the future alignment 

of the intersection of High Street and Elgin Boulevard was identified as the 

key intersection of Wodonga. 

The land subject of the proposed Amendment falls within various precincts of 

the Study. Key principals to be drawn from this study included: 

• A hierarchy of retail radiating from more intensive uses at the intersection 

of High Street and Elgin Boulevard; 

• A desire to maintain High Street as the main street; 

• Restaurants and cafes located in proximity to key retail areas to encourage 

24 hour activity; 

• Retail uses to be developed along Elgin Boulevard with a desire for 

‘peripheral retail’ further west; 

• Residential uses along South Street; 

• Encouragement for large format bulk goods retailing to occur in Elgin 

Boulevard beyond the core retail precinct and in particular on the large 

blocks along Watson street; 

• Mixed use located centrally within the land and encouragement to 

residential and office uses generally at the first floor level. 

Staging of timing for development is projected with a view to encouraging 

redevelopment of the corner of High Street and Elgin Boulevard and along a 

Boulevard as a priority (2007 - 2016). The rezoning of the land will enable 

future uses to establish on the land in a manner which is broadly consistent 

with the Central Business Area Masterplan. While ‘peripheral’ retail and 

bulky goods retailing is proposed by the Masterplan for land along the 

northern side of Elgin Boulevard the aspiration to elevate the street 

environment to a primary tree lined boulevard (plus the existence of existing 

retail centres) on the southern side of Elgin Boulevard has the potential to 

attract core retail investment beyond the nominated area. 



30

An analysis of future market growth for Wodonga Town Centre prepared by 

Pitney Bowes on behalf of Victrack and Wodonga City Council has identified 

supportable additional retail floor space, as well as demand for residential 

hotel accommodation to service the tourist and local business market within 

the surrounding region. In particular the VicTrack land was identified as 

attractive for a discount department store and supermarket and a range of 

specialty stores, along with the possibility of some scope for Bulky Goods with 

a suitable location being the site’s Watson Street frontage. 

Within the Study it was anticipated that ongoing improvements to the 

Wodonga Town Centre and the release of the VicTrack land would result in: 

• Generally continued self containment of spending on food and groceries 

within the respective centres of Albury and Wodonga; 

• An increase in the proportion of food and retail service spending from 

Wodonga residents in Wodonga could be anticipated with ongoing 

improvement of the provision and quality of retail facilities; 

• A substantial increase in non food shopping spending by Wodonga 

residents within Wodonga to be achieved with major improvements to the 

Wodonga Town Centre and an increase in the available retail offer. At 

present the estimated non food spending by Wodonga residents in 

Wodonga is approximately 47%. It is projected that this will increase to 

around 70% by 2016 with the potential for redevelopment on the VicTrack 

land. 

• An increase of non food spending from residents in the surrounding 

communities who have more convenient access to Wodonga than Albury. 

• A slight increase in non food spending by Albury residents, however it is 

anticipated that the attraction of an improved retail offer in Wodonga 

would be matched by ongoing improvements in Albury. 

• Opportunities for significant improvements in the retail offer in Wodonga. 

On this basis and in consideration of retail turnover the ‘Supportable 

Additional Floorspace’ within Wodonga was identified as in the order of 

56,000 by 2016 and 74,000 by 2021. These estimates were considered to be 

positive (rather than conservative) and require a significant shift in the 

perception and offer of Wodonga as a retail centre. In particular it was noted 

that: 

‘As a corollary, it follows that the regional role of the Albury Town Centre in 

particular would be reduced, since at present the Albury Town Centre is filling the 

gap, for residents of Wodonga and Wodonga surrounds, which has been left by the 

provision of modern retail facilities within Wodonga’. 



31

The rezoning of the land provides a significant opportunity to redress the 

imbalance presently observed between the non food retail offer of Wodonga 

and Albury. Importantly it will enable goods and services to be more 

accessible to the local community and reduce unnecessary vehicle travel. it 

will also service to provide more convenient access to surrounding rural 

townships. 

The particular opportunities for the Wodonga Town Centre identified within 

the Pitney Bowes Report included: 

• A current gap in the provision and quality of major and specialty floor 

space. 

• Demand for additional discount department floor space. 

• The former VicTrack land would provide an obvious location for provision 

of at least one of the three major discount department store retailers. 

• Limited scope for additional food and grocery shopping facilities although 

some prospect that the existing stores may look to relocate and a likelihood 

that such a store would be bigger than existing retail offer (ie: an increase of 

around 1,500 to 2,000 sq m above the current store sizes of 2000 to 2500 sq 

m). 

• The likelihood that speciality stores will accompany the location of a 

Discount Department Store and supermarket on the former VicTrack land. 

This would provide an opportunity for a range of national chain tenants 

not presently represented in the surrounding retail environment. 

• Scope for location of bulky goods retailing on the former Vic Track land, 

although this may be limited by the presence of most major retailers within 

Albury already and the likelihood that they would have only one store for 

the catchment area; 

• The desirability of providing a ‘town square’ as a focal point of the 

redevelopment of the former VicTrack land. 

• Some potential that existing retailers would relocate to the former VicTrack 

land, however it was noted that ‘if the standard of the existing strip can be 

brought up to a higher standard, we consider that any vacated space would be filled 

by tenants as the Wodonga market is large enough to support this level of 

floorspace.’ 

• An observation that ‘in practice, the nature and extent of retail development in 

Wodonga will depend largely on potential anchor tenants, and floorspace may be 

provided earlier in anticipation of growth’. 



32

The demand for retail and non retail uses has been considered in the ‘Strategic 

Land Use Study’ prepared by CBRE Richard Ellis 2010. Broadly the study 

identified: 

• Demand for short term accommodation in the form of a residential Hotel to 

accommodate short term business stays associated with Wodonga as a 

growing regional corporate centre’. 

• Opportunities to capture a greater share of the business and recreational 

conference market. 

• Additional Bulky goods floor space of 10,000 m sq supportable over the 

next ten years. 

• Additional retail floor space of 15,000 sq m supportable over the next ten 

years (accounting for the Mann site redevelopment of around 20,000 m sq). 

• Limited short term demand for residential use on account of the 

availability of reasonably priced suburban land, and the lack of attraction 

to the CBA presently. 

• A large area required for the location of a retirement village, with strong 

demand building. 

• A low demand but strategic desire to accommodate aged care beds. 

• A limited demand for office accommodation of around 2,000 m sq in the 

medium term, to be increased with revitalisation of the Centre. 

• Low demand for education land on account of existing supply. 

• Low prospect of student housing development given the consultation costs 

versus the rate of return. 

It is noted that the report identified that ‘it will be critical that the CBA 

masterplan be sufficiently flexible and dynamic to be able to respond to the 

changing market conditions. For example the proposed development of 

residential commercial and retirement could be realised earlier should all the 

key elements underpinning a well presented and vibrant city centre come to 

fruition. On this basis, it is recommended that the draft masterplan be 

continually reviewed in the context of evolving market trends over the market 

life.’ 

Rezoning of the land to the Comprehensive Development Zone enables a wide 

range of land uses to be established while providing direction for the 

consolidation of more intensive land uses adjoining High Street and Elgin 

Boulevard and providing a precinct with a focus for Mixed Use and High 

Density residential use. 

Evidently the area of land to be rezoned is substantial and its development 

will be demand based rather than sequential. Given the land’s central context 

and strategic designation for this purpose a relatively flexible approach 



33

should be taken to its future use. Ultimately there is a wide range of uses 

which would be appropriately located and well serviced by this land. The 

outcomes need to be managed in terms of the location and design of core retail 

activities, the provision of active frontages along High Street and Elgin 

Boulevard and the avoidance of large low activity generating uses within the 

Central Business Area. 

Shop floor space ‘triggers’ of 2,5000 m sq and 1000 m sq have been 

incorporated in Precincts 3 and 4 and 5 respectively to require a permit for use 

of the land for a ‘shop’ (which includes supermarket and department store) 

and direct land uses in accordance with precinct objectives. These objectives 

(at Clause 2) include encouragement for core retail uses to be located in 

Precincts 1, 2 and 3 principal of avoiding retail uses in Precincts 4 and 5 which 

would have the effect of dispersing core retail away from the intersection of 

High Street and Elgin Boulevard. 

Over time significant economic benefits are expected to be derived from 

construction jobs and the flow on effects to the Regional economy from 

rezoning the land. The rezoning of the land and its future redevelopment will 

have positive social effects removing a sizable vacant land parcel and 

providing an improved public experience in the Central Wodonga Business 

Area. 

8.5 DESIGN AND BUILT FORM 

The land is largely vacant with the exception of the former Wodonga Railway 

Station and Goods Shed and remnant rail infrastructure as well as some 

commercial development of limited quality at the corner of High Street and 

Bond Street. 

An analysis of proposed Development Options for the Wodonga Railway 

Station Complex undertaken by Bryce Raworth. An analysis of development 

options was assessed involving the demolition of elements of each buildings. 

In these analysis the Railway Station and Goods Shed were noted to be of 

primary and contributory significance to the Wodonga Railway Station 

complex respectively. It is noted that 

‘The station building is of primary significance to the Wodonga Railway Station 

complex. It has aesthetic, architectural and historical value, as well as potential 

technological value, to an understanding of the heritage significance of the Wodonga 

Railway Station complex. It is recommended that any proposal retails and conserves 

the railway station building and its platform and canopies. 

The good shed is of contributory significance to the Wodonga Railway Station 

complex. Despite its altered condition, it contributes to an understanding and 

interpretation of the complex. It is preferable that the shed is retained, however there is 

scope in any adaptive reuse of the shed for modification or partial removal of original 

or early fabric, particularly given the extent to which it has been previously altered.’ 



34

The proposed Comprehensive Development Zone encourages development 

which incorporates and re-uses the Station and Goods Shed Buildings as part 

of the open space linkage diagonally across the site. 

A subsequent study undertaken by Context Heritage Consultants of the 

Railway Station identified the following elements of primary and secondary 

heritage significance: 

‘Primary Significance’ 

• The Station buildings to the extent of the nineteenth century form, fabric and 

detailing including any remnants of the 1874 structure, the 1184 additions 

including the (now truncated) two sided open verandah, and the whole of the 

platform as extended in 1884. 

• The goods shed to the extent of the nineteenth century form, fabric and 

detailing. 

• The visual relationship between the two buildings ….the physical space 

between the buildings that contains the dual track alignment is significant as 

an expression of the function of two buildings. 

‘Secondary Significance’ 

• The Locomotive Enginemen’s shed, constructed c.1950. 

• The turntable, constructed c.1962. 

• Wodonga Signal Box A, constructed c. 1962. 

• Remnant signalling and safe working equipment. 

• The layout of the tracks within the station yard, which assist in understanding 

the size and importance of the complex. 

It is proposed that the elements of primary heritage significance be identified 

through the application of a site specific Heritage Overlay Schedule HO10 

with the exception of the full eastern extent of the 1884 platform. The 

Comprehensive Development Plan has been prepared to guide extensive 

urban renewal of the land. As part of this a key road linkage (although not 

necessarily a vehicle link) has been identified in the extension of Church Street 

from South Street to the re-aligned Elgin Boulevard. Therefore the practical 

retention of the platform to its full extent would not be possible and would 

also potentially compromise the delivery of usable open space areas within 

the renewal area. 

Given these factors and given the desire to encourage intensive development 

of the strategic land parcel it is proposed that the eastern extent of the 

Heritage Overlay be limited to the future alignment of Church Street. The 

permit application process will enable consideration of how the platform and 

the eastern end of the goods shed are incorporated into redevelopment and 

how the objectives of the Heritage Overlay are met. 

The Overlay indicates that the Heritage Place is ‘Wodonga Railway Station, 

Elgin Boulevard Wodonga’ and that ‘the heritage place comprises the station 

building, platform and goods shed and associated land’. A copy of the Heritage 

Assessment identifying the extent of the proposed Heritage Overlay is 

contained at Appendix C. 



35

The proposed Comprehensive Development Zone 1 encourages development 

which incorporates and re-uses the Station and Goods Shed Buildings as part 

of the open space linkage diagonally across the site. It is also proposed that 

the elements of secondary heritage significance be incorporated or interpreted 

as part of a thematic history for development and public open space. Potential 

for the presence of archaeological remains was also identified by the report. 

The incorporation of the former railway buildings provides an opportunity to 

enhance the character of redevelopment of the land and give meaning and a 

‘rich’ aesthetic to the future pedestrian link across the land. 

The Comprehensive Development Plan sets down the necessary provision of 

new road infrastructure and makes provision for a public open space at the 

corner of Elgin Boulevard and High Street and open space linkages along the 

former rail corridor leading to an open space centrally within Precinct 3 and 4. 

Urban Design Principles included within the Zone provide a focus on built 

form outcomes which support active street frontages and pedestrian activity 

throughout the precinct as well as improved connectivity with the 

surrounding urban fabric. The Urban Design Principles have been derived 

from the existing Design and Development Overlay 4 (DD04) which applies to 

Elgin Boulevard and surrounds as well as with reference to the Wodonga 

Town Centre Master Plan prepared by the Buchan Group and included as a 

reference document within the Wodonga Planning Scheme. 

The land generally presents limited character constraints and priority should 

be given to developing active frontages and facilitating pedestrian 

connectivity and access. The redevelopment of the land provides an 

opportunity to design streetscapes and public landscaping with strong 

landscaping themes. Further, provision is made for the presence of sizeable 

public open space areas (‘urban square’ and ‘green square’) which will service 

the future development of the Central Business Area. These areas have been 

nominated within the Comprehensive Development Plan providing certainty 

around their ultimate delivery. The guidelines for the Framework Plan also 

require that these areas be identified and well connected with surrounding 

development. 



36

8.6 AMENITY IMPACTS 

The land subject of the Amendment does not have any sensitive abuttals and 

is separated from residential uses by roadways. While the majority of the land 

is presently contained within the Public Use Zone 4 the local policy 

framework anticipates that its ultimate use and development will comprise a 

range of commercial or mixed uses. 

In this context impacts on the amenity of the area are expected to be consistent 

with those anticipated in the Central Business Area and justify the exemption 

from notice and review which has been incorporated within the 

Comprehensive Development Zone. Localised amenity impacts are also able 

to be assessed in any the planning permit application made under an 

approved Precinct Plan. 

The Amendment will have long term positive amenity impacts on the 

community through facilitating the redevelopment of the land and providing 

key road and public open space projects. 



37

9 CONCLUSION 

The rezoning of the former Wodonga Railway Station and associated rail land 

in Central Wodonga is a strategic component of Wodonga’s ongoing growth. 

The redevelopment of land in this manner has been contemplated as part of 

the strategic plan for the Wodonga Central Business Area and is reflected in 

the Local Planning Policy Framework. The unique opportunity provided by 

the rezoning of the sizeable land parcel will enable Wodonga to more fully 

service its role within the State’s Regional Settlement Network. The proposed 

Comprehensive Development Zone plans for the delivery of important 

infrastructure projects and aims to facilitate investment in the Central 

Business Area in a manner that will enable this strategic role to be achieved. 

Environmental Resources Management Australia Pty Ltd 




38

Appendix A 

A TITLE COMPILATION PLAN, REEDS 

CONSULTING 

Title Compilation Plan, Reeds 

Consulting 


Appendix B 

B MINISTERIAL DIRECTION NO. 11 

'STRATEGIC ASSESSMENT OF 

AMENDMENTS' 

Ministerial Direction No. 11 

'Strategic Assessment of 

Amendments' 


Strategic Assessment Guidelines Checklist 

This checklist is a tool that provides a quick snapshot of the abovementioned information. It may be useful to use while 

preparing an amendment assessment. 

Note: In the ‘Comment’ field, you must click in the top left part of the field to enter any comments. 

Strategic Consideration Yes No N/A Comment 

Why is an 

amendment 

required? 

Does the 

amendment 

implement the 

objectives of 

planning 

and any 

environmental, 

social and 

economic 

• What does the amendment intend to 

do and what is its desired outcome? 

Refer to s.1, 5 and 8 of Report 

• How does it intend to do it? Refer to s.1, 5 and 8 of Report 

• Is it supported by or is it a result of 

any strategic study or report? 

• Will the planning policy, provision or 

control result in the desired planning 

outcome? 

• Will the amendment have a net 

community benefit? 

• Will the community benefit outweigh 

the cost of the new control? 

• Does the amendment repeat 

provisions already in the scheme? 

• Is the planning scheme the most 

appropriate means of controlling the 

issue or can other existing regulatory 

or process mechanisms deal with the 

issue? 

• Is the matter already dealt with under 

other regulations? 

• Does the amendment implement the 

objectives of planning in Victoria? 

(Refer section 4 of the Planning and 

Environment Act 1987.) 

• Does the amendment adequately 

address any environmental effects? 

effects? • Does the amendment adequately 

address the relevant social and 

economic effects? 

Does the 

amendment 

comply with all 

the relevant 

Minister’s 

Directions? 

Does the 

amendment 

support or 

implement the 

SPPF? 

• Does the amendment comply with the 

requirements of the Ministerial 

Direction on the Form and Content of 

Planning Schemes? 

• Do any other Minister’s Directions 

apply to the amendment? If so, have 

they been complied with? 

• Is the amendment accompanied by all 

of the information required by a 

Minister’s Direction? 

• Does the amendment support or give 

effect to the SPPF? 

• Are there any competing SPPF 

objectives and how are they 


Refer to analysis in S. 8 of Report 

Refer to analysis in S.8 of Report 

Refer to analysis in s.8 of Report 

and in Explanatory Report. 

Refer to analysis in s.8 of Report 

and in Explanatory Report. 

Refer to s.8.2 Use of Planning 

Controls in Report 

Refer to s.8.2 of Report Use of 

Planning Controls in Report 

Refer to analysis in explanatory 

report. 

Refer to analysis at s. 8.3 of the 

Report and explantory report. 

Refer to anlalysis at s.8.4 of the 

Report and explanatory report. 

Refer to s.8.2.2 of the Report and 

explanatory report. 

Refer to s.8.2.2 of the Report. 

Refer to s.8.2.2 of the Report. 

Referf to s.8.1 of the Report 

Refer to s.8.1 of the Report


Does the 

amendment 

support or 

implement the 

LPPF? 

Does the 

amendment 

make proper 

use of the 

VPP? 

balanced? 

• Does the amendment support or give 

effect to any relevant adopted State 

policy? 

• Does the amendment implement or 

support the MSS? 

• Does the amendment seek to change 

the objectives or strategies of the 

MSS? If so, what is the change? 

• What effect will any change to the 

MSS have on the rest of the MSS: 

− Is the amendment 

consistent/inconsistent with 

strategic directions elsewhere in 

the MSS? 

− Has the cumulative effect of this 

amendment on the strategic 

directions in the MSS been 

considered? 

• Does the new or amended local 

planning policy: 

− respond to a demonstrated need? 

− implement an objective or strategy 

in the MSS? 

− relate to a specific discretion or 

group of discretions in the 

scheme? 

− assist the responsible authority to 

make a decision? 

− assist any other person to 

understand whether a proposal is 

likely to be supported? 

• Does the amendment affect any 

existing local planning policy? 

• Is a local planning policy necessary 

OR is the issue covered by another 

planning tool? 

• Does the amendment use the most 

appropriate VPP tool to achieve the 

strategic objective of the scheme? 

• Does the amendment affect conflict 

with or duplicate another existing 

provision in the planning scheme that 

deals with the same land, use or 

development? 

• If so, have the provisions been 

reconciled? 

• Does the control capture matters that 

do not specifically relate to the 

purpose or objectives of the control or 

matters that should not be dealt with 

under planning? 

• Does the amendment make any 

existing provision in the planning 


Refer to s.8.1 of the Report 



Consistent with MSS, refer to s.8.1 

of the Report. Minor modifications 

to MSS and local policy required. 

Consistent with MSS , refer to s.8.1 

of the Report. Minor modifications 

to MSS and local policy required. 

Yes, minor modifications proposed 

to Clause 22.12 









It is proposed to delete DDO4 from


How does the 

amendment 

address the 

views of any 

relevant 

agency? 

Does the 

amendment 

address the 

requirements 

of the 

Transport 

Integration Act 

2010? 

What impact 

will the new 

planning 

provisions 

have on the 

resource and 

administrative 

costs of the 

responsible 

authority? 

scheme redundant? the land to avoid duplication. 

• Is the amendment consistent with any 

relevant planning practice note? 

• Have the views of any relevant 

agency been addressed? 

• Does the amendment explain the 

reasons and purpose for the new 

referral or notice requirement? 

• Should the views of the referral 

authority govern the outcome of the 

application? 

• Can the referral be served by other 

means, for example: 

− a mandatory notice under Section 

52(1)(c) of the Planning and 

Environment Act 1987 

− a mandatory condition on every 

permit under Section 62(1)(a) 

− an agreement between the council 

and the referral authority to identify 

standard conditions, requirements 

or designs for certain uses or 

development that are not required 

to be referred. 

• Is the amendment likely to have a 

significant impact on the transport 

system as defined by section 3 of the 

Transport Integration Act 2010? 

If so, explain how the amendment 

addresses the transport system 

objectives and decision-making 

principles set out in Part 2, Divisions 

2 and 3 of the TIA. 

• Are there any applicable statements 

of policy principles prepared under 

section 22 of the Transport 

Integration Act 2010? 

If so, assess how the amendment 

addresses any specified policy 

principles that apply to the proposal. 

• Has the council considered the cost 

implications in implementing and 

administrating the new planning 

provisions including: 

− estimated increase in number of 

planning permit applications 

− planning staff resources 

− other miscellaneous costs 


Meets the requirement of the 

planning practice note relating to 

contaminated land. 

It is proposed to identify Places 

Victoria as a referral authority under 

s.55 of the Act through Schedule 1 

of the Comprehnsive Devlepoment 

Zone and Clause 66.04. 

It is not expected that the proposed 

controls will have any significant 

impact on the resources of the 

Responsible Authority.


including legal or other 

professional advice, for example, 

heritage advisers 

− capacity to consider the new 

application within the prescribed 

time? 


Appendix C 

C WODONGA RAILWAY STATION HERITAGE 

ASSESSMENT 

Wodonga Railway Station 

Heritage Assessment, 

Context, Draft 21 November, 

2011. 



Heritage Assessment 

Draft 

21 November, 2011 

Prepared for 

Places Victoria 


ii 


� Context Pty Ltd 

Project team: 

David Helms, Senior Heritage Consultant 

Report Register 

This report register documents the development and issue of the report entitled Wodonga 

Railway Station Heritage Assessment undertaken by Context Pty Ltd in accordance with our 

internal quality management system. 

Project 

No. 

Issue 

No. 

