title: Amendment C148mith - Beveridge Central Infrastructure Contributions Plan council: mitchell state: vic category: amendment classification: MAJOR status: approved last_compiled: 2026-05-31 source_docs:
- Mitchell C148mith Explanatory Report Approval Gazetted.pdf
- Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf
- Beveridge Central Infrastructure Contributions Plan February 2021.pdf
- web-research-L1-amendment-c148mith-planning-api.txt
Amendment C148mith - Beveridge Central Infrastructure Contributions Plan
Amendment C148mith was a technical but financially material correction to the interim Beveridge Central Precinct Structure Plan infrastructure funding framework, because it changed the incorporated ICP calculations for net developable area, public purpose land and levy collection rather than changing the underlying urban structure. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf) The practical effect was to correct the contribution machinery so permits in the Beveridge Central precinct could collect the intended infrastructure contributions for transport, community, recreation and public land items. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf; Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.1, 22-27, 30-34)
Background
The amendment applied to land within the boundaries of the Beveridge Central PSP in the Mitchell Planning Scheme. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf) The Minister for Planning was the planning authority, and the amendment was made at the request of the Victorian Planning Authority. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf)
The amendment sat in a sequence of Beveridge Central planning scheme changes: Amendment GC55 approved the Beveridge Central PSP on 17 January 2019, Amendment C147mith amended the PSP on 4 September 2019 to identify additional parcels, and Amendment C143mith introduced the interim Beveridge Central ICP on 5 September 2019. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf) C148mith then corrected the interim ICP by replacing the incorporated document titled Beveridge Central Infrastructure Contributions Plan, July 2019 with Beveridge Central Infrastructure Contributions Plan, July 2019 (Amended November 2019). (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf)
Analysis
What C148mith Actually Changed
C148mith was not a new strategic plan for Beveridge Central; it was a correction to the infrastructure charging and land equalisation system already attached to the approved PSP. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf) Under the hood, the amendment fixed arithmetic and table errors in the interim ICP, including the apportionment of transport project RD-06a, the insertion of the correct Table 14 for total monetary levy rates, and the correction of Table 16 so that 1.15 hectares of non-arterial road public purpose land was included rather than shown as zero. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf)
The easiest way to understand the mechanism is like a shared bill for a new neighbourhood. The PSP says what roads, parks, intersections and community facilities are needed; the ICP is the bill-splitting calculator; C148mith fixed mistakes in that calculator so each hectare of developable land was charged against the corrected infrastructure schedule. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf; Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.1, 22-34)
The amendment corrected total precinct area from 291.97 hectares to 291.79 hectares and corrected total net developable area from 226.92 hectares to 225.78 hectares. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf) This reduced the levy base by 1.14 hectares, which matters because the monetary component is charged per net developable hectare. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf; Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.48)
Levy Mechanics and Infrastructure Cost Exposure
The amended November 2019 ICP imposed a residential monetary levy across 225.78 net developable hectares, with a standard levy of 213,862 per net developable hectare and a supplementary levy of 83,641 per net developable hectare. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.1) The total monetary levy rate was 297,503 per net developable hectare, producing a total residential monetary levy of 67,169,383. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.1)
The explanatory report describes the broader interim total levy rate as increasing from 413,306 to 421,847 per net developable hectare, a difference of 8,541 per net developable hectare. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf) That increase was linked to a 142,507 increase in the estimated cost of delivering RD-06a and to corrections in standard and supplementary transport project totals. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf)
Transport was the dominant cost category in the amended 2019 ICP. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.22-25) Standard levy transport projects had an estimated cost of 59,651,421, of which 28,073,998 was apportioned to the Beveridge Central ICP, equal to 124,344 per net developable hectare. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.22-24) Supplementary levy transport projects had an estimated cost of 22,729,103, of which 20,578,657 was apportioned to the ICP before applying the community and recreation surplus, resulting in a supplementary levy of 83,641 per net developable hectare. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.24-25)
