title: Amendment C143mith - Interim Infrastructure Contributions Plan council: mitchell state: vic category: amendment classification: MAJOR status: approved last_compiled: 2026-05-31 source_docs:
- Mitchell C143mith Explanatory Report Approval Gazetted.pdf
- Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf
- Victoria Government Gazette G36 5 September 2019.pdf
- web-research-L1-amendment-c143mith-planning-api.txt
Amendment C143mith - Interim Infrastructure Contributions Plan
Amendment C143mith is the statutory funding bridge between the approved Beveridge Central Precinct Structure Plan and the delivery of local infrastructure required to support urban development in the Beveridge Central precinct. It applies Infrastructure Contributions Overlay Schedule 2 to the precinct and incorporates the Beveridge Central Infrastructure Contributions Plan, July 2019, allowing Mitchell Shire Council to collect monetary contributions, land equalisation payments and public-purpose land while a permanent ICP process was still expected to follow. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2)
The amendment matters because it converts the PSP’s infrastructure assumptions into enforceable contribution obligations: residential development is subject to a standard monetary levy of 213,862 per net developable hectare, a supplementary transport levy of 75,099.54 per net developable hectare, and a 9.89% public land contribution requirement. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.2,49)
Background
The Minister for Planning was the planning authority for Amendment C143mith, and the amendment was prepared at the request of the Victorian Planning Authority. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.1) The amendment applies to land within the boundaries of the Beveridge Central Precinct Structure Plan. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.1)
The Beveridge Central PSP had already been approved by the Minister for Planning and gazetted on 17 January 2019 through Amendment GC55. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2) Amendment C143mith therefore did not create the precinct planning framework; it created the interim infrastructure charging and land-contribution mechanism needed to support that already-approved PSP. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2)
The amendment changed the Mitchell Planning Scheme by amending Schedule 2 to Clause 45.11, the Infrastructure Contributions Overlay, and by amending Clause 72.04 to incorporate the Beveridge Central Infrastructure Contributions Plan, July 2019. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2) The amendment was approved by the Minister for Planning and came into operation when the notice was published in the Victoria Government Gazette on 5 September 2019. (Source: Victoria Government Gazette G36 5 September 2019.pdf, p.1853)
Analysis
Interim Funding Mechanism
The amendment was explicitly interim because the ICP included a supplementary levy component, which meant a full amendment process with exhibition and a possible panel process was required for the final ICP. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2) The interim control was used so permits in the approved PSP area would not be delayed while that full process was still outstanding. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2)
In simple terms, the PSP had already decided where the new urban area would go, but the ICP provided the collection box for the roads, parks, sports facilities and community infrastructure needed to make that urban area function. The explanatory report states that the ICP was necessary to deliver all infrastructure items required within the Beveridge Central precinct, with the supplementary levy specifically directed to supplementary ICP transport items. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2)
The amendment also reflects the post-2018 public land contribution model introduced by the Planning and Environment Amendment (Public Land Contributions) Act 2018, which shifted part of the ICP system from only monetary levies toward a model where land for public purposes can be provided as part of an infrastructure contribution. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.4)
Monetary Contribution Structure
The ICP applies only to residential contribution land in the available tables: the standard levy for residential development is 213,862 per net developable hectare, made up of 124,344 for transport and 89,518 for community and recreation. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.49) The supplementary levy for residential development is 75,099.54 per net developable hectare, all assigned to transport, with no supplementary community and recreation component. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.49)
Adding the standard and supplementary monetary components gives a residential monetary contribution burden of $288,961.54 per net developable hectare before any land equalisation amount is considered. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.49) This is a material distinction because the monetary levy funds construction works, while the land component deals with the uneven distribution of public-purpose land across parcels. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.30,34)
Mitchell Shire Council is both the collecting agency and the development agency under the ICP. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.48) That means council receives monetary contributions and land equalisation payments, administers and enforces the ICP, pays land credit amounts, and is responsible for providing the infrastructure projects and acquiring outer public-purpose land identified in the ICP. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.48)
Transport Infrastructure
The standard transport construction program contains internal road and intersection projects plus external transport projects linked to Lockerbie North. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.22-24) Standard transport projects have a total estimated cost of 59.651 million, of which 28.217 million is apportioned to the Beveridge Central ICP. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.24)
The largest internal standard transport item is Lewis Street between Lithgow Street and Rankin Street, costed at 6.616 million and fully apportioned to the ICP. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.22) Other fully apportioned standard items include Patterson Street between Rankin Street and Camerons Lane at 3.286 million, Murray Street between Lithgow Street and Camerons Lane PAO at 2.303 million, the Patterson Street and Lithgow Street intersection at 4.310 million, and the Patterson Street and Whiteside Street left-in/left-out at $1.162 million. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.22-23)
The supplementary transport program funds additional local access and connector road works that the standard levy could not fully absorb. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.24-25) The supplementary projects total $18.650 million and include Whiteside Street west of Lewis Street, Whiteside Street more broadly, Spring Street between Rankin Street and Lithgow Street, Kelly Street between Stewart Street and Spring Street, and four intersection projects. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.24-25)