Notes/description Issue date Issued to 

1554 1 Draft 1 21 November 2011 Kate Kraft 

Context Pty Ltd 

22 Merri Street, Brunswick 3056 

Phone 03 9380 6933 

Facsimile 03 9380 4066 

Email context@contextpl.com.au 

Web www.contextpl.com.au 


iii

WODONGA RAILWAY STATION 

iv 

CONTENTS 

1 INTRODUCTION 1 

1.1 Purpose 1 

Background 1 

Acknowledgements 1 

1.2 Study area and scope 1 

1.3 Terminology 2 

2. METHODOLOGY 3 

2.1 Approach 3 

2.2 Fieldwork and research 3 

2.3 Assessment of significance 3 

2.4 Statutory recommendations 3 

3. HISTORY AND DESCRIPTION 5 

3.1 Introduction 5 

3.2 Summary history 5 

3.3 Former Locomotive Enginemen’s shed 6 

3.4 Turntable 6 

3.5 Signalling and safe working 6 

3.6 Other buildings 9 

3.7 References 9 

Newspapers 9 

4 HERITAGE ASSESSMENT 10 

4.1 Basis of assessment 10 

Existing heritage listings 10 

4.2 Comparative analysis 10 

4.3 Assessment against Hercon criteria 11 

4.4 Statement of significance 12 

What is significant? 13 

How is it significant? 13 

Why is it significant? 13 

4.5 Levels of significance 14 

Primary significance 14 

Secondary significance 14 

Limited or no significance 15 

Potential significance 15 

5. KEY FINDINGS & RECOMMENDATIONS 16 

5.1 Conservation management 16 

Table 5.1 – Conservation guidelines 16 

Demolition and recording guidelines 16 

5.2 Statutory controls 16 


Heritage overlay 16 

Comprehensive Development Zone 17 

Figure 5.1 – Recommended HO extent 17 

APPENDIX A – RECOMMENDED CDZ MODIFICATIONSAPPENDIX B - ESTABLISHING 

A THRESHOLD OF LOCAL SIGNIFICANCE 18 

APPENDIX B - ESTABLISHING A THRESHOLD OF LOCAL SIGNIFICANCE 19 

What is a threshold? 19 

How is a threshold defined? 19 

What is the role of the thematic history? 20 

What constitutes a precinct? 20 

Approach used by this study 21 

APPENDIX C – 2010 RAWORTH HERITAGE ASSESSMENT REPORT 23 


v


1 INTRODUCTION 

HERITAGE ASSESSMENT 

1.1 Purpose 

This report has been prepared for Places Victoria (formerly Vicurban) and provides an 

assessment of the heritage significance of the former Wodonga Railway Station complex 

(hereafter referred to as the railway station – see also section 1.3 terminology). 

The purpose is to: 

� Assess and document the cultural significance of the railway station and provide a statement 

of cultural heritage significance. 

� Recommend planning controls to protect the significant features of the railway station. This 

may include application of the heritage overlay and/or additional provisions in the 

Comprehensive Development Zone proposed to be applied to the site (see Background). 

This report details the methodology, key findings and recommendations of the study. It 

includes: 

� A description of the methodology used in the assessment process (Chapter 2). 

� An overview history and description of previously undocumented features (Chapter 3) 

� An assessment of significance and statement of significance (Chapter 3). 

� The key findings and recommendations (Chapter 4) including: 

- The relative significance of the surviving features associated with the railway station 

- Recommended planning controls for the railway station. 

Background 

The Wodonga Railway Station, situated at the north-west corner of High Street and Elgin 

Boulevard, became redundant in 2010 upon completion of the railway bypass, which included 

a new railway station situated to the north of the town. The decommissioned railway station 

site now represents a strategic development opportunity within Wodonga and Places Victoria 

has prepared a master plan for the site. To facilitate the implementation of the master plan 

Amendment C92 to the Wodonga Planning Scheme has been prepared. Amongst other things, 

Amendment C92 proposes to: 

� Apply the Comprehensive Development Zone to the railway station site. 

� Apply the heritage overlay to significant buildings and features. 

The findings of this report will inform the application of the heritage overlay. 

Acknowledgements 

We acknowledge the kind assistance of the Wodonga Historical Society and in particular Jean 

Whitla, Rex McDonnell, and Uta Wiltshire who provided additional historical information 

about the railway station, including an early photograph that is reproduced in this report. 

1.2 Study area and scope 

The study area is the whole of the former Wodonga Railway Station site, which is situated 

generally to the north-west of the intersection of High Street and Elgin Boulevard. The focus, 

however, is upon the railway station building and its platform, the goods shed and the 

immediate environs of these two buildings. 

The assessment carried out for this report considers only above-ground built historic heritage. 

It does not provide an assessment of historic archaeology. 


1


2 

1.3 Terminology 

The terminology used in this report is consistent with the The Burra Charter: The Australia 

ICOMOS Charter for Places of Cultural Significance (1999). ‘Hercon’ is the name given to the 

standard National heritage assessment criteria that were recently adopted by Heritage Victoria. 

As noted above the term ‘railway station’ is used in this report to refer to the whole of the 

Wodonga Railway Station complex. The term ‘railway station building’ refers to the main 

passenger building containing the waiting rooms, former refreshment rooms etc. Other 

buildings and features are referred by their common name or function (e.g., goods shed). 


2. METHODOLOGY 


2.1 Approach 

The approach taken in the preparation of this report generally follows the principles and 

procedures set out in The Burra Charter: The Australia ICOMOS Charter for Places of Cultural 

Significance (1999). 

The methodology also draws on relevant guidelines for the preparation of heritage studies as 

well as other relevant Independent Panel reports and, in particular, the Advisory Committee 

report in relation to the Review of Heritage Provisions in Planning Schemes (The Advisory 

Committee Report), which was completed in August 2007 (Please refer to Appendix A for 

further detail). 

The methodology included the following key steps: 

� Fieldwork and historical research 

� Assessment of significance 

� Statutory recommendations 

2.2 Fieldwork and research 

An inspection of the railway station was carried out in October 2011. All buildings and 

features were examined from the outside only. 

The timing and scope of this project did not allow for examination of available primary 

records. In researching the history of the railway station this report has largely relied upon the 

information contained in the following secondary sources. 

� ‘Wodonga Railway Station Complex. Analysis of proposed development options. Heritage 

issues’, prepared for Victrack in September 2010 by Bryce Raworth. 

� Citation for the railway station from the Wodonga Heritage Study 2004, prepared by Peter 

Freeman & Associates. 

� A ‘Wodonga Rail Lines Historical Extract 11903’, author unknown, copy provided by 

Places Victoria. 

Additional information about specific buildings and features has been obtained from the 

Wodonga Historical Society, and from newspaper articles now available on-line via the Trove 

website. Please refer to the full list of references in section 3.6. 

2.3 Assessment of significance 

In accordance with Heritage Victoria (HV) guidelines the assessment of significance was 

carried out in accordance with the Burra Charter using the Hercon criteria (Refer to section 

4.3). 

The assessment of significance uses the threshold of local significance, using the City of 

Wodonga as the local area. (HV guidelines note that ‘local’ can also refer to a place or area, not 

just a municipality). Please refer to Appendix B for further discussion about establishing a 

threshold of local significance. 

2.4 Statutory recommendations 

The statutory recommendations are made in accordance with relevant policies and guidelines 

including the Local Government Heritage Guidelines (1991) and the VPP practice note Applying 


3


4 

the Heritage Overlay, and The Heritage Victoria ‘Model Consultants Brief for Heritage 

Studies’, which amongst other things provides guidelines for defining an appropriate curtilage 

or boundary around a heritage place. It is noted that the practice note states that: 

The Heritage Overlay map, like all overlay maps, is intended to show which places are subject to 

a control. The Heritage Overlay map is not intended to indicate those buildings, structures, trees 

or other features considered to be important within a significant area. The only instance where 

an individual property within a significant area should be scheduled and mapped is in instances 

where it is proposed to trigger a variation to the control. 

On this basis, it is noted that the heritage place boundary (i.e. what is significant) may differ 

from the HO boundary (i.e. what is proposed to be subject to control). This is discussed 

further in Chapter 5. 


3. HISTORY AND DESCRIPTION 


3.1 Introduction 

The project scope and timing did not allow the preparation of a complete history of the railway 

station. However, it is considered that the existing secondary sources provide an adequate 

account of the early development of the railway station, as well as descriptions of the station 

building and the goods shed – in particular, the Raworth report prepared for Victrack (Refer 

Appendix C), which was completed one year ago, provides a relatively recent assessment of the 

site, including a detailed description of the station building and goods shed. The analysis in 

this report has relied on those descriptions, as well as observations made during the site 

inspection carried out for this project. 

The focus, therefore, of additional research and investigation in the report has been the other 

buildings and features not specifically addressed by the Raworth report. They are: 

� The former Locomotive Enginemen’s shed. 

� The turntable. 

� Signalling and safe working buildings and features. 

3.2 Summary history 

The following dot points provide a summary of the development of the railway station since its 

opening, focussing in particular on the key dates of construction of buildings and features. 

� 1870-73 - North East Railway built in stages from Essendon to Wodonga (Various). 

� 1873 – Goods shed constructed (Matthews, WHS) 

� 1874 – Goods shed extended (Matthews) 

� 1875 - First Wodonga railway station building constructed (Various). 

� 1881 – Railway line from Sydney to Albury completed (Various). 

� 1883 – Albury and Wodonga railway stations joined by two tracks, one of each gauge 

(Various) 

� 1884 – Wodonga railway station building and platform considerably enlarged to allow 

trains from Melbourne and from Albury to be loaded/unloaded simultaneously (Various, 

Kilmore Free Press, 16 August, 1883, p.4) 

� 1889 – First stage of the Wodonga to Cudgewa branch railway completed 

� c.1900s? – Engine shed and carriage constructed (Matthews, WHS) 

� 1904 – 50 ft turntable provided (Matthews) 

� 1906 – Turntable replaced by a reversing loop, which was generally referred to as ‘the 

triangle’ (Matthews) 

� 1907 – Carriage shed enlarged (The Argus, 2 November, 1907, p.17) 

� 1910 – Engine shed enlarged (Matthews) 

� c.1940 – alterations and additions to Goods Shed (Raworth, p.4) 

� c.1950 – Locomotive Engine Drivers’ shed constructed (McDonnell) 

� 1962 – Standard gauge railway built from the border to Melbourne. New signal box A and 

70ft timetable constructed (Matthews) 

� 1963 – ‘The triangle’ system of reversing trains decommissioned in April (Matthews) 

� 1964 – Signal Box B demolished (Matthews) 


5


6 

� c.1966 – Carriage shed and engine shed demolished (Matthews) 

� 2008 – Work begins on upgrade of North East Railway, which includes a five kilometre 

bypass around Wodonga and a new railway. 

� 2010 – New railway bypass and station opened, and old railway station closed and line 

decommissioned. 

3.3 Former Locomotive Enginemen’s shed 

As noted above the station building and the goods shed directly opposite were the first 

buildings constructed. By 1911 an engine shed and a car (or carriage) shed had been 

constructed to the north and west of the goods shed. These buildings can be seen in Figure 3.1. 

About c.1950 a Locomotive Enginemen’s shed was constructed just to the east of the Engine 

Shed and north of the goods shed (WHS, McDonnell). This is the unmarked rectangular 

building shown in the undated (but c.1960) plan in Figure 3.2. 

This building provided facilities for various railway staff including enginemen, drivers, the 

depot foreman, storemen, and also contained the ‘turnery’, which housed the ‘tools of the 

trade’ like lathes, machines, etc. for fitting and turning (WHS, McDonnell). 

The Locomotive Enginemen’s shed survives today. It is a long gabled building clad in 

corrugated iron. There is one brick chimney on the south side. The windows have been 

covered over. The building appears to be in poor condition (Refer to images below Figure 3.2). 

3.4 Turntable 

The turntable is situated just to the north-east of the Locomotive Enginemen’s shed. It was 

constructed by 1962 as part of the works associated with the building of the standard goods 

line. It was needed to turn the engines ‘more efficiently’ and replaced a system whereby trains 

would reverse in the ‘triangle’ of rail lines that once existed to the east of the High Street 

crossing. As explained by Jean Whitla of the WHS: 

The engine would leave Wodonga Station as if to travel to Albury, up the left (north) side of the 

triangle; when clear of the relevant points it would back across the top of the traingle to the south 

to another set of points and then head down the right (south) side of the triangle back into 

Wodonga – and then to Melbourne. 

The turntable is 70 ft in diameter and is constructed of concrete with several roads leading in 

and out (Refer Figure 3.3). 

3.5 Signalling and safe working 

Remnants of signalling and safe working buildings and equipment are found throughout the 

site, as follows: 

� The former Wodonga Signal Box A, situated to the west of the station building, which was 

constructed c.1962 as part of the standard gauge project (Refer Image 3.4). This is a plain 

weatherboard building with a low skillion roof and high set timber windows. It appears to 

have replaced (or is a reconstruction of) the original signal box A shown in Figure 3.1. Until 

recently, there was cantilevered lattice-frame signal post with 9 semaphore signals 

immediately to the west of this building, but this has now been removed. Another signal 

box, known as Signal Box B was once located just to the east of the High Street crossing, 

but has been demolished. 


Figure 3.1: Wodonga looking towards Albury circa 1911 (Source: WHS) 

From Left: Carriage Shed, Engine Shed, Goods Shed, Station and original Signal Box A 


Figure 3.2: Undated c.1960 plan of Wodonga railway station (Source: PROV – reproduced in WRLHE) 

Note: Locomotive enginemen’s shed is the unmarked rectangular building just to the right of the engine 

shed. Views below (Left) of south elevation looking east and (right) of north elevation looking east. 


7


8 


Figure 3.3: Turntable (Source: Context PL 2011) 

Figure 3.4: Wodonga Signal Box A (Source: Context 

PL 2011) 

Figure 3.5 (Left): Remnant signal masts to the northwest 

of Signal Box A (Source: Context PL 2011) 

Figure 3.6 (Below left): Former guards/goods vans 

used for storage (Source: Context PL 2011) 

Figure 3.7 (Below right): Lever associated with 

operation of roads to turntable (Source: Context PL 

2011)


� Several iron lattice signal posts, now stripped of signals, are found throughout the station 

yard (Refer Image 3.5). Generally, the lattice style posts are of pre-1945 date, while other 

the other larger wide-span structures (e.g. at the down end of the station platform) are more 

recent. 

� Various points and lever switches– e.g. near the turntable as shown in Figure 3.7). 

3.6 Other buildings 

Other buildings include: 

� Several former guards/goods vans converted to sheds, date unknown (Figure 3.6). 

� The former Diesel fuel point, date unknown – approximately on site of former Engine 

Shed, so presumably post-1966. 

3.7 References 

Bryce Raworth, ‘Wodonga Railway Station Complex. Analysis of proposed development 

options. Heritage issues’, prepared in September 2010 for Victrack 

Peter Freeman & Associates, Citation for the ‘Wodonga Railway Complex’ from the Wodonga 

Heritage Study Inventory, May 2004 

Mathews, Lloyd, ‘History of the Wodonga Railway Station’, copy of one page extract provided 

by Wodonga Historical Society. 

Pearson, M & Sullivan, S, Looking after heritage places. The basics of heritage planning for 

managers, landowners and administrators, Melbourne, 1995 

Rex McDonnell, pers. comm. 16 November 2011 

Wodonga Historical Society (WHS) - Historical notes provided by Jean Whitla on 11 


‘Wodonga Rail Lines Historical Extract 11903’ (WRLHE), author unknown, copy provided 

by Places Victoria. 

Newspapers 

The Argus, Kilmore Free Press, viewed online at Trove, http//trove.nla.gov.au/ndp/del/home 


9


4 HERITAGE ASSESSMENT 

10 

4.1 Basis of assessment 

The Burra Charter defines ‘cultural significance’ as: 

‘aesthetic, historic, scientific, social or spiritual value for past, present or future generations’ 

The Burra Charter further clarifies that: 

‘Cultural significance is embodied in the place itself, its fabric, setting, use, associations, 

meanings, records, related places and related objects. Places may have a range of values for 

different individual or groups’ 

This section reproduces a brief comparative analysis prepared for the Raworth report. On this 

basis, it provides an assessment using the Hercon criteria and concludes with a statement of 

cultural heritage significance for the whole of the system. 

Existing heritage listings 

Heritage Victoria 

The Wodonga Railway Station complex is not listed on the Heritage Victoria Victorian 

Heritage Register. 

Heritage Overlay 

The Wodonga Railway Station complex is not listed on the heritage overlay schedule of the 

Wodonga Planning Scheme. 

A statement of significance for the Wodonga Railway Station complex was prepared in the 

‘Wodonga Heritage Study Inventory’ (2004). The study identified the complex to be of local 

significance and recommended that it be included in the local planning scheme. 

National Trust of Australia (Victoria) 

The Wodonga Railway Station complex is not classified by the National Trust of Australia 

(Victoria). 

Register of the National Estate 

The Wodonga Railway Station is listed as an Indicative Place on the Australian Heritage 

Council Register of the National Estate (Place ID 102835). A decision has yet to be made by 

the Australian Heritage Council as to whether to add the railway station to the Register of the 

National Estate. There are no statutory constraints arising from its current status with the 

Australian Heritage Council. 

4.2 Comparative analysis 

The railway station compares with other Victorian era stations along the North East line. The 

Raworth report (2010:12) notes that: 

Other railway station complexes on the North East Railway Line of a similar scale include 

Seymour and Wangaratta, which are both identified by Heritage Victoria to be of State 

significance. Both of these stations are contemporaneous with Wodonga Railway Station. The 

Wangaratta Railway Station contains a wide array of elements of early origin including a brick 

water tower and its original timber frame good shed (similar to the original shed at Wodonga). 

The Chiltern Railway Station Complex, on the upside of Wodonga, is also identified by Heritage 

Victoria to be of State significance. Although the railway station complex at Chiltern is 

considerably smaller than the Wodonga Railway Station, its goods shed, of a similar design 

(albeit smaller) to the shed at Wodonga, demonstrates a greater level of detailing (bluestone base 



and greater use of bluestone dressings on brickwork) and is more intact (retains arcading on end 

walls, fire place and internal timber platform. 

The former Barnawartha Railway Station, which is the next station on the up side of Wodonga 

Railway Station, has a brick goods shed of a similar style and scale to Chiltern. The 

Barnawartha shed is included on the Heritage Victoria Heritage Inventory. 

What sets the railway station at Wodonga apart are features such as the Locomotive 

Enginemen’s Shed and the turntable, which illustrates the importance and role of Wodonga as 

a terminus station. The goods shed is also notable for its size as is the length of the platform, 

which illustrates the role of the railway station as both a terminus for the inter-capital railway 

and later as a junction for transfer from the main line to the Cudgewa branch. 

4.3 Assessment against Hercon criteria 

This section provides an assessment of the railway station using the Hercon criteria. 

Criterion A 

Importance to the course, or pattern, of Wodonga’s cultural history. 

The Wodonga Railway Station complex is considered to meet Criterion A as a railway station 

that was established and developed as a result of the inter-colonial trade rivalries of the midnineteenth 

century, and the railway developments that resulted from, and further stimulated 

those rivalries. The history of tariff and railway rivalry were among the stimuli of the federation 

movement in the Riverina region, and the Wodonga station, together with the Albury station, 

and the Murray River rail bridge are important places in the federation story, which saw the 

several colonies combine into the Commonwealth of Australia. The historical significance is 

reflected in the size and layout of the station building, with long, two sided platforms and 

relatively commodious station facilities which are expressive of its former role as the principal 

Victorian based interchange point for traffic on this nation’s first inter-capital railway, opened 

in 1883, and later as a junction station. The goods shed is significant as a reminder of one of 

the principal arguments presented for the construction of the north-eastern railway; to capture 

the Riverina trade. Its size is especially expressive of this role. 

It is historically significant as a representative example of a major terminus/junction station 

that is associated with the significant expansion of the Victorian railway network in the late 

nineteenth century. The importance of the station is reflected in the size of the complex and 

the range of facilities provided for staff and passengers. The Locomotive Enginemen’s shed is 

significant as an example of the facilities provided by the Victorian Railways for staff at major 

railway stations. Signal Box A and the turntable are historically significant as evidence of 

changes arising from the standard gauge project. 

Criterion B 

Possession of uncommon, rare or endangered aspects of Wodonga’s cultural history 

The Wodonga Railway Station building and goods shed are considered to meet Criterion B as 

two of the oldest surviving buildings in Wodonga. As much of Wodonga’s nineteenth century 

heritage has been lost they buildings are considered to meet Criterion B as rare surviving 

evidence of the early development of the town. 

Criterion C 

Potential to yield information that will contribute to an understanding of Victoria’s cultural history. 

Not assessed. 

Criterion D 

Importance in demonstrating the principal characteristics of a class of cultural places and objects. 


11


12 

The Wodonga Railway Station complex is considered to meet Criterion D as it contains 

representative examples of many of the features associated with major terminus/junction 

railway stations in Victoria. Apart from the station building and goods shed, the complex also 

contains the Locomotive Enginemen’s shed, which provides evidence of the facilities provided 

by Victorian Railways for staff at major stations. The turntable is also typical of the facilities 

provided to facilitate the turning around of trains at terminus and junction stations. 

Criterion E 

Importance in exhibiting particular aesthetic characteristics. 

The station building is considered to meet Criterion E as a major mid-late Victorian station in 

the bi-chromatic style, which is a local landmark in Wodonga. The aesthetic qualities of the 

station building are enhanced by the complementary brick goods shed that creates a setting 

evocative of a nineteenth century railway complex. 

Criterion F 

Importance in demonstrating a high degree of creative or technical achievement at a particular 

period. 

Not relevant. 

Criterion G 

Strong or special association with a particular community or cultural group for social, cultural or 

spiritual reasons. This includes the significance of a place to Indigenous peoples as part of their 

continuing and developing cultural traditions. 

The Wodonga Railway Station complex is considered to meet Criterion G as a place that was 

used by generations of local people and also provided a source of employment for many people 

in the town. 

Criterion H 

Special association with the life or works of a person, or group of persons, of importance in Victoria’s 

history. 

The Wodonga Railway Station complex is considered to meet Criterion H for its associations 

with the Victorian Railways. It provides tangible evidence of the important role played by VR 

in the development of Victoria in the late nineteenth and twentieth centuries. 

4.4 Statement of significance 

The following statement of significance is for the Wodonga Railway Complex. The statement 

of significance provides a description of: 

� What is significant (in terms of the features that demonstrate the historic development of 

the Maroondah system); 

� How it is significant (in terms of its historic, aesthetic, technical, scientific or social values); 

and 

� Why it is significant (in terms of what the Maroondah system demonstrates or reveals about 

the historical development of Melbourne and the State of Victoria) 

The statement of significance is based upon the detailed history found in Volume 2, and the 

assessment and comparative analysis contained in this chapter. It briefly and clearly states the 

principal basis for the significance of the place or object. It is intended to be: 

‘... a brief, pithy but comprehensive statement of all the ways in which the place is significant. It 

should not just be a list of every conceivable reason for significance that the assessor can think up, 

however, it must state clearly and unequivocally the major reasons why the place is important. It 



must be supported by the presentation of sufficient evidence to justify the assessment judgement.’ 

