This work involves Council indicating what type of housing and growth we would like to see here going forward (over the next 25 years). A process guided by the Victorian Government has been used as the ‘why’. Basically, we have considered currently how our neighbourhoods look and feel and what parts of that we should keep and encourage into the future. Alongside this we are noting where there are or will be facilities, infrastructure and resources that people want to live nearby.

We know that many want and need smaller housing (which can be more affordable) beyond what is currently available in Wodonga. This need is increasing.

Currently the study area is considering existing housing areas where a height limit of 3 storeys is allowed (zoned general residential). This work, if implemented as per the proposed strategy, will allow for a range of two storey to four storey development based on what is called the ‘housing change area’ (reflected through different zoning). This provides clear direction to the community and developers about what type of housing should be developed and where.

See information (FAQs) provided in our first round of consultation: Neighbourhood Character Strategy | Make Wodonga Yours

The full feedback report can be viewed via the attachments section. A summary of the key feedback themes and responses included:

• Concerns were raised over the proposed Landscaped Urban Corridor section surrounding the future commercial area of Killara. Following feedback, this area has been changed to the Regional Suburban Outer character type. This allows for up to three storey built form (as existing).
  
  
• Feedback sought to verify the application of the Sloping Hills character type. A review has been undertaken confirming this area requires careful attention to preferred future character due to its location around Huon Hill. While there are small patches of relatively flat land, the character outcomes of typical residential development are not appropriate in this location and the Sloping Hills character type has been retained.
  
  
• The small area of residential land around the Golf course has now been included in the Strategy (initially it was not considered as it is not a residential zone - it is now included as a Special Use Zone). It has been placed in the Landscape Suburban character type.
  
  
• Concerns were raised over the Management of Landscape Urban interface in relation to how the interface of Landscape Urban character types of up to 4 storeys would be managed with development of up to 2-3 storeys in surrounding character types. The strategy includes design guidelines to manage the interface between different character areas.
  
  
• Suggestions over how future consultation should be undertaken to ensure all community members are aware of the Strategy were provided and considered by Council. To address this Council will be making printed copies available, undertake additional advertising and promotion.
  
  
• Many community members praised council for undertaking the Strategy. They told us that we broadly had the character types in the correct location. This feedback also welcomed Council’s commitment to undertaking the Strategy.
  
  
• A need for more diverse housing near amenities and services was raised by many community members. They suggested that areas within walking distance to the CBD and with better public transport were ideal for higher density housing. Concern was raised over other areas due to a lack of public transport and infrastructure.
  
  
• The need for more diverse housing was also acknowledged particularly as the population ages and smaller and more affordable homes are needed. The strategy directs growth to well-located and serviced areas near the Wodonga CBA, Birallee Activity Centre and some transport corridors.

Housing change areas are a way to prioritise different goals for housing and neighbourhood character in different locations. They give the community clear information about where growth and development will happen, where the valued character of a neighbourhood will be respected or protected, and where development is limited by other important factors.

It does this by showing different levels of housing change: minimal, incremental, managed and substantial:

Minimal - minimal change only is anticipated to protect these areas due to their special neighbourhood, heritage, environmental or landscape characteristics. They may also be restricted by the physical capability of the land. Housing types are proposed to be limited to single dwellings and dual occupancies.

Incremental - housing growth is anticipated to occur within the context of existing or preferred neighbourhood character as there is capacity for housing growth and more diverse types of housing. Housing will consist of single dwellings, townhouses and multi dwellings.

Managed - renewal will be encouraged through housing intensification guided by a preferred future neighbourhood character. These areas have significant capacity for housing growth and more diverse types of housing. These are areas adjacent to the Wodonga CBA, along key public transport corridors, key community facilities and adjacent to the Birallee Activity Centre. More diverse housing including townhouses and multi dwellings will be encouraged in a landscaped setting.

Substantial - housing intensification will be encouraged that results in a substantially different scale and intensity of housing compared to other areas of the municipality guided by a preferred future neighbourhood character. These are areas along public transport corridors where high-density development can be accommodated and assist in framing our landscaped avenues. In these areas, there will be more apartments and townhouses expected.

A residential development framework brings together housing change and neighbourhood character objectives into a single plan. This plan is intended to provide an important role in the Wodonga Planning Scheme with direction for the application of zones and overlays (future stage of this work). The planning scheme directs land use and development. This is detailed further in Chapter 7 of our draft Strategy.

The implementation of this NCS is proposed to include changes to the Wodonga Planning Scheme as follows:

Minimal change: These areas will be rezoned from General Residential Zone to Neighbourhood Residential Zone to reflect their two-storey future, except for existing Low Density Residential Zones which will remain unchanged.

Incremental change: These areas will be rezoned from General Residential Zone to Neighbourhood Residential Zone to reflect their two-storey future.

Managed change: These are areas generally zoned as General Residential Zone and will remain General Residential to enable development of up to three storeys to occur.

Substantial change: These areas will be rezoned from General Residential Zone to Residential Growth Zone to facilitate outcomes of up to four storeys.

Mixed Use Zones will remain as they are currently applied but where they accommodate both residential, commercial and industrial land use and development, residential areas will be separated into specific areas to facilitate residential outcomes.

Design guidelines are a set of guiding principles and standards that regulate and direct the design process. Design guidelines have been developed for each of the proposed ten-character types. Details of these can be found in the body of the full draft strategy document with each of the ten-character types.

For each character type, a preferred future character statement sets out the desired future appearance and characteristics of a specific area or precinct, guiding future development to maintain or enhance its unique qualities. These preferred future character statements are supported by design guidelines.