The need for a supplementary levy shows the practical planning mechanism at work: fragmented landholdings and connector-road geometry create infrastructure costs that exceed the standard ICP allowance, so the amendment uses the statutory supplementary levy pathway rather than leaving those roads unfunded or relying only on ad hoc permit conditions. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.24-25; Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2)
Community, Recreation and Open Space
The community and recreation construction program totals 46.099 million, with 18.517 million apportioned to the ICP. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.27-28) The largest community and recreation item is Sports Reserve SR-01 at Lithgow and Patterson Street, which is costed at $13.649 million and fully apportioned to the ICP. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.27)
SR-01 includes three soccer pitches, eight tennis courts, a 900 square metre pavilion, basic landscape works and car parking. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.27) The ICP also contributes to external community building and open-space projects, including Level 2 community centre works in Mandalay Estate, northern and southern community centres, and northern active playing fields associated with Lockerbie North. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.27-28)
The land budget identifies 11.69 hectares of credited local open space, made up of 6.79 hectares for local sports reserve and 4.90 hectares for local network park. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.61-62) This equals 5.15% of residential net developable area in the ICP’s open-space calculation. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.62)
Land Budget and Public-Purpose Land
The precinct area in the ICP land budget is 291.79 hectares. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.61) Net developable area is 226.92 hectares, or 77.77% of the total precinct area, while contribution land is 239.84 hectares, or 82.20% of the total precinct area. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.61-62)
Transport land is the largest non-developable category in the summary land budget, with 52.84 hectares allocated to transport, equal to 18.1% of the total precinct area and 23.28% of net developable area. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.61) This includes 18.78 hectares of existing arterial road reserve, 14.85 hectares of arterial road public acquisition overlay land, 2.37 hectares of arterial road new/widening/intersection-flaring public-purpose land, and 16.84 hectares of retained existing non-arterial road reserve. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.61)
The ICP identifies 23.71 hectares of total public-purpose land attributable to residential development, made up of 14.06 hectares of inner public-purpose land and 9.65 hectares of outer public-purpose land. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.33) Dividing that 23.71 hectares by 239.84 hectares of contribution land produces the 9.89% ICP land contribution percentage for residential development. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.33)
Inner public-purpose land includes 2.37 hectares for transport and 11.69 hectares for open space. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.33) The inner transport land includes Patterson Street and four Patterson Street intersections, while the inner open-space land includes the Lithgow and Patterson Street sports reserve and five local parks. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.30-31)
Outer public-purpose land is strongly tied to the adjacent Lockerbie North DCP area, including 8.63 hectares for local sports reserve, 0.91 hectares for local community facility and 0.11 hectares for arterial road new/widening/intersection flaring. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.62) This creates an important cross-precinct dependency: Beveridge Central contributions help fund land outside the ICP plan area because the infrastructure need is shared across the broader growth corridor. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.31-33)
Land Equalisation Mechanism
The land component is not simply a flat percentage taken from every parcel; it equalises the uneven location of public-purpose land. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.33-35) Parcels that provide more than the 9.89% land contribution percentage can receive land credit amounts, while parcels below the contribution percentage pay land equalisation amounts. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.34-35)
The ICP calculates 10.87 hectares of inner public-purpose land above the contribution percentage, with an inner land credit amount of 24.962 million. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.34) It also identifies 5.335 million in estimated outer land value, producing total land equalisation to be paid of $30.297 million. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.34)
The land equalisation rate is 1,476,984.49 per hectare for residential land in the ICP's Table 10 calculation. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.34) Many parcel-level equalisation amounts are then expressed as 146,005.05 per net developable hectare, including parcels 1 to 18, which have no inner public-purpose land and therefore pay equalisation rather than receiving credits. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.35-36)
This is the main fairness mechanism in the ICP. A parcel carrying a sports reserve or road-widening requirement is not treated the same as a parcel with only developable land; the former may receive a credit, while the latter contributes money to equalise the shared land burden across the precinct. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.34-35)
Staging and Delivery Risk
The ICP assigns broad staging categories to infrastructure items, including short, medium and long timing references. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.22-28) The staging is expressly based on information available when the ICP was prepared, and the collecting and development agencies may consider alternative staging where works are delivered as works in kind, transport network priorities require changes, or community needs change the timing of community facilities and open space. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.28)
The delivery risk is therefore not only whether the ICP can collect enough money; it is also whether the right infrastructure is delivered at the right time relative to subdivision, road access, community demand and cross-precinct connections. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.28) The ICP states that items will be provided as soon as practicable and as soon as sufficient contributions are available, while acknowledging the development agency’s capacity to provide funding not collected by the ICP. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.28)
