Amendment C106mith - Beveridge North West Precinct Structure Plan
Orientation
Amendment C106mith is the planning-scheme amendment associated with the Beveridge North West Precinct Structure Plan in Mitchell Shire. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The available Mitchell corpus does not include the amendment package itself as an extracted C106mith file, so this page relies on later local-source evidence that records the amendment’s status, Panel findings, PSP geography and regional-park implications. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The amendment matters because Beveridge North West sits in the Wallan-Beveridge growth interface where residential urbanisation, Kalkallo Creek, Spring Hill, Hanna Swamp, quarry-resource policy and the future wallan wallan Regional Park overlap. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The planning-risk question is not simply whether the PSP enables housing; it is whether C106mith reserves enough connected landscape, waterway and open-space land before PSP gazettal and subdivision lock in higher-value urban land uses. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Source Basis
Primary evidence is the 2022 wallan wallan Regional Park feasibility report, prepared by Land Design Partnership and DEECA with supporting work by Ethos Urban and Nature Advisory. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The feasibility report records that the Victorian Government committed in 2018 to a regional park feasibility study in Wallan within the Northern Growth Corridor. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report states that the study responded directly to that 2018 commitment and was led by the Department of Energy, Environment and Climate Action. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report includes an Ethos Urban planning memo dated 7 July 2021 that summarises PSP statuses and implications for the regional park. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report’s appendix explicitly cites “Planning and Environment Act 1987, Panel Report, Mitchell Planning Scheme Amendment C106mith, Beveridge North West Precinct Structure Plan, 2020” as a source for the continuing validity of the inter-urban break concept between Beveridge and Wallan. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Secondary evidence is the Mitchell Sports Field Feasibility Study, which frames future active-sport demand in the Wallan and Beveridge growth corridor. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
Secondary evidence is also the Beveridge Central Active Open Space Master Plan, which shows the scale and cost of active-open-space delivery in the broader Beveridge growth area. (Source: beveridge-central-active-open-space-master-plan.txt)
Amendment And PSP Status
The Ethos Urban PSP table records Beveridge North West as “Panel complete” and part of the “Fast-track Program”. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The same table states that the draft Beveridge North West Precinct Structure Plan was exhibited in mid-2019. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The same table states that the draft PSP had been through a Panel process by the time of the 2021 planning memo. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The table states that the Victorian Planning Authority was considering Panel recommendations before finalising the PSP. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
This status makes C106mith a late-stage structure-planning decision rather than an early strategic option; by the Panel-complete stage, unresolved land reservations become harder and more expensive to correct. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The regional park feasibility advice says that once a PSP is complete, it is implemented by a planning scheme amendment that applies controls to the precinct land according to the PSP and Infrastructure Contributions Plan. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
That mechanism means the C106mith control package is the point at which land-use intentions become subdivision and contribution obligations. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
If C106mith does not identify land for public purposes, later park delivery may need compulsory acquisition rather than transfer through the growth-area contribution system. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Geography And Land-Use Structure
The Beveridge North West PSP area includes the Spring Hill volcanic cone in the east. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The PSP area includes the southern portion of Hanna Swamp in the north. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The PSP area includes Kalkallo Creek in the west. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Those three features mean the precinct has an east-west ecological and landscape role, not just a residential-expansion role. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The PSP plan includes significant areas identified as having landscape values across the north of the precinct. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Those landscape-value areas align with the North Growth Corridor Plan. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The exhibited amendment proposed that those areas be retained as Rural Conservation Zone land. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The exhibited PSP did not designate those Rural Conservation Zone areas as public open space. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
That distinction is central: conservation zoning can constrain use, but it does not itself transfer ownership, guarantee public access or create a funded regional-park asset. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The retention of areas of Hanna Swamp had not been confirmed at the time of the Ethos Urban planning memo. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
That uncertainty matters because swamp retention changes the drainage, biodiversity, open-space and land-value assumptions for northern Beveridge North West. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Regional Park Relationship