(Pearson & Sullivan 1995) 

What is significant? 

The Wodonga Railway Station was opened in 1873 and was originally the terminus for the 

North Eastern Railway. In 1883 it was connected to Albury by two lines, one of each gauge, 

and became part of the first inter-capital railway in Australia. For a brief time was the changeover 

station for trains arriving from Sydney (while trains from Melbourne terminated at 

Albury), however, in 1885 Albury became the principal passenger change station, while 

Wodonga would become the principal livestock change station. From 1889 it was the starting 

point for the line to Cudgewa, built in stages and completed in 1921. In 2008 work 

commenced on a new railway by-pass, which included a new railway station to the north of 

Wodonga that opened in 2010. By that time the old railway station had been decommissioned. 

The following buildings and features are of primary significance: 

� The railway station building to the extent of the nineteenth century fabric comprising any 

remnants of the 1874 building and the 1884 additions. Later alterations and additions are 

not significant. 

� The whole of the platform including the 1884 additions. 

� The goods shed to the extent of the nineteenth century fabric. Later alterations and 

additions are not significant. 

� The visual relationship between the two buildings – while the fabric associated with the 

surviving tracks is not important the physical space between the buildings that contains the 

dual track alignment is significant as an expression of the function of two buildings. 

The following buildings and features are of secondary significance: 

� The Locomotive Enginemen’s shed, constructed c.1950. 

� The turntable, constructed c.1962. 

� Wodonga Signal Box A, constructed c.1962. 

� Remnant signalling and safe working equipment dating from prior to 1945. 

� The layout of the tracks within the station yard, which assist in understanding the size and 

importance of the complex. 

Other buildings and features are of limited or no significance. 

How is it significant? 

The Wodonga Railway Station complex is of historic, social, architectural and aesthetic 

significance to the City of Wodonga. 

Why is it significant? 

It is historically significant as a railway station that was established and developed as a result of 

the inter-colonial trade rivalries of the mid-nineteenth century, and the railway developments 

that resulted from, and further stimulated those rivalries. The history of tariff and railway 

rivalry were among the stimuli of the federation movement in the Riverina region, and the 

Wodonga station, together with the Albury station, and the Murray River rail bridge are 

important places in the federation story, which saw the several colonies combine into the 

Commonwealth of Australia. The historical significance is reflected in the size and layout of the 

station building, with long, two sided platforms and relatively commodious station facilities 

which are expressive of its former role as the principal Victorian based interchange point for 

traffic on this nation’s first inter-capital railway, opened in 1883, and later as a junction 


13


14 

station. The goods shed is significant as a reminder of one of the principal arguments presented 

for the construction of the north-eastern railway; to capture the Riverina trade. Its size is 

especially expressive of this role. (Criteria A & D) 

It is historically significant as a representative example of a major terminus/junction station 

that is associated with the significant expansion of the Victorian railway network in the late 

nineteenth century. The importance of the station is reflected in the size of the complex and 

the range of facilities provided for staff and passengers. The Locomotive Enginemen’s shed is 

significant as an example of the facilities provided by the Victorian Railways for staff at major 

railway stations. Signal Box A and the turntable are historically significant as evidence of 

changes arising from the standard gauge project. (Criteria A, D & H) 

It is also historically and socially significant as a facility that played an important role in the 

development of Wodonga and the surrounding region in the nineteenth and early twentieth 

century. As much of Wodonga’s nineteenth century heritage has been lost the significance of 

the station building, platforms and goods shed is enhanced by the rarity value of the complex. 

The railway station is socially significant as a place that was used by generations of local people 

and also provided a source of employment for many people in the town. (Criteria A & G) 

The station building is architecturally and aesthetically significant as a major mid-late Victorian 

station in the bi-chromatic style, which is a local landmark in Wodonga. The aesthetic qualities 

of the station building are enhanced by the complementary brick goods shed that creates a 

setting evocative of a nineteenth century railway complex. (Criteria D & E) 

4.5 Levels of significance 

Primary significance 

These are features and attributes that are integral to the significance of the place. They include 

elements that provide important evidence of its historical development and are directly 

associated with the key historic period of development and use from the opening of the station 

in 1873 until 1911 when the major components including the station, platforms, goods shed, 

engine shed, carriage shed were in place. 

The elements of primary significance are: 

� The station building to the extent of the nineteenth century form, fabric and detailing 

including any remnants of the 1874 structure, the 1884 additions including the (now 

truncated) two-sided open verandah, and the whole of the platform as extended in 1884. 

� The goods shed to the extent of the nineteenth century form, fabric and detailing. 

� The visual relationship between the two buildings – while the fabric associated with the 

surviving tracks is not in itself important, the physical space between the buildings that 

contains the dual track alignment is significant as an expression of the function of two 

buildings. 

Secondary significance 

These are features and attributes that are important as evidence of the development of the 

railway station from the mid twentieth century until the mid-1960s when the standard gauge 

railway was completed. These elements are of secondary significance in the context of the 

development of the railway station. 

The elements of secondary significance are: 



� Wodonga Signal Box A, constructed c.1962. 


� Remnant signalling and safe working equipment. 




Limited or no significance 

The elements of limited significance, but which are of some interest in demonstrating the 

continuing development of the railway station are largely those that date from after c.1962 – 

that is, the completion of the standard gauge railway. These include alterations and additions 

to the buildings of primary or secondary significance and new buildings and infrastructure. 

Features of limited or no significance include: 

� The additions made to the station building c.1980s 

� The fuel point 

Potential significance 

As noted above an archaeological survey was not carried out as part of this assessment. The site 

is considered, however, to have potential for archaeological remains – for example, ash pits in 

the track bed area (often situated adjacent to the main platform, or associated with the now 

demolished engine shed and carriage shed buildings and other nineteenth century features. 


15


5. KEY FINDINGS & RECOMMENDATIONS 

16 

5.1 Conservation management 

Table 5.1 sets out the recommended management guidelines to conserve or interpret the 

significance of the railway station, having regard to the significance of the building or feature. 

Table 5.1 – Conservation guidelines 

Significance level Guidelines 

Primary Buildings of primary significance should be conserved in accordance with 

the Burra Charter (1999) procedures and principles. There is potential for 

adaptive re-use. Non-original alterations and additions dating from the 

twentieth century may be removed. Ideally, future works should be 

guided by a conservation management plan. 

Secondary Conservation of buildings or features of secondary significance is 

desirable, but not essential. Prior to removal the building or feature 

should be appropriately recorded and documented (See below). 

Limited/no significance These features do not need to be retained. Features should be 

photographed prior to removal. 

Demolition and recording guidelines 

As noted in Table 5.1, it would be desirable for future works to buildings and features of 

primary significance to be guided by a conservation management plan. This would include 

policy and guidelines for demolition of all or part of a significant building or feature. Until 

such a conservation management plan is prepared the following guidelines are recommended 

for buildings and features of either primary or secondary significance: 

� Prior to demolition the building or features should be appropriately recorded and 

documented. This may include the preparation of measured drawings and archival-quality 

images. 

� The opportunity to retain specific features or objects for use in interpretation on the site, or 

for donation to the Wodonga Historical Society (For example, notice boards, signs, 

furniture etc. associated with the operation of the station) or to any other relevant body 

(e.g. Seymour Railway Heritage Centre, who may be interested in infrastructure such the 

turntable or former goods/guard vans) should be explored. Consultation at least with the 

Wodonga Historical Society is recommended prior to any demolition being carried out. 

5.2 Statutory controls 

The statutory recommendations have been developed having regard to the significance of 

buildings and features within the railway station site, and the planning scheme controls 

proposed to be introduced by Amendment C92. 

Heritage overlay 

It is recommended that the heritage overlay is applied to the buildings and features of primary 

significance, as follows (Refer to Figure 5.1, which shows an approximate extent of the HO): 

� The railway station building and the whole of the platform structure. 

� The goods shed. 


� The land containing the track formation between the two structures. 

The recommended HO schedule entry is as follows: 


Comprehensive Development Zone 

A copy of the draft CDZ prepared for Amendment C92 has been reviewed. As drafted, it 

already includes specific reference to the need to retain and integrate the station building and 

the goods shed. Minor changes are recommended to ensure that any future Framework Plans 

and Precinct Plans: 

� Also consider the retention and adaptive re-use of the platform structure, which is of 

primary significance. 

� Respond to the opportunity to adaptively re-use or interpret the historic buildings and 

features of secondary significance. 

The recommended changes are shown in Appendix A. 

Figure 5.1 – Recommended HO extent 

The recommended HO boundary is indicated by the red line 


17


APPENDIX A – RECOMMENDED CDZ MODIFICATIONS 

18 


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WODONGA PLANNING SCHEME 

SCHEDULE 1 TO THE COMPREHENSIVE DEVELOPMENT ZONE 

Shown on the planning scheme map as CDZ1. 

WODONGA CENTRAL COMPREHENSIVE DEVELOPMENT PLAN 

Land 

This schedule applies to land generally comprising the former Wodonga Railway Station 

and associated rail land, Wodonga as depicted in the Wodonga Central Comprehensive 

Development Plan at Plan 1 of this Schedule. 

Purpose 

• To facilitate redevelopment of the former rail land in Wodonga for a mix of uses that 

support and enhance the consolidation of core retail and commercial activity within the 

Wodonga Central Business Area. 

• To facilitate use and development that encourages social interaction and walkable 

neighbourhoods and contributes to a sense of place and identity. 

• To encourage development of buildings with ‘active frontages’ to create a vibrant 

pedestrian environment, particularly along Elgin Boulevard and High Street. 

• To discourage development where the presentation of car parking is dominant. 

• To ensure that the construction of key road and pedestrian connections and open spaces 

integrates the land with the existing urban areas. 

• To support the realignment and upgrade of Elgin Boulevard as a priority pedestrian 

area and retail location. 

• To encourage good quality architecture and urban design which contributes to a defined 

identity for the Wodonga Central Business Area. 

• To encourage a design response that retains or interprets the historic buildings and 

features on the site. 

1.0 Table of uses 

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Section 1 - Permit not required 

USE CONDITION 

Accommodation (other than Residential 

hotel, Corrective institution, Camping and 

caravan Park) 

Betting agency 

COMPREHENSIVE DEVELOPMENT ZONE – SCHEDULE1 PAGE 1 OF 9 

Any frontage at ground floor level must not 

exceed 2 metres, except in Precinct 4 on 

‘Plan 1’ where it may exceed 2 metres. 

Must not be located in Precinct 5 on 'Plan 1'. 

Child care centre Any frontage at ground floor level must not 

exceed 2 metres and access must not be 

shared with a dwelling (other than a 

Caretaker’s house). 


David Helms 19/11/11 1:49 PM 

Formatted: Bullets and Numbering

Cinema 

Cinema based entertainment facility 



In Precincts 1 to 2 and 3 on 'Plan 1', must not 

have a frontage at ground level exceeding 15 

metres. 

Must not be located in Precinct 5 on 'Plan 1'. 

Education centre Except in Precinct 5, any frontage at ground 

floor level must not exceed 10 metres. 

Must not be a primary or secondary school. 

Electoral office May be used for only 4 months before an 

election and 2 weeks after an election 

Food and drink premises (other than Hotel 

and Tavern) 

Home occupation 

Informal outdoor recreation 

Landscape gardening supplies Must be located in Precinct 5 on 'Plan 1'. 

Minor utility installation 

Office (other than Electoral office) Any frontage at ground floor level must not 

exceed 2 metres unless the office is a bank, 

real estate agency, travel agency, or any 

other office where the floor space adjoining 

the frontage is a customer service area 

accessible to the public. 

Postal agency 

Residential hotel Must be located in Precincts 1, 2, 3 or 4 on 

'Plan 1'. 

Restricted retail premises Must be located in Precinct 5 on 'Plan 1'. 

Shop (other than Adult sex bookshop and 

Restricted retail premises) 

In Precincts 1 and 2 on ‘Plan 1’, the maximum 

combined leasable floor area of shop is 

unrestricted in each precinct. 

In Precinct 3 on ‘Plan 1’, the combined 

leasable floor area of shop must not exceed 

2500 m². 

In Precinct 4 and 5 on ‘Plan 1’, the combined 

leasable floor area of shop in each precinct 

must not exceed 1000 m² 

Trade supplies (other than Timber yard) Must be located in Precinct 5 on 'Plan 1'. 

Any use listed in Clause 62.01 Must meet the requirements of Clause 62.01. 


Section 2 – Permit required 


USE CONDITION 

Agriculture (other than Apiculture and 

Intensive animal husbandry) 

Car wash Must be in Precinct 5 on ‘Plan 1’. 

Hotel 

Tavern 

Industry (other than Car wash and Refuse 

disposal) 

Leisure and recreation facility (other than 

Informal outdoor recreation, Major sports 

and recreation facility, Motor racing track 

and Outdoor recreation facility) 


Must not be for a purpose listed in the table to 

Clause 52.10. 

Motor vehicle, boat or caravan sales Must be in Precinct 5 on ‘Plan 1’. 

Place of assembly (other than Carnival, 

Cinema and Circus,) 

Renewable energy facility 

Retail premises (other than Betting 

agency, Food and drink premises, Hotel, 

Landscape gardening supplies, Motor 

vehicle, boat or caravan sales, Postal 

agency, Shop, Tavern and Trade supplies) 

Warehouse (other than Fuel depot) 

Any other use not in Section 1 or 3 

Section 3 – Prohibited 

USE 

Adult sex bookshop 

Camping and caravan park 

Corrective institution 

Crematorium 

Fuel depot 

Intensive animal husbandry 

Major sports and recreation facility 

Motor racing track 

Outdoor recreation facility 

Pleasure boat facility 

Refuse disposal 


Must not be a purpose listed in the table to 

Clause 52.10.

Saleyard 

Timber yard 

Transport terminal 


2.0 Wodonga Central Comprehensive Development Plan 

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The following objectives correspond with the precincts in ‘Plan 1’of this schedule. 

• To encourage Shop and intensive retail uses in Precincts 1, 2 and 3. 

• To avoid retail uses in Precincts 4 and 5 which would have the effect of dispersing the 

concentration of retail uses away from the intersection of High Street and Elgin 

Boulevard. 

• To encourage the development of Residential Hotel in any of Precincts 1, 2, 3 and 4, 

which is supported by an associated Conference centre. 

• To retain and integrate the Wodonga Railway Station building, platform, railway track 

location and Goods Shed as part of the open space areas of Precinct 3 and 4. 

• To encourage Accommodation and complementary uses in Precinct 4. 

• To encourage health and education uses, and discourage core retail uses in Precinct 5. 

• To encourage residential and office uses above ground floor level in all precincts and to 

allow Accommodation in Precinct 5 subject to residential amenity considerations. 

3.0 Framework Plan 

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A permit must not be granted to use or subdivide land, construct a building or construct or 

carry out works, other than for works required to remediate the site, until a Framework 

Plan for the entire site has been prepared to the satisfaction of the responsible authority. 

The Framework Plan must be generally consistent with the Wodonga Central 

Comprehensive Development Plan and objectives and must include the following to the 

satisfaction of the responsible authority. 

• The boundary of the site and precincts. 

• The realignment of Elgin Boulevard through the intersection with High Street. 

• The northern extension of Smythe Street and Watson Street through to South Street. 

• The connection of Hume Street north to Church Street. This connection may not be a 

vehicle link for its full extent. 

• The provision of public open space central to Precinct 3 and 4 and at the North West 

corner of Elgin Boulevard and High Street. 

• The provision of an open space link following the former rail corridor from the 

intersection of Elgin Boulevard and High Street to the open space in Precinct 4. 

• A pedestrian connection linking Elgin Street to Bank Street and the Sumsion Gardens. 

• Other vehicle, bicycle and pedestrian links through the site to the surrounding streets. 

• The land uses and building height ranges anticipated in each precinct. 

• The historic buildings and features that are to be retained, adaptively re-used or 

interpreted in each precinct. 

The Framework Plan may be amended to the satisfaction of the responsible authority. 





4.0 Precinct Plan 

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A permit should not be granted to use or subdivide land, construct a building or construct 

or carry out works, until a Precinct Plan for the relevant precinct has been prepared and 

approved to the satisfaction of the responsible authority. The Precinct Plan must be 

generally consistent with the Wodonga Central Comprehensive Development Plan and the 

endorsed Framework Plan. 

A permit may be granted before the endorsement of a Precinct Plan provided that the 

responsible authority is satisfied that the use, subdivision or development will not prejudice 

the future use or development of the land consistent with the Wodonga Central 

Development Plan and the endorsed Framework Plan. 

A Precinct Plan must show or include the following (in the form of reports or plans), as 

appropriate to the precinct, to the satisfaction of the responsible authority. 

Buildings and works and land use 

• The location, height, dimension, floor area and use of all buildings and works. 

Former Wodonga Railway Station historic buildings and features 

• The conservation and adaptive re-use of the former Wodonga Railway Station building, 

platform and Goods Shed and their integration with surrounding buildings and open 

space. 

• The interpretation or adaptive reuse of other historic railway buildings and features 

including the former Locomotive Enginemen’s building, turntable, signal box, 

signalling masts and location of tracks. 

Transport 

• Any proposed traffic management and traffic control works. 

• The provision for waste storage, collection and loading. 

Car Parking 

• The location of and access to car parking, including the consolidation of car parking in 

central areas between land uses, as appropriate. 

• The provision of car parking generally in accordance with the Schedule to Clause 52.06 

‘Wodonga Central Business Area Parking Precinct Plan 2003’ or alternative provision 

supported by empirical analysis. 

Vehicle, bicycle and pedestrian links 

• The location of vehicle, bicycle and pedestrian links. 

• Typical cross sections of vehicle links. 

Open space network and landscaping 

• The location of all open spaces available to the public. 

• A landscape concept plan, including landscaping proposed for vehicle, bicycle and 

pedestrian links and open spaces. 

• Landscaped areas to include adaptive reuse of the former railway infrastructure. 

• Consideration of the retention and protection of remnant indigenous trees. 

Staging of development 

• The stages in which the precinct is to be developed. 

Infrastructure and servicing 




Deleted: building and Goods Shed 


Deleted: and restoration 



5.0 Use of land 

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• The provision of a reticulated water supply, sewerage, electricity and 

telecommunications. 

A Precinct Plan may be amended to the satisfaction of the responsible authority. 

The use of land must be generally consistent with the purposes of the schedule and the 

precinct objectives at Clause 2.0 of this schedule, the endorsed Framework Plan and any 

relevant endorsed Precinct Plan to the satisfaction of the responsible authority. 

6.0 Subdivision 

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An application to use land must be accompanied by the following information. 

• A description of the proposed use and the types of activities which will be carried out 

and any proposed staging of use and activities on the land. 

• Plans drawn to scale and dimensioned which show: 

° the siting and use of buildings; 

° areas not required for immediate use; 

° adjacent buildings and uses. 

• The likely effects, if any, on adjoining land, including noise levels, traffic, the hours of 

delivery and despatch of goods and materials, hours of operation and light spill, solar 

access, glare, air-borne emissions and emissions to land and water. 

• If an industry or warehouse: 

° the type and quantity of goods to be stored, processed or produced; 

° whether a Works Approval or Waste Discharge Licence is required from the 

Environment Protection Authority; 

° whether a notification under the Occupational Health and Safety (Major Hazard 

Facilities) Regulations 2000 is required, a licence under the Dangerous Goods Act 

1995 is required, or a fire protection quantity under the Dangerous Goods (Storage 

and Handling) Regulations 2000 is exceeded. 

A permit is required to subdivide land. 

7.0 Creation of access to Elgin Boulevard 

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A permit is required to create or alter access to Elgin Boulevard. 

8.0 Buildings and works 

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C-- 

A permit is required to construct a building or to construct or carry out works. 

An application to construct a building or construct or carry out works must be accompanied 

by the following information, as appropriate. 


° the boundaries and dimensions of the site; 

° adjoining roads; 

° the location, height and use of buildings and works on adjoining land; 

° levels of the site and the difference in levels between the site and surrounding 

properties to a defined point at the site boundaries or to Australian Height Datum 

(AHD); 

° any contaminated soils and filled areas, where known; 

° the layout of existing and proposed buildings and works; 

° the internal layout and use of the proposed development; 




° all access and pedestrian areas; 

° all driveway, car parking and loading areas; 

° existing vegetation and proposed landscape areas; 

° all external storage and waste treatment areas; 

° the location of easements and services. 

• Elevation plans drawn to scale and dimensioned which show: 

° the building form and scale; 

° setbacks to property boundaries; 

° finished floor levels and building heights to a defined point at the site boundaries or 

to Australian Height Datum (AHD). 

• Shadow diagrams based on the equinox shown for existing conditions and the proposed 

development. 

• A schedule of finishes for the proposed development detailing materials and colours of 

external surfaces including walls, roofs and fences. 

• A landscape plan which includes the description of vegetation to be planted, the 

surfaces to be constructed, site works specification and method of preparing, draining, 

watering and maintaining the landscape area. 

• Construction details of all drainage works, driveways, vehicle parking and loading 

areas. 

9.0 Design principles 

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Any planning permit application should meet the following principles, as appropriate, to 

the satisfaction of the responsible authority. 

Building design 

• Development which reinforces the intersection of Elgin Boulevard and High Street as 

an entry point and axis to the Wodonga Central Business Area lined with buildings. 

• Higher built form along Elgin Boulevard and at the intersection of High Street and 

Elgin Boulevard. 

• Buildings to be constructed along High Street and Elgin Boulevard with a zero setback, 

except where it can be demonstrated that a positive urban design outcome will be 

achieved. 

• Awnings or verandas to be provided along building edges to offer shade and weather 

protection to pedestrians, in particular along Elgin Boulevard. 

• Building facades to existing or new streets, or major pedestrian links, to have active 

frontages with a minimum of 60% transparent glazed frontages at ground level. 

• Building entrances and facade design to respond to and integrate with any adjacent 

open spaces and pedestrian street crossings. 

• Large facades to incorporate windows, varied external materials and architectural 

features to provide visual interest. 

• Buildings to achieve a high standard of architectural design. 

• Facade design to incorporate sufficient space for advertising signs. 

Car parking and service areas 

• Provision of safe, convenient and accessible car parking which does not dominate the 

streetscape presentation of Elgin Boulevard, High Street, and the northern extension of 

Smythe Street. 

• Large car parking areas to be concealed behind active uses or within buildings, in 

particular along Elgin Boulevard, High Street and the northern extension of Smythe 

Street. 




