White Hills Rezoning Bendigo: 24 Hectares for Mixed-Use Growth

Bendigo's planning committee will next month consider a major rezoning proposal that could reshape White Hills, currently a leafy residential pocket east of the CBD, into a mixed-use precinct rivalling Flora Hill's recent boom.

The amendment, prepared by council planners and backed by a consortium of local developers, seeks to rezone approximately 24 hectares of land bounded by Midland Highway, Olive Street, and the proposed extension of Nolan Avenue. Under the plan, the area would transition from predominantly residential to a blend of medium-density housing, retail, hospitality, and office space.

"White Hills sits in a sweet spot," says Sarah Chen, Bendigo's Acting Director of Strategic Planning. "It's close enough to the CBD for commuters, far enough for affordability, and it's got infrastructure capacity that many suburbs lack."

Current median house prices in White Hills hover around $485,000—slightly below the broader Bendigo region—making it an attractive entry point for first-home buyers and Melbourne-based remote workers seeking space without premium pricing.

The proposal includes plans for a mixed-use town centre near the Midland Highway frontage, potentially featuring a supermarket, medical centre, and café precinct. Residential zones would accommodate apartment blocks up to five storeys and townhouse clusters, with a 15% affordable housing requirement.

Not everyone is onside. Residents at a community drop-in session held in May raised concerns about traffic congestion on Olive Street, pressure on local schools, and loss of green space. White Hills Primary School, which currently operates near capacity, would need expansion funding—a responsibility council says will fall to the state government under growth infrastructure levies.

White Hills Reserve, a 12-hectare regional park used heavily by cyclists and families, sits adjacent to the proposed zone and will remain untouched. However, some submissions worry about passive surveillance and increased foot traffic affecting its character.

The rezoning arrives amid broader Victorian planning shifts toward housing supply. Melbourne's outward sprawl has slowed as development costs climb and regulation tightens, making established suburbs like White Hills—with existing roads, power, and water—increasingly valuable for infill development.

Bendigo's vacancy rate sits at 0.8%, well below the 2.5% threshold considered healthy. If the White Hills amendment passes, construction could begin by late 2027, with first occupancies expected by 2029.

Council will formally exhibit the planning scheme amendment from July 14, with public submissions closing August 18. A planning panel hearing is tentatively scheduled for October.

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