The wallan wallan Regional Park feasibility report treats current and approved PSPs as part of the open-space planning context for locating the park. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The future park is anticipated to have a catchment area of 15 kilometres from the park boundaries. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Within that catchment, the future park would serve at least 230,000 people in 2021. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Within that catchment, the future park would serve approximately 430,000 people by 2036. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The catchment population is therefore projected to increase by approximately 198,650 people between 2021 and 2036. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The projected average annual growth across that 2021-2036 catchment period is 13,240 people. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The projected average annual growth rate across that 2021-2036 catchment period is 4.2 percent. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The feasibility report says the future park may be as large as 1,000 hectares. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Because a park of that scale would exceed 50 hectares, the report classifies it as Metropolitan Open Space in the regional network. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says regional park planning in urban growth corridors is based on at least 40 hectares of passive open space for every 150,000 people. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Using that standard, the 2021 catchment population of about 230,000 implies a benchmark need materially above 40 hectares, while the 2036 catchment population of about 430,000 implies a benchmark need approaching three 150,000-person units. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
That benchmark explains why a local reserve response inside Beveridge North West would not be enough to address the regional park function. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says new regional parks generally take 10 to 15 years to establish. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
That establishment period makes C106mith time-sensitive because PSP land reservations have to be secured well before full population demand arrives. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Panel Recommendations Relevant To C106mith
The Panel recommended that the Beveridge North West PSP recognise the potential for the future wallan wallan Regional Park to incorporate land identified as having significant landscape values. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
This recommendation reframes the northern landscape-value band from a background constraint into a potential regional-park component. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The Panel recommended that the PSP be revised to include an open-space link between the east and west sides of existing Rural Conservation Zone land in the precinct. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
That east-west link is a delivery test for C106mith because fragmented conservation land cannot perform the same habitat, walking, cycling or landscape-buffer role as a connected corridor. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Friends of Merri Creek argued during the regional-park feedback review that the Beveridge North West PSP had a unique opportunity to implement biodiversity provisions by linking larger biodiversity nodes west and east of the precinct. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Friends of Merri Creek identified Kalkallo Creek and constructed waterways as potential habitat corridors. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Friends of Merri Creek said the Kalkallo Creek corridor should be at least 200 metres wide to function adequately for drainage, recreation and habitat-corridor roles. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Friends of Merri Creek supported inclusion of east-west “Landscape Values” land as part of the regional park linking Kalkallo Creek and Merri Creek. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
That submission aligns with the Panel’s east-west open-space-link recommendation and shows why C106mith is a biodiversity-connectivity amendment as well as a housing amendment. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Cultural Heritage And Waterway Sensitivity
The study area for the regional park is located on the lands of the Wurundjeri Woi-wurrung people. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The regional park report states that the entire regional-park study area is considered culturally significant. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report notes that the Wurundjeri Woi-wurrung name for the Wallan region is “wallan wallan”. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says the future name of the regional park will be determined by the Wurundjeri Woi-wurrung people. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report explicitly states that the cultural heritage information used for the park review is incomplete. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says further assessment of cultural values within the study area is required. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says a detailed Cultural Values Study by the Wurundjeri Woi-wurrung Cultural Heritage Aboriginal Corporation would be an important input to refine the park extent. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The appendix summarises a targeted cultural values inspection for PSP 1059 Beveridge North West, prepared by the Wurundjeri Woi-wurrung Cultural Heritage Aboriginal Corporation. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
That targeted inspection found that anywhere within 200 metres of Kalkallo Creek is an area of cultural heritage sensitivity under the Aboriginal Heritage Regulations. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The same inspection said further archaeological investigations would be required before construction of frog ponds, drainage basins, passive open space and bridge structures within that sensitivity area. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For C106mith, this means waterway open-space design is not just a civil-drainage issue; bridge, basin, frog-pond and path alignments can trigger cultural heritage investigation obligations. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The inspection also identified opportunities to incorporate Wurundjeri land-management practices into retained natural open spaces. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The inspection identified interpretive signage and Woi wurrung naming of places, plants and animals along Kalkallo Creek as possible cultural-value responses. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Those responses require governance and design commitments, not merely a zoning colour on the PSP plan. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Biodiversity And Landscape Values
The regional park study area includes the three volcanic cones Mt Fraser, Spring Hill and Green Hill. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The study area includes Herne Swamp, Meade Swamp and burrung buluk, formerly Hanna Swamp. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The study area includes the northern reaches of Merri Creek. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The study area includes Kalkallo Creek running through the western portion of the regional-park biodiversity assessment area. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The biodiversity overview found the study area mostly consisted of agricultural land with paddocks of pasture grasses or crops. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The same assessment found new housing developments and construction taking place in both Beveridge and Wallan. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
