Croskell (Employment)

The VPA is preparing a Precinct Structure Plan (PSP) and accompanying Infrastructure Contributions Plan (ICP) for the Croskell (Employment) precinct, working in partnership with Casey City Council, state government agencies and service authorities.

The vision for Croskell is a regionally significant commercial precinct with more than 6,500 jobs, alongside a mix of housing types, community facilities, drainage infrastructure, roads, pedestrian/bike paths and open space that builds on the character of the surrounding Cranbourne East and Clyde North community.

The Victorian Planning Authority (VPA) is leading the preparation of the PSP and planning controls for the Croskell (Employment) Precinct in consultation with the City of Casey. The VPA is facilitating a whole-of-government approach, which includes consulting with all relevant stakeholders, including state government agencies, council, landowners, Traditional Owners and local residents and businesses.

The PSP has been prepared in accordance with the VPA Precinct Structure Planning Guidelines: New Communities in Victoria (2021) and PSP 2.0 process.

A precinct structure plan (PSP) is a land use and infrastructure plan to guide the development of an area over time. It provides certainty for community members and developers by providing a long-term vision for how an area will develop in the future.

A PSP sets out the preferred locations of residential and employment land and infrastructure, and provides guidance for transport and parking, urban design, heritage and character, open spaces and integrated water management.

Together with the broader planning framework, precinct structure planning is an important part of the Victorian Government’s strategy to address population growth, housing and employment demands.

An Infrastructure Contributions Plan (ICP) is a system for funding basic and essential local infrastructure required by a new community. An ICP ensures that developers within the precinct contribute to the cost of providing new intersections, local open space and community facilities.

An ICP may be made of one or two parts: a standard levy and/or a supplementary levy. The standard levy is a set rate that may be used to fund transport, community and recreation infrastructure and public land provision. In some circumstances, a supplementary levy may also apply. For more information, refer to the ICP Guidelines Summary by the Department of Transport and Planning.

Infrastructure will be funded through a variety of sources, including as development works as part of subdivision, through the Infrastructure Contributions Plan or through a Development Services Scheme (DSS).

Infrastructure within the Croskell (Employment) Infrastructure Contributions Plan will be funded by a standard and supplementary levy.

A standard levy is a pre-determined monetary rate set by the Minister for Planning through the Ministerial Direction. The standard levy is designed to provide a fair and reasonable budget for funding the infrastructure that is basic and essential for new urban development. The Ministerial Direction may specify different standard levy rates for different development settings and for different classes of development. The Ministerial Direction will also specify how the amount of standard levy to be paid is to be determined.

The standard levy rates for the Metropolitan Greenfield Growth Areas development settings are indexed on 1 July each year in accordance with the indexation method specified in the Ministerial Direction.

A supplementary levy amount is set by the planning authority based on the estimated cost of the ‘non-standard’ infrastructure or costs. The supplementary levy rate has been informed by the ICP design and costings work prepared by SMEC and Spiire.

Major drainage-related works will be funded through a Development Services Scheme (DSS), to be managed by Melbourne Water.

The Croskell (Employment) Precinct Structure Plan will deliver a mix of new homes and businesses in the future. In accordance with State Government policy, the majority of the precinct will be a Regionally Significant Commercial Area. This means most of the land will be used for future commercial and industrial purposes. The precinct will also deliver housing, community infrastructure, sports fields, roads and other essential infrastructure, including bike paths and open space.

The PSP has been prepared with the VPA Precinct Structure Planning Guidelines: New Communities in Victoria (2021) and PSP 2.0 process.

As part of this process, the VPA has facilitated a whole-of-government approach to preparing the draft plan. The VPA has consulted with all relevant stakeholders, including state government agencies, council, landowners, Traditional Owners and local residents and businesses.

For more detail on the planning process to date, including the extensive research and analysis that has been undertaken – please see the Background Report.

The VPA is now seeking feedback from the community on the draft plan.

A planning scheme amendment involves either a change to a planning scheme map, a change to the written part of the scheme, or both.

Amendments to a planning scheme can have significant planning implications as they change the way land can be used or developed. Therefore, changing the basis of which planning decisions are made in the future.

Infrastructure and development staging involves strategically planning and phasing projects over time to ensure efficient implementation and sustainability through the consideration of factors such as funding, regulations, and practicality.

An Infrastructure and Development Staging Plan facilitates development in preferred locations to mitigate sequencing that results in poor outcomes. It is based on a reasonable forecast of the preferred pattern and timing of development in the precinct.

The predominantly rural landscape of the Croskell precinct will be urbanised with new homes, businesses and infrastructure. There will be new work opportunities for local residents, with upwards of 6,532 new jobs expected to be generated within the precinct. The precinct will also deliver new east-west and north-south transport connections, providing new road and shared user path alternatives to Thompsons Road, Linsell Boulevard, Berwick Cranbourne Road and Narre Warren Cranbourne Road.

The ICP items are funded by developer contributions collected from the infrastructure levy. For more information, see Infrastructure Contributions Plans – FAQs

The Victorian Planning Authority (VPA) is a State Government statutory authority within the Department of Transport and Planning that reports to the Minister for Planning.

The VPA’s main task is to make sure Melbourne and Victoria’s regions remain great places to live and work. This requires vision and long-term planning to ensure our growing population has equitable access to employment, public transport, attractive public spaces and affordable housing.

