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title: Amendment C152mith - Beveridge Township Development Plan and DCP council: mitchell state: vic category: amendment classification: MAJOR status: adopted last_compiled: 2026-05-31 source_docs:

  • Mitchell C152mith Explanatory Report Exhibition Gazetted.pdf
  • Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf
  • Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf
  • Mitchell C152mith Panel Report.pdf
  • Council Meeting Agenda 11 December 2023.pdf
  • web-research-L1-c152-amendment-metadata-dtp-api.txt
  • web-research-L1-c152-amendment-page-mitchell.txt
  • web-research-L1-c152-panel-report-planning-panels.txt

Amendment C152mith - Beveridge Township Development Plan and DCP

Amendment C152mith is the statutory mechanism that moves Beveridge Township from a small-town planning control framework into an urban-growth-area framework tied to the North Growth Corridor, Lockerbie North PSP, Beveridge Central PSP, and future regional transport infrastructure (Source: Mitchell C152mith Explanatory Report Exhibition Gazetted.pdf). The amendment matters because it combines rezoning, a Development Plan Overlay, and a Development Contributions Plan so that scattered rural-residential lots can redevelop only if road, drainage, open-space, community-infrastructure, and township-integration issues are managed together (Source: Mitchell C152mith Panel Report.pdf, p.7).

Background

Beveridge Township was established in 1853 and is located about one hour north of Melbourne at the base of Mount Fraser (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.6). The township had 143 dwellings and an approximate population of 453 residents when the Development Plan was prepared, and the plan anticipates about 700 to 800 dwellings including existing dwellings and a future township population of about 2,100 to 2,400 residents (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, pp.6, 9).

The township was brought into Melbourne’s Urban Growth Boundary in 2011 as part of the North Growth Corridor, and the Development Plan states that the wider corridor is expected to accommodate about 81,000 new homes and 252,000 people (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.6). Beveridge Township is bordered by Lockerbie North PSP to the east, Beveridge Central PSP to the south and west, and Beveridge North-East PSP to the north, which means the township is no longer functioning as an isolated rural settlement (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.6).

The amendment implements the Beveridge Township Development Plan 2022 and Beveridge Township Development Contributions Plan 2022 by rezoning land from Township Zone to General Residential Zone and Low Density Residential Zone, applying Development Plan Overlay Schedule 17 and Development Contributions Plan Overlay Schedule 3, introducing local Beveridge policy, and making consequential planning-scheme changes (Source: Mitchell C152mith Explanatory Report Exhibition Gazetted.pdf). The planning authority is Mitchell Shire Council, and the Department of Transport and Planning amendment record lists the amendment status as “Approval Under Consideration” with a status date of 24 November 2024 after Council adoption (Source: web-research-L1-c152-amendment-metadata-dtp-api.txt).

Analysis

Planning Mechanism and Spatial Logic

The amendment is best understood as a retrofit framework for an existing township inside a growth corridor, rather than as a conventional greenfield PSP (Source: Mitchell C152mith Panel Report.pdf, p.7). The Panel found that Beveridge is no longer a small country town and that the Township Zone is no longer fit for purpose because the township is within the Urban Growth Boundary and is surrounded by PSP areas at various stages of planning and development (Source: Mitchell C152mith Panel Report.pdf, pp.7, 16).

The amendment divides the township into three different planning outcomes rather than applying one uniform urban density across all land (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, pp.20-23). Precinct 1, the 100 Minton Street land, is a 16.3 hectare site planned for standard residential development with a centrally located park and a north-south road link between Minton Street and Arrowsmith Street (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.21). Precinct 2 is about 14 hectares and is retained as a lower-density area because steep topography, fragmented ownership, existing dwellings, road constraints, and the future Camerons Lane interchange make standard-density residential development unsuitable at this stage (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.22; Source: Mitchell C152mith Panel Report.pdf, pp.18-19). Precinct 3 is the largest precinct at about 40 hectares and is the main redevelopment area, with the Development Plan identifying it for standard residential development supported by new access roads, reserve-fronting streets, and the DCP (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.23).