That combination of agricultural baseline and urbanising edges makes biodiversity retention highly dependent on early corridor reservation, because much of the matrix is not intact native habitat. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The biodiversity overview found areas of biodiversity and environmental significance predominantly in the north-western portion of the study area and near the Melbourne-Seymour railway line. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The same assessment identified a smaller area in the south-west near Gunns Gully Road. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The assessment said there is potential for environmental values around Spring Hill and the Hume Freeway-Camerons Lane intersection. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The assessment recommended that the proposed regional park include and conserve native vegetation in the north-west of the study area. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The assessment recommended links from that north-west vegetation to Spring Hill. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The assessment recommended retaining River Red Gums in the south-west and connecting them to the regional park via Kalkallo Creek. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The assessment recommended restoration and revegetation of Kalkallo Creek. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The assessment said the Hume Freeway-Camerons Lane area warrants further investigation and possible inclusion in the regional park. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The assessment said that inclusion could provide a link between Beveridge, Spring Hill and Wallan. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For C106mith, this means the northern landscape-value land and the Kalkallo Creek corridor are strategic infrastructure for ecological movement, not residual land after housing yields are calculated. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Flooding, Swamps And Drainage
The regional park selection criteria include responding to anticipated 100 ARI flood levels. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The regional park concept identifies floodways and areas subject to inundation as candidate land areas for the open-space network. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The regional park concept identifies lineal open-space connections including drainage lines as candidate land areas. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The study area includes an area for flood mitigation as part of the upper Merri Creek catchment. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Nature Glenelg Trust argued that Herne Swamp is a prime candidate for restoration because it has a reliable catchment, a largely undeveloped former extent, a viable dormant native wetland seedbank, broad community support and consistency with strategic planning documents. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Nature Glenelg Trust said restoring Herne Swamp would provide flood buffering and erosion prevention. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Nature Glenelg Trust said restoring Herne Swamp would provide amenity, recreation and educational values. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Nature Glenelg Trust said restoring Herne Swamp would support groundwater protection and recharge. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Nature Glenelg Trust identified already approved urban residential development and a clay quarry approval in the heart of the wetland as challenges for restoration. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For C106mith, the policy question is whether wetland and flood-storage land is retained as a functional catchment asset before development approvals narrow the available restoration footprint. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Quarry And Resource-Extraction Risk
The Ethos Urban memo identifies three existing or proposed resource extraction sites in the regional-park study area. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
One existing site is the Mount Fraser scoria quarry at the southern rim of the Mt Fraser cone. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
One proposed site is a clay quarry at 2330 Epping-Kilmore Road in the Northern Freight Precinct. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
One proposed site is a stone quarry at 175 Northern Highway in the Beveridge North West precinct. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The 175 Northern Highway quarry had a planning permit application lodged with Mitchell Shire Council. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Mitchell Shire did not support the 175 Northern Highway quarry application. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The 175 Northern Highway quarry application was called in to the Minister for Planning in early 2021. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The planning memo states that the 175 Northern Highway quarry application had not yet been determined at the time of the memo. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo states there was an existing Work Authority for stone extraction at the 175 Northern Highway site. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The Beveridge North West PSP table says a quarry is proposed near the Spring Hill volcanic cone. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The exhibited PSP did not consider the potential for a quarry at that site. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The Panel noted significant policy support for resource protection in the PSP. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The Panel also noted that extraction activities could significantly hinder urban development of the precinct. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The Panel concluded that urban development of most of the PSP area should be possible alongside resource extraction, with the balance of development undertaken after quarrying. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The Panel recommended that the PSP and amendment explicitly address the proposed quarry before being finalised. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The PSP table warns that planning permit approval of a quarry at Spring Hill could impact delivery of the wallan wallan Regional Park. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The same table warns that quarry approval could significantly alter the landscape values of the regional park. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Operational quarry sites cannot form part of the regional park because they would not be publicly accessible during extraction. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Operational quarries may generate amenity impacts including dust, noise, vibration and visual impacts. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Quarry sites may be incorporated into the regional park after extraction ceases and rehabilitation or remediation occurs. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For C106mith, the quarry issue is a sequencing risk: extraction may be compatible with eventual urban development in parts of the precinct, but it can defer, fragment or visually degrade the regional open-space proposition. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Land Acquisition And Planning Controls
