title: Heritage Overlay HO929 - Former Doherty’s Garage Curtilage Correction council: greater-bendigo state: vic category: constraint classification: MINOR status: in-progress last_compiled: 2026-05-31 source_docs:
- City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf
Heritage Overlay HO929 - Former Doherty’s Garage Curtilage Correction
The HO929 change is a narrow heritage mapping correction within Planning Scheme Amendment C285gben, not a reassessment of the Former Doherty’s Garage itself. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.105) The practical effect is to retain Heritage Overlay protection over the parcel containing the Former Doherty’s Garage while removing the overlay from the now-vacant parcel that formerly contained the Worker’s Cottage. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.109)
Background
Amendment C285gben is a corrections amendment prepared by Greater Bendigo City Council to correct zoning and overlay mapping errors, remove redundant overlays, correct planning scheme text, rezone one property to a residential zone, and apply the Heritage Overlay to two properties and part of 23 other properties. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.32-34) Within that wider amendment, HO929 is identified as the Former Doherty’s Garage and Worker’s Cottage at 7-9 St Andrews Avenue, Bendigo. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.105, 109)
The land affected by the HO929 correction is Council-owned and is listed in the amendment’s overlay mapping reference table as 7-9 St Andrews Avenue, Bendigo, with mapping reference Greater Bendigo C285gben d-hoMap19 Exhibition. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.127) The amendment proposes to delete HO929 from part of the land at 7-9 St Andrews Avenue, Bendigo, rather than remove the overlay from the heritage place as a whole. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.105)
Analysis
Heritage Control Mechanism
The source describes HO929 as applying across two parcels: one parcel contains the Former Doherty’s Garage and the second parcel contained the Worker’s Cottage. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.109) A planning permit was recently granted to demolish the Worker’s Cottage because it was assessed to have no heritage significance. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.109) Following that demolition, the second parcel is vacant and contains no items of heritage significance. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.109)
The planning mechanism is therefore a curtilage reduction: the Heritage Overlay is proposed to apply only to the parcel containing the Former Doherty’s Garage. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.109) In simple terms, the planning scheme currently treats two adjoining pieces of land as part of the same heritage place, but Council’s report says only one of those pieces still contains a heritage item. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.109) The correction narrows the overlay boundary so the heritage control follows the surviving heritage fabric rather than the former two-parcel extent. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.109)
Relationship to Amendment C285gben
The HO929 correction is one item in a broader municipal clean-up affecting land across Bendigo, California Gully, Eaglehawk, Epsom, Flora Hill, Golden Gully, Golden Square, Jackass Flat, Kangaroo Flat, Kennington, Marong, Quarry Hill, Spring Gully, West Bendigo, Heathcote, Argyle, Big Hill, Lockwood South and Shelbourne. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.101-103) The amendment’s heritage components include deleting or reducing Heritage Overlay coverage from nine properties, applying new Heritage Overlay controls to selected properties, and updating Clause 43.01 and Clause 72.04 heritage documentation. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.105-107, 109)
The Council report frames the broader amendment as a way to improve the efficient operation and effectiveness of the planning scheme by removing restrictions that arise from incorrectly applied or outdated planning controls. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.107) For HO929, that logic is specific: the overlay is not being abandoned as a heritage control, but recalibrated so the control applies to the parcel where the identified heritage building remains. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.109)
Policy Fit
The explanatory report says Amendment C285gben supports Clause 15.03-1S Heritage Conservation because it applies the Heritage Overlay to new places and updates statements of significance for heritage places. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.120) It also says the amendment supports Clause 02.03-5 Built Environment and Heritage by updating statements of significance, protecting new places with the Heritage Overlay, and removing the Heritage Overlay where it is now redundant. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.121-122)
The explanatory report relies on Planning Practice Note 1, which it says requires accurate correlation between the Heritage Overlay schedule and the Heritage Overlay map. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.122-123) The HO929 correction is consistent with that mechanism because the mapped heritage curtilage is being reduced after the non-significant Worker’s Cottage was demolished and the remaining heritage item is confined to the Former Doherty’s Garage parcel. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.109, 122-123)
Submissions and Contested Issues
Amendment C285gben was publicly exhibited from 23 October 2025 to 22 December 2025 after the exhibition period was extended due to a minor administrative error requiring additional notifications. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.37) Council received nine submissions, comprising five opposing submissions and four supporting submissions. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.34) Two submissions remained unresolved at the time of the 20 April 2026 agenda, and both unresolved submissions related to vegetation protection concerns rather than HO929. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.32, 34-36)