The mechanism is deliberately staged: the General Residential Zone creates the residential development pathway, DPO17 requires more detailed coordination before or alongside subdivision, and DCPO3 creates a charge system for shared infrastructure in Precinct 3 (Source: Mitchell C152mith Panel Report.pdf, pp.21-24). The Panel accepted DPO17 on balance because the Framework Plan is high level and Precinct 3 needs more detailed master planning, especially for the road network south of Lithgow Street and the fragmented land between Arrowsmith Street and Lithgow Street (Source: Mitchell C152mith Panel Report.pdf, pp.22-24). The Panel also recommended that DPO17 allow staged development plans and that permits issued before an approved development plan must not compromise development generally in accordance with the Framework Plan (Source: Mitchell C152mith Panel Report.pdf, p.24).

Housing Yield, Density, and Land-Supply Reality

The headline township yield is about 700 to 800 dwellings including existing dwellings, but the DCP charge area is narrower and is modelled at 38.02 net developable hectares, 625 dwellings, 3.3 persons per dwelling, and 2,063 residents (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, p.4). The DCP applies a density assumption of 16.5 dwellings per net developable hectare for calculating Community Infrastructure Levy demand, while the Development Plan identifies parts of Precinct 3 as lower-density due to fragmented ownership and existing dwellings (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, p.20; Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.23).

The important planning implication is that Beveridge Township’s capacity is constrained by existing subdivision patterns rather than only by zoning (Source: Mitchell C152mith Panel Report.pdf, pp.18-19). Precinct 2 contains 23 properties, most averaging about 2,000 square metres, and the Panel found that narrow blocks, steep topography, fragmented ownership, and the future interchange context justified the Low Density Residential Zone instead of the General Residential Zone (Source: Mitchell C152mith Panel Report.pdf, pp.18-19). This means the amendment does not convert the whole township into standard growth-area density even though it sits inside the Urban Growth Boundary (Source: Mitchell C152mith Panel Report.pdf, pp.16-19).

The Panel’s treatment of Superlots A and C in Precinct 1 also shows the amendment’s containment logic for non-residential uses (Source: Mitchell C152mith Panel Report.pdf, pp.20-21). The Framework Plan encourages convenience retail and childcare on Stewart Street and Arrowsmith Street, but the Panel found the General Residential Zone was sufficient because the Mixed Use Zone would permit a broader range of commercial uses than the Framework Plan justified (Source: Mitchell C152mith Panel Report.pdf, pp.20-21). This reflects the broader commercial context: Lockerbie North provides about 13,000 square metres of retail floor space, Beveridge Central provides about 4,000 square metres, and the Development Plan considers significant additional commercial land within Beveridge Township unnecessary (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.16).

Development Contributions and Infrastructure Funding

The Beveridge Township DCP funds 11,415,877 in total attributable project costs, comprising 10,677,420 in Development Infrastructure Levy costs and 738,458 in Community Infrastructure Levy costs (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, p.4). The DCP charge is 280,837 per net developable hectare for the Development Infrastructure Levy and 1,182 per lot or dwelling for the Community Infrastructure Levy (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, p.4). Council's adoption report states that this per-hectare rate is lower than the adjoining Lockerbie North DCP rate of 395,000 per hectare and Beveridge Central ICP rate of $322,000 per hectare (Source: Council Meeting Agenda 11 December 2023.pdf, p.256).

The DCP project list is compact but strategically important: RD-01 funds a Level 2 access street abutting Beveridge Recreation Reserve at 3,822,545, RD-02 funds the western Level 2 access street between Lithgow Street and Arrowsmith Street at 1,466,000 before Panel-recommended re-costing, RD-03 funds a Heritage Trail at 950,500 DCP share, RD-04 funds a local green street at 934,000, IN-01 funds the Bellyn Court/Lithgow Street intersection upgrade at 2,120,000, Rec-01 contributes 1,299,375 to district active open space, Com-01 contributes 119,708 to the Northern Level 3 Community Centre, Com-02 contributes 618,750 to the Indoor Sports Centre, and PL-01 funds $85,000 in plan-preparation costs (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, p.14).

The DCP works because Beveridge Township is treated as a small charge area embedded inside larger external infrastructure systems (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, p.12). The DCP states that the township benefits from infrastructure funded by the Lockerbie North DCP and Beveridge Central ICP, including surrounding roads and Lithgow Street upgrades, while the township DCP will also fund infrastructure that benefits some surrounding demand (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, p.12). This cross-subsidy is not incidental: it is the reason the township DCP can use a full-cost-recovery approach for most projects while relying on external PSP infrastructure for higher-order facilities (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, pp.12, 16-17).

