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300-340 Barry
Road,
Campbellfield
Planning Permit
Application
June 2026
Prepared for: Zerra DC
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Acknowledgment of Country
Urbis acknowledges the Bunurong and Wurundjeri
peoples of the Kulin Nation as the Traditional
Custodians of Naarm/Melbourne.
We recognise that First Nations sovereignty was
never ceded and respect First Nations peoples
continuing connection to these lands, waterways
and ecosystems for over 60,000 years.
We pay our respects to First Nations Elders, past
and present.
The river is the symbol of the Dreaming and
the journey of life. The circles and lines
represent people meeting and connections
across time and space. When we are
working in different places, we can still be
connected and work towards the same goal.
Urbis is committed to incorporating our respect
for First Nations cultures, peoples and storytelling
in our work across the Country. We are proud to
have partnered with Darug Nation artist, Hayley
Pigram, and to profile her artwork - Sacred River
Dreaming.
300-340 Barry Road, Campbellfield | Planning Permit Application 2
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Urbis staff responsible for this Submission documents:
report were:
This report is to be read in conjunction with:
Partner Eleni Roussos ▪ Clause 53.22 Application Cover Letter prepared by Urbis, dated 24 April 2026
▪ Certificate of Title pertaining to the subject site.
Senior Consultant Bryn Greenhalgh
▪ Metropolitan Planning Levy Certificate 003071
Planning Assistant Mitch Clemens ▪ Letter of Eligibility issued by Development Facilitation Program 23 April 2026.
▪ Written Advice prepared by Invest Victoria, dated 14 April 2026.
Project Code P0061874
▪ Site Survey Plan prepared by DPM Consulting Group dated 26 June 2025
Report Number 03 – RFI Response ▪ Architectural Plans prepared by Greenbox, dated 10 April 2026.
▪ Architectural Design Statement prepared by Greenbox, dated 10 November 2025.
▪ Landscaping Concept Plan prepared by Urbis, dated April 2026.
All information supplied to Urbis in order to conduct
▪ Transport Impact Assessment prepared by Urbis, dated 24 April 2026.
this research has been treated in the strictest
confidence. It shall only be used in this context and
▪ Waste Management Plan prepared by Urbis, dated 1 December 2025.
shall not be made available to third parties without
client authorisation.
▪ Sustainability Management Plan prepared by Aurecon, dated 20 March 2026.
Confidential information has been stored securely
▪ Environmental Noise Report prepared by Aurecon, dated 24 April 2026.
and data provided by respondents, as well as
their identity, has been treated in the strictest
▪ Preliminary Risk Hazard Assessment prepared by Aurecon, dated 24 April 2026
confidence and all assurance given to respondents
have been and shall be fulfilled.
▪ Stormwater Management Plan prepared by Aurecon, dated 10 April 2026.
© Urbis Ltd ▪ Site Services & Drainage Layout plans prepared by Aurecon, dated 14 November 2025.
50 105 256 228
▪ Quantity Surveyors Report prepared by WT Partnership, dated 29 January 2026.
All Rights Reserved. No material may be reproduced
without prior permission. ▪ Economic Benefits Assessment prepared by Urbis, dated February 2026.
You must read the important disclaimer appearing
within the body of this report. ▪ Endorsed Assembly Broadmeadows Design Guidelines prepared by Watson Young Architects
Revision P6, dated 26 August 2025 (FOR INFORMATION).