• At grade car parking to incorporate landscape treatments and provision for pedestrian 

access that enhances the streetscape presentation. 

• Service areas and loading bays to be incorporated in the building design, and screened 

from public view. 

10.0 Requirement for an environmental audit 

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Before a sensitive use commences or before the construction or carrying out of buildings 

and works in association with a sensitive use commences, either: 

• a certificate of environment audit must be issued for the land in accordance with Part 

IXD of the Environment Protection Act, 1970; or 

• an environmental auditor appointed under the Environment Protection Act, 1970 must 

make a statement in accordance with Part IXD of that Act that the environmental 

conditions of the land are suitable for the sensitive use. 

In this schedule, a sensitive use means a residential use, childcare centre, a pre-school, a 

primary school or public open space. 

11.0 Referral of applications 

An application to approve a Precinct Plan or for a permit to use, develop or subdivide land 

identified within the Wodonga Comprehensive Development Plan 2011 must be referred, 

in accordance with Section 55 of the Act, to the referral authority (the Urban Renewal 

Authority) specified in the Schedule to Clause 66.04. 

12.0 Exemption from notice and review 

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An application under any provision of this scheme which is generally in accordance with 

an endorsed Precinct Plan is exempt from the notice requirements of Section 52(1)(a), (b) 

(c) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of 

Section 82(1) of the Act. 

13.0 Decision guidelines 

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Before deciding on an application for approval of a Precinct Plan or a permit, in addition to 

the decision guidelines at Clauses 37.02-2, 37.02-3 and 37.02-4, and the decision 

guidelines of Clause 65 the responsible authority must consider, as appropriate. 

• The Wodonga Central Comprehensive Development Plan. 

• The purpose of the zone and schedule. 

• The precinct objectives at Clause 2.0 of this schedule. 

• The endorsed Framework Plan. 

• Any relevant endorsed Precinct Plan. 

• The design principles at Clause 9.0 of this schedule. 

• The provisions of Clause 54 and 55. 

14.0 Advertising signs 

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Advertising sign requirements are at Clause 52.05. The land in this schedule is in Category 

1. 




15.0 Plan 1 to Schedule 1 to the Comprehensive Development Zone: Wodonga 

Central Comprehensive Development Plan 

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APPENDIX B - ESTABLISHING A THRESHOLD OF LOCAL 

SIGNIFICANCE 


What is a threshold? 

The Heritage Victoria standard brief for Stage 2 heritage studies notes that local significance 

can include places of significance to a town or locality, however, whether the ‘threshold’ of 

local significance is achieved depends how relevant heritage criteria are applied and interpreted. 

The Advisory Committee Report notes that the related questions of the application of 

appropriate heritage criteria and establishing ‘thresholds’ that provide practical guidance to 

distinguish places of ‘mere heritage interest from those of heritage significance’ have been the 

subject of continuing debate in recent times. While there was agreement that the AHC criteria 

(which were used in the 2006 Study) may be appropriate for use at the local level, the question 

of what establishes a threshold remains open to interpretation. 

The Advisory Committee Report defines ‘threshold’ as follows: 

Essentially a ‘threshold’ is the level of cultural significance that a place must have before it can be 

recommended for inclusion in the planning scheme. The question to be answered is ‘Is the place 

of sufficient import that its cultural values should be recognised in the planning scheme and 

taken into account in decision‐making?’ Thresholds are necessary to enable a smaller group of 

places with special architectural values, for example, to be selected out for listing from a group of 

perhaps hundreds of places with similar architectural values. (Advisory Committee Report, 

2007: 2-41). 

How is a threshold defined? 

The Advisory Committee Report cites the Bayside C37 and C38 Panel report, which notes 

that: 

With respect to defining thresholds of significance, it was widely agreed by different experts 

appearing before this Panel that there is a substantial degree of value judgment required to assess 

a place’s heritage value, so that there is always likely to be legitimate, differing professional views 

about the heritage value of some places. 

There is a wide range of matters that can be taken into account in making any assessment (e.g. a 

place’s value in relation to historic, social, aesthetic, cultural factors, its fabric’s integrity and so 

on), leading to further grounds for differences between judgments. (Advisory Committee 

Report, 2007: 2-32) 

While there are application guidelines for the use of the AHC criteria (Developed in 1990 

these are known as the AHC Criteria for the Register of the National Estate: Application 

Guidelines), they are designed for application at the regional or National level and the Advisory 

Committee Report cited a report prepared by Ian Wight for Heritage Victoria, which noted 

that they may require rewriting to ‘make them clearly applicable to places of local significance’. 

On this basis, the Panel made the following conclusions: 

As also discussed, a fundamental threshold is whether there is something on the site or forming 

part of the heritage place that requires management through the planning system. 

As we have commented, we see the development of thresholds as something which responds to the 

particular characteristics of the area under investigation and its heritage resources. Nevertheless 

the types of factors that might be deployed to establish local thresholds can be specified 

State‐wide. They would include rarity in the local context, condition/degree of intactness, 

age, design quality/aesthetic value, their importance to the development sequence 

documented in the thematic environmental history. (Emphasis added) 


19


20 

This process is essentially a comparative one within the local area. That area may not coincide 

with the municipal area. Its definition should be informed by the thematic environmental 

history. (Advisory Committee Report, 2007: 2-45). 

What is the role of the thematic history? 

The previous comments highlight the important role played by thematic environmental 

histories in providing a context for the identification and assessment of places. As noted earlier, 

Context is in the process of preparing an updated thematic history for the City of Whittlesea 

and the Peter Lalor Co-operative Estate is specifically identified as a place that is associated 

with two sub-themes 5.4 Suburban development in the twentieth century and 5.5 Responding to 

post-war housing shortages. 

However, while it would be expected that the majority of places of local significance would be 

associated with a theme in the thematic history not all places are and there may be some that 

are individually significant for reasons that are independent of the themes identified by the 

Study. The chair of the Advisory Committee Report, Jenny Moles, made the following 

comment in the Panel report prepared for the Warrnambool Planning Scheme Amendment 

C57: 

The Panel also does not see it as inimical to the significance of this building that there is currently 

no mention of a guest house theme in the Gap Study Thematic History. It is simply not the case 

that every building typology will be mentioned in such a study. (Emphasis added) 

The C57 Panel Report also once again highlighted that thematic histories are not ‘static’ 

documents and should be reviewed once more detailed assessments are carried out for places 

and precincts. This iterative approach allows a ‘more complete and more pertinent history of a 

municipality to be developed in terms of providing a basis for managing heritage stock and 

allows individual buildings to be placed in their historical context’ (Warrnambool Planning 

Scheme. Amendment C57 Panel Report: December 2008, Jennifer A. Moles, Chair). The 

detailed research carried out for this study may therefore be used to revise or refine the 

information in the draft thematic history for Whittlesea. 

What constitutes a precinct? 

At present there are no definitive guidelines that provide assistance in identifying and defining 

a heritage precinct. This was acknowledged by the Advisory Committee appointed to 

undertake the Review of Heritage Provisions in Planning Schemes, which made the follow 

comments in the final report submitted in August 2007: 

Various Ministerial Panels have considered the question of the conceptualisation of the extent of 

a significant heritage place, particularly in relation to heritage areas or precincts, industrial sites 

and large rural properties. The Greater Geelong Planning Scheme Amendment C49 Ministerial 

Panel (February 2004) pointed out that the Practice Note Applying the Heritage Overlay does 

not provide any guidance on identification of heritage precincts. It noted that practice within the 

profession suggested that precincts should contain a substantial proportion of buildings that were 

assessed as being of precinct heritage significance, as defined in the statement of significance. A 

statement of significance should outline what is significant, why it is significant and how the 

place demonstrates the heritage significance. (Advisory Committee Report, 2007: 2-48). 

The Advisory Committee Report considered a number of submissions and various relevant 

Independent Panel reports. The final conclusions and recommendations suggested that the 

criteria for the definition of a precinct should take into account: 

� the geographic distribution of the important elements of the place, including buildings and 

works, vegetation, open spaces and the broader landscape setting. 

� whether the place illustrates historic themes or a particular period or type of development. 

� whether it is a defined part of the municipality recognised by the community. 



� whether non-built elements such as the subdivision pattern contribute to its significance. 

The Panel went on to note that criteria suggested by the Hobsons Bay C34 Panel, ‘may be 

appropriate for inner urban, relatively homogenous precincts but appear to us to be too 

prescriptive for application in other situations’. It concluded that: 

Thematically related buildings or sites that do not adjoin each other or form a geographic 

grouping should, where appropriate, be able to be treated as a single heritage place and share 

a statement of significance and HO number. (Advisory Committee Report, 2007: 2-55) 

(Emphasis added) 

Finally, with regard to the proportion of significant (or significant and contributory) buildings 

that is desirable within precincts, the Advisory Panel considered that: 

..the stress on built fabric inherent in this question is misleading. Precincts need to be coherent, 

thematically and/or in terms of design, and need to be justifiable in relation to protection of 

significant components. It is neither possible nor desirable to set hard and fast rules about 

percentages.( Advisory Committee Report, 2007: 2-54) 

Approach used by this study 

In accordance with the Advisory Committee comments and other guidelines a series of local 

‘tests’ have been developed to determine whether the railway station meets the threshold of 

local significance to the City of Wodonga using the Hercon criteria. It is noted that either 

precinct need only meet one ‘test’ or criteria in order to meet the threshold of local 

significance. Meeting more than one ‘test’ does not make the precinct more significant – it 

simply means that the precinct is significant for a variety of reasons. The tests are: 

� The places is associated with a key theme identified in the thematic environmental history. 

It contains significant or contributory buildings and features that individually or as a group 

have a strong association with the theme and this will be clearly demonstrated by the fabric, 

when compared with other places. The contributory or significant buildings may or may 

not adjoin one another. Where they do not form a contiguous grouping they will have a 

strong and demonstrated thematic association. (Criterion A). 

� The place may be rare within the municipality or to a township or locality. It may contain 

very early buildings, or be of a type that is under-represented within the City of Wodonga 

(Criterion B). 

� Places that are historically significant as a representative or typical example or type will 

usually have the typical range of features normally associated with that type – i.e. it will be a 

benchmark example – and it will usually have a high degree of integrity when compared to 

other places (Criterion D). 

� Places of aesthetic significance will be distinguished by the high or exceptional quality of the 

design and features when compared to other examples (Criterion E). 

� The place is an exemplar of an architectural style or represents significant technical or 

artistic/architectural innovation or achievement when compared to other similar places in 

the municipality. The places will usually have a high degree of integrity when compared to 

other precincts (Criterion F). 

� The place has strong social or historic associations to an area (Criterion G) or to an 

individual or organisation (Criterion H) and, in particular: 

� There is continuity of use or association, meanings, or symbolic importance over a 

period of 25 years or more (representing transition of values beyond one generation). 

� The association has resulted in a deeper attachment that goes beyond utility value. 

� The connection between a place and a person/s or organisations is not short or 

incidental and may have been documented – for example in local histories, other 

heritage studies or reports, local oral histories etc. 


21


22 

� The association may be demonstrated by the fabric. 

By comparison, a place that does not meet the threshold of local significance will generally be 

one where: 

� Historical associations are not well established or are not reflected in the fabric because of 

low integrity, or 

� The place is common within the municipality or already well-represented in the Heritage 

Overlay, or 

� It is a typical, rather than outstanding example of a style or type and there are better 

comparative examples in the municipality, or 

� The social or historical associations are not well established or demonstrated. 



APPENDIX C – 2010 RAWORTH HERITAGE ASSESSMENT REPORT 


23



Complex 

September 2010 

Analysis of Proposed 

Development Options 

Heritage Issues 

bryce raworth • conservation urban design 

19 Victoria Street St Kilda Vic 3182

1.0 Introduction 


Complex 

Analysis of Proposed 

Development Options 

– Heritage Issues 

September 2010 

The North East Rail Revitalisation Project includes a rail bypass of central 

Wodonga, which has made the Wodonga Railway Station complex redundant. A 

new railway station for the township has been built on the new rail corridor that 

skirts the northern edge of Wodonga. As a result of this, 50 hectares of land 

occupied by the old station at Wodonga has become available for development. 

VicTrack, who have commissioned this report, have been given the responsibility 

to develop this land and its infrastructure. 

Several buildings and items of railway infrastructure occupy the Wodonga 

Railway Station complex. This report, however, will only assess the devlopment 

options with regard to their perceived impact upon the station building and the 

goods shed on the subject site. Other elements of railway infrastructure on the site 

including a signal box, carriage cleaning facility, locomotive turntable, railway 

tracks and other elements have not been assessed as part of this report. 

This report provides discussion and analysis in relation to the following: 

• the cultural significance and intactness of the station building and good 

shed; 

• a review of nine redevelopment options that are proposed for the subject 

site, in terms of their impacts upon the heritage value of the railway 

station and goods shed; 

• recommendations in relation to the preferred option(s) for the 

development of the Wodonga Railway Station complex in terms of 

heritage considerations. 

Reference in this report to the Wodonga Railway Station complex means the 

entire site and its individual buildings and elements. Where individual buildings 

are discussed they are referred to by their common name and/or function eg 

station building, goods shed, signal box etc. 


2.0 Sources of Information 

3.0 History & Description 

Wodonga Railway Station Complex 

Analysis of Proposed Development Options 

The analysis of the proposed development options for the Wodonga Railway 

Station complex are based upon schematic diagrams supplied by AECOM. 

An inspection of the Wodonga Railway Station complex was undertaken on 11 

September 2010. The description of the fabric and condition of the buildings in 

this report derives from that inspection. 

This report also draws upon heritage citations including the Australian Heritage 

Council Register of the National Estate and the ‘Wodonga Heritage Study 

Inventory’ (May 2004), and other heritage studies including the Andrew Ward, 

‘Victoria’s Railway Stations: An Architectural Survey’ (1982 and 1988). 

Historical newspaper articles about the railway station and historical photographs 

have also been reviewed in the preparation of the history of the Wodonga 

Railway Station complex. 

History 

The Wodonga Railway Station complex is part of the North East Railway Line, 

which was originally built to link Melbourne with the Murray River in northeast 

Victoria. The North East Railway Line was built in stages between Essendon and 

Wodonga between 1870 and 1873. It was the second railway built between the 

Murray River and Melbourne, to provide railway facilities for the Murray River 

trade. 

At the time of its completion, the North East Railway Line was the most 

profitable railway in Victoria. Despite no ongoing railway to Sydney at that time, 

the shipment of goods between the Murray River and Melbourne provided a 

significant amount of revenue. 1 

Within a decade of the completion of the North East Railway Line, aspirations of 

an inter-colonial link between Sydney and Melbourne were realised, when the 

line between Albury and Sydney was completed in 1881. 2 A link between the 

Wodonga and Albury railway stations was completed in 1883, but due to 

differing gauges in each colony, at the border passengers were required to change 

trains and freight was transhipped. 

1 Robert Lee, The Railways of Victoria 1854-2004, p 65. 

2 Robert Lee, The Railways of Victoria 1854-2004, pp 66-67. 

bryce raworth pty ltd conservation•urban design 2 




Figure 1 (left) Celebrations at Wodonga on the completion of the North East 

Railway Line in 1873. The illustration shows the original smaller 

timber frame shed, replaced by the current brick shed the 

following year (State Library of Victoria Picture Collection). 

Figure 2 (right) Goods shed c1880 (Public Record Office Victoria Collection). 

Initially, a complicated system worked where Melbourne-bound travellers 

changed trains at Wodonga, and Sydney bound travellers changed trains at 

Albury. Goods were also transhipped with a similar arrangement. The complexity 

of this process, added with the expense of operating two stations for inter-colonial 

travelers, saw by the mid 1880s all passengers and goods changing trains at 

Albury. The iconic Sydney Limited and Spirit of Progress of the early and midtwentieth 

century continued to use Albury as the stopping place at the New South 

Wales/Victoria border. 

The railway station building at Wodonga was, at the time the North East Railway 

Line was completed, considerably smaller. The contract for the station building 

was awarded in March 1875 to James Richardson. 3 With the completion of the 

link between Albury and Wodonga, the station was enlarged to give it suitable 

facilities as an inter-colonial passenger terminal. The Argus reported in January 

1884 that the works to the station were almost completed and included: 

…an extension of the platforms, additional refreshment rooms, and 

other accommodation, and the construction of customs shelter 

sheds on the railway platform, so as to allow of the passengers’ 

luggage being examined under cover in hot and rainy weather 

instead of in the open as formerly. The main station building has 

been largely increased to provide adequate refreshment room 

accommodation… 4 

The refreshment rooms were of a type used in larger stations that consisted of set 

tables, rather than counter service. 5 Throughout the twentieth century there have 

been many alterations to the interior of the station building, which has altered its 

original planning. In recent years an addition has been completed that created a 

new entrance to the station and waiting room. 6 

3 Andrew C Ward & Associates, ‘Study of Historic Railway Buildings and Structures for 

V/Line’, Appendcies, Vol 2, pp 195-197. 

4 Argus, 16 January 1884, p 5. 

5 Argus, 2 May 1884, p 3. 

6 Alan Nelson, officer of VLine, pers com to Peter Barrett on 11 September 2010. 





Figure 3 (left) Railway station building (up side) after additions were 

completed in 1884 (Public Record Office Victoria) 

Figure 4 (right) Railway station building (down side) after the 1884 additions 

were completed (State Library of News South Wales). 

Figure 5 (left) Looking east along the platform c1900 (State Library of New 

South Wales). 

Figure 6 (right) Looking west along the platform c1900 (State Library of 

Victoria). 

The goods shed at Wodonga Railway Station completed as part of the original 

works, was most probably timber frame. The shed was of a similar size and type 

to that built at Wangaratta (extant). 7 The shed was used to hold a ball celebrating 

the opening of the line to Wodonga in November 1873, which was attended by 

500-600 people. 8 The shed was rebuilt in brick in 1874, and it was said to be the 

second largest in the Colony. 9 By the mid-twentieth century the exterior loading 

dock of the shed had been extended on its east and west ends, 10 and at least one 

of the wall openings of the shed (east end) had been enlarged removing the 

original arcading. 11 

After Albury became the inter-colonial terminal, Wodonga was given a more 

modest role, handing intrastate passengers and goods. However, shunting of the 

Spirit of Progress occurred at yards at Wodonga. The station became the junction 

of the Cudgewa Railway Line opened in stages from 1889. The military camp and 

7 Argus, 19 November 1873, p 4. 

8 Argus, 20 November 1873, p 4. 

9 The shed at Spencer Street Station was the largest in Victoria. Andrew C Ward & 

Associates, ‘Study of Historic Railway Buildings and Structures for V/Line’, 

Appendcies, Vol 2, pp 199. 

10 Victorian Railways, drawing titled ‘Wodonga Proposed Locker & Meal room For 

Female Car Cleaners’, dated 21 October 1942, held by Public Record Office Victoria. 

11 Victorian Railways, drawing titled ‘Wodonga Additional Goods Shed’, dated 6 May 

1943, held by Public Record Office Victoria. 





later the migrant hostel at Bonegilla had a station on this line. The remaining 

section of this line between Wodonga and Bandiana was closed in 2009. 

Figure 7 (left) Wodonga Railway Station complex c1900 (Public Record Office 

Victoria). 

Figure 8 (right) Goods shed c1960 (Public Record Office Victoria). 

In 1962, a standard gauge railway line was built from the border to Melbourne. 

This provided faster freight services along the east coast of Australia and gave 

passengers a faster and greater level of comfort, without the inconvenience of 

having to change trains at Albury. The standard gauge line was built immediately 

to the south of Wodonga Railway Station. None of the passenger trains used on 

the standard gauge, including the iconic Southern Aurora, made scheduled stops 

at Wodonga. The popularity of air travel by the 1990s saw the passenger services 

on the route between Sydney and Melbourne discontinued and replaced with an 

XPT service, again stopping only at Albury. 

In May 2008 work commenced on the upgrade of the North East Railway Line, 

replacing 200 kilometres of broad gauge track with standard gauge. As part of 

these works a five kilometre bypass around Wodonga, including a new station for 

the township, have been built, which has made the original Wodonga Railway 

Station complex redundant. 

Physical Description 

The Wodonga Railway Station complex is situated to the north of Elgin 

Boulevard, a short distance from High Street, one of the main commercial streets 

in the city. Up side of the railway station is House Creek and to the north of the 

station is South Street. A level crossing at High Street is situated a short distance 

on the down side of the complex. Motor vehicles access the complex from Elgin 

Boulevard via a level crossing for the standard gauge railway line, which skirts 

the station to its south. This line was built in the 1960s and has created a physical 

barrier between the station complex and its environs. 

The railway station building is best viewed from the west (track side), where its 

length can be fully appreciated. It is built upon a long platform that has a brick 

retaining wall with bluestone coping. The island platform at the east end/down 

side (built for inter-colonial trains and later used for Cudgewa Railway Line 

trains) is still discernible. Part of the brick retaining wall of the island platform 

(south side) is visible from the car park. 





Figure 9 (left) Wodonga Railway Station complex looking from the southeast. 

The standard gauge railway line and its level crossing is visible 

in the foreground. 

Figure 10 (right) Wodonga Railway Station complex looking from the northwest. 

Figure 11 (left) Wodonga Railway Station building looking from the northwest. 

Figure 12 (right) South side of the Wodonga Railway Station building. The 

original entrance to the station is visible at centre (now disused). 

Figure 13 (left) Railway station platform looking east. 

Figure 14 (right) Railway station platform looking west. The gabled canopy is a 

remnant of a canopy added in the 1884 works to provide shelter 

for inter-colonial passengers changing trains and customs 

officers’ inspecting luggage. 





Figure 15 (left) Remnant of the former island platform for trains originating at 

Albury and Sydney, and later used for Cudgewa Railway Line 

trains. 

Figure 16 (right) Waiting room and ticketing office built as part of the c1990 

works. 

Figure 17 (left) Interior of the former refreshment rooms, later used as gangers’ 

quarters. 

Figure 18 (right) Roof lantern in the station building. 

The railway station building is of the St Arnaud Style, 12 and has had several 

alterations and additions, which mostly have been complementary in scale, style 

and material. In its existing condition it is a long single-storey polychromatic 

brick building with a hip roof clad in corrugated galvanised steel cladding, with 

eaves brackets. Chimneys have been removed, but a timber and glass lantern is 

extant on the central portion of the roof. A long concave profile verandah projects 

from the north side of the building over the platform. Original timber frame 

double-hung sash windows are rectangular in form. There have been some 

alterations made to window and door openings. 

12 Andrew Ward & A Donnelly, ‘Victoria’s railway Stations. An Architectural Survey. The 

Formative Years: 1854-1880’, p 137. 