The most contested DCP item is RD-02 (Source: Mitchell C152mith Panel Report.pdf, pp.31-33). RD-02 provides north-south connectivity, supports full development between Lithgow Street and Arrowsmith Street, and gives Beveridge Primary School an additional road frontage with parking (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, p.19). The Panel found that borrowing costs for early RD-02 delivery should not be included as a DCP item, but that RD-02 should be re-costed before adoption using bespoke costings rather than benchmark costings because steep topography may materially affect construction cost (Source: Mitchell C152mith Panel Report.pdf, pp.31-33). Council’s December 2023 report states that RD-02 revised costs had not yet been received at the time of writing and that Council proposed to adopt the amendment subject to updating RD-02 costs before submitting the amendment to the Minister (Source: Council Meeting Agenda 11 December 2023.pdf, pp.254-256).

Transport, Access, and the Unfunded Spring Street Problem

The Development Plan identifies a major transport transition for Beveridge Township: Lithgow Street currently provides the main Hume Freeway access, but ultimate access is expected from new interchanges at Camerons Lane and Rankin Street (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.13). The Camerons Lane interchange is expected to close the Old Hume Highway/Minton Street intersection, which shifts the access role of Spring Street and makes Spring Street a key north-south connection in the western township (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.13).

The unresolved issue is that Spring Street north of Lithgow Street is not funded through surrounding DCPs or ICPs, even though it may carry township, PSP, quarry, and Beveridge Intermodal Freight Terminal related traffic to the future Camerons Lane interchange (Source: Mitchell C152mith Panel Report.pdf, pp.34-36). The Panel found there was insufficient material to include Spring Street upgrades in the Beveridge Township DCP, but it also found that State funding appears unlikely and that Council may ultimately need to fund this road section from its own funds (Source: Mitchell C152mith Panel Report.pdf, pp.35-37). This is the amendment’s clearest infrastructure exposure because the planning framework relies on Spring Street for future access but does not resolve the funding pathway for its upgrade (Source: Mitchell C152mith Panel Report.pdf, pp.35-37).

The local road network inside Precinct 3 is also sensitive because of fragmented ownership (Source: Mitchell C152mith Panel Report.pdf, pp.25-28). The Panel supported showing an east-west road between Arrowsmith Street and Lithgow Street because it is needed for connectivity and standard residential densities, but recommended showing the alignment as indicative because a fixed rear-boundary alignment across multiple properties could be difficult to deliver in an orderly sequence (Source: Mitchell C152mith Panel Report.pdf, pp.25-28). The practical effect is that the planning scheme should guide the grid but not freeze one alignment if a better subdivision layout can achieve equivalent connectivity (Source: Mitchell C152mith Panel Report.pdf, p.28).

Drainage and Servicing as Binding Constraints

Drainage is a hard staging constraint for the township because stormwater ultimately needs to outfall to the Kalkallo Creek Drainage Service Scheme, and those works were not yet constructed near the township when the Panel considered the amendment (Source: Mitchell C152mith Panel Report.pdf, p.38). The existing township drainage system is mainly rock-lined and grass-lined open channels along roadways, with additional piped drainage needed in some places to service new development (Source: Mitchell C152mith Panel Report.pdf, p.38). The Development Plan also states that larger lots are used partly because the township has no reticulated sewerage and that future sewer availability will depend on surrounding development (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.16).

The Panel identified no simple interim drainage fix (Source: Mitchell C152mith Panel Report.pdf, pp.40-41). The immediate example was 106 Arrowsmith Street, where a proposed childcare centre depended on drainage arrangements across land falling south toward Lithgow Street and where a dual-pumping interim solution was not supported by Council (Source: Mitchell C152mith Panel Report.pdf, pp.38-40). The Panel encouraged Council to consider holistic area-based interim drainage solutions and to assess site-specific interim solutions by weighing risk, cost, and community benefit before rejecting them (Source: Mitchell C152mith Panel Report.pdf, pp.40-41).

The mechanism is straightforward: without drainage to Lithgow Street or the Kalkallo Creek DSS, development on the south side of Arrowsmith Street is difficult because properties fall to the south and cannot drain by gravity to Arrowsmith Street (Source: Mitchell C152mith Panel Report.pdf, pp.38-40). This means planning approval, DCP funding, and zoning may not be sufficient to unlock individual sites unless drainage agreements, temporary works, or permanent DSS infrastructure are also resolved (Source: Mitchell C152mith Panel Report.pdf, pp.40-41).