The regional-park planning memo says the primary mechanism for designating future land uses in a growth area such as Wallan-Beveridge is a Precinct Structure Plan. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says PSPs guide the form of subdivision and development over the long term. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says PSPs include the provision of land or funds for public infrastructure under an Infrastructure Contributions Plan. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says the completed PSPs for Lockerbie North and Beveridge Central had not designated land for the future regional park. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says the PSPs then in preparation, including Beveridge North West, gave limited consideration to the future regional park and did not indicate that land would be set aside for it. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo recommends urgent review of draft PSPs and concept plans to ensure land is designated as public open space for the regional park in alignment with the feasibility study. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo states that if PSPs progress without appropriate land designation, land identified for the regional park would require purchase. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says land in the future regional park would best be zoned Public Conservation and Resource Zone or Public Park and Recreation Zone. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says rezonings should occur through planning scheme amendments that implement PSPs. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The Public Conservation and Resource Zone is identified as suitable for protecting and conserving natural environment, natural processes, historic, scientific, landscape, habitat or cultural values. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The Public Park and Recreation Zone is identified as suitable for public recreation and open space, with conservation of significant areas where appropriate. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says Public Park and Recreation Zone is less restrictive than Public Conservation and Resource Zone and better suited to formal sport, recreation and retail or commercial uses. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
This zoning distinction matters for C106mith because some land needs ecological protection while other land must support accessible trails, toilets, interpretation, gathering and possible active-open-space interfaces. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Value Uplift And Delivery Cost
The regional-park memo says land in the feasibility study area is largely privately owned and must be acquired by transfer or purchase for public open space. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo identifies land-value factors including potential land use, market demand, existing and planned infrastructure and contamination. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says land with potential for residential use is typically highly valued relative to other uses. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says significant value uplift often occurs when planning policy and controls change to allow more intensive uses. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says land in the regional-park feasibility study area has likely already undergone significant value uplift in recent years. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says gazettal of a PSP typically results in further value uplift by providing greater certainty about development potential. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says exhibition of a draft PSP or early concept plan may create value uplift because landowners and developers assume indicated uses will likely eventuate. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says land designated for residential use is likely to experience the greatest value uplift. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says land designated for open space would experience more limited uplift. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says identifying open-space land before PSP completion can reduce acquisition cost by enabling transfer through the PSP and contribution process. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For C106mith, the financial mechanism is straightforward: if the amendment designates land for park purposes, acquisition can be embedded in subdivision; if it does not, public agencies may buy higher-value land later. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
ICP, GAIC And PAO Mechanisms
The regional-park report says transfer of land for the future park should occur through an Infrastructure Contributions Plan or as encumbered open space where possible to minimise purchase costs. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says timing of land transfer under a PSP or ICP would likely occur gradually as land is subdivided across precincts. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says transfer of large continuous batches of land would help avoid connectivity and access issues for land managers. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The planning memo says the PSP process can transfer land to government at no cost under an ICP for specific purposes. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says open-space land under an ICP is based on the anticipated total population of the precinct. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo warns that the vast majority of land required for a regional-scale park likely could not be transferred via an ICP because the park role is larger than local precinct provision. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says cost can be minimised by identifying encumbered land in each PSP where possible. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says encumbered land can be acquired at lower cost or no cost. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The memo says unencumbered land would require purchase at valuation. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says land not transferable under a PSP or ICP should be covered by a Public Acquisition Overlay. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says a Public Acquisition Overlay would reserve land for purchase by the designated authority. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says a Public Acquisition Overlay would protect land from inappropriate use and development. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says a Public Acquisition Overlay would help avoid further value uplift. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says a Growth Area Infrastructure Charge works-in-kind agreement should be explored to transfer land from developers to the state for the regional park. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says Growth Area Infrastructure Charge works-in-kind will not fund works outside the Urban Growth Boundary. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For C106mith, the practical test is whether the amendment uses the PSP, ICP, encumbered-land and PAO toolkit before private expectations and market uplift reduce public negotiating leverage. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Active Open Space Interface
The Mitchell Sports Field Feasibility Study says Mitchell Shire’s population is expected to more than double in the next 20 years. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
The same study says most of that growth is expected in the Wallan and Beveridge sub-region. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
The study expects young families moving into new housing estates in these areas. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
The study expects different cultural backgrounds and diverse sport and recreation needs in these new communities. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
The study says popular Mitchell sports such as Australian Rules football, netball and cricket are likely to be challenged by emerging sports such as soccer. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
The study says its guidance is particularly relevant for the key growth corridors of Wallan and Beveridge. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
For Beveridge, the study says future active sporting reserve concepts respond to more than 30,000 people living in and around Beveridge by 2036. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
The study says active-sport infrastructure should match population growth and be reviewed as PSPs are finalised. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
The study recommends six Council reserves and four school ovals for future Australian Rules football, cricket and netball demand in Beveridge and surrounds. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
The study recommends five Council and two purpose-built school soccer facilities, each with up to four pitches, for Beveridge and surrounds. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
The study recommends one eight-court tennis facility for Beveridge and surrounds. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
The Beveridge Central Active Open Space Master Plan cost estimate puts the base scheme at about $34.365 million excluding GST. (Source: beveridge-central-active-open-space-master-plan.txt)
That estimate includes design and construction contingency allowances, 10 percent professional fees, permit and authority fees, and cost escalation to July 2025. (Source: beveridge-central-active-open-space-master-plan.txt)
The same cost estimate includes a car park of approximately 190 spaces with left-in and left-out turns at Lithgow Street and Patterson Road entrances. (Source: beveridge-central-active-open-space-master-plan.txt)
These active-open-space figures show the parallel delivery pressure around C106mith: regional passive/conservation land cannot substitute for district sport reserves, but district sport reserves also cannot perform the regional-park landscape and ecological role. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt; Source: beveridge-central-active-open-space-master-plan.txt)
Development Feasibility Implications
For landowners, C106mith determines whether northern landscape-value land remains privately held conservation-zoned land or becomes part of a public open-space and regional-park delivery pathway. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For developers, C106mith affects yield certainty because quarry buffers, east-west open-space links, cultural heritage investigations, waterway corridors and flood-sensitive land can all change developable area. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For public agencies, C106mith affects acquisition cost because PSP and ICP designation can transfer land at subdivision, while omission can force later purchase. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For Mitchell Shire Council, C106mith affects long-term asset responsibility because local sportsfields and smaller recreation spaces are generally Council-managed, while the regional park is likely to involve state and waterway managers. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt; Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
For Parks Victoria, C106mith affects whether future park land is continuous and manageable or divided into isolated residual areas. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For Melbourne Water, C106mith affects the opportunity to manage Merri Creek and wetland habitat linkages for Growling Grass Frog conservation. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For Traditional Owners, C106mith affects the extent to which cultural values, cultural landscape interpretation and Wurundjeri land-management practices are embedded in retained open spaces. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For future residents, C106mith affects access to a connected regional landscape rather than a set of disconnected drainage reserves and conservation fragments. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Governance And Management
The regional-park report says most of the future wallan wallan Regional Park will be managed by Parks Victoria and the Wurundjeri Woi-wurrung Cultural Heritage Aboriginal Corporation. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says waterways in the regional park with Growling Grass Frog habitat, including Merri Creek and wetlands, will likely be managed by Melbourne Water. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says Melbourne Water already manages designated Growling Grass Frog conservation areas along Merri Creek identified under the Melbourne Strategic Assessment. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says further consideration is needed on habitat linkages for Growling Grass Frogs across floodplains. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report identifies an opportunity to extend Growling Grass Frog linkages from Merri Creek further into Herne Swamp and beyond. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says critical Growling Grass Frog habitat areas will be inaccessible to park users. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