The major internal standard transport items included Lewis Street RD-04 at 6.616 million, Patterson Street RD-02 at 3.286 million, Murray Street RD-05 at 2.303 million, and the Patterson Street and Lithgow Street intersection IN-04 at 4.310 million. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.22-23) The major supplementary transport items included Spring Street RD-07 at 5.429 million, Kelly Street RD-08 at 4.073 million, Murray and Lewis to Lithgow Street intersections IN-02 at 2.923 million, Whiteside Street RD-06b at 1.951 million, and Whiteside Street and Lewis Street IN-07 at $1.652 million. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.24-25)
Community and recreation works were funded only through the standard levy because the ICP states that no allowable supplementary levy items exist for that category. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.27) The community and recreation program had a total estimated cost of 46,099,339, with 18,516,727 apportioned to the ICP, equal to 82,013 per net developable hectare before the standard levy cap comparison. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.27) The largest directly apportioned community and recreation item was SR-01, the Lithgow and Patterson Street sports reserve, with three soccer pitches, eight tennis courts, a 900 square metre pavilion and associated works at an estimated 13,649,208. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.27)
Land Budget, Public Purpose Land and Equalisation
The amended November 2019 land budget recorded a 291.79 hectare precinct, 225.78 hectares of net developable area, and 239.84 hectares of contribution land. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.61) The net developable area represented 77.38 percent of the precinct, while contribution land represented 82.20 percent of the precinct. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.61)
The largest non-NDA land take was transport, with 53.98 hectares, equal to 18.5 percent of the precinct and 23.91 percent of NDA. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.61) Credited open space comprised 11.69 hectares, made up of 6.79 hectares of local sports reserve and 4.90 hectares of local network park. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.61-62) A 0.33 hectare post-contact heritage reserve was treated as service open space. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.61)
The land component required residential development to contribute 9.89 percent of contribution land for ICP public purposes. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.2) The public purpose land summary identified 23.71 hectares of total ICP public purpose land, made up of 14.06 hectares of inner public purpose land and 9.65 hectares of outer public purpose land. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.33)
The land equalisation mechanism matters because public land is unevenly located across parcels. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.33-34) Parcels providing more than their required share of inner public purpose land receive land credit amounts, while parcels providing less than their required share pay land equalisation amounts. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.33-35) The amended ICP calculated 24,962,058.08 in inner public purpose land credits, 5,335,318.42 in outer land estimated value, and $30,297,376.50 in total land equalisation to be paid. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.34)
Staging and Delivery Dependencies
The ICP used staging codes for infrastructure delivery and allowed the collecting and development agencies to consider alternative staging where works are delivered as works-in-kind, where transport network priorities require earlier delivery, or where community needs change the timing of community facilities or open space. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.28) Mitchell Shire Council was both the collecting agency and the development agency, meaning it was responsible for collection, administration, enforcement, payment of land credits, infrastructure delivery and acquisition of outer public purpose land. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.47)
The delivery model creates a timing dependency: infrastructure is to be provided as soon as practicable and once sufficient contributions are available, while also recognising the development agency’s capacity to fund amounts not collected by the ICP. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.28) In plain terms, the ICP can identify and apportion the works, but delivery still depends on contribution cash flow, works-in-kind agreements, land handover, and council capacity to fund any shortfall or timing gap. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.28, 47)
Relationship to the February 2021 ICP
The VPA corpus also contains a February 2021 Beveridge Central ICP, and the two VPA extracted files in the manifest are byte-identical duplicates of that same document. (Source: Beveridge Central Infrastructure Contributions Plan February 2021.pdf) The February 2021 ICP retained the same broad statutory mechanism, because it imposed a monetary component and a land component and was incorporated through the Mitchell Planning Scheme for infrastructure contributions. (Source: Beveridge Central Infrastructure Contributions Plan February 2021.pdf, pp.15-17)
The February 2021 ICP changed the financial and land-budget baseline from the amended November 2019 interim ICP. (Source: Beveridge Central Infrastructure Contributions Plan February 2021.pdf, pp.1, 17, 61) It applied to 290.95 hectares, used 224.62 hectares of net developable area and 239.13 hectares of contribution land, and set a total residential monetary levy of 313,766 per net developable hectare. (Source: Beveridge Central Infrastructure Contributions Plan February 2021.pdf, pp.1, 17, 61) Its total monetary levy was 70,477,076, made up of 48,913,185 in standard levy and 21,563,891 in supplementary levy. (Source: Beveridge Central Infrastructure Contributions Plan February 2021.pdf, p.1)