Heritage, Open Space, and Community Facilities

Beveridge Township contains four post-contact heritage places protected by the Heritage Overlay: the Post Office/Hotel at 9 Old Hume Highway, Former St Johns Catholic Church at 97 Lithgow Street, Former Church of England at 100 Arrowsmith Street, and Beveridge Primary School at 101 Lithgow Street (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.11). The Development Plan proposes a heritage trail linking Kelly House, the two former churches, and the Post Office/Hotel, with the DCP funding 50 percent of RD-03 at $950,500 (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.11; Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, p.14).

Beveridge Recreation Reserve is the township’s key open-space and community asset, and the Development Plan describes it as a 10 hectare site containing natural wetlands, equestrian facilities, Beveridge Community Hall, playground, public toilets, car parking, CFA facilities, and tennis facilities (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.17). About 1 hectare of the reserve had been developed with community hall, sporting facilities, and car parking, while the remaining 9 hectares were passive open space with wetland management issues (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.17).

The DCP does not fund major new community or recreation facilities inside the township because demand from future Beveridge Township residents is expected to be met partly by facilities in Lockerbie North (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, pp.16-17). The DCP therefore contributes proportionally to higher-order external facilities: 4.1 percent of the 30 hectare district active open-space land cost, 4.1 percent of the Northern Level 3 Community Centre construction cost, and 3.4 percent of the Indoor Sports Centre construction cost (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, pp.14, 16-17). This reinforces that Beveridge Township is being planned as an integrated cell within a larger urban-services network, not as a self-contained settlement (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, pp.12, 16-17).

Contested Issues and Panel Resolution

The amendment received 15 submissions during exhibition, with Council reporting that 3 submissions supported the amendment, 5 supported it subject to changes, 6 objected, and 1 was withdrawn (Source: Council Meeting Agenda 11 December 2023.pdf, p.258). The Panel summary identifies the key contested issues as the zoning of Precinct 2, the zoning of Superlots A and C, future road-network alignments and funding, interim drainage before the Kalkallo Creek DSS, and amenity effects from the Beveridge Scoria Quarry and Hume Freeway (Source: Mitchell C152mith Panel Report.pdf, p.7).

The Panel supported the Low Density Residential Zone for Precinct 2 and found that the General Residential Zone was not strategically justified at this time (Source: Mitchell C152mith Panel Report.pdf, p.19). The Panel supported the General Residential Zone rather than Mixed Use Zone for Superlots A and C because convenience retail and childcare could be considered under the GRZ and the MUZ would allow a wider commercial role that was not strategically justified (Source: Mitchell C152mith Panel Report.pdf, p.21). The Panel supported DPO17 but recommended drafting changes so that staged development plans could be prepared and development before approval of a development plan would not compromise the Framework Plan (Source: Mitchell C152mith Panel Report.pdf, p.24).

The Panel also addressed environmental and amenity issues (Source: Mitchell C152mith Panel Report.pdf, pp.42-44). EPA raised potential contamination and amenity matters, and Council advised that a Preliminary Site Investigation for small Farming Zone parcels proposed for rezoning found no evidence of contaminating ancillary activities (Source: Mitchell C152mith Panel Report.pdf, pp.42-43). The Panel recorded that amenity impacts from the Hume Freeway and future Camerons Lane interchange could be managed with standard mitigation techniques and that quarry impacts were unlikely to materially affect nearby sensitive uses, while recommending continued engagement with the quarry operator on blasting management (Source: Mitchell C152mith Panel Report.pdf, pp.7-8, 43-44).

Current Status

Council resolved on 11 December 2023 to adopt Amendment C152 under section 29 of the Planning and Environment Act 1987, revise it in accordance with Panel recommendations, update RD-02 costs before submission, and forward the adopted amendment to the Minister for Planning under section 31 (Source: Council Meeting Agenda 11 December 2023.pdf, p.255). The DTP amendment record lists the planning authority decision as adopted on 11 December 2023, the submitted date as 24 November 2024, and the current status as “Approval Under Consideration” as at 24 November 2024 (Source: web-research-L1-c152-amendment-metadata-dtp-api.txt).

