title: Heritage Overlay HO939 - Residence at 1320 Calder Highway, Marong council: greater-bendigo state: vic category: constraint classification: MINOR status: in-progress last_compiled: 2026-05-31 source_docs:
- agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf
Heritage Overlay HO939 - Residence at 1320 Calder Highway, Marong
HO939 is a site-specific heritage control proposed through Amendment C285gben for the residence at 1320 Calder Highway, Marong, after the place had previously been identified as having heritage significance but was omitted from an earlier amendment process because notice was given to the wrong landowner. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.111) The planning effect is narrow but important: the amendment would move the place from an identified-but-not-finalised heritage candidate into the statutory Heritage Overlay framework, with a mapped HO on Planning Scheme Map 6HO and an incorporated statement of significance dated September 2020. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.105-107)
Background
Amendment C285gben is a corrections amendment prepared by Greater Bendigo City Council to address zoning and overlay mapping errors, remove redundant overlays, correct planning scheme text, rezone one privately owned property from Industrial 3 Zone to Neighbourhood Residential Zone, and apply the Heritage Overlay to two privately owned properties and part of 23 other properties. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.32-34) Within that broader package, 1320 Calder Highway, Marong is one of the two privately owned properties proposed for a new Heritage Overlay. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.111)
The Marong property was previously part of the heritage work associated with Amendment C263gben, but it was removed from that amendment because the notice proposing the Heritage Overlay was sent to the wrong landowner. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.111) The current amendment is therefore not presented as a fresh heritage discovery; it is presented as a procedural repair to allow the already-prepared citation and statement of significance to progress through the planning scheme amendment process. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.111)
Analysis
Heritage Mechanism
The amendment proposes to apply HO939, described as “Residence”, to land at 1320 Calder Highway, Marong on Planning Scheme Map 6HO. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.105-106) It also proposes to amend the Schedule to Clause 43.01 to insert HO939 as a new heritage place and to identify the place as “Residence” on land at 1320 Calder Highway, Marong. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.106)
The amendment further proposes to amend the Schedule to Clause 72.04 to insert “Statement of Significance: 1320 Calder Highway, Marong (September 2020)” as an incorporated document. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.106-107) This matters because the mapped overlay identifies the affected land, while the incorporated statement of significance is the document that should explain what fabric, setting, historical association, or other heritage values justify protection. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.106-107)
The officer report states that the property has already been identified as having heritage significance and that a citation and statement of significance had been prepared to justify the application of the Heritage Overlay. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.111) The practical planning consequence is that future demolition, buildings and works, and other changes caught by Clause 43.01 would be assessed against the heritage significance of the place once the overlay is approved. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.106-107)
Procedural Repair Rather Than Strategic Reclassification
The key causal chain is procedural rather than strategic: the residence was identified for heritage protection, Amendment C263gben did not proceed for this site because notice was sent to the wrong landowner, and Amendment C285gben reintroduces the site so that the proposed protection can be progressed and finalised. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.111) This means the most important planning issue is not whether Marong is being re-planned at a broader settlement scale, but whether a previously delayed heritage control is now being lawfully inserted into the planning scheme. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.32, 111)
The amendment’s explanatory report frames the overall amendment as a package to improve the efficient operation and effectiveness of the planning scheme by correcting errors, removing unnecessary restrictions, and updating controls to reflect the circumstances of affected land. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.107-108) HO939 sits differently from many of the other corrections because it adds a heritage control rather than removing a redundant control or correcting a zone boundary. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.105-107)
Relationship To Amendment C285gben
Amendment C285gben affects land across multiple Greater Bendigo suburbs, towns and localities, including Marong. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.33, 101) The amendment includes many unrelated zoning and overlay changes, so HO939 should be read as one discrete heritage component within a wider omnibus corrections amendment. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.32-34)
The mapping reference table identifies 1320 Calder Highway, Marong as item 16, with mapping reference “Greater Bendigo C285gben hoMap06 Exhibition” and ownership listed as private land. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.128) This confirms that the proposed control is not a precinct-wide Marong heritage overlay; it is a specific mapped heritage change affecting a privately owned property. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.128)
Submissions And Contested Issues
The exhibited amendment received nine submissions, made up of five opposing submissions and four supporting submissions. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.34) The unresolved submissions were about vegetation protection within Bendigo Regional Park, not about HO939 at 1320 Calder Highway, Marong. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.32, 34-35)