urbis.com.au
300-340 Barry Road, Campbellfield | Planning Permit Application 3
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Contents
3.4 Municipal Planning Strategy (MPS) 20
Contents 4
3.5 Planning Policy Framework (PPF) 21 Figures
Executive Summary 6
3.6 Strategic Documents 22 Figure 1 – Plan of Subdivision PS834245S ...................... 9
Hume Planning Scheme 6
Figure 2 - Plan of Subdivision PS900725L ...................... 9
Assessment Summary 6 4 Assessment 23
4.1 Masterplan Assessment & Suitability of Land Figure 3 Adjacent Northern Interface (Link Drive)... 10
1 Site Context 8
Use 24
Figure 4 Sydney Road Interface 100m east ................. 10
1.1 Subject Site 8
4.2 Built Form, Siting & Design Considerations 25
Figure 5 Barry Road interface 150m south ................... 10
1.2 Certificate of Title & Encumbrances 9
4.3 Amenity Impacts 27
Figure 6 Upfield Station interface 200m west ........... 10
1.3 Immediate Surrounds 10
4.4 Landscaping Response 29
Figure 7 - Indicative Masterplan Render. Source:
1.4 Surrounding Context 11
4.5 Signage 30 Greenbox Architecture .............................................................. 14
1.5 Subdivision Permit P25910.01 12
4.6 Environmentally Sustainable Development 31 Figure 8 – Proposed Masterplan Staging. Source:
1.6 Watson Young Estate Design Guidelines 12 Greenbox Architecture .............................................................. 14
4.7 Traffic Considerations 32
Figure 9 - Area of Aboriginal Cultural Heritage
2 Proposal 13 4.8 Waste Management 34
Sensitivity Extents ........................................................................20
2.1 Masterplan Proposal 13
4.9 Stormwater Management 35
Figure 10 – Special Building Overlay Extents..............20
2.2 Stage 1 Development 14
4.10 Economic Benefits 36
Figure 11 - Proposed Site Plan ..............................................25
2.3 Backup Generators & Dangerous Goods 16
5 Conclusion 37 Figure 12 - Northern Elevation ............................................. 26
2.4 Future Stages 17
Disclaimer 38
Figure 13 - Proposed Masterplan Render..................... 27
2.5 Management of Balance of Site 17
Planning Policy 40 Figure 14 - Stage 1 Landscaping Design Response
2.6 Significant Economic Development Pathway
................................................................................................................ 30
17 Planning Policy Framework 41
Figure 15 - Strategic Framework Plan ............................. 41
3 Hume Planning Scheme 18
3.1 Zone 18 Appendices
Tables
3.2 Overlays 19 Hume Planning Scheme
Table 1 - Planning Controls and Permissions ............. 6
3.3 General and Particular Provisions 20
Table 2 - Site Details .................................................................... 8
300-340 Barry Road, Campbellfield | Planning Permit Application Contents 4
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Table 3 - Masterplan Proposal Summary.................... 13 Table 4 – Stage 1 Development Details ......................... 15
300-340 Barry Road, Campbellfield | Planning Permit Application Contents 5
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Executive Summary
This report has been prepared on behalf of Zerra DC (the permit applicant) in
Land Adjacent to the PRIOR TO STATEMENT OF COMPLIANCE FOR
support of a Planning Permit application to use and develop Lots 5 & 6 within
Principal Road Network SUBDIVISION P25910.01
340 Barry Road, for the purposes of a staged Data Centre (nested within ‘Utility
(Clause 52.29) ▪ To create or alter access to a road in a
Installation’) campus precinct, associated car parking, landscaping and other
Transport Zone 2
works.
This application is being made via the Clause 53.22 application pathway within
Assessment Summary
the Hume Planning Scheme, pertaining to Significant Economic Development.
In this instance, the application is made to the Minister for Planning, care of the
This report describes the subject site and its surrounding context. It further
Development Facilitation Program.
details the proposed works and provides a detailed assessment against the
The subject site looks to utilise approximately 22 hectares across two lots, relevant planning controls and policies outlined in the Planning Scheme.
within the subdivision of the broader parent lot. The subdivision of the parent
Overall, this report demonstrates that the proposal is an acceptable and
lot is approved through Planning Permit P25910.01. We note this application is
appropriate outcome for the site as:
made prior to formal creation of Lots 5 & 6 as at the time of writing the
subdivisional works are yet to be completed for titles to be registered. ▪ The proposed master-planned development outcome is considered to
appropriately respond to the strategic and statutory planning
Hume Planning Scheme frameworks applicable within the Hume Planning Scheme.
▪ The proposed masterplan will provide a high quality piece of critical
The site is affected by the following planning controls and permissions.
infrastructure to the locality, delivering important data storage and
Table 1 - Planning Controls and Permissions improved digital capacity for surrounding businesses and residences.
▪ The proposed ‘Data Centre’ land use is a highly appropriate land use for
Controls/Provisions Permissions
the former Ford Assembly Plant site, considered a modern and
Industrial 1 Zone (Clause ▪ Use of the land as a Utility Installation contemporary interpretation of an industrial land use.
33.01) (Data Centre)
▪ The proposed site layout and building massing is respectful of its
▪ To construct a building or construct or surrounding context and will result in a thoughtful architectural design
carry out works with regard to building bulk and an acceptable intensity of interface.