Payment timing is tied to development milestones. For subdivision, the monetary component and any land equalisation amount must be paid after certification of the relevant plan of subdivision but cannot be required more than 21 days before statement of compliance. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.50) For staged subdivision, the contribution is payable only for the stage being developed if a schedule of infrastructure contributions is submitted for each stage. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.50)
Works in kind can substitute for payment only where the collecting agency agrees, and the landowner must enter into a section 173 agreement or other suitable arrangement for those works or land provision. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.50-52) Interim and temporary works are not eligible for works-in-kind credits unless agreed to by the collecting and development agencies. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.52)
Relationship to the Approved PSP and Consultation History
The explanatory report states that the infrastructure impacts were considered through the amendment that introduced the PSP, rather than through C143mith itself. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.3) It also states that the PSP process involved extensive consultation, formal exhibition and panel hearings, and that relevant agencies including Mitchell Shire Council were involved in developing the PSP and its infrastructure items. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.4)
That creates a clear procedural division. Amendment GC55 settled the precinct structure and infrastructure need, while C143mith put an interim charging and land-contribution mechanism underneath that settlement. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, pp.2,4) The available source set does not include the GC55 panel report, exhibited PSP material, submissions, or final permanent ICP material, so this page can analyse the mechanics of the interim ICP but cannot independently test the contested planning issues that may have been resolved during the earlier PSP process. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.4)
Current Status
Amendment C143mith is finished and approved. (Source: web-research-L1-amendment-c143mith-planning-api.txt) The amendment was gazetted with an operational date of 5 September 2019. (Source: web-research-L1-amendment-c143mith-planning-api.txt) The Gazette notice confirms that the amendment came into operation on 5 September 2019 and introduced the interim Beveridge Central Infrastructure Contributions Plan, July 2019 by applying ICO2 to land within the Beveridge Central precinct. (Source: Victoria Government Gazette G36 5 September 2019.pdf, p.1853)
The explanatory report anticipated that a permanent ICP was likely to come into effect in 2020. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.3) The source set for this compilation does not include the later permanent ICP or any follow-up amendment confirming whether that expected permanent mechanism replaced the interim ICP. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.3)
Dependencies
- Blocks: Without the interim ICP and ICO2, the collecting agency would not have had the same statutory mechanism to lawfully collect infrastructure contributions from landowners in the Beveridge Central PSP area. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2)
- Blocked by: The interim ICP was not blocked by a panel process because its purpose was to operate while the full amendment process for a final ICP proceeded separately. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2)
- Informed by: The ICP was informed by the Beveridge Central PSP, the PSP’s transport network, the PSP’s community and recreation facility planning, and benchmark infrastructure costings for standard and supplementary transport cross-sections. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.22,27)
- Implements: The amendment implements the infrastructure funding mechanism for the Beveridge Central PSP, which had been approved and gazetted through Amendment GC55 on 17 January 2019. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2)
- Conflicts with: No direct policy conflict is identified in the available source documents; the main tension is administrative and temporal, because the interim ICP was introduced before completion of the full permanent ICP process. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.2)
Cross-Jurisdictional Links
The ICP has a direct cross-precinct relationship with Lockerbie North because several external transport, open-space and community items are attributed to Lockerbie North funding arrangements while also receiving Beveridge Central ICP apportionments. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.23-24,27-33) Examples include Stewart Street and Rankin Street road and intersection works, northern and southern active playing fields, and community centre land and construction items. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.23-24,27-33)
This matters because infrastructure delivery in Beveridge Central is not fully self-contained inside the 291.79 hectare ICP plan area. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.31-33,61) The ICP assigns 9.65 hectares of outer public-purpose land to residential development, including 8.63 hectares for local sports reserve and 0.91 hectares for local community facility, which shows that part of the service network sits outside the precinct boundary. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, p.62)
Gaps in This Analysis
The most important gap is the absence of the full Beveridge Central PSP package and Amendment GC55 material. The explanatory report says the PSP was approved on 17 January 2019 and that its infrastructure impacts, consultation, formal exhibition and panel hearings preceded this interim ICP, but those documents are not in the source set for this page. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, pp.2,4)
The second gap is the absence of the final or permanent ICP that the explanatory report expected to follow, likely in 2020. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.3) Without that later document, this page cannot confirm whether the interim levy rates, land equalisation settings or project list were superseded. (Source: Mitchell C143mith Explanatory Report Approval Gazetted.pdf, p.3)
The third gap is the absence of detailed transport modelling, community infrastructure needs assessment, land valuation evidence and cost-estimation appendices. The ICP provides project costs, apportionment and levy mechanics, but the available source set does not include the underlying modelling that would allow independent testing of demand triggers, cost reasonableness, or alternative staging scenarios. (Source: Mitchell C143mith Beveridge Central Infrastructure Contributions Plan, July 2019 Approval Gazetted.pdf, pp.22-28,34)