Significant alterations have been made to the west end of the building (1884), 

including the former refreshment rooms (later used as accommodation for 

gangers and other railway staff), and partial removal of the gable roof canopy 

(1884) used to provide shelter over the island platform. The existing waiting room 

and ticketing area was built in c1990 and although sympathetic in style and 

materials, it did remove some early fabric on this part of the complex. Internally, 

much of the original fabric has been removed, obliterated or concealed in later 

works. Floors are concrete with various finishes, and original ceilings have either 

been removed or are concealed by newer lower ceilings. 

The goods shed is built opposite the station building. It is rectangular in plan and 

has a steel truss gable roof, clad in corrugated galvanised steel. A clerestory 

extends along the ridge of the shed. The exterior brick walls on the north and 

south side are divided into 24 bays by plain brick piers with a trabeated treatment. 

The east and west ends of the building had an arcuated treatment in their 

brickwork, but this has been removed in the early twentieth century when the wall 

openings on these elevations were enlarged. The brickwork and the concrete 

lintels of the new openings are unsympathetic. The corner piers have been dressed 

in bluestone (midway). Circular wall openings for ventilation are extant but their 

timber louvres have been removed/altered. 

Figure 19 (left) Goods Shed looking northwest. 

Figure 20 (right) Goods Shed looking northeast. 

Figure 21 (left) Goods Shed looking southeast from the goods yard. 

Figure 22 (right) Bluestone dressing on pilaster of the goods shed. 





Figure 23 (left) Decorative iron downpipe on the north side of the goods shed. 

Figure 24 (right) Northeast corner of the goods shed. The late twentieth century 

brick addition is visible at left. 

Figure 25 (left) Interior of the goods shed. 

Figure 26 (right) Office in the goods shed. 

A loading dock for trucks etc extends along the north elevation. It is built of 

concrete with a timber coping and is of later origin. Some bays have sliding 

doors that access the interior of the shed, but these have been reclad in corrugated 

steel. Fitted on another bay is an unsympathetic aluminium frame sliding door. A 

series of decorative metal downpipes on the north elevation are now disused. At 

the east end of the shed is a brick Modernist addition, which has concealed much 

of the east elevation of the Victorian goods shed. 

Internally, a concrete platform extends along the north side of the shed. The 

platform is of mid-twentieth century origins. A railway track extends beside the 

platform. Train wagons and vans entered the shed through the openings at the east 

and west end. The shed is mostly one space, except at the east end where the 

platform has been built across the entire depth of the shed at its west end, and this 

portion has been partitioned into office space. The east end of the platform is 

partitioned and these rooms contain toilets. The twentieth century brick addition 

contains office space. 



4.0 Listing and Controls 

5.0 Significance 

Australian Heritage Council 



The Wodonga Railway Station is listed as an Indicative Place on the Australian 

Heritage Council Register of the National Estate (Place ID 102835). A decision 

has yet to be made by the Australian Heritage Council as to whether to add the 

railway station to the Register of the National Estate. There are no statutory 

constraints arising from its current status with the Australian Heritage Council. 

Heritage Victoria 

The Wodonga Railway Station complex is not listed on the Heritage Victoria 

Victorian Heritage Register. 


The Wodonga Railway Station complex is not listed on the heritage overlay 

schedule of the Wodonga Planning Scheme. 

National Trust of Australia (Victoria) 

The Wodonga Railway Station complex is not classified by the National Trust of 

Australia (Victoria). 

A statement of significance for the Wodonga Railway Station has been prepared 

by the Australian Heritage Council for its citation on the Register of the National 

Estate. This statement of significance is limited to the association of the place 

with Federation themes. Other aspects of its significance have not been 

researched and assessed: 

Wodonga Station is historically significant because of its role in the intercolonial 

trade rivalries of the mid-nineteenth century, and the railway 

developments that resulted from, and further stimulated those rivalries. The 

history of tariff and railway rivalry were among the stimuli of the federation 

movement in the Riverina region, and the Wodonga station, together with 

the Albury station, and the Murray River rail bridge are important places in 

the federation story, which saw the several colonies combine into the 

Commonwealth of Australia. (RNE Criterion A.4; Vic Criterion A). The 

historical significance is reflected in the size and layout of the station 

precinct, with long platforms and relatively commodious station facilities 

necessary to deal with the transfer of passengers from NSW to Victorian 

trains. (RNE Criterion B.2; Vic Criteria B, C) 





A statement of significance for the Wodonga Railway Station complex was 

prepared in the ‘Wodonga Heritage Study Inventory’. The study identified the 

complex to be of local significance and recommended that it be included in the 

local planning scheme. The statement of significance prepared for the complex 

states: 

Typical railway construction for station (albeit modified). Goods shed 

particularly noteworthy. Historical role as border station and transit point 

for military and migrant use. High social significance. 

Station Buildings: The Wodonga station building remains as a major midlate 

Victorian station building in the bi-chromatic style. Its importance is 

derived in particular from the way in which it is expressive of its former 

role as the principal Victorian based interchange point for traffic on this 

nation’s first intercapital railway, opened in 1883. 

The remnant island platform verandah and 1883 additions are, as a 

consequence, important elements. Other important elements include the 

goods shed. 

Goods shed: The Wodonga goods shed is important as a reminder of one of 

the principal arguments presented for the construction of the north-eastern 

railway, to capture the Riverina trade. Its size is especially expressive of 

this role. 

Andrew Ward in his assessment of the complex notes, in regard to the railway 

station building: 

The Wodonga station building remains as a major mid-late Victorian 

station building in the bi-chromatic style. Its importance is derived in 

particular from the way in which it is expressive of its former role as the 

principal Victorian based interchange point for traffic on this nation’s first 

intercapital railway, opened in 1883. 

The remnant island platform verandah and 1883 additions are, as a 

consequence, important elements. Other elements include the goods shed. 13 

In regard to the goods shed, Ward also states: 

The Wodonga goods shed is important as a reminder of one of the principal 

arguments presented for the construction of the north-eastern railway; to 

capture the Riverina trade. Its size is especially expressive of this role. 14 

13 Andrew Ward & Associates, ‘Study of Historic railway Buildings and Structures for 

V/Line’, vol 2, p 197. 

14 Andrew Ward & Associates, ‘Study of Historic railway Buildings and Structures for 

V/Line’, vol 2, p 199. 





The Wodonga Railway Station complex was built in several stages from 1873. It 

was the terminus of the second railway line built from Melbourne to the Murray 

River, post-dating the opening of the Echuca Railway Station by close to a 

decade. The North East Railway Line was primarily built to service the Murray 

River trade and settlements in this region, with its use as an inter-colonial termini 

only becoming apparent years later when a line from Sydney to Albury was 

constructed. 

As a consequence of differing gauges in New South Wales and Victoria, 

passengers travelling between Sydney and Melbourne, depending on the direction 

of travel, would change trains at either Wodonga or Albury. However, the use of 

Wodonga Railway Station as an inter-colonial terminus was shortlived, as the 

transfer of passengers and the transhipment of freight was soon after relocated to 

the larger and more grander station complex at Albury. From the 1890s until 

recently the Wodonga Railway Station has served primarily for intrastate freight 

and passenger services. 

Other railway station complexes on the North East Railway Line of a similar 

scale include Seymour and Wangaratta, which are both identified by Heritage 

Victoria to be of State significance. Both of these stations are contemporaneous 

with Wodonga Railway Station. The Wangaratta Railway Station contains a wide 

array of elements of early origin including a brick water tower and its original 

timber frame good shed (similar to the original shed at Wodonga). 

The Chiltern Railway Station Complex, on the upside of Wodonga, is also 

identified by Heritage Victoria to be of State significance. Although the railway 

station complex at Chiltern is considerably smaller than the Wodonga Railway 

Station, its goods shed, of a similar design (albeit smaller) to the shed at 

Wodonga, demonstrates a greater level of detailing (bluestone base and greater 

use of bluestone dressings on brickwork) and is more intact (retains arcading on 

end walls, fire place and internal timber platform. 

The former Barnawartha Railway Station, which is the next station on the up side 

of Wodonga Railway Station, has a brick goods shed of a similar style and scale 

to Chiltern. The Barwnawartha shed is included on the Heritage Victoria Heritage 

Inventory. 





Figure 27 (left) Albury Railway Station, completed in 1881. 

Figure 28 (right) Island platform at Albury Railway Station. The platform at left is 

for through trains between Melbourne and Sydney, and the 

platform at right is for trains originating in Melbourne. A similar 

platform arrangement existed at Wodonga. 

Figure 29 (left) Wangaratta Railway Station complex. The station retains the 

original timber frame good shed, similar to the shed that was 

originally built at Wodonga 

Figure 30 (right) Chiltern Railway Station Complex. 

Figure 31 (left) Goods shed at Chiltern Railway Station complex retains its 

arcading at its ends. 

Figure 32 (right) The interior of the Chiltern goods shed retains much of its 

original fabric including its timber platform and fireplace 

(Heritage Victoria Photograph). 



6.0 Analysis of 

Proposals 



Figure 33 (left) Goods shed at Barnawartha Railway Station 

The Wodonga Railway Station complex is of architectural, aesthetic, historical 

and social significance. In its fabric is reflected the various phases of the station’s 

growth, from a small station to an inter-colonial terminus in the late nineteenth 

century, and its subsequent decline in the twentieth century. In addition to its 

aesthetic qualities, the station building is of primary value to understanding the 

history of this complex. The goods shed, with some of its original fabric removed 

or altered, is of contributory value to the complex in understanding of the 

station’s role in the movement of freight in this region. 

The station building is of primary significance to the Wodonga Railway Station 

complex. It has aesthetic, architectural and historical value, as well as potential 

technological value, to an understanding of the heritage significance of the 

Wodonga Railway Station complex. It is recommended that any proposal retains 

and conserves the railway station building and its platform and canopies. 

The goods shed is of contributory significance to the Wodonga Railway Station 

complex. Despite its altered condition, it contributes to an understanding and 

interpretation of the complex. It is preferable that the shed is retained, however 

there is scope in any re-adaptive reuse of the shed for modification or partial 

removal of original or early fabric, particularly given the extent to which it has 

previously been altered. 

The railway station building and goods shed are situated within Development Site 

B within the Development Plan that has been provided to the authors of this 

report. 15 Development Site B extends south to Elgin Boulevard and north 

towards the rear boundaries of properties in South Street. It contains 14,800 

square metres of land. The following options for Development Site B propose to 

retain and/or remove buildings on the site. Each option has been assessed below 

individually to establish their appropriateness from a heritage perspective in 

relation to the station building and the goods shed. 

15 AECOM, drawing titled ‘Wodonga VicTrack Development Plan – Draft Plan’, Drawing 

No 9, Issue C, dated 4 June 2010. 



Option A1 



This option will retain both the entire railway station building and the entire 

goods shed. From a heritage perspective this is a sound and preferred approach, as 

it will conserve elements of both primary value (railway station building) and 

contributory value (goods shed). However, a suitable re-adaptive use for the two 

buildings should be decided upon before proceeding with this option. 

While retention of the two buildings is preferred, given the lower heritage value 

of the goods shed, some modification of its original/early fabric could be possible 

without diminishing its heritage value. 

Much of the interior of the railway station and some of its exterior has been 

altered. Reinstatement of lost elements, based upon historical records, and 

removal of later fabric of little or no significance, could be permitted and are 

encouraged. 

Option A1 [ii] 

This option will remove the railway station building and retain the goods shed. 

From a heritage perspective this is not a preferred option as it will remove an 

element of primary significance to this site (railway station building). 

While the railway station building is recommended to be retained, it is 

acknowledged that much of its interior and parts of exterior are altered and /or is 

fabric of later origins and of little or no significance, and this fabric could be 

could be modified or removed sympathetically. 

Given the lower, contributory, value of the goods shed, some modification or 

partial removal of its original/early fabric could be permitted. A suitable readaptive 

use of the good shed should be determined prior to any redevelopment of 

the site. 

Option A2 

This option will retain both the entire railway station building and the entire 

goods shed. The goods shed is to be used as an annexe to a hotel proposed for an 

adjoining site to the southeast of the railway station and good shed. From a 

heritage perspective this is a sound approach, as it will conserve elements of both 

primary value (railway station building) and contributory value (goods shed). 

However, a suitable re-adaptive use for the railway station building should also be 

decided upon prior to proceeding with this development. 

While retention of the two buildings is preferred, given the lower heritage value 

of the goods shed, some modification of its original/early fabric could be possible 

without diminishing its heritage value. 





Much of the interior of the railway station and some of the exterior of the railway 

station have been altered, and/or is fabric of recent origin. Reinstatement of lost 

elements, based upon historical records, and removal of later fabric of little or no 

significance, could be permitted. 

Option A2 [ii] 

This option will remove the railway station building and retain the goods shed as 

an annexe to the proposed hotel to be built on adjacent site to the southeast of the 

good shed. From a heritage perspective this is not a preferred option as it will 

remove an element of primary significance to this site (railway station building). 



fabric of later origin and of little or no significance, and this fabric could be could 

be modified or removed sympathetically in any development. 


partial removal of its original/early fabric could be permitted in the works to 

incorporate it into the hotel development. 

Option B 

This option will retain the railway station building and will retain the 

‘superstructure/frame’ as a piece of ‘railway industrial art’. While modification 

and/or even partial removal of original/early fabric of the good shed would be 

acceptable in some instances, the proposal seems unworkable from a heritage 

perspective, given the nature of the structure of the building. It would also be 

undesirable insofar as the building would be largely demolished. While this 

option would hold some interpretive value, it would be similar to full demolition 

in effect. 

The goods shed is constructed of load bearing brick walls, which support an iron 

frame truss roof. Retention of the ‘superstructure’ would involve retaining large 

areas of wall. Some additional wall openings could be incorporated into bays on 

its walls, particularly the south elevation that has no existing wall openings. 

Reinstatement of the arcaded treatment of the end bays (east and west elevations) 

should be also be considered. 

The goods shed is in relatively good condition and should preferably be retained 

as a functioning building on this site. There are several other elements on the site 

including the locomotive turntable and other sheds that may be more appropriate 

for use as railway industrial art/relics. 

While the railway station building would be retained in this proposal, it is 






fabric of later origins and of little or no significance. This fabric could be could 

be modified or removed sympathetically in any development. 

Option C 

This option will demolish the railway station building and relocate and/or reuse 

materials from the good shed in a sculptural surface treatment. The option may 

also include re-use as an architectural feature or wall façade. From a heritage 

perspective this is not a preferred option as it will remove an element of primary 

significance to this site (railway station building). 



fabric of later origins and of little or no significance, and this fabric could be 

could be modified or removed sympathetically. 


partial removal of its original/early fabric could be permitted, however removal of 

the entire building and the proposed reuse of the building’s materials on another 

building, is not recommended. 

Option D1 

This option will retain the railway station and partially demolish the shed. 

Retention of the railway station building is desirable, as it is an element of 

primary significance to this site. However, it is acknowledged that much of its 

interior and parts of exterior are altered and /or is fabric of later origins and of 

little or no significance. This fabric could be could be modified or removed 

sympathetically in any development. 

Partial demolition of the shed could be permitted, if there was a clearer indication 

of the extent of demolition that is proposed. Any partial demolition should not 

remove the ability to interpret the original form and scale of the shed. Another 

option would be retention of the shed, with some modification to its existing 

fabric. 

Option D 2 

This option will retain the railway station and retain part of the structure of the 

goods shed. Retention of the railway station building is desirable, as it is an 

element of primary significance. However, it is acknowledged that much of its 

interior and parts of its exterior are altered and /or is fabric of later origins and of 

little or no significance. This fabric could be could be modified or removed 






Partial demolition of the shed could be permitted, if there was a clearer indication 

of the extent of demolition that is proposed. Any partial demolition should not 

remove the ability to interpret the original form and scale of the shed. Another 

option would be retention of the shed, with some modification to its existing 

fabric. 

Option E 

This option will demolish the entire railway station building and the entire goods 

shed. Notes on the drawing suggest the possibility of full or partial relocation of 

buildings could be considered as part of this option. 

The railway station building is of primary significance to the Wodonga Railway 

Station complex, and its removal, added to the removal of the goods shed, which 

is of contributory value, would significantly impact upon the heritage value of 

this site. 

It is acknowledged that much of the interior and parts of the exterior of the 

railway station building are altered and /or is fabric of later origins and of little or 

no significance. This fabric could be could be modified or removed 



partial removal of its original/early fabric could be permitted, however removal of 

the entire building and the proposed reuse of the building’s materials as industrial 

art, as proposed, is not recommended. 

Relocation of the railway station building and/or the goods shed to another site is 

contrary to the Burra Charter (1999) principles and is generally discredited as a 

method of conservation of a building. The physical location of a building is part 

of its cultural significance, and for this reason it should remain on this site, unless 

relocation is the sole means of ensuring the survival of these buildings. 

At this stage there is no evidence that only relocation can ensure the conservation 

of these buildings. For this reason, this option is not recommended. 

Moreover, given the heavy masonry construction of the buildings in question, 

relocation would be both impractical and expensive. 



7.0 Conclusion 



It has been established in the foregoing that the railway station is a significant 

building and is of primary significance to this complex. The goods shed is also 

significant, but can be seen to be of a somewhat lesser importance, in part 

because of the extent of alterations that have been made to the fabric. 

The options that have been supplied for review in this report are schematic and 

would require further development before precise recommendations about their 

suitability can be given. However, having undertaken a physical investigation of 

the site, and reviewed historical information relating to the Wodonga Railway 

Station complex, it is recommended that any future development proposal for this 

site should retain the railway station building, with some scope for modification 

and removal of interior and exterior fabric of more recent origin. It is also 

strongly to be preferred that the goods shed be retained, with scope for 

modification of its original fabric, but only to an extent that enables its original 

form and scale to be interpreted, and its original use discernable. Should it be 

determined that the goods shed is to be demolished, in whole or in part, a detailed 

archival quality photographic record should be prepared in accordance with the 

standards required by Heritage Victoria prior to any works being commenced on 

the site. 

An archival quality photographic record should in any case be considered for the 

complex as a whole, including those components that are not the subject of this 

report, prior to any redevelopment of the land associated with the complex. 



Who is the planning authority? 

Planning and Environment Act 1987 


AMENDMENT C92 

EXPLANATORY REPORT 

This amendment has been prepared by the Minister for Planning (the Minister) who is the planning authority for 

this amendment. The amendment has been made at the request of Places Victoria and includes land owned by 

Wodonga City Council. 

Land affected by the amendment 

The amendment affects land generally comprising the former Wodonga Railway Station and associated rail land 

in Central Wodonga. The land is generally bound by Smyth Street, Elgin Boulevard, Watson Street, High Street, 

Bond Street and Church Street in as shown on ‘Map 1’. The land includes No. 27 South Street, parcels of land 

owned by the Wodonga City Council at No. 35 to 51 South Street and No. 107 High Street, Wodonga as well as 

Elgin Boulevard between Smythe Street and High Street. 

Map 1. Location of Land Subject to Amendment C92 (source lad.vic.gov.au) 

What the amendment does 

The amendment proposes to rezone the former Wodonga Railway Station and associated rail land to allow for its 

future mixed use and development and delivery of key public roads and public open space in Central Wodonga. 

The amendment: 

� Rezones the land from the Public Use Zone 4, Road Zone 2 and the Residential 1 Zone to the Comprehensive 

Development Zone, Schedule 1. 

� Introduces the Comprehensive Development Zone – Schedule 1 ‘Wodonga Central Comprehensive 

Development Plan’. 

� Applies the Environmental Audit Overlay to the Land. 

� Applies the Heritage Overlay HO10 to the ‘Wodonga Railway Station, Elgin Boulevard Wodonga’. 

� Deletes the Design and Development Overlay 4 ‘Elgin Boulevard’ which applies to the land. 


N

� Undertakes consequential modifications to the Municipal Strategic Statement and Local Planning Policy at 

Clause 21.11, Clause 21.12 and Clause 22.09. 

� Includes the Incorporated Document ‘Central Wodonga – Comprehensive Development Plan’ in the 

Schedule at Clause 81.01 ‘Documents Incorporated Into this Scheme’. 

� Includes Places Victoria as a referral authority for approval of permit applications and Precincts Plans under 

the Comprehensive Development Zone 1 in the schedule to Clause 66.04. 

� Inserts reference to Maps 6EAO and 7EAO in the Schedule to Clause 61.03 ‘Maps which Comprise Part of 

this Scheme.’ 

Strategic assessment of the amendment 

� Why is the amendment required? 

Places Victoria has requested that the Minister for Planning amend the Wodonga Planning Scheme under the 

powers pursuant to section 20(4) of the Planning and Environment Act, 1987 to rezone the land comprising 

the former Wodonga Railway Station and rail land from the Public Use Zone 4, Business 1 Zone, Residential 

1 Zone and Road Zone 2 to the Comprehensive Development Zone – Schedule 1. 

The land parcel comprises an area in excess of 100,000 square metres and is located at the northern edge of 

the Wodonga Central Business Area. The land is no long required for transport purposes due to the 

relocation of Wodonga Railway Station and comprises the former rail station building, goods shed, redundant 

rail infrastructure and signalling boxes as well as some commercial buildings in Bond and High Streets. 

A number of parcels of Council owned land are located along the northern boundary of the rail land adjoining 

South Street, and are proposed to be rezoned from the Residential 1 Zone to the Comprehensive 

Development Zone 1 to facilitate more intensive residential or mixed use. 

As part of the amendment it is proposed to apply the Environmental Audit Overlay to ensure that land is 

suitable for a future sensitive use. It is also proposed to remove the Design and Development Overlay 4 as its 

urban design principals are incorporated by the Comprehensive Development Zone 1. 

The retention and adaptive re-use of the Former Wodonga Railway Station and Goods Shed is proposed to be 

facilitated through the application of a site specific Heritage Overlay HO10. 

The amendment is required to facilitate the redevelopment of the land as part of the Wodonga Central 

Business Area and provides a significant opportunity for investment in regional Victoria. The proposed 

rezoning will enable the land to be used and developed for a wide range of purposes consistent with its 

location within the Central Business Area of Wodonga. The rezoning proposes to introduce an Incorporated 

Document in the Schedule to Clause 81.1 which identifies key road and public open space projects to be 

delivered in association with the future use and development of the land. The Incorporated Document will 

match ‘Map 1’ contained in the Comprehensive Development Zone 1. 

� How does the amendment implement the objectives of planning in Victoria? 

The amendment achieves the objectives of planning in Victoria as set out in Section 4 of the Planning and 

Environment Act, 1987 by providing for the fair, economic and sustainable use and development of land and 

facilitating development in accordance with the objectives of planning in Victoria. 

a) To provide for the fair, orderly, economic and sustainable use and development of land. 

The Amendment affects a large and strategically located land parcel which will have a significant impact on 

the urban form of Wodonga. 

The rezoning of the land to the Comprehensive Development Zone Schedule 1 allows for an Incorporated 

Document to be introduced into the Planning Scheme which sets out key road and public open space projects 

associated with the land’s future redevelopment consistent with the Road Strategy for Central Wodonga. 