Dependencies

  • Blocks: Standard-density redevelopment in Precinct 3 is constrained until DPO17 coordination, road-network resolution, DCP administration, and drainage servicing pathways are resolved at development-plan or permit stage (Source: Mitchell C152mith Panel Report.pdf, pp.22-24, 38-41).
  • Blocked by: Early development on parts of Arrowsmith Street is blocked or materially constrained by interim drainage before the Kalkallo Creek Drainage Service Scheme is delivered (Source: Mitchell C152mith Panel Report.pdf, pp.38-41).
  • Blocked by: The final infrastructure levy depends on RD-02 re-costing because the Panel recommended bespoke costings before adoption and Council had not received those costs when the December 2023 adoption report was prepared (Source: Mitchell C152mith Panel Report.pdf, pp.31-33; Source: Council Meeting Agenda 11 December 2023.pdf, pp.254-256).
  • Blocked by: Spring Street north of Lithgow Street has no settled funding pathway, and the Panel found Council may need to fund it if State funding is not secured (Source: Mitchell C152mith Panel Report.pdf, pp.34-37).
  • Informed by: The Development Plan identifies background inputs including the Lockerbie North PSP, Beveridge Central PSP, Beveridge Township Drainage Strategy, Cultural Heritage Assessment, Servicing Infrastructure Report, Traffic and Transport Analysis, and heritage citations (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, pp.7-8).
  • Implements: The amendment implements the Beveridge Township Development Plan 2022 and Beveridge Township Development Contributions Plan 2022 through rezoning, DPO17, DCPO3, local policy, and incorporated/background document changes (Source: Mitchell C152mith Explanatory Report Exhibition Gazetted.pdf).
  • Conflicts with: The amendment contains a funding tension between local township contributions and transport infrastructure serving wider PSP, quarry, freeway-access, and freight-terminal movements, especially on Spring Street (Source: Mitchell C152mith Panel Report.pdf, pp.34-37).

The amendment is tightly linked to Lockerbie North PSP and Beveridge Central PSP because those areas fund road, community, recreation, and retail infrastructure that Beveridge Township residents are expected to use (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, pp.12, 16-17). The Development Plan identifies Lockerbie North as providing about 13,000 square metres of retail floor space and Beveridge Central as providing about 4,000 square metres, which is why the township plan discourages additional commercial zoning beyond limited convenience retail and the existing Post Office/Hotel role (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.16).

The amendment also depends on state transport decisions because the Camerons Lane interchange, Rankin Street interchange, Minton Street arterial role, Spring Street function, and future Beveridge station all sit outside a purely local planning-control frame (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, pp.13, 15). The Panel’s Spring Street findings show a governance gap: the road may carry wider regional and PSP-related traffic, but no current DCP or ICP clearly funds the northern Spring Street upgrade (Source: Mitchell C152mith Panel Report.pdf, pp.34-37).

Water, sewer, and drainage agencies are also part of the implementation chain because the Development Plan states that significant drainage, sewer, and water works are required and that sewer availability depends on surrounding development (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, p.16). The Explanatory Report states that agency views were sought from the VPA, CFA, Melbourne Water, Yarra Valley Water, AusNet, Transport for Victoria, EPA, and Parks Victoria during preparation of the Development Plan (Source: Mitchell C152mith Explanatory Report Exhibition Gazetted.pdf).

Gaps in This Analysis

The available source set contains the statutory amendment material, the Development Plan, the DCP, the Panel report, and the Council adoption report, but it does not contain the full underlying technical reports as standalone source documents (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, pp.7-8). The missing technical reports include the One Mile Grid Traffic and Transport Analysis, Beveridge Township Drainage Strategy, Servicing Infrastructure Report, Cultural Heritage Assessment, Opteon valuation material, and Cardno benchmark infrastructure costing sheets as separately reviewable documents (Source: Mitchell C152ith BKG Doc Beveridge T’ship Development Plan (Patch Design & Plan, Oct 2022) Exhibition Gazetted.pdf, pp.7-8; Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, pp.15, 21).

The main analytical limitation is that road grades, drainage catchment sizing, valuation assumptions, property-specific NDA, and works-cost sensitivity cannot be independently tested from the extracted source set (Source: Mitchell C152mith Beveridge Township Development Contributions Plan Oct 2022 Incorp Doc Exhibition Gazetted.pdf, pp.20-21). The second limitation is that the individual public submissions are not included, so submission weighting can only be reported at the issue level identified by Council and the Panel rather than by submitter evidence and requested drafting change (Source: Council Meeting Agenda 11 December 2023.pdf, p.258; Source: Mitchell C152mith Panel Report.pdf, p.7). These gaps should be logged in _gaps as important corpus gaps because they affect the ability to audit the DCP levy, Spring Street funding exposure, interim drainage options, and the full evidence base for contested issues (Source: Mitchell C152mith Panel Report.pdf, pp.31-41).

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