That restriction means C106mith must reserve enough accessible land outside protected habitat areas if the regional park is to serve recreation as well as conservation. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Inter-Urban Break And Settlement Identity
The feasibility report says the Northern Growth Corridor Plan recommended retention of an inter-urban break between Beveridge and Wallan to create two distinct urban areas. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says that recommendation was reconfirmed when Wallan was included in the Urban Growth Boundary in 2011. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says the inter-urban break is still considered an important part of the northern growth corridor plan. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The report says the inter-urban break is currently zoned Rural Conservation Zone for that intended purpose. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The appendix notes that, although the Growth Corridor boundary has since moved north of Wallan, the idea of a break between urban expansion at Beveridge and increased residential development in Wallan remains valid. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The appendix cites the 2020 C106mith Panel Report for that note. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
For C106mith, the break is a settlement-structure mechanism: it protects identity, landscape and regional-open-space function at the same time. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Monitoring Signals
Monitor whether the final C106mith amendment explicitly addresses the proposed Spring Hill quarry before finalisation, as the Panel recommended. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Monitor whether the final Beveridge North West PSP recognises the future wallan wallan Regional Park role of significant landscape-value land. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Monitor whether the final PSP includes an east-west open-space link between the existing Rural Conservation Zone areas. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Monitor whether Hanna Swamp retention is confirmed, because it remained unresolved in the 2021 planning memo. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Monitor whether the Kalkallo Creek corridor is wide enough to perform drainage, recreation, cultural heritage and habitat-link functions. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Monitor whether any Public Acquisition Overlay is applied to land that cannot be transferred under a PSP or ICP. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Monitor whether regional-park land is zoned Public Conservation and Resource Zone or Public Park and Recreation Zone rather than remaining only privately held Rural Conservation Zone land. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Monitor whether Growth Area Infrastructure Charge works-in-kind is explored for regional or state-level land transfer. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Monitor whether detailed cultural values work by the Wurundjeri Woi-wurrung Cultural Heritage Aboriginal Corporation is completed before final park-boundary commitments are treated as settled. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Monitor whether active-open-space planning in Beveridge keeps pace with the projected 30,000 people by 2036 and larger long-term growth scenario. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt)
Analytical Bottom Line
C106mith is a high-leverage amendment because it sits at the moment when Beveridge North West changes from strategic-growth land into parcel-specific urban structure. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The amendment’s central risk is land reservation: conservation values, flood functions, habitat links and regional-park access all become more expensive if they are not fixed through the PSP and contribution framework. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The amendment’s second risk is fragmentation: Spring Hill, Hanna Swamp and Kalkallo Creek need an east-west open-space logic if they are to support the wallan wallan Regional Park rather than remain separate constraints. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The amendment’s third risk is quarry sequencing: the Panel considered urban development possible alongside extraction, but quarry approval near Spring Hill could alter landscape values and delay regional-park delivery. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The amendment’s fourth risk is cultural-heritage under-specification: the corpus records 200-metre sensitivity around Kalkallo Creek and incomplete cultural-value information, so detailed design cannot be treated as only an engineering exercise. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The amendment’s fifth risk is role confusion: local active-open-space needs in Beveridge are substantial, but they do not replace the metropolitan open-space, biodiversity, cultural landscape and inter-urban-break functions of the regional park. (Source: mitchell-sports-field-feasibility-study-finalsmall.txt; Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
The strongest planning interpretation is that C106mith should be read as part of the Wallan-Beveridge open-space and landscape structure, not as a standalone residential PSP implementation. (Source: feasibility-for-wallan-wallan-regional-park_report-2022-compressed.txt)
Gaps
The extracted C106mith amendment documents are not present in the available Mitchell corpus, so this page cannot verify the final gazetted control text, schedules, maps or incorporated documents from the amendment package itself.
The 2020 C106mith Panel Report is cited by the regional park feasibility report but is not available as an extracted source file in the named local corpus.
The final Beveridge North West Precinct Structure Plan text, maps and Infrastructure Contributions Plan need to be checked against the Panel recommendations recorded in the feasibility report.
The final decision status of the 175 Northern Highway / Spring Hill quarry application needs confirmation from amendment, permit or Ministerial decision records.
The final treatment of Hanna Swamp and the Kalkallo Creek corridor needs confirmation from the final PSP maps and any drainage strategy.