Melbourne Airport Environs ▪ No permit required ▪ The proposed detailed design and architectural concepts of Stage 1 will
Overlay – Schedule 2 result in a highly articulated and high quality design, that will provide a
(Clause 45.08) landmark within the future subdivided estate.
Signs (Clause 52.05) ▪ To construct or display a Section 2 sign
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▪ The proposed Data Centre development will provide an industry leading
response to sustainability initiatives, utilising air cooling to reduce water
reliance, and a Battery Energy Storage System which will reduce the
demand on the regional electricity grid at peak periods.
▪ The development has been demonstrated to have an appropriate and
low impact on the surrounding traffic network, with sufficient car parking
provided to address staff needs.
▪ The proposed Signage zones to the Stage 1 building elevations will provide
appropriate business identification and wayfinding opportunities for the
permit applicant, and visitors to the building.
▪ The proposal will present an appropriate response to potential on-site
and off-site amenity impacts through design intervention, including
acoustic noise emissions and light spill.
300-340 Barry Road, Campbellfield | Planning Permit Application Executive Summary 7
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1 Site Context
1.1 Subject Site
Key details of the site are as follows.
Table 2 - Site Details
Category Description
Existing Conditions The site is cleared vacant land, near the corner of
Barry Road and Hume Highway/Sydney Road
Location The site is located on Lots 5 and 6 of the proposed
subdivision P25910.01 of the broader parent lot. More
broadly, the site is located on the former Ford
Broadmeadows Assembly Plant.
Area 22.07 hectares
Frontages 838 metres to Link Drive,
322 metres to Connect Drive S
392 metres to Connect Drive E
Title As at the time of the application
Lot 2 on Plan of Subdivision PS900725
Vehicle Access The site is currently accessed via three crossovers:
One crossover each to Barry Road (south), Sydney
Road (east), and Link Drive (north).
Following subdivision, the site will be accessible via
Link Drive and Connect Drive, roads to be made as
part of Planning Permit P25910.01
Vegetation There is no existing vegetation on site.
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1.2 Certificate of Title & Encumbrances
At the time of lodgement, the land is formally known as Lot 2 on Plan of
Subdivision 900725L. This formal description refers to the broader parent lot
which the subject site is located within. Following registration of the Plan of
Subdivision approved by subdivision permit P25910.01, the land will be
redescribed as Lots 5 & 6. The subject site specifically is affected by the
following encumbrances:
▪ Caveat AY744658L lodged by AGPDC MEL1 Assets Pty Ltd (a subsidiary of
the permit applicant’s parent company) on the grounds they have
entered into a purchasers’ contract with the registered proprietor.
▪ Section 173 Agreement AT905853M, registered 23 December 2020, relates
to the site’s original subdivision by Ford Australia, and requirements of
that subdivision permit by Hume Council. The agreement pertains to
delivery of upgrades to stormwater management infrastructure
(Easement E-67), if the private discharge exceeds the current design
capacity. The Stormwater Management Plan prepared for this proposal
Figure 1 – Plan of Subdivision PS834245S
confirms the proposal complies with the S173 requirements.
▪ Section 173 Agreement AT905856F, registered 23 December 2020, relates
to the site’s original subdivision by Ford Australia, and requirements of
that subdivision permit by Hume Council. The agreement pertains to
future stormwater infrastructure in Lots 2 & 3 of the plan of subdivision.
▪ Sewerage Easement E-15, width of 3 metres located in the site’s northern
extremity, benefitting Lot 2 & 3 on PS834245S
▪ Drainage Easement E-67, width of 3 metres located at the southern
boundary of Stage 1 works, benefitting Lot 2 & 3 on PS834245S
▪ Drainage Easement E-68, width of 3 metres located in the site’s northern
extremity, benefitting Lot 3 on PS834245S
▪ Covenant AU079785U, registered 24 February 2021, benefits the subject
site and restricts the land at 1731-1733, 1747-1765, and 1777-1787 Sydney
Road from being used for a range of land uses. These include, but not
limited to, abattoir, adult sex product shop, brothel, utility installation in
respect of power, and industry in respect of laundering, materials
recycling, refuse disposal, and sales of passenger motor vehicles.
Figure 2 - Plan of Subdivision PS900725L
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1.3 Immediate Surrounds
North
The site is located at the northern extremity of the existing parent lot.
Immediately north of the site is land within the northern state significant
industrial corridor and mostly located in the