This will facilitate urban renewal and reintegration of the former rail land into the Central Business Area in a 

manner that will support the future growth of Wodonga by providing land for commercial and residential 

redevelopment. 

b) To provide for the protection of natural and man-made resources and the maintenance of ecological 

processes and genetic diversity. 

The former use of the land for rail related operations has rendered this section of the rail corridor 

substantially disturbed. Reports prepared in relation to the environmental condition of the land have 


identified that there are no recognised species of flora or fauna of significance that are required to be 

protected. 

Trees remaining on the site have been identified as largely introduced and planted species. Areas of scattered 

remnant trees are identified across the site and it is sought that these be incorporated in the future 

redevelopment of the land through the Schedule to the Comprehensive Development Zone. 

c) To secure a pleasant, efficient and safe working, living and recreational environment for all Victorians 

and visitors to Victoria. 

Portions of the land have been identified as contaminated as a result of the former rail related operations and 

the location of a former Police Station and Service Station. Reports prepared in support of the amendment 

indicate that the level of contamination identified would be unlikely to significantly preclude the long term 

redevelopment of the site but require further investigation. It is proposed that the Environmental Audit 

Overlay be applied to the land to ensure the safety of future sensitive uses. 

The Comprehensive Development Plan contained in the Schedule sets down the necessary provision of new 

road infrastructure and makes provision for a new urban square at the corner of Elgin Boulevard and High 

Street and open space linkages along the former rail corridor. Urban Design Principles included within the 

Zone provide a focus on built form outcomes which support active street frontages and pedestrian activity 

throughout the precinct as well as improved connectivity with the surrounding urban fabric. 

d) To conserve and enhance those buildings, areas or other places which are of scientific, aesthetic, 

architectural or historical interest, or otherwise of special cultural value. 

The land is largely vacant with the exception of the former Wodonga Railway Station and Goods Shed and 

remnant rail infrastructure and some commercial development. A Heritage Assessment of the former 

Railway Station buildings and associated infrastructure has been undertaken by Context Heritage Consultants 

and has identified elements of primary and secondary significance as follows: 

‘Primary Significance’ 

� The Station buildings to the extent of the nineteenth century form, fabric and detailing 

including any remnants of the 1874 structure, the 1184 additions including the (now truncated) 

two sided open verandah, and the whole of the platform as extended in 1884. 

� The goods shed to the extent of the nineteenth century form, fabric and detailing. 

� The visual relationship between the two buildings ….the physical space between the buildings 

that contains the dual track alignment is significant as an expression of the function of two 

buildings. 

‘Secondary Significance’ 



� Wodonga Signal Box A, constructed c. 1962. 

� Remnant signalling and safe working equipment. 



It is proposed that the elements of primary heritage significance be identified through the application of a site 

specific Heritage Overlay Schedule HO10 with the exception of the full eastern extent of the 1884 platform. 

The retention of the full eastern extent of the platform would compromise the ability to best achieve the urban 

renewal objectives of the land and in particular the provision of the Church Street road link in the 

Comprehensive Development Plan. 

The Overlay indicates that the Heritage Place is ‘Wodonga Railway Station, Elgin Boulevard Wodonga’ and 

that ‘the heritage place comprises the station building, platform and goods shed and associated land’. The 

proposed Comprehensive Development Zone 1 encourages development which incorporates and re-uses the 

Station and Goods Shed Buildings as part of the open space linkage diagonally across the site. It is also 

proposed that the elements of secondary heritage significance be encouraged to be incorporated or interpreted 

as part of a thematic history for development and public open space through the Comprehensive 

Development Zone. Potential for the presence of archaeological remains was also identified. 

An Archaeological Heritage Assessment prepared by Biosis Research for the rail corridor has identified with 

respect to the land subject of this amendment that there has been a high degree of disturbance and that a 

mandatory Cultural Heritage Management Plan will not be required under the Aboriginal Heritage Act, 2006. 


e) To protect public utilities and other assets and enable the orderly provision and coordination of public 

utilities and other facilities for the benefit of the community. 

The redevelopment of the land has been facilitated by the relocation of the Wodonga Railway Station as part 

of the realignment of the Melbourne to Sydney Rail line. Consequently the land has been identified as 

surplus to transport needs and its location and significant size in Central Wodonga provide an excellent 

opportunity to provide a range of commercial, residential and community uses. 

Provision is made through the Incorporated Document for the creation of new public open spaces and road 

extensions, north south through the site. The rezoning of the land identifies the priority of the Watson Street 

extension and realignment of Elgin Boulevard in accordance with the Wodonga Road Strategy Plan. This 

will enable the diversion of through traffic from Central Wodonga contributing positively to street activity. 

f) To facilitate development in accordance with the objectives set out in the points above. 

g) To balance the present and future interests of all Victorians. 

The amendment has the specific purpose of allowing the land to be redeveloped in a manner which supports 

the Wodonga Central Business Area and provides a positive contribution to community activity. Wodonga is 

one of Victoria’s fastest growing regional towns and forms an important part of the Regional Victoria 

Settlement Framework. The rezoning of the land will provide a significant opportunity for commercial and 

residential redevelopment which services the existing and future communities of Wodonga and the 

surrounding region. The redevelopment of the land in this manner supports the present and future interest of 

Victorians. The framework for development of the land will be set by Places Victoria and will be facilitated 

through their ongoing involvement as a referral authority for the approval of Precinct Plans and permit 

applications under the Comprehensive Development Zone Schedule 1. This will aid the delivery of a coordinated 

and high quality design and land use outcome. 

� How does the amendment address the environmental effects and any relevant social and economic 

effects? 

Rezoning of the land to the Comprehensive Development Zone enables a wide range of land uses to be 

established while providing direction for the consolidation of more intensive land uses adjoining High Street 

and Elgin Boulevard and providing a precinct with a focus for Mixed Use and Medium Density residential 

use. 

An analysis of future market growth for Wodonga Town Centre prepared by Pitney Bowes on behalf of the 

former land owner Victrack and Wodonga City Council has identified supportable additional retail floor 

space, as well as demand for residential hotel accommodation to service the tourist and local business market 

within the surrounding region. In particular the former Railway land was identified as attractive for a 

discount department store and supermarket and a range of specialty stores, along with the possibility of some 

scope for Bulky Goods with a suitable location being the site’s Watson Street frontage. 

Over time significant economic benefits are expected to be derived from construction jobs and the flow on 

effects to the Regional economy. 

The rezoning of the land and its future redevelopment will have positive social effects removing a sizable 

vacant land parcel and providing an improved public experience in the Central Wodonga Business Area. 

The environmental effects of redeveloping the land have been considered in the amendment through: 

� Application of the Environmental Audit Overlay to ensure that environmental contamination is suitably 

remediated in the event that the land is developed for a sensitive use (including public open space). 

� There are no recorded threatened flora or fauna species or remnant patches of native vegetation identified 

across the site which require protection. 

� A number of (13 No.) scattered indigenous trees identified across the site and provision has been made 

for their possible retention through reference in the Comprehensive Development Zone. 

� Does the amendment comply with the requirements of any Minister’s Direction applicable to the 

amendment? 

The amendment complies with Ministerial Direction 1 – ‘Potentially Contaminated Land’ through the 

application of the Environmental Audit Overlay. 

The amendment is consistent with the Ministerial Direction on the Form and Content of Planning Schemes 

under Section 7(5) of the Act. 

The amendment complies with Ministerial Direction 11 – Strategic Assessment of Amendments. 


� How does the amendment support or implement the State Planning Policy Framework? 

The State Planning Policy Framework aims to strengthen the network of Regional Centres across Victoria 

and provide for the concentration of retail, residential, commercial, administrative, entertainment and cultural 

developments within Activity Centres which provide a variety of land uses. 

The proposed amendment supports and implements the objectives, strategies and policies of the State 

Planning Policy Framework. In particular: 

� Clause 11.01-2 Activity Centre Planning – Developing the Central Wodonga Business Area in a manner 

which directs land use and built form outcomes through the Comprehensive Development Zone. 

� Clause 11.05-1 Regional Settlement Networks 

o Supporting the development of facilities and services. 

o Utilising redundant infrastructure land. 

� Clause 11.05-4 Regional Planning Strategies and Principles 

o Supporting a network of integrated and prosperous regional settlements. 

o Utilising redundant urban land with limited environmental or heritage constraints. 

o Supporting the strategic relocation of transport infrastructure consistent with regional plans. 

o Supporting the increased growth of the regional township through provision of opportunities for 

employment, community facilities and services that are connected in central locations. 

o Encouraging high quality urban and architectural design which enhances the character of the 

existing township. 

o Improving opportunities for a diverse range of accommodation in a well serviced location. 

o Providing for delivery of future development as part of a co-ordinated Framework Plan to be set by 

Places Victoria and the ongoing involvement of Places Victoria as a referral authority for 

applications for approval of Precinct Plans and Permits under the Comprehensive Development 

Zone 1. 

� Clause 12.01-1 Protection of Habitat -Utilising land for urban development which minismises disruption 

to native vegetation and plant and animal habitat. 

� Clause 12.01-2 Native Vegetation Management - Providing for retention of remnant native vegetation 

through retention and incorporation in redevelopment. 

� Clause 13.03-1 Use of Contaminated and Potentially Contaminated Land. - Ensuring that potentially 

contaminated land is suitable for its future use through application of the Environmental Audit Overlay. 

� Cause 15.01-1 Urban Design - Providing for urban environments that are safe, functional and of good 

quality through incorporation of design objectives in the Comprehensive Development Zone Schedule 1. 

� Clause 15.03-1 Heritage Conservation - Planning for inclusion of former Railway buildings and the 

adoption of thematic history in public open space through the Comprehensive Development Zone and 

application of a site specific Heritage Overlay to the buildings and land of identified heritage 

significance. 

� Clause 15.03-2 Aboriginal Cultural Heritage - Through early assessment of Cultural Heritage 

Significance. 

� Clause 17.01-1 Business - Meeting the communities needs for retail, entertainment, office and other 

community services within the existing activity centre. 

� Clause 18.01-1 Land use and transport planning - Supporting improvements to the road network which 

allow the diversion of through traffic from Wodonga Town Centre and planning for pedestrian and 

cyclist links integrated with the existing township fabric. 

How does the amendment support or implement the Local Planning Policy Framework? 

The amendment and the land’s long term redevelopment support the future vision for the consolidation and 

revitalisation of the Wodonga Central Business District. 

Implementation of key infrastructure projects identified in the Wodonga Growth Strategy are central to the 

proposed amendment and include the diversion of the Hume Freeway, The Wodonga Rail By-pass project 

and the Wodonga Central Business Area (CBA) upgrade. In particular the relocation of the railway is a 


project which has been anticipated as part of the growth strategy of Wodonga and at Clause 21.05-6 is 

identified as ‘an essential element and catalyst in achieving the revitalisation of the CBA’ and at Clause 

21.12 as ‘enabling land to be set aside for commercial development consistent with Clause 21.12.02.’ 

The proposal to rezone the land contributes to the revitalisation of Central Wodonga which is identified at 

Clause 21.05-1 and Clause 21.05-6 as a key issue. More specifically the MSS at Clause 21.05-5 identifies 

that ‘Wodonga lacks the range of facilities and level of presentation in the CBA that is typically 

representative of a regional centre. This is due to the rapid transition of Wodonga for a small country town 

to one of Victoria’s fastest growing regional centres.’ 

The long term redevelopment of the subject land as part of the upgrade of the Wodonga CBA is specifically 

addressed at Clause 21.11-02 ‘Redevelopment of the Wodonga CBA’ which notes: 

‘The Wodonga Central Area Master Plan provides a strategic framework for the future redevelopment of the 

Wodonga CBA and its periphery, with the knowledge that the relocation of the Melbourne to Sydney railway 

line is a funded project and will proceed. The Central Area Master Plan recognises the unique opportunity 

this provides for the positive transformation of the entire central area of Wodonga. Approximately 19 

hectares of land will be made available for redevelopment in central Wodonga when the rail line is removed. 

The master plan is supported by research into important elements including urban design, economic/market 

analysis, traffic management, social/community aspirations and environmental constraints. A key principle 

for the development of the CBA is the need to provide active street frontages ensuring new developments are 

street rather pedestrian mall based.’ 

The proposed rezoning delivers the vision for the priority revitalisation of the Wodonga Central Business 

Area consistent with the Wodonga Central Master Plan (and Clause 21.05-6, Clause 21.11.02 Clause 21.06- 

1) through: 

� Planning for road projects consistent with the Wodonga Road Strategy Plan that support the dispersion 

of through traffic away from High Street, the creation of a pedestrian network across the former railway 

land and better links throughout the CBA. 

� Supporting the continued upgrade of Elgin Boulevard and its realignment at High Street. 

� Providing opportunities for hotel accommodation and cinema entertainment facilities and the 

development of a ‘stronger and more vibrant retail base’. 

� Supporting the location of core retail activities along Elgin Boulevard between Smythe Street and High 

Street (including discount department stores, full range supermarkets, large format retail outlets and 

specialty retail shops) as identified in the Central Business Area Masterplan. 

� Allowing discretion in relation to the location, size and type of retail uses away from the key frontages 

of High Street and Elgin Boulevard. 

� ‘Supporting retail and mixed uses north of Elgin Boulevard between Watson and Smythe Streets’. 

� Providing a framework to facilitate development by providing flexibility in land use and built form and 

encouraging a streamlined approvals process. 

� Giving priority to design for new development to ensure that it contributes to streetscape character and 

accommodates glazed shop fronts consistent with the Urban Design principles at Clause 21.06-4. 

� Allowing for the integration of retail, business and residential uses and the designation of a precinct 

where residential redevelopment is encouraged attracting a greater diversity of housing types and 

provision of residential aged care (Clause 21.05-9 and Clause 21.06-1 and Clause 21.13-1 ‘Housing’) 

� Providing for the car parking rates consistent with the local variation to Clause 52.06. 

� Promoting ‘active’ uses at ground level and commercial and residential uses on upper floors. 

� Providing for landscape improvements and the creation of an Urban Square at the intersection of Elgin 

Boulevard and High Street. 

� Does the amendment make proper use of the Victoria Planning Provisions? 

The amendment proposes to utilise the Comprehensive Development Zone to facilitate the future use and 

development of the land in a manner which: 

o Introduces an Incorporated Document in the Schedule to Clause 81.1 (and the Comprehensive 

Development Zone) which identifies key road and public open space projects and precinct 

objectives and sits within the Framework of the Planning Scheme. 


o Allows for particular land uses to be facilitated or controlled specific to the redevelopment of the 

subject site. 

o Provides for the further preparation of a Framework Plans which identify land use and development 

in accordance with the Comprehensive Development Plan and purposes of the Zone, and which are 

supported by reports relating to traffic and vehicle access, landscaping and economic analysis as 

necessary. 

o Sets out design principals for the preparation of Precinct Plans and for consideration in permit 

applications. 

o Provides for the adaptive reuse of the former Wodonga Railway Station and Goods Shed through 

the application of a site specific Heritage Overlay (HO10). 

o Makes Places Victoria a referral authority for approval of Precinct Plans and permits under the 


It is proposed that the Design and Development Overlay 4 be deleted from the land subject of rezoning in 

order to avoid duplication of design principles which have been substantially incorporated within the 

Comprehensive Development Zone. 

It is also proposed to apply the Environmental Audit Overlay to the land consistent with the requirements of 

Ministerial Direction No. 1. 

� How does the amendment address the views of any relevant agency? 

The amendment affects the views of Vic Roads with respect to the undertaking of road works at the 

intersection of Elgin Boulevard and High Street, and the Watson Street extension. Watson Street and Elgin 

Boulevard are both contained in the Road Zone Category 2, while High Street is zoned Road Zone Category 

1 for which Vic Roads is the nominated authority. The modifications to Watson Street and realignment of 

Elgin Boulevard are part of the diversion of through vehicle traffic away from Central Wodonga. In this 

context the proposed Incorporated Document and Comprehensive Development Zone enable delivery of 

roads consistent with the Wodonga Road Strategy. 

The views of the Environment Protection Authority (EPA) are relevant with respect to the application of the 

Environmental Audit Overlay across the land. 

The City of Wodonga remains the Responsible Authority for administering the Wodonga Planning Scheme 

and for the consideration Precinct Plans and Planning Permits under the Comprehensive Development Zone. 

The City of Wodonga has been consulted in the preparation of the Amendment and through consultation 

regarding the preparation of a preliminary Framework Plan. 

Places Victoria are made a referral authority for approval of Precinct Plans and permit applications under the 

Comprehensive Development Zone 1 and through the schedule to Clause 66.04. 

� Does the amendment address relevant requirements of the Transport Integration Act 2010? 

The rezoning of the land is part of the strategic divestment of former rail land (and associated infrastructure) 

by the Victorian Department of Transport. The amendment also makes provision for the delivery of key road 

projects which are part of the Regional Transport Plan and will enable the diversion of through traffic from 

the Hume Highway away from the Central Business Area of Wodonga. Consideration has also been given to 

the provision of new streets connecting to the existing street network through the Incorporated Document and 

the planning for pedestrian and cyclist links in preparation of the Framework Plan and individual Precinct 

Plans. 

Resource and administrative costs 

� What impact will the new planning provisions have on the resource and administrative costs of the 

responsible authority? 

The amendment will have limited impacts on the resource and administrative costs of the responsible 

authority. As part of the usual planning process, detail plans and other information submitted in accordance 

with the incorporated document and Comprehensive Development Zone will require assessment and 

approval. 


Where you may inspect this Amendment 

The amendment is available for public inspection, free of charge, during office hours at the following places: 


104 Hovell Street 

WODONGA 3690 

The amendment can also be inspected free of charge at the Department of Planning and Community 

Development website at www.dpcd.vic.gov.au/planning/publicinspection. 



AMENDMENT C92 INSTRUCTION SHEET 

The planning authority for this amendment is the Minister for Planning. 

The Wodonga Planning Scheme is amended as follows: 

Planning Scheme Maps 

The Planning Scheme Maps are amended by a total of 6 attached maps. 

Zoning Maps 

1. Planning Scheme Map No.s 6 and 7 are amended in the manner shown on the attached maps 

marked Wodonga Planning Scheme, Amendment C92. 

Overlay 

2. Planning Scheme Map No.6 and 7 Design and Development Overlay (DDO) are amended to delete 

DDO4 in the manner shown on the attached maps marked Wodonga Planning Scheme, 

Amendment C92. 

3. Planning Scheme Map No.7 Heritage Overlay (HO) is amended to show HO9 on the maps marked 

Wodonga Planning Scheme Amendment C92. 

4. Insert new Planning Scheme Map No 6 and 7 Environmental Audit Overlay in the manner shown on 

the attached maps marked Wodonga Planning Scheme, Amendment C92. 

Planning Scheme Ordinance 

The Planning Scheme Ordinance is amended as follows: 

� Through revisions to the Table of Contents to add the Comprehensive Development Zone. 

� Through the introduction of the Comprehensive Development Zone Schedule 1 ‘’Wodonga Central 

Comprehensive Development Plan’ at Clause 37.02. 

� Through consequential modifications to Clause 21.11, Clause 21.12 and Clause 22.09 to include 

reference to the relocation of Wodonga Railway Station and rezoning of the rail land to the 


� Through addition of HO10 ‘Wodonga Railway Station, Elgin Boulevard Wodonga’ to the Heritage 

Overlay Schedule (Clause 43.01). 

� Through reference to the inclusion of Maps 6 and 7 EAO in the schedule to Clause 61.03 ‘Maps 

Comprising Part of this Scheme’. 

� Through inclusion of ‘Places Victoria’ as a referral authority in the schedule to Clause 66.04. 

� Through inclusion of the ‘Wodonga Central Comprehensive Development Plan’ as an incorporated 

document in the schedule to Clause 81.01 

5. Replace the Table of Contents with a new Table of Contents in the form of the attached document. 

6. In Local Planning Policy Framework – replace Clause 21.11 with a new Clause 21.11 in the form of 

the attached document. The changes are contained in Clause 21.11-02 ‘Redevelopment of 

Wodonga CBA’ as follows: 

� Add reference to the relocation of Wodonga Railway Station. 

� Add reference to the rezoning of the land to the Comprehensive Development Zone. 


� Add reference to land being developed generally in accordance with the Wodonga Central 

Business Area Masterplan and the Comprehensive Development Zone 1. 

� Add reference to the realignment of Elgin Boulevard and the creation of an urban square on 

land zoned CDZ1 at the corner of Elgin Boulevard and High Street. 


the attached document. The changes are contained in Clause 21.12-02 ‘Wodonga Rail Facilities 

Upgrade’ as follows: 

� Add reference to the relocation of Wodonga Railway Station and the rezoning of the land to the 

Comprehensive Development Zone. 

� Add reference to the delivery of key road and public open space projects. 


the attached document. The changes are as follows: 

� Add reference to the Comprehensive Development Zone 1 under where the policy applies. 

� Add reference to the relocation of Wodonga Railway Station. 

� Add a policy objective relating to the development of the former railway land consistent with the 

purposes of the Comprehensive Development Zone 1. 

9. In Zones - insert a new Clause 37.01 ‘Comprehensive Development Zone’ in the form of the 

attached document. 

10. In Zones – following Clause 37.02, insert a new Schedule 1 ‘Wodonga Central Comprehensive 

Development Plan’ in the form of the attached document. 

11. In Overlays – following Clause 43.01 ‘Heritage Overlay’, insert a revised Schedule in the form of the 

attached document. 

12. In General Provisions – Clause 61.03 ‘Maps Comprising Part of this Scheme’, replace the schedule 

with a new schedule in the form of the attached document to note the inclusion of new Maps 6 and 

7 EAO. 

13. In General Provisions – Clause 66.04 replace the schedule ‘Referral of Permit Applications Under 

Local Provisions’ with a new schedule in the form of the attached document to include ‘Places’ 

Victoria as a referral authority 

14. In Incorporated Documents – Clause 81.01, replace the schedule with a new schedule in the form 

of the attached document. 


End of document

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SCHEDULE 1 TO THE COMPREHENSIVE DEVELOPMENT ZONE 

Shown on the planning scheme map as CDZ1. 

WODONGA CENTRAL COMPREHENSIVE DEVELOPMENT PLAN 

Land 

This schedule applies to land generally comprising the former Wodonga Railway Station 

and associated rail land, Wodonga as depicted in the Wodonga Central Comprehensive 

Development Plan at Map 1 of this Schedule. 

Purpose 

• To facilitate redevelopment of the former rail land in Wodonga for mixed use 

development that supports and enhances the consolidation of core retail and 

commercial activity within the Wodonga Central Business Area. 

• To facilitate use and development in accordance with the Wodonga Central 

Comprehensive Development Plan objectives and Precinct objectives. 