The submission table identifies objections about removing Vegetation Protection Overlay Schedule 2 from public land, a request to include two additional East Bendigo properties, and four supporting submissions. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.34-35, 40-42) The agenda material does not identify a submission objecting to the HO929 curtilage correction. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.34-35, 40-42)
Land Use and Development Implications
The immediate planning effect is the removal of Heritage Overlay permit triggers from the vacant former Worker’s Cottage parcel, while retaining Heritage Overlay control over the parcel containing the Former Doherty’s Garage. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.109) The source does not quantify the area of the HO929 curtilage reduction, the size of either parcel, or any future use proposed for the vacant parcel. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.105, 109, 127)
The amendment report states that 7-9 St Andrews Avenue, Bendigo is not within a designated bushfire prone area, the Bushfire Management Overlay, or proposed to be used or developed in a way that may create a bushfire hazard. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.114) The available source therefore does not identify bushfire planning as a constraint on the HO929 correction. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.114)
Current Status
At the 20 April 2026 Council meeting agenda stage, officers recommended that Council note the explanatory report, consider all submissions, endorse the officer response as the basis for Council’s submission to a Planning Panel, request the Minister for Planning to appoint a Panel, and refer all submissions to that Panel. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.33) The agenda states that a further report would be presented to Council following the Planning Panel’s recommendations before Council made an informed decision on adoption of the amendment. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.32)
The explanatory report identified indicative Panel dates of a directions hearing in the week starting Monday 18 May 2026 and a Panel hearing in the week starting Monday 15 June 2026. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.101) The source does not confirm whether the Minister appointed the Panel, whether the directions hearing occurred, or whether the amendment was later adopted or approved. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.32-33, 101)
Dependencies
- Blocks: The source does not identify any project or permit pathway that is blocked specifically by the HO929 curtilage correction. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.105, 109)
- Blocked by: The HO929 correction is procedurally dependent on Amendment C285gben progressing through the Panel, Council adoption, Ministerial approval and planning scheme amendment process. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.32-33, 36-39, 101)
- Informed by: The source says the Worker’s Cottage was assessed to have no heritage significance and that a planning permit was granted for its demolition, but the source does not include the heritage assessment or demolition permit decision. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, p.109)
- Implements: The correction implements the amendment’s broader objective of removing redundant or inaccurate planning controls and aligns with the explanatory report’s reliance on Planning Practice Note 1 for accurate Heritage Overlay mapping. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.107, 122-123)
- Conflicts with: The source does not identify a policy conflict or submission conflict specific to HO929. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.34-35, 40-42)
Cross-Jurisdictional Links
The HO929 correction is local to 7-9 St Andrews Avenue, Bendigo and the source does not identify any cross-jurisdictional dependency for this heritage mapping change. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.105, 109, 127) Amendment C285gben as a whole was referred to relevant authorities, and the agenda includes no-objection responses from Goulburn-Murray Water and the Head, Transport for Victoria, but those responses address the amendment generally rather than HO929 specifically. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.96-99)
Gaps in This Analysis
The source document is thin for HO929 because it is an agenda report for an omnibus corrections amendment rather than a standalone heritage assessment. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.32-39, 105, 109) The missing documents are the heritage assessment that found the Worker’s Cottage had no heritage significance, the demolition permit decision for the Worker’s Cottage, the current and proposed HO929 mapping plans at a readable parcel scale, and any statement of significance for the Former Doherty’s Garage. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.105, 109, 127)
Because those documents are not in the manifest, this page cannot quantify the land area removed from HO929, test whether the proposed curtilage fully protects the Former Doherty’s Garage setting, or assess whether any archaeological, streetscape or associative heritage values extend beyond the surviving garage parcel. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.105, 109, 127) This should be treated as a corpus gap for _gaps: the likely sources are the Amendment C285gben exhibition map set, the HO929 statement of significance, the demolition permit file for the Worker’s Cottage, and any supporting heritage advice held by Greater Bendigo City Council. (Source: City-Greater-Bendigo-Council-Meeting-April-20-2026-Agenda.pdf, pp.105, 109, 127)