title: Amendment C147mith - Beveridge Central Precinct Structure Plan council: mitchell state: vic category: amendment classification: MAJOR status: approved last_compiled: 2026-05-31 source_docs:
- Mitchell C147mith Explanatory Report Approval Gazetted.pdf
- Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf
- Beveridge Central Precinct Structure Plan May 2018.pdf
- Beveridge Central Precinct Structure Plan November 2016.pdf
Amendment C147mith - Beveridge Central Precinct Structure Plan
Amendment C147mith is best understood as a statutory repair and calibration amendment rather than a new strategic plan: it retitled the incorporated Beveridge Central PSP, added identified parcels inside the precinct framework, and updated the Urban Growth Zone Schedule 5 and Clause 72.04 machinery that makes the PSP operative in the Mitchell Planning Scheme (Source: Mitchell C147mith Explanatory Report Approval Gazetted.pdf). Its practical effect was to lock the July 2019 amended PSP into the planning scheme, with a 291.79 ha precinct, 226.92 ha of net developable area, and an expected yield of about 3,389 dwellings for more than 9,489 residents (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.13).
Background
The Beveridge Central PSP was prepared by the Victorian Planning Authority with Mitchell Shire Council, government agencies, service authorities, and major stakeholders to guide the transition of non-urban land to urban land in the Beveridge growth corridor (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.5). The PSP sits within the Northern Growth Corridor Plan 2012, Plan Melbourne 2017-2050, the Biodiversity Conservation Strategy for Melbourne’s Growth Areas, the Precinct Structure Planning Guidelines 2008, the Beveridge Central Precinct Background Report, and the Beveridge Central Infrastructure Contributions Plan framework (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.5).
The PSP applies to land shown as Schedule 5 to the Urban Growth Zone, generally bounded by Rankin Street to the south, Camerons Lane and the existing Beveridge Township to the north and north-east, Stewart Street to the east, and Patterson Street to the west (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.7). The precinct is bisected north-south by the Hume Freeway and is spatially linked to Mandalay Estate to the west, Beveridge North-West to the north, and Lockerbie North to the east and south-east (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.7).
C147mith was classified as a ministerial amendment, was submitted on 19 July 2019, adopted on 25 August 2019, approved and gazetted on 4 September 2019, and did not require exhibition or a panel process according to the amendment record (Source: Mitchell C147mith Explanatory Report Approval Gazetted.pdf). The amendment changed the incorporated document title from Beveridge Central Precinct Structure Plan, May 2018 to Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019), amended the document to identify additional parcels of land within the precinct, and made associated changes to Urban Growth Zone Schedule 5 and Clause 72.04 (Source: Mitchell C147mith Explanatory Report Approval Gazetted.pdf).
Analysis
Statutory mechanism and planning effect
The legal mechanism is simple: C147mith did not create a fresh precinct planning policy from first principles, but altered the incorporated PSP and the scheme controls that point permit decisions to that PSP (Source: Mitchell C147mith Explanatory Report Approval Gazetted.pdf). The Urban Growth Zone Schedule 5 matters because the PSP states that permit applications must implement the PSP outcomes where land is in the Urban Growth Zone or another zone that references the PSP (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.7). In plain terms, the PSP is the rulebook for how subdivision, roads, open space, heritage interfaces, transport corridors, drainage, and utilities are assessed inside this part of Beveridge (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.7).
The July 2019 amendment also matters because many plans in the incorporated PSP are marked as amended by C147, including the precinct features plan, future urban structure plan, land use budget, heritage trail, open space plan, native vegetation plan, street network, public transport plan, utilities plan, precinct infrastructure projects plan, and property-specific land budget (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.2-3). This means C147mith was not only a title correction; it updated the spatial and parcel-level implementation framework used when permit applications are assessed (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.2-3).
Land supply and yield
The amended PSP records a total precinct area of 291.79 ha and a net developable area of 226.92 ha, meaning about 77.77% of the precinct is counted as developable after deducting transport, open space, and other encumbered land (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.13). At the required minimum average density of 15 dwellings per net developable hectare, the PSP estimates about 3,389 dwellings and more than 9,489 residents (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.13-14).