• To facilitate use and development that encourages social interaction, day and night 

activity, street surveillance for safety and contributes to the city identity. 

• To encourage development of buildings with ‘active frontages’ to create a vibrant 

pedestrian environment, particularly along Elgin Boulevard and High Street. 

• To discourage development where the presentation of car parking is dominant. 

• To ensure that the construction of key road and pedestrian connections and open spaces 

integrates the land with the existing urban areas. 

• To support the realignment and upgrade of Elgin Boulevard as a priority pedestrian 

area and retail location. 

• To encourage good quality architecture and urban design which contributes to a defined 

identity for the Wodonga Central Business Area. 

1.0 Table of uses 

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Section 1 - Permit not required 

USE CONDITION 

Accommodation (other than Residential Any frontage at ground floor level must not 

hotel, Host Farm, Corrective institution, exceed 2 metres, except in Precinct 4 on 

Camping and caravan Park) 

‘Map 1’ where it may exceed 2 metres. 

Betting agency 



Must not be located in Precinct 5 on 'Map 1'. 

Child care centre Any frontage at ground floor level must not 

exceed 2 metres and access must not be 

shared with a dwelling (other than a 

Caretaker’s house).

Cinema 

Cinema based entertainment facility 



In Precincts 1, 2 and 3 on 'Map 1', must not 

have a frontage at ground level exceeding 15 

metres. 

Must not be located in Precinct 5 on 'Map 1'. 

Education centre Any frontage at ground floor level must not 

exceed 10 metres, except in Precinct 5 on 

Map 1 where it may exceed 10 metres. 

Must not be a primary or secondary school. 

Electoral office May be used for only 4 months before an 

election and 2 weeks after an election 

Food and drink premises (other than Hotel 

and Tavern) 

Home occupation 

Informal outdoor recreation 

Landscape gardening supplies Must be located in Precinct 5 on 'Map 1'. 

Minor utility installation 

Office (other than Electoral office) Any frontage at ground floor level must not 

exceed 2 metres unless the office is a bank, 

real estate agency, travel agency, or any 

other office where the floor space adjoining 

the frontage is a customer service area 

accessible to the public. 

Postal agency 

No restriction on ground floor frontage applies 

to a medical centre in precinct 5. 

Residential hotel Must be located in Precincts 1, 2, 3 or 4 on 

'Map 1'. 

Restricted retail premises Must be located in Precinct 5 on 'Map 1'. 

Shop (other than Adult sex bookshop and In Precinct 1 on ‘Map 1’, the maximum 

restricted retail premises 

combined leasable floor area of a shop 

fronting the urban square must not exceed 

240 m 2 . In all other areas of precinct 1 the 

combined leasable floor area must not exceed 

2500 m 2 

In Precincts 2 and 3 on ‘Map 1’, the combined 

leasable floor area of shop must not exceed 

2500 m². 

In Precincts 4 and 5 on ‘Map 1’, the combined 

leasable floor area of shop in each precinct 

must not exceed 1000 m² 

Trade supplies (other than Timber yard) Must be located in Precinct 5 on 'Map 1'. 

Any use listed in Clause 62.01 Must meet the requirements of Clause 62.01. 


Section 2 – Permit required 


USE CONDITION 

Car wash Must be in Precinct 5 on ‘Map 1’. 

Hotel 

Industry (other than Car wash and Refuse Must not be for a purpose listed in the table to 

disposal) 

Clause 52.10. 

Leisure and recreation facility (other than Must be located at first floor level in Precincts 

Informal outdoor recreation, Major sports 1 and 2 on ‘Map 1’. 

and recreation facility, Motor racing track 

and Outdoor recreation facility) 

Motor vehicle, boat or caravan sales Must be in Precinct 5 on ‘Map 1’. 

Place of assembly (other than Carnival, 

Cinema and Circus,) 

Renewable energy facility 

Retail premises (other than Betting 

agency, Food and drink premises, Hotel, 

Landscape gardening supplies, Motor 

vehicle, boat or caravan sales, Postal 

agency, , Tavern and Trade supplies) 

Shop 

Tavern 

Warehouse (other than Fuel depot) 

Any other use not in Section 1 or 3 

Section 3 – Prohibited 

USE 

Adult sex bookshop 

Agriculture (other than Apiculture) 

Brothel 

Camping and caravan park 

Cemetery 

Corrective institution 

Crematorium 

Fuel depot 

Intensive animal husbandry 

Major sports and recreation facility 

Motor racing track 

Outdoor recreation facility 



Must not be a purpose listed in the table to 

Clause 52.10.

Pleasure boat facility 

Refuse disposal 

Saleyard 

Timber yard 

Transport terminal 


2.0 Wodonga Central Comprehensive Development Plan 

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The following objectives correspond with the precincts in ‘Map 1’of this schedule. 

Precinct 1 

This precinct provides a new urban square with a centre of town character. Development 

with higher built form and innovative design will define the corner and enhance the urban 

square. Ground level activation to the south and east edges of new built form will promote 

pedestrian activity and integration with the urban square and the intersection of Elgin 

Boulevard and High Street. 

Precinct 2 

Together with Precinct 1, Precinct 2 is the southern edge to the gateway of Elgin Boulevard 

and High Street where higher built form, innovative design and and a landmark building is 

encouraged. Ground level retail including food and drink premises will take advantage of 

the northern aspect and reinforce the pedestrian focus and transition to High Street. 

Precinct 3 

This Precinct will offer mixed use development that responds to and enhances the amenity 

of the central Green Square and heritage buildings as a place for passive recreation and 

events. The former rail heritage buildings will be a key focal point through adaptive re-use 

and integration with contemporary architecture to enhance Wodonga’s identity, amenity 

and tourism. Higher built form is encouraged with articulation to protect ground level 

amenity. 

Precinct 4 

This Precinct is to offer mixed use development of two to four levels which is 

predominantly residential and designed to address and enhance the Green Square. New 

development and the Green Square are to respond to and enhance the rail heritage buildings 

in Precinct 3. 

Precinct 5 

Precinct 5 is to provide opportunity for large format mixed use development with 

landscaped setbacks. Vehicle, pedestrian and bicycle permeability is to be provide through 

the precinct with good connections to the other precincts. 

3.0 Framework Plan 

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A permit must not be granted to use or subdivide land, construct a building or construct or 

carry out works, other than for works required to remediate the site, until a Framework 

Plan for the entire site has been prepared and approved to the satisfaction of the responsible 

authority. No public exhibition of the Framework Plan is required prior to consideration 

by the Responsible Authority. 

The Framework Plan must be generally consistent with the Wodonga Central 

Comprehensive Development Plan and the objectives at Clause 2.0 of this schedule and 

must include the following to the satisfaction of the responsible authority. 




� The boundary of the site and precincts. 

� The realignment of Elgin Boulevard through the intersection with High Street. 

� The northern extension of Smythe Street and Watson Street through to South 

Street. 

� The connection of Church Street from Elgin Boulevard to South Street.This 

connection may not be a vehicle link for its full extent. 

� The provision of an open space link following the former rail corridor from the 

intersection of Elgin Boulevard and High Street to the open space in Precinct 4. 

� The provision of open space central to Precinct 3 and 4 and at the North West 

corner of Elgin Boulevard and High Street. 

� A pedestrian connection linking Elgin Boulevard to Bank Street and the Sumsion 

Gardens. 

� Other vehicle, bicycle and pedestrian links through the site to the surrounding 

streets. 

The Framework Plan may be amended to the satisfaction of the responsible authority. 

4.0 Precinct Plan 

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A permit should not be granted to use or subdivide land, construct a building or construct 

or carry out works, until a Precinct Plan for the relevant precinct has been prepared and 

approved to the satisfaction of the responsible authority. The Precinct Plan must be 

generally consistent with the Wodonga Central Comprehensive Development Plan and the 

endorsed Framework Plan. 

A permit may be granted before the endorsement of a Precinct Plan provided that the 

responsible authority is satisfied that the use, subdivision or development will not prejudice 

the future use or development of the land consistent with the Wodonga Central 

Comprehensive Development Plan and the endorsed Framework Plan. 

Any precinct plan shall be made available for public inspection at the Wodonga Shire 

Council for 14 days prior to its consideration by the responsible authority. Before 

approving a precinct plan the responsible authority must consider any written comments 

received in response to the display of the precinct plan. 

A Precinct Plan must show or include the following (in the form of reports or plans), as 

appropriate to the precinct, to the satisfaction of the responsible authority: 

• The location, height, dimension, floor area and use of all buildings and works. 

• The provision for car parking, public transport facilities, loading requirements waste 

storage, collection and loading 

• The location of all open spaces available to the public. 

• A landscape concept plan, including landscaping proposed for vehicle, bicycle and 

pedestrian links and open spaces. 

• The location of all open spaces available to the public 

• In Precincts 3 and 4 the conservation and adaptive re-use of the former Wodonga 

Railway Station building and Goods Shed and their integration with surrounding 

buildings and open space. 

• The stages in which the precinct is to be developed. 




• The provision of a reticulated water supply, sewerage, electricity and 

telecommunications. 

A Precinct Plan may be amended to the satisfaction of the responsible authority. 

The land use and development objectives of each Precinct are: 

Precinct 1 

The land use and development objectives of this Precinct are: 

• To create an urban square with a centre of town identity with high quality urban 

design that incorporates rail heritage and urban art. 

• The urban square to be designed to be a central meeting place which has good 

pedestrian linkages to other precincts and High Street, offers good solar amenity 

and weather protection and encourages day and night activity. 

• To provide innovative design and higher built form of a minimum of two storeys 

height with ground level activation to the south and east to define the corner and 

offer a distinctive entry to town. 

• Built form is to protect and enhance the amenity of the urban square through 

ground level activation and integration with the square. 

• Slow traffic movement encourage along Church Street to enhance pedestrian 

connection between Precinct 1 and 3. 

Precinct 2 

• To provide higher built form of a minimum of two storeys to define the corner and 

offer a distinctive gateway entry to town. 

• To encourage a landmark development with ground level retailing which responds 

to the northern aspect. 

• New built form and public open spaces to be designed to encourage pedestrian 

transition into the Precinct 2 and Precinct 1. 

Precinct 3 

• Built form, open space and road design to reinforce a pedestrian priority character 

to the precinct and encourage slow traffic movements. 

• To provide vehicle and pedestrian linkages to South Street. 

• Development to be orientated to address open spaces and minimise the extent of 

blank walls. 

• To encourage mixed use development that responds to and enhances: 

- the pedestrian link to the Urban Square; 

- the Green Square 

- the rail heritage buildings 

• Open space and the heritage buildings to be designed to integrate with and provide 

a setting for the heritage buildings. 




• Heritage buildings to be used and viewed in the round. 

• Rear loading areas of commercial and retail is to be located away from and 

screened to the Green Square. 

• Higher Built form with zero street setbacks and ground level activation to Elgin 

Boulevard. 

Precinct 4 

• To encourage development of 2-3 storeys which has landscaped setbacks and is 

orientated to address the Green Square. 

• The Green Square to offer passive recreation, a place for large events and good 

vehicle and pedestrian linkages to South Street and Smythe Street. 

• Development facing South Street to have a rear vehicle access. 

Precinct 5 

5.0 Use of land 

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• A location for large format buldings. 

• New development to address Watson, South and Smythe Streets. 

• Lalor Place to be used for loading access. 

• Vehicle access is encouraged from Watson Street and Smyth Street and Lalor 

Place. 

• Pedestrian and bicycle permeability through the site encouraged. 

The use of land must be generally consistent with the purposes of the schedule and, the 

Wodonga Central Comprehensive Development Plan, the precinct objectives at Clause 2.0 

of this schedule, the endorsed Framework Plan and any relevant endorsed Precinct Plan to 

the satisfaction of the responsible authority. 

An application to use land must be accompanied by the following information. 

• A description of the proposed use and the types of activities which will be carried out 

and any proposed staging of use and activities on the land. 


° the siting and use of buildings; 

° areas not required for immediate use; 

° adjacent buildings and uses. 

• The likely effects, if any, on adjoining land, including noise levels, traffic, the hours of 

delivery and despatch of goods and materials, hours of operation and light spill, solar 

access, glare, air-borne emissions and emissions to land and water. 

• If an industry or warehouse: 

° the type and quantity of goods to be stored, processed or produced; 

° whether a Works Approval or Waste Discharge Licence is required from the 

Environment Protection Authority; 



6.0 Subdivision 

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° whether a notification under the Occupational Health and Safety (Major Hazard 

Facilities) Regulations 2000 is required, a licence under the Dangerous Goods Act 

1995 is required, or a fire protection quantity under the Dangerous Goods (Storage 

and Handling) Regulations 2000 is exceeded. 

A permit is required to subdivide land. 

7.0 Creation of access to Elgin Boulevard 

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A permit is required to create or alter access to Elgin Boulevard. 

8.0 Buildings and works 

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A permit is required to construct a building or to construct or carry out works. 

Any permit granted must be generally consistent with the purposes of the zone and 

schedule, the Wodonga Central Comprehensive Development Plan, the precinct objectives 

at Clause 3.0 of this schedule, the endorsed Framework Plan and any relevant endorsed 

Precinct Plan to the satisfaction of the responsible authority. 

An application to construct a building or construct or carry out works must be accompanied 

by the following information, as appropriate. 


° the boundaries and dimensions of the site; 

° adjoining roads; 

° the location, height and use of buildings and works on adjoining land; 

° levels of the site and the difference in levels between the site and surrounding 

properties to a defined point at the site boundaries or to Australian Height Datum 

(AHD); 

° any contaminated soils and filled areas, where known; 

° the layout of existing and proposed buildings and works; 

° the internal layout and use of the proposed development; 

° all access and pedestrian areas; 

° all driveway, car parking and loading areas; 

° existing vegetation and proposed landscape areas; 

° all external storage and waste treatment areas; 

° the location of easements and services. 

• Elevation plans drawn to scale and dimensioned which show: 

° the building form and scale; 

° setbacks to property boundaries; 

° finished floor levels and building heights to a defined point at the site boundaries or 

to Australian Height Datum (AHD). 

• Shadow diagrams based on the equinox shown for existing conditions and the proposed 

development. 

• A schedule of finishes for the proposed development detailing materials and colours of 

external surfaces including walls, roofs and fences. 

• A landscape plan which includes the description of vegetation to be planted, the 

surfaces to be constructed, site works specification and method of preparing, draining, 

watering and maintaining the landscape area. 

• Construction details of all drainage works, driveways, vehicle parking and loading 

areas. 



9.0 Car parking 

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The design and provision of parking should assist in the overall function, safety and 

appearance of all Precincts. 

The design of car parks will contribute to the amenity of the area by: 

• Car parks not being the dominant visual presentation of new development. 

• Large car parking areas to be concealed behind active uses or within buildings, in 

particular along Elgin Boulevard, High Street and the northern extension of Smythe 

Street. 

• Sensitively locating car park entries. 

• Providing well designed exteriors to multi-deck car parks that do not detrimentally 

effect adjacent streetscapes. 

• At grade car parking to incorporate landscape treatments and provision for pedestrian 

access that enhances the streetscape presentation. 

• Service areas and loading bays to be incorporated in the building design, and screened 

from public view. 

• Being safe and secure both internally and externally. 




10.0 Requirement for an environmental audit 

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Before a sensitive use commences or before the construction or carrying out of buildings 

and works in association with a sensitive use commences, either: 

• a certificate of environment audit must be issued for the land in accordance with Part 

IXD of the Environment Protection Act, 1970; or 

• an environmental auditor appointed under the Environment Protection Act, 1970 must 

make a statement in accordance with Part IXD of that Act that the environmental 

conditions of the land are suitable for the sensitive use. 

In this schedule, a sensitive use means a residential use, childcare centre, a pre-school, a 

primary school or public open space. 

11.0 Referral of applications 

An application to approve a Precinct Plan or for a permit to use, develop or subdivide land 

identified within the Wodonga Central Comprehensive Development Plan must be referred, 

in accordance with Section 55 of the Act, to the referral authority (Places Victoria) 

specified in the Schedule to Clause 66.04. 

12.0 Exemption from notice and review 

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An application under any provision of this scheme which is generally in accordance with 

an endorsed Precinct Plan is exempt from the notice requirements of Section 52(1)(a), (b) 

(c) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of 

Section 82(1) of the Act. 

13.0 Decision guidelines 

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Before deciding on an application for approval of a Precinct Plan or a permit, in addition to 

the decision guidelines at Clauses 37.02-2, 37.02-3 and 37.02-4, the responsible authority 

must consider, as appropriate. 

• The Wodonga Central Comprehensive Development Plan. 

• The purpose of the zone and schedule. 

• The precinct objectives at Clause 2.0 of this schedule. 

• The endorsed Framework Plan. 

• Any relevant endorsed Precinct Plan. 

• The design principles at Clause 9.0 of this schedule. 

• The provisions of Clause 54 and 55. 

14.0 Advertising signs 

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Advertising sign requirements are at Clause 52.05. The land in this schedule is in Category 

1. 




15.0 Map 1 to Schedule 1 to the Comprehensive Development Zone: Wodonga 

Central Comprehensive Development Plan 

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21.11 ECONOMIC DEVELOPMENT 

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The economic development vision for Wodonga is to be a leading national centre for 

industry, commerce and tourism. To implement this vision, a number of planning 

strategies in key areas are being actively pursued. 

Wodonga has enjoyed sustained economic growth over the last twenty-five years. This 

growth has been generated through an expanded employment base, particularly 

manufacturing, retail, education, construction, tourism, commerce, recreation and personal 

services. 

Continued strengthening of the economic base is necessary so the city can adjust to 

structural economic changes in both the national and global economy. The city will 

continue to work towards building an economic and business environment conducive to 

stimulating growth opportunities for local business, growing tourism and attracting new 

employment. Albury Wodonga's strategic location on the Hume corridor between Sydney 

and Melbourne in a quality lifestyle and environmental region provides sustainable growth 

potential for Wodonga. 

21.11-01 Activity Centres Strategy 

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The continued population growth in Wodonga has increased the potential for retail 

expansion in the CBA. In recent years, there has been modest expansion in retail floor 

space in Wodonga with the expansion of the Birallee Shopping Centre and expansion of 

bulky goods outlets. Peripheral sales/bulky goods and service industries have proliferated 

along the major arterial roads including the northern precinct of High St, Melbourne Rd, 

Osburn St and sections of Thomas Mitchell Drive. 

The main retail strategies for Wodonga can be summarised as follows: 

� The Wodonga CBA is the primary centre and activity node for retail, commerce and 

entertainment use and development, the type of retail development to be encouraged is 

detailed in clause 21.11-02. 

� The Birallee Shopping Centre will remain a neighbourhood shopping centre providing 

retail and commercial services that serve the convenience requirements of West 


� A neighbourhood activity centre has been identified to service the Enterprise Park area 

in North West Wodonga inclusive of a supermarket. The centre is required to be a street 

based centre, where the buildings are developed to the street edge with off street parking 

areas and a proposed supermarket sleeved behind the premises fronting the street. This 

may include buildings of two or more storeys, generally providing for smaller 

businesses rather than larger occupancies. The centre will also include a mix of office 

and business uses between the retail uses and La Trobe University. In supporting the 

vibrancy of this centre the Council will encourage a mix of cafés and restaurants to 

support the residents, employees and students in the area. 

� A future town centre has been identified for development prior to 2016 at North Leneva, 

north of the intersection of Beechworth Rd and Baranduda Boulevard. During its initial 

stages of development, the centre will be limited to the scale of a neighbourhood 

activity centre and will be reviewed to increase in size commensurate with the growth 

of its immediate catchment. The centre is required to be a street based centre, where the 

buildings are developed to the street edge with off street parking areas and the proposed 

supermarket sleeved behind the premises fronting the street. 

� A neighbourhood activity centre has been identified for the former defence land known 

as the White Box Rise Estate to service the south eastern neighbourhoods of Wodonga. 

The centre is required to be a street based centre, where the buildings are developed to 

the street edge with off street parking areas and a supermarket sleeved behind the 

premises fronting the street. 

� Additional neighbourhood activity centres have been identified to service the planned 

residential growth of East Wodonga and Killara when these areas are developed. The 

centres identified for both Killara and East Wodonga will be the subject of further 

MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.11 PAGE 1 OF 9 



analysis undertaken through the preparation of more detailed structure plans and 

economic analysis. Each of these proposed centres will be limited in scale to serve their 

respective neighbourhood clusters and ensure they are developed to fulfil a daily 

convenience role. 

� A small range supermarket may be permitted in the Mixed Use Zone within the 

Baranduda township to service the convenience needs of this community. 

� The zoning of land in High St north from South St to the Lincoln Causeway will be 

reviewed to provide the opportunity for a more mixed form of development 

incorporating commercial offices, residential development and peripheral retailing 

activities. A policy is to be applied to ensure that shops are limited in this area and the 

area is maintained for peripheral rather than core retailing activities. 

� A second town centre is planned for the Leneva growth corridor and is indicated on the 

Leneva Structure Plan on the southern side Middle Creek. This future commercial area 

will serve as the secondary centre to the Wodonga CBA and will not be developed until 

there is a minimum of 4,000 dwellings in the Leneva Valley to ensure the North Leneva 

centre remains viable. Development of this secondary centre and its adjacent land will 

occur in accordance with, and only after, a detailed master plan prepared specifically for 

the Baranduda Town Centre and its surrounding land. 

� New freestanding shopping centres, including free standing supermarkets or 

neighbourhood centres (excluding convenience shops) will only be supported in the 

locations specified in this clause. 

For the purpose of this clause: 

� A neighbourhood activity centre is described as a local convenience based shopping 

precinct with a limited commercial catchment and no larger than 3000 square metres in 

combined trade-able floor area or as otherwise specified in the schedule to clauses 32.04 

and 34.01. 

Bulky goods and large format retail uses will be encouraged in the following locations: 

� the Wodonga central area in accordance with the Wodonga Central Area Master Plan 

2006; 

� Anzac Parade/Murray Valley Highway at the intersection with the Bandiana Link Rd 

and adjoining land on the proposed extension of Pearce St. 

Bulky goods retailing will be generally discouraged in locations other than those specified 

in this clause. 

Peripheral retail outlets, trade supplies and showrooms are located at the northern end of 

High Street, sections of Thomas Mitchell Drive and Melbourne Road. Expansion of these 

land uses will be investigated in the following locations: 

� The north side of Melbourne Road from Kelly Street to Melrose Drive. 