The council report records that four opposing submissions concerned removal of Vegetation Protection Overlay Schedule 2 from public land near submitters’ properties, and one opposing submitter requested that the amendment include additional land. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.34) The report does not identify any submission opposing the application of HO939 to 1320 Calder Highway, Marong. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.34-35)
The absence of recorded objection to HO939 reduces, but does not eliminate, process risk for the heritage control. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.34-35) The remaining process risk comes from the fact that all submissions are proposed to be referred to a Planning Panel, meaning the amendment as a whole must still pass through Panel consideration before Council decides whether to adopt it. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.32-37)
Planning Consequences
If HO939 is approved, the residence at 1320 Calder Highway, Marong would be recognised in the Greater Bendigo Planning Scheme as a heritage place with an incorporated statement of significance. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.106-107) The officer report states that the purpose of applying the Heritage Overlay to identified heritage places is to conserve them for present and future generations. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.112)
The available source does not quantify the land area affected by HO939, identify a heritage curtilage in square metres or hectares, describe the residence’s fabric, state the heritage criteria satisfied, or identify whether outbuildings, landscape elements, trees, fences, archaeological features, or views form part of the significance. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.105-107, 111, 128) Because those details are absent from the available agenda extract, the development implications cannot be measured beyond the basic statutory consequence of a proposed site-specific Heritage Overlay. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.105-107, 111)
Current Status
Council’s 20 April 2026 agenda recommended that Council 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 Planning Panel, and refer all submissions to that Panel. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.33) The amendment had been publicly exhibited from 23 October 2025 to 22 December 2025, after the original exhibition period was extended because of a minor administrative error requiring additional notifications. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.32, 37)
The agenda identified indicative Panel dates of a directions hearing in the week starting 18 May 2026 and a Panel hearing in the week starting 15 June 2026. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.101) A further report was expected to be presented to Council after the Planning Panel’s recommendations so that Council could decide whether to adopt the amendment. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.32)
Dependencies
- Blocks: Final statutory heritage protection for the residence at 1320 Calder Highway, Marong is not complete until Amendment C285gben progresses through Panel consideration, Council adoption, Ministerial approval, and planning scheme amendment approval. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.32-33, 101)
- Blocked by: The immediate procedural dependency is the Planning Panel process triggered by unresolved submissions to Amendment C285gben, although the unresolved issues identified in the agenda relate to vegetation protection rather than HO939. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.32, 34-37)
- Informed by: The proposed HO939 control is informed by a citation and the “Statement of Significance: 1320 Calder Highway, Marong (September 2020)”, but the statement itself is not included in the available source text. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.106-107, 111)
- Implements: The heritage component implements the Planning and Environment Act 1987 objective of conserving and enhancing buildings, areas, and other places of scientific, aesthetic, architectural, historical, or special cultural value. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.112)
- Conflicts with: The available agenda material does not identify a direct policy conflict, submission objection, infrastructure conflict, or land-use conflict specific to HO939. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.34-35, 111)
Cross-Jurisdictional Links
No cross-jurisdictional dependency is identified for HO939 in the available source material. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.105-107, 111, 128) The Department of Transport and Planning’s transport advice for Amendment C285gben stated that the amendment involved administrative and mapping corrections, did not affect Transport Zone 1 or Transport Zone 2 land, did not affect road access arrangements or operation of the State Transport Network, and was not expected to have any material impact on transport interests. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.98-99)
Gaps in This Analysis
The most important missing document is the “Statement of Significance: 1320 Calder Highway, Marong (September 2020)”, which is the document needed to identify the heritage values, significant fabric, curtilage logic, and permit-assessment implications for HO939. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.106-107, 111) Without that statement, this page cannot assess why the residence is significant, whether the significance is architectural, historical, aesthetic, social, technical, or associative, or whether the overlay should apply to only the dwelling or a broader setting. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.106-107, 111)
The second gap is the underlying heritage citation referred to by the officer report, because the agenda states that a citation was prepared but does not reproduce its assessment, history, description, comparative analysis, or recommended controls. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, p.111) The third gap is the exhibited HO map for Map 6HO, because the agenda confirms the map reference but does not provide enough extracted spatial detail to measure the area or identify the exact mapped extent of HO939. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.105-106, 128)
These gaps should be recorded in _gaps as an important single-document gap for the September 2020 statement of significance and a useful supporting gap for the exhibited HO939 map extract. (Source: agendas-and-meeting-minutes-city-greater-bendigo-council-meeting-april-20-2026-agenda.pdf, pp.106-107, 128)