Compared with the C148mith amended November 2019 ICP, the February 2021 ICP reduced net developable area by 1.16 hectares and increased the monetary levy rate by 16,263 per net developable hectare. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, p.1; Source: Beveridge Central Infrastructure Contributions Plan February 2021.pdf, p.1) The February 2021 ICP also indexed 2019 construction costs to 2020 values, including standard internal transport costs rising from 39,444,462 to $42,458,158. (Source: Beveridge Central Infrastructure Contributions Plan February 2021.pdf, pp.98-99)
Current Status
Amendment C148mith is finished and was approved with gazettal and operational commencement on 5 December 2019. (Source: web-research-L1-amendment-c148mith-planning-api.txt) The amendment did not require exhibition and did not request a panel, according to the amendment record. (Source: web-research-L1-amendment-c148mith-planning-api.txt) The February 2021 ICP indicates that the Beveridge Central contribution framework later moved beyond the C148mith interim corrected document into a revised incorporated ICP with updated areas, indexed costs and higher levy rates. (Source: Beveridge Central Infrastructure Contributions Plan February 2021.pdf, pp.1, 15-17, 61, 98-99)
Dependencies
- Blocks: Without corrected ICP tables, permit-stage infrastructure contributions risked being collected against an incorrect NDA, incorrect land budget and incorrect levy tables. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf)
- Blocked by: C148mith itself was not blocked by exhibition or panel steps, but the explanatory report stated that the final supplementary ICP required a full amendment process with formal exhibition and a panel process if necessary. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf)
- Informed by: The amendment was informed by the approved Beveridge Central PSP, the interim ICP approved by C143mith, the corrected amended November 2019 ICP tables, and consultation with Mitchell Shire Council and DELWP. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf; Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf)
- Implements: The amendment implemented the Beveridge Central PSP infrastructure funding framework through Schedule 2 to the Infrastructure Contributions Overlay and Clause 72.04 incorporated documents. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf)
- Conflicts with: The available documents do not identify a policy conflict, and the explanatory report states that environmental, social, bushfire and Transport Integration Act matters were addressed through earlier PSP-related amendments rather than reopened through C148mith. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf)
Cross-Jurisdictional Links
Beveridge Central infrastructure funding is linked to surrounding growth areas because several transport, open space and community items are apportioned with Lockerbie North, Beveridge North West and Beveridge South West. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.22-25, 30-32) Standard transport items such as Camerons Lane RD-01 and IN-03 were partly apportioned to Beveridge North West, while Rankin Street RD-03 and IN-06 were partly apportioned to Beveridge South West. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.22-23) External items including Stewart Street, Lithgow Street, Rankin Street intersections, active playing fields and community facilities were partly apportioned to Lockerbie North. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.23-24, 27, 31-32)
This means Beveridge Central is not financially self-contained. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.22-32) The functioning of the precinct relies on infrastructure networks and land acquisitions that serve multiple precincts, so timing or cost movement in adjacent ICP or DCP areas can affect the delivery environment for Beveridge Central. (Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.22-32)
Gaps in This Analysis
The available source set is strong for the C148mith correction mechanism and levy tables, but thin for the underlying strategic and technical justification. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf; Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf) The Beveridge Central PSP itself is referenced but not included as a source document, so this page cannot independently test the land-use rationale, dwelling yield, road hierarchy, community facility standards, open space planning, heritage response or servicing assumptions behind the ICP items. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf; Source: Beveridge Central Infrastructure Contributions Plan February 2021.pdf, p.16)
The corpus does not include transport assessments, drainage reports, servicing strategies, valuation reports, submissions, panel material or the final supplementary ICP amendment report, so the analysis cannot verify whether the listed infrastructure costs, apportionments or staging assumptions were contested. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf; Source: Mitchell C148mith Beveridge Central ICP, July 2019 (Amended November 2019) Approval Gazetted.pdf, pp.22-34) The _gaps.md entry should prioritise the Beveridge Central PSP, the final supplementary ICP amendment material, transport modelling, open space/community infrastructure background reports and any panel report for the later ICP process. (Source: Mitchell C148mith Explanatory Report Approval Gazetted.pdf; Source: Beveridge Central Infrastructure Contributions Plan February 2021.pdf, pp.15-17)