The change from the 2016 PSP is analytically important because the November 2016 version recorded 290.95 ha total precinct area, 221.83 ha NDA, an assumed density of 16.5 dwellings per NDA ha, and about 3,640 dwellings for more than 10,193 residents (Source: Beveridge Central Precinct Structure Plan November 2016.pdf, p.13). The later May 2018 version recorded 291.97 ha total precinct area, 227.07 ha NDA, an assumed density of 15 dwellings per NDA ha, and about 3,389 dwellings for more than 9,489 residents (Source: Beveridge Central Precinct Structure Plan May 2018.pdf, p.13). The July 2019 amended PSP then retained essentially the May 2018 yield logic, with a small difference in total area and NDA due to parcel and land-budget adjustments (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.13).
The cause-and-effect chain is that the PSP gained developable land between 2016 and 2019 but reduced its assumed density from 16.5 to 15 dwellings per NDA ha, so the headline dwelling yield fell by about 251 dwellings despite the NDA increasing by about 5.09 ha from 221.83 ha to 226.92 ha (Source: Beveridge Central Precinct Structure Plan November 2016.pdf, p.13; Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.13). This makes the amendment a calibration of the delivery model rather than a simple expansion of housing capacity (Source: Beveridge Central Precinct Structure Plan November 2016.pdf, p.13; Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.13).
Open space, heritage land take, and community infrastructure
The amended PSP provides 12.03 ha of total open space, made up of 0.33 ha of encumbered post-contact heritage reserve, 6.79 ha of active open space, and 4.91 ha of passive open space (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.23). Passive open space provision is 2.1% of net developable area, based on the distribution of passive open space shown on the PSP open space plan (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.23).
The main active reserve is SR-01, a 6.79 ha sports reserve on Lithgow Street west of the Hume Freeway, planned to accommodate one pavilion, three soccer pitches, eight tennis courts, car parking, and landscaping (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.23). The local park network includes LP-01 of 1.23 ha between Camerons Lane and Lithgow Street, LP-02 of 1.00 ha, LP-03 of 1.51 ha south of Whiteside Street, LP-04 of 0.16 ha at Kelly House, and LP-05 of 1.00 ha (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.23).
Heritage is a physical structuring constraint, not only a commemorative layer, because the PSP incorporates John Kelly’s Former House and the remnant chimney from the Donnybrook and Wallan Wallan Roads Board building as heritage places within the planning framework (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.17). John Kelly’s Former House is identified as VHR HO940/HO4, is described as being of state and local significance because of occupation by the Kelly family and Ned Kelly’s childhood association, and is paired with a local park intended to buffer and interpret the place (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.19).
The heritage trail mechanism links John Kelly’s Former House, Kelly Street, Spring Street, Minton Street, Stewart Street, and the township loop through signage, information posts, possible visitor interpretation, and streetscape treatments (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.17). The planning implication is that adjoining subdivision layouts must face and protect the heritage interface rather than treating it as rear or leftover land, because the PSP requires development adjoining heritage places to have regard to heritage significance and provide sensitive interfaces (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.17).
Transport and staging dependencies
The amended PSP identifies a transport network built around 34 m secondary arterial roads on Camerons Lane, Patterson Street, and Rankin Street; 31 m green connector streets on Spring Street south of Kelly Street; 30.18 m treatments for Whiteside Street and Lewis Street; 30.5 m local heritage street treatments for Kelly Street and Spring Street north of Kelly Street; and 16.5 m freeway interface streets (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.31). The road widths matter because they convert strategic movement objectives into land take and subdivision layout requirements at permit stage (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.31).
The Precinct Infrastructure Plan includes internal road projects for Camerons Lane, Patterson Street, Rankin Street, Lewis Street, Murray Street, Whiteside Street, Spring Street, and Kelly Street, with most interim arterial land and construction items identified for ICP funding and several ultimate arterial configurations falling outside the ICP where VicRoads is the lead agency (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.41-42). The PIP also includes intersection projects at Kelly Street/Spring Street, Murray-Lewis/Lithgow Street, Patterson Street/Camerons Lane, Patterson Street/Lithgow Street, Patterson Street/Whiteside Street, Patterson Street/Rankin Street, Whiteside Street/Lewis Street, Spring Street/Lithgow Street, and a Patterson Street pedestrian crossing north of IN-05 (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.41-42).
The strongest transport staging constraint is the 1,100 aggregate lot trigger across Beveridge Central, Beveridge North-West, and Lockerbie North, after which subdivision must be referred to VicRoads because of capacity issues at the existing Beveridge Interchange at Lithgow Street (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.45). Subdivision beyond that 1,100-lot threshold depends on VicRoads determining whether permits can issue before a new interchange at Rankin Street or Camerons Lane is constructed (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.45). This is a hard sequencing mechanism because it links cumulative lot release across three PSP areas to regional road capacity rather than to a single landowner’s stage boundary (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.45).
Public transport provision is less fixed than the road network because bus services and bus stops are identified as PTV-led items not included in the ICP, with timing shown as medium to long term (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.43). The PSP still requires bus-capable roads and intersections to be constructed for ultra-low-floor buses, bus stop facilities to be integrated with local convenience centres and activity-generating uses, and the street network to allow households to walk directly and conveniently to public transport (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.35).
Drainage, water, sewer, and utilities
Drainage funding sits outside the Beveridge Central ICP because Melbourne Water is the authority for main outfall drainage and has prepared a Development Services Scheme for the precinct (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.39). Under that DSS, developers must pay a levy for each developable hectare included in a permit application, while local drainage is constructed by developers in addition to DSS drainage works (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.39).
The PIP identifies five short-term Melbourne Water drainage pipeline projects: Spring Street, the north-south key local access street between Lewis Street and Patterson Street, Lewis Street, Lithgow Street, and Whiteside Street/Hume Freeway (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.44). The planning mechanism is that stormwater infrastructure is not simply a later civil works issue; the PSP requires development staging to deliver ultimate waterway and drainage infrastructure or demonstrate an interim solution that manages and treats stormwater until the ultimate drainage solution is delivered (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.37).
The utilities plan identifies proposed potable water, recycled water, sewer, temporary sewer rising main, temporary sewer pump station, pressure reducing stations, and Melbourne Water pipe alignments, but states that utility alignments and sizes are indicative and subject to confirmation by the relevant authority (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.36). The PSP requires all lots to be provided with potable water, electricity, reticulated sewerage, drainage, gas, and telecommunications to the satisfaction of the relevant servicing authority (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.37).
Biodiversity and environmental approvals
The PSP characterises biodiversity significance in the precinct as low because the area has been highly modified, while noting the nearby Spring Street Swamp in Beveridge Township with past Growling Grass Frog and Brown Quail records and the Merri and Kalkallo Creeks with documented Growling Grass Frog populations (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.25). The PSP also records that the area was once covered by Plains Grassland and Grassy Plains Woodland but now contains only small patches of low- or medium-quality native vegetation identified through the Biodiversity Conservation Strategy (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.25).
Native vegetation and scattered trees shown on the PSP plan may be removed where the removal is carried out in accordance with the final approval for urban development in three growth corridors under the Melbourne urban growth program strategic assessment dated 5 December 2013 under the Environment Protection and Biodiversity Conservation Act 1999 (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.25). The PSP states that where the conditions of the Commonwealth EPBC Act approval are satisfied, individual assessment and approval under the EPBC Act is not required, and that the approval has effect until 31 December 2060 (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.5).
Activity centres and employment
The PSP provides for two local convenience centres inside Beveridge Central: the Camerons Lane Local Convenience Centre with 3,000 sq m of retail floorspace and the Lithgow Street Local Convenience Centre with 1,000 sq m of retail floorspace (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.27). The Camerons Lane centre is planned at Camerons Lane and Patterson Street, adjacent to the Mandalay Estate centre, while the Lithgow Street centre is flexible in location but must sit on a connector road (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.27).
The PSP deliberately relies on surrounding larger centres for higher-order activity, including Mandalay Estate Town Centre with 5,000 sq m of retail floorspace, Lockerbie North Northern Town Centre with 9,000 sq m, and Lockerbie North Southern Town Centre with 4,000 sq m (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.27). This means Beveridge Central is structured as a residential precinct with local daily-needs retail and home-based or small-scale employment, rather than as the major activity centre for this part of the corridor (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.27).
Current Status
Amendment C147mith is finished, approved, gazetted, and operative from 4 September 2019 (Source: Mitchell C147mith Explanatory Report Approval Gazetted.pdf). The operative incorporated document is the Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019), and the amendment record lists associated gazetted changes to Urban Growth Zone Schedule 5, Clause 72.04, supporting schedules, and the incorporated PSP document (Source: Mitchell C147mith Explanatory Report Approval Gazetted.pdf).
Dependencies
- Blocks: The amended PSP blocks subdivision forms that do not implement the PSP outcomes, including the required road hierarchy, open space network, heritage interfaces, water-sensitive urban design requirements, utility provision, and staging obligations (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.7, 31, 37, 45).
- Blocked by: Subdivision beyond 1,100 aggregate lots across Beveridge Central, Beveridge North-West, and Lockerbie North is constrained by VicRoads review of interchange capacity and the potential need for a new interchange at Rankin Street or Camerons Lane (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.45).
- Informed by: The PSP is informed by the Mitchell Planning Scheme policy framework, Northern Growth Corridor Plan 2012, Plan Melbourne 2017-2050, Biodiversity Conservation Strategy and Sub-Regional Species Strategies, Precinct Structure Planning Guidelines 2008, the Beveridge Central Precinct Background Report, and the Beveridge Central ICP (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.5).
- Implements: The amendment implements the incorporated PSP through the Mitchell Planning Scheme by updating the PSP title, adding identified parcels, and amending Urban Growth Zone Schedule 5 and Clause 72.04 (Source: Mitchell C147mith Explanatory Report Approval Gazetted.pdf).
- Conflicts with: No explicit policy conflict is identified in the provided source documents, but the 1,100-lot transport trigger creates a sequencing tension between local subdivision release and regional interchange capacity (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.45).
Cross-Jurisdictional Links
Beveridge Central is materially linked to adjacent PSP areas because the road-capacity trigger counts aggregate lots across Beveridge Central PSP, Beveridge North-West PSP, and Lockerbie North PSP rather than only within Beveridge Central (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.45). The PIP also identifies multiple infrastructure items outside the PSP area that are required to support the precinct, including Stewart Street, Rankin Street, Lithgow Street, intersections in the Lockerbie North PSP area, community centres, indoor recreation, and active open space facilities (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.42-44).
The precinct depends on state and regional agencies for several delivery components: VicRoads is identified for ultimate arterial road works and interchange-related review, PTV is identified for bus service and bus stop delivery, Melbourne Water is identified for drainage infrastructure and the DSS, and servicing authorities are required to confirm utility provision (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.37, 39, 41-45). This makes the PSP a multi-agency implementation framework rather than a council-only subdivision guide (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.37, 39, 41-45).
Gaps in This Analysis
The provided corpus includes the amendment API record and extracted PSP text, but it does not include the full explanatory report text, instruction sheet text, Urban Growth Zone Schedule 5 text, Clause 72.04 schedule text, Beveridge Central ICP text, Beveridge Central Precinct Background Report, technical background reports, or any post-approval delivery monitoring (Source: Mitchell C147mith Explanatory Report Approval Gazetted.pdf; Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf). This limits the analysis of contribution rates, infrastructure cost apportionment, parcel-specific financial obligations, drainage levy amounts, traffic modelling assumptions, and agency conditions (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.5, 39, 41-45).
The biggest analytical gap is the absence of the Beveridge Central ICP, because the PSP repeatedly relies on the ICP for road, intersection, community, open space, and works-in-kind delivery, but the source text does not provide levy rates, cost estimates, indexation, apportionment rules, or project cost schedules (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, pp.39, 41-45). A second major gap is the absence of the Beveridge Central Precinct Background Report and technical studies, because the PSP refers to background information on contamination, drainage, transport, economic and retail provision, community infrastructure, biodiversity, heritage, landform, and topography without providing the underlying technical evidence (Source: Mitchell C147mith Beveridge Central Precinct Structure Plan, May 2018 (Amended July 2019) Approval Gazetted.pdf, p.7).
The source documents are adequate to explain the statutory effect, land budget, broad infrastructure framework, and key staging triggers, but they are thin for costed infrastructure analysis and contested-issue analysis because the amendment record states that exhibition was not required and no panel was requested (Source: Mitchell C147mith Explanatory Report Approval Gazetted.pdf).