Our key priorities include unlocking land for new homes and communities, facilitating housing diversity and affordability, job creation and better development of new communities in growing and established areas.

We do this by working closely with councils, government agencies and the planning and development community on integrated land use and infrastructure coordination for new communities and strategically important precincts.

Melbourne Water is the waterway, drainage and floodplain authority for the Port Phillip and Westernport region. We work with local Councils and government to ensure that appropriate drainage and water management infrastructure is in place to support increased demand, to protect people and property from flooding, and to protect our waterways.

You can get more information on Melbourne Water’s work on the Croskell (Employment) PSP – including documentation of the proposed stormwater concept drainage strategy and relevant reports – at https://letstalk.melbournewater.com.au/croskell-psp-draft-drainage-strategy

Flooding is managed through new drainage and wetlands within the precinct and new drainage and wetland areas have been identified in the PSP and will be implemented as part of Melbourne Water’s drainage services scheme (DSS) for the area. The DSS will ensure that development within the PSP is protected from flooding.

An existing Land Subject to Inundation Overlay (LSIO) covering large parts of the central portion of the precinct will be retained. The LSIO will ensure that flood risk is managed at the planning permit stage for new development in areas under this overlay.

The PSP also includes an Integrated Water Management Plan to enhance catchment resilience and manage existing and future flood risks and impacts.

Climate change has been considered within the plan through the incorporation of key elements such as open space, the Development Services Scheme, tree canopy enhancement, and integrated water management strategies. Additionally, the PSP emphasises achieving ecologically sustainable development (ESD) outcomes, such as a walkable built form and 20-Minute Neighbourhood, ensuring that the development will align with long-term environmental sustainability goals.

The VPA engaged the Bunurong Land Council Aboriginal Corporation (BLCAC) to produce a Cultural Values Interpretation Strategy (CVIS) as the Registered Aboriginal Party for the lands the Croskell (Employment) precinct is located on. As part of the preparation of the CVIS – the BLCAC identified a 5.41ha patch of remnant vegetation located in the South East of the precinct as culturally significant and recommended its retention through the PSP planning process.

This patch of remnant native vegetation has been classified as “Aboriginal heritage” and treated as encumbered open space – meaning that it is undevelopable.

The Urban Growth Zone (UGZ) designates land for future urban development, facilitating the transition from non-urban to urban use. It encourages the creation of well-planned, services urban communities in line with PSPs, streamlines approval processes in these areas, and protects non-urban land from activities that could impede its future urban development.

The Infrastructure Contributions Overlay (ICO) outlines requirements for monetary and/or land contributions within a specific area, often to secure land for public open space. Typically prepared by a planning authority like a municipal council or the Minister for Planning, its creation and approval follow guidelines set by the Planning and Environment Act and ministerial directives.

The Environmental Audit Overlay (EAO) ensures assessment of potentially contaminated land occurs before a new sensitive use begins. The EAO is typically applied where earlier land uses may have contaminated the land. Assessment of potentially contaminated land is done through the planning permit process.

The Heritage Overlay (HO) is applied to identified heritage places where planning controls are required to conserve and enhance its significance. A planning permit is typically required to demolish or externally alter an existing building or to subdivide or construct a new building where a HO applies.

The Land Subject to Inundation Overlay (LSIO) ensures development in flood prone areas, minimises potential flood risks and maintains free passage and temporary storage or floodwaters. The approval of Melbourne Water is required at the planning permit stage for new development in LSIO areas.

The Department of Energy, Environment and Climate Action (DEECA) is considering the introduction of a Specific Controls Overlay to protect existing state significant water and power infrastructure in the southeast of Melbourne in Casey, Cardinia and Bass Coast municipalities. The Overlay intends to:

• Protect the existing underground and above ground infrastructure from development that may compromise the structural integrity, asset life of the infrastructure and/or adversely affect the maintenance, operation or accessibility of the infrastructure.
• Provide a clear and timely process for planning approvals and changes in land use.

For more information, refer to https://engage.vic.gov.au/vdp-sco

The Victorian Desalination Project includes the largest desalination plant in Australia. Located in Wonthaggi, Victoria, the plant can deliver up to 150 billion litres (150 gigalitres) of fresh drinking water per year.

It uses reverse osmosis and state-of-the art technology and processes. Reverse osmosis is the most energy-efficient method of desalinating water.

The VDP has been in operation since December 2012. The plant presents vital infrastructure to maintain water supply during periods of drought and can provide 150 gigalitres of additional water a year.

A growing population and climate change are expected to place increased pressure on our water supply. Therefore, as a critical element of our water supply grid, the VDP’s infrastructure requires protection against encroachment that could potentially damage or impact the infrastructure.

The VDP is state significant infrastructure and is a key component of the delivery of Water for Victoria Water Plan 2016 and the Central and Gippsland Regional Sustainable Water Strategy 2022.

The VDP is an asset that requires protection against inappropriate land development or changes in land use that potentially could damage or impact the infrastructure.

To minimise the risk of any damage or disruption to the VDP assets, the VPA has worked with the Department of Energy, Environment and Climate Action (DEECA) to minimise the number of new north-south crossings (road, shared user path or drainage) that are provided over the VDP underground assets.

The Victorian Planning Authority (VPA) will continue to involve you in the planning process as it progresses. Opportunities for informal and formal feedback to the plan will be provided. You can stay up to date by subscribing to the project newsletter in the right-hand toolbar of this webpage.