� Osburn Street from Hovell Street through to the Bandiana Link Road 

21.11-02 Redevelopment of the Wodonga CBA (Refer to Figure 9) 

11/12/2008 

C57 

The upgrade and revitalisation of the Wodonga CBA is one of the Council’s key strategic 

initiatives. The Wodonga Central Area Master Plan provides a strategic framework for the 

future redevelopment of the Wodonga CBA and its periphery. Following the , with the 

knowledge that the relocation of the Melbourne to Sydney railway line the former 

Wodonga Railway Station and associated rail land were rezoned to facilitate redevelopment 

of the land consistent with the broad objectives for the Central Business Areais a funded 

project and will proceed. The Central Area Master Plan and Comprehensive Development 

Zone 1 ‘Central Wodonga - Redevelopment of Former Rail Land’ recognises the unique 

opportunity this provides for the positive transformation of the entire central area of 

Wodonga. Approximately 19 hectares of land will be made available for redevelopment in 

central Wodonga when the rail line is removed. The master plan is supported by research 

into important elements including urban design, economic/market analysis, traffic 

management, social/community aspirations and environmental constraints. A key principle 

for the development of the CBA is the need to provide active street frontages ensuring new 

developments are street rather pedestrian mall based. 




Strategic Actions 

� Implement the Wodonga Central Area Master Plan 2006 and adopted urban design 

guidelines for the built form of development within the central area of Wodonga. 

� Continue to plan for the relocation of theRezone the Melbourne to Sydney Railway 

Line and redevelopment of the former railway land to the Comprehensive Development 

Zone 1 (CDZ1) to facilitate redevelopment of the land in a manner generally consistent 

with the Wodonga Central Area Master Plan and support the delivery of key road 

projects. 

� Dispersion of through traffic away from High St and establishment of a permeable 

interconnected road and pedestrian network across the former railway land and 

throughout the CBA. 

� The intensification of the CBA will be encouraged within the Business 1, Business 2 

and Mixed Use Zones concentrated around the CBA through multi storeyed mixed use 

development encouraged up to six storeys in preference to single storey development 

sprawling beyond the core area of central Wodonga. 

� Encourage core retailing activities to develop along Elgin Boulevard between Smythe 

St and High St including the former railway land, including discount department stores, 

full range supermarkets, large format retail outlets and speciality retail shops 

� Encourage supporting retail and mixed uses north of Elgin Boulevard between Watson 

and Smythe Streets. 

� Active promotion of mixed use development opportunities that encourage retail activity 

at the street level with commercial and residential uses on upper floor levels. 

� All streets in the CBA will provide a continuous active edge at the street frontage, with 

buildings built to the property line and car parking sleeved behind development. 

� Buildings in Elgin Boulevard and High St (as shown on the master plan) should be built 

to a minimum two storey scale to provide an attractive architectural scale to these street 

frontages. 

� All buildings in High St and Elgin Boulevard must have a frontage to those streets and 

have a minimum 60% glazed and transparent shopfront. 

� Landmark styled buildings as detailed in urban design guidelines supporting the 

Wodonga Central Area Master Plan and the Comprehensive Development Zone 1 are to 

be developed at the intersections of Elgin Boulevard and Watson St and Elgin 

Boulevard and High St. 

� Good public transport linkages between the Wodonga CBA and the new railway station 

on Melrose Drive, Wodonga. 

� Through traffic will be dispersed away from High St and the street redeveloped to 

provide additional car parking, improved safety, accessibility and amenity for 

pedestrians. 

� Realign Elgin Boulevard at its intersection with High Street and develop the north west 

corner (within the land zoned CDZ1) for an urban square. 

� The presence and profile of the civic precinct will be reinforced through redevelopment 

and landscape improvements. 

� Car parking areas will be consolidated into large parking areas within each retail 

precinct, in preference to small site specific car parks. 

� Multi storey development will be supported by strategically located deck car parking 

provided in locations sleeved behind development.. Car parking including deck car 

parking may be located at the street edge where it is incorporated into the façade of a 

building and located at the first floor level or above (as detailed in urban design 

guidelines for the CBA). 

� Opportunities will be provided for large format/bulky goods retailing to occur in and 

around the periphery of the CBA as identified in the Wodonga Central Area Master 

Plan and the Comprehensive Development Zone 1. 




� Pedestrian linkages between car parks and activity nodes will be improved and actively 

fronted where practical. 

� Encourage high quality medium density residential units to be developed in the 

Wodonga CBA. 

� Ensure good urban design and architectural quality in the built for with the CBA to 

assist in creating ‘a sense of place’ and making Wodonga an attractive centre. 

� Support private and public investment in the CBA that contributes towards Wodonga 

becoming a regional centre of significance. 

� Encourage good urban design to develop the centre with active streets incorporating 

public art and cultural themes into the CBA. 

� Encourage two and three storey residential development within the precinct bounded by 

Watson/Stanley/Hume and Lawrence streets, in preference to single storey residential 

development options. 

� Implement design and streetscape improvement plans to provide an effective pedestrian 

linkage and actively fronted linear park connection from Elgin Boulevard to South St 

through to the Sumsion Gardens. 

� The zones and overlays in this planning scheme will be reviewed to ensure the delivery 

of the directions provided in this clause in respect of the Wodonga Central Area Master 

Plan 2006. 




Figure 9 - Wodonga Central Area Master Plan 






21.12 INFRASTRUCTURE 

11/12/2008 

C57 


The city will take a leading role in planning and facilitating the provision of infrastructure 

which satisfies the needs of a growing city. This strategy outlines a number of 

infrastructure projects planned or under implementation by the council and other public 

sector agencies. 

These projects reinforce the vision and land use strategy for Wodonga and include: 

� The relocation of the Melbourne to Sydney rail line from the CBA, the closure of the 

Bandiana Rail line and the construction of a new freight node at Logic Wodonga; 

� The provision of an outer ring roads’ system and other roads’ projects in accordance 

with the Wodonga Road Strategy Plan; 

� The upgrade of the Wodonga CBA; and, 

� The continued development and expansion of Logic Wodonga. 

21.12-01 Wodonga Road Strategy Plan (Refer to Figure 12) 

11/12/2008 

C57 

The completion of the $40 million ring roads’ project and improvement of the major road 

network will improve the efficiency, safety and amenity of traffic movement in Wodonga. 

Traffic management works are a major component toward the improvement and 

revitalisation of the CBA. The road strategy recognises roads as an essential element of the 

city which is best planned in advance of development. Arterial or main roads throughout 

the city where they adjoin urban development are to be actively fronted with development 

rather than lined with sound mounds or rear of lot fencing. 

Features of the Road Strategy Plan include: 

� An inter-connected network of streets in the Wodonga CBA will aid in the distribution 

of traffic and spread traffic loads across a number of road routes rather than a particular 

designated route. The provision of a permeable central road network in accordance with 

the Wodonga Central Area Master Plan 2006 will allow for the dispersion of through 

traffic away from High St and the conversion of the street into a car parking, shopping 

and pedestrian precinct; 

� Feature roundabouts will be used throughout the city as the preferred intersection 

treatment; 

� Elgin St will continue to be developed into a tree lined boulevard and realigned at High 

St to link with the eastern leg of Elgin Boulevard; 

� The Murray Valley Highway will be redirected to the Hume Freeway via the Bandiana 

Link Rd to Anzac Parade; 

� The Hume Freeway extension through Albury provides strategic advantages for 

Wodonga providing a second river crossing and improved access to and from Albury 

and Lavington; 

� As part of the Albury Wodonga Hume Highway Bypass, a link to the Murray Valley 

Highway has been provided through the Bandiana Link Rd. The extension of Osburn St 

(including William Page Drive) is proposed to provide an east-west link from the 

Bandiana Link Rd, improving access to the Kendall Industrial Estate and facilitating 

residential development east of the Bandiana Link Rd and Light Industrial development 

to the west of Bandiana Link Road. Funding for this road will be provided by these 

benefiting properties; 

� Pearce St will be extended to link with the Bandiana Link Rd via Victoria Cross Parade, 

serving as the eastern leg of the outer ring road and providing for traffic travelling to 

and from Beechworth Rd to Albury. This will provide further relief to the CBA and 

address the traffic requirements resulting from growth in the Leneva (Middle Creek) 




growth corridor. Improved access to the Bandiana Link Rd and Hume Freeway will 

provide opportunities for further light industrial development at the eastern end of 

Victoria Cross Parade; 

� Felltimber Creek Rd, Parkers Rd and Moorefield Park Rd will continue to provide main 

road linkages to the outer ring roads, Hume Freeway and CBD; 

� Linkage from the Hume Freeway to West Wodonga will be improved by the 

realignment and extension of Drages Rd to the McKoy St/Hume Freeway intersection. 

This new western link road will be provided in conjunction with the establishment of 

Enterprise Park in West Wodonga; 

� Access to Baranduda has been upgraded through the construction of the Baranduda 

Boulevard that reinforces Leneva as the principle growth corridor for Wodonga. This 

road will be duplicated to provide four traffic lanes when future traffic loads warrant a 

major upgrade to the road; 

� Yarralumla Drive will be extended to Beechworth Rd to link West Wodonga to the 

Leneva growth corridor; 

� A major initiative of the Road Strategy plan is to beautify all major entry roads into 

Wodonga and major intersections; 

� Main road classifications are to be consistent with the Road Strategy Plan and VicRoads 

Access Management Strategies; 

� Further planning work is required in consultation with Vicroads to make provision for 

the future duplication of the Kiewa Valley Highway from the Murray Valley Highway 

to Baranduda Drive; 

� Commensurate with the development of Logic Wodonga and growth in traffic volumes, 

the Murray Valley Highway will eventually require duplication (in approximately 20 to 

30 years time)south of Logic Boulevard to the Hume Freeway Interchange; and, 

� As identified on the Leneva Structure Plan, Beechworth Rd is proposed to be duplicated 

from Huon Creek Rd to Yarralumla Drive/Streets Rd roundabout to cater for future 

increases in traffic generated by growth in the Leneva Valley and Indigo Shire. 




FIGURE 12: Wodonga Road Strategy Plan 

21.12-02 Wodonga Rail Facilities’ Upgrade 

11/12/2008 

C57 

At an estimated cost of $70 million, the rail project is a major initiative that the Wodonga 

Council has received federal and state government funding commitments for. Figure 13 

illustrates the major components of the rail project and the new alignment proposed for the 

rail line. The new rail alignment is now in the ownership of the Victorian Rail Track 

Corporation and is identified in the planning scheme as a Public Use Zone. Following 

relocation of Wodonga Railway Station, the former Station and associated rail land (in the 

Central Business Area) were rezoned to the Comprehensive Development Zone 1 to 

facilitate redevelopment of the land and provide for delivery of key road and public open 

space projects. 

In addition to providing up to 19 hectares of land for future commercial development, the 

project will be instrumental to the upgrade of the CBA, removing the physical barrier and 

traffic delays experienced due to approximately 40 daily train movements. 

The Wodonga Council will continue to work in partnership with the state and federal 

governments to plan for and maximise the opportunities arising from this project. 




Figure 13 – Albury Wodonga Rail Facilities’ Upgrade 

21.12-03 Water and Waste Water Services 

11/12/2008 

C57 

The region’s water and wastewater services are managed by North East Region Water 

Corporation, which has a shared approach with the Wodonga Council on the future growth 

and servicing requirements for Wodonga and its outlying areas. 

The Corporation regularly carries out investigations into water supply and wastewater 

demand, and develops master plans and strategies for meeting those demands. The 

authority’s Water Supply Demand Strategy, 2007 (WSDS) and the State Government White 

Paper, Our Water Our Future, provide policy direction for provision of water resources. 

Water 

The Wodonga water supply system services more than 14,000 connections and includes 

Wodonga, Kiewa, Tangambalanga, Ebden, Bonegilla, Baranduda and Killara. The supply is 

sourced from the regulated Murray-Darling Basin system. The Wodonga water treatment 

plant is situated at East Wodonga, with its intake located at the Wodonga Creek, an 

anabranch of the Murray River. 




North East Region Water Corporation recently constructed additional water storage tanks in 

Wodonga to cater for growing demand and increase to water security. The Wodonga water 

treatment plant is being enlarged and additional water entitlement is being purchased to 

provide for increased demand. 

State government water reform requirements (Our Water Our Future) to conserve water are 

being applied by North East Region Water Corporation. This is being facilitated by the 

implementation of conservation measures recommended in the Authority’s Water Supply 

Demand Strategy 2007 (WSDS). The council supports North East Water in the 

implementation of initiatives for the better use and re-use of water. This includes 

additional infrastructure in existing areas and in new developments for the future supply of 

reclaimed water for non-potable reuse. 

These actions and strategies are addressed in the following reports: 

1. Master Plan for the Wodonga Water Supply System – Final Report and Volume II - 

Appendices – Gordon Gibson Nominees Pty Ltd - March 2002. (The Master Plan identifies 

optimum strategies to resolve existing system problems and provides for the servicing of 

projected growth in urban development). 

2. Leneva Valley Development – Servicing Strategies and Functional Design for Water 

and Wastewater – Kellogg Brown & root Pty Ltd – December 2005. (The report provides 

water supply and sewerage servicing strategies and functional design for the various stages 

of the proposed Leneva Valley development). 

3. Water Supply Demand Strategy (WSDS) PBJ & Associates Pty Ltd – April 2007. (This 

strategy is a key outcome of the Victorian Government’s Our Water Our Future action plan. 

It aims to secure urban water supplies throughout the region, meet increase demand for 

water arising from population and industry growth and effectively manage the effects of 

climate change and other environmental factors. The strategy has a 50 year perspective and 

will be reviewed every five years. 

Waste Water and Recycled Water 

Currently Wodonga is serviced by two wastewater treatment plants, at Wodonga West and 

Baranduda. The major capacity exists at Wodonga West which, with progressive 

upgrading in line with loading requirements, has the potential capacity to service long term 

residential and industrial growth demands. The Baranduda plant will have a minor role in 

wastewater service demands. North East Region Water Corporation is continually 

investigating the beneficial uses of recycled water and bio-solids. 

These actions and strategies are addressed in the following reports: 

1. Wodonga Wastewater Management Strategy – Master Plan – Summary Report, Volume 

1 and Volume 2 – Kinhill Pty Ltd – March 1999. (The intent of the Master Plan is to 

provide a comprehensive plan for augmentation of the sewerage system to service growth 

in the existing and developing areas, and to meet EPA requirements for wastewater 

treatment and effluent disposal or re-use of reclaimed water). 

2. Leneva Valley Development – Servicing Strategies and Functional Design for Water 

and Wastewater – Kellogg Brown & Root Pty Ltd – December 2005. (The report provides 

water supply and sewerage servicing strategies and functional design for the various stages 

of the proposed Leneva Valley development). 

3. Wodonga Water Recycling Strategy – EarthTech – Volume 1, 2 & 3 – June 2005. (This 

report identifies opportunities for the reuse of the recycled water from the West Wodonga 

Wastewater Treatment Plant). 

21.12-04 Development Contributions and Community Facilities 

11/12/2008 

C57 

To ensure the timely provision of infrastructure and fair apportionment of infrastructure 

costs amongst the public and private sector, the council will prepare a development 




contribution plan/s for Wodonga. This will be implemented by agreement or through a 

future amendment to the Wodonga Planning Scheme. 

� The plans will apply a charge for physical infrastructure and community facilities and 

relate to all urban and future urban areas. 

� Components of the Development Contributions’ Plan will apply to specific areas and 

charges will vary depending on the location and infrastructure requirements. 

� All future growth areas will be affected by a Development Contributions’ Plan. 

The Development Contributions’ Plan will be completed once appropriate guidelines by the 

State Government have been provided that include the opportunity for ‘off the shelf’ 

infrastructure contributions to be required. 




22.09 WODONGA CENTRAL BUSINESS AREA 

11/12/2008 

C57 

This policy applies to all land zoned Business and Comprehensive Development Zone 1 

(CDZ1) included in the plan referred to in clause 21.11 in regard to the redevelopment of 

the Central Business Area. 

Car parking policy applies to the area bounded by Watson Street, South Street, Hovell 

Street, Havelock Street, Lawrence Street, Hume Street and Stanley Street. 

Policy Basis 

Wodonga’s future development and prosperity is fundamental to the City’s continuing role 

as a major regional centre of North East Victoria. The Council aims to strengthen 

Wodonga’s role in the regional economy by facilitating improved economic development 

opportunities and job creation. 

The city centre will be retained and consolidated as the municipality’s primary retail and 

business centre. This policy guides decision making in regard to the urban design and 

location of development in the Central Business Area, with the aim of supporting strategies 

to enhance the general levels of activity and the overall appearance of the City centre. 

The existing Wodonga Central Business Area has a consolidated commercial precinct, with 

substantial expansion opportunities. Parking surveys have demonstrated that the current 

commercial precinct has an overall surplus of car parking supply over demand although this 

varies throughout the Central Business Area. 

The significant redevelopment and expansion opportunities for the Wodonga Central 

Business Area create the ability to provide further consolidated car parking areas that can 

be shared between a range of different uses, with parking supply rates reflecting the 

opportunities for the shared use of facilities and parking demand rates of major regional 

centres, rather than on parking rates that are historically based and apply across the state. 

Objectives 

� To implement guidelines for the urban design and siting of development in the Central 

Business Area. 

� To recognise the role and function of High Street as the main retail and business street 

of Wodonga. 

� To support the strategy directions in clause 21.11 and to clarify the extent of discretion 

available with these directions. 

� To recognise the significance and primary importance of streets and public spaces in 

regard to building design. 

� To facilitate activities that will contribute towards the economic, social and physical 

integration of the city centre. 

� Implement the findings and recommendations of the Wodonga Central Business Area 

Parking Precinct Plan, Ratio Consultants Pty Ltd, April 2003. 

� Implement the findings and recommendations of the Wodonga CBA Master plan 

Strategic Planning Report, August 2007. 

� Provide an equitable and consistent approach to car parking at a rate which is 

appropriate to the use of the land in the context of the Wodonga Central Business Area. 

LOCAL PLANNING POLICIES - CLAUSE 22.09 PAGE 1 OF 2 



� Provide clear direction on the amount of parking likely to be required of applicants in 

the Wodonga Central Business Area, including the application of ‘cash-in-lieu’ 

payments. 

Implementation 

It is policy that: 

� The Wodonga Central Business Area be planned and developed as the City’s primary 

retail, business, commercial and community centre. 

� The planning of the Central Business Area be generally in accordance with the adopted 

version of the Wodonga Central Area Master Plan and its supporting guidelines. 

� Land formerly comprising the Wodonga Railway Station and associated rail land be 

developed in a manner which is consistent with the purposes of the Comprehensive 

Development Zone 1. 

� Streets and public spaces will be actively fronted with retail and office uses to occupy 

the street level, with the frontage of the premises to be a minimum 60% transparent 

(glazed). Solid wall treatments abutting streets or public spaces (excluding intra block 

car parking areas) will not be supported. 

� Development will be encouraged to facilitate the practical integration of land uses in 

preference to single use development. This will be encouraged through the active 

support of multi level formats with three or more storeys. 

� Development at the corner of Elgin Boulevard and High Street, be designed in a manner 

that supports the significance of this intersection as the heart of the Central Business 

Area. These corner buildings must address the corner, being a minimum of two storeys, 

as shown in the design guidelines for the central business area. 

� The Civic Precinct will be encouraged to develop as a commercial office, entertainment 

and cultural hub of the central business area. Proposals that reinforce this role will be 

actively facilitated. 

� Off street car parking areas are to be sleeved at the rear of buildings in preference to be 

located at the street boundary of a lot. In considering an application the responsible 

authority will place a priority on ensuring the frontage of any site is for a building, as 

opposed to parking or landscape treatments. The responsible authority may in some 

instances permit car parking at the frontage of site as an interim treatment as provided 

through an Agreement under Section 173 of the Planning Environment Act (1987). 

� Where available detailed precinct plans applying to specific areas of the central business 

and as adopted by the responsible authority will be considered in regard to the siting 

and design of development. These plans will be used to guide specific locations of 

buildings, public spaces, car park areas and pedestrian links. 

� An appropriate rate of car parking provision be made for commercial, industrial and 

community uses in the Wodonga Central Business Area in accordance with Clause 

52.06 of this planning scheme. 

� That urban design guidelines included in the Wodonga CBA Master plan Strategic 

Planning Report, August 2007, be considered and applied. 

LOCAL PLANNING POLICIES - CLAUSE 22.09 PAGE 2 OF 2 


11/06/2009 

C46 

PS 

Map 

Ref 

SCHEDULE TO THE HERITAGE OVERLAY 


The requirements of this overlay apply to both the heritage place and its associated land. 

Heritage Place External 

Paint 

Controls 

Apply? 

Victorian Heritage Register 

Internal 

Alteration 

Controls 

Apply? 

Tree 

Controls 

Apply? 

Outbuildin 

gs or 

fences 

which are 

not 

exempt 

under 

Clause 

43.01-4 

Included 

on the 

Victorian 

Heritage 

Register 

under 

the 

Heritage 

Act 

1995? 

HO7 Block 19, Bonegilla Road, Bonegilla - - - - Yes Ref 

No H1835 

HO1 Cambourne, 2 High Street, Wodonga - - - - Yes Ref 

No H233 

HO3 De Kerilleau Homestead, end of Milos Boulevard 

and Lawrence Street, Wodonga 

HO9 Former Clyde Cameron College, 41-69 

Nordsvan Drive, Wodonga 

Local significance 

HO2 Butter Factory 

(Lincoln Causeway, Wodonga) 

- - - - Yes Ref 

No H381 

- - - - Yes Ref 

No H2192 

Prohibite 

d uses 

may be 

permitte 

d? 

Name of 

Incorporated 

Plan under 

Clause 43.01-2 

Yes No 

Yes No 

No No 

Yes No 

No No No No No No None specified No 

HO4 Machinery Room No No No No No No None specified No 

HO5 Old custom & custom office No No No No No No None specified No 

HO6 Powder Magazine No No No No No No None specified No 

HO8 Bonegilla Hall (Murray Valley Highway, 

Bonegilla) 

Yes No No No No No None Specified No 

Aboriginal 

heritage 

place? 

HERITAGE OVERLAY - SCHEDULE PAGE 1 OF 1 


PS 

Map 

Ref 

HO1 

0 

Heritage Place External 

Paint 

Controls 

Apply? 

Wodonga Railway Station, Elgin Boulevard 

Wodonga 

The heritage place comprises the station 

building, platforms and goods shed and 

associated land. 


Internal 

Alteration 

Controls 

Apply? 

Tree 

Controls 

Apply? 

Outbuildin 

gs or 

fences 

which are 

not 

exempt 

under 

Clause 

43.01-4 

Included 

on the 

Victorian 

Heritage 

Register 

under 

the 

Heritage 

Act 

1995? 

Prohibite 

d uses 

may be 

permitte 

d? 

Name of 

Incorporated 

Plan under 

Clause 43.01-2 

No No No No No No None specified No 

Aboriginal 

heritage 

place? 

HERITAGE OVERLAY - SCHEDULE PAGE 2 OF 1

December 2011 council meeting minutes - part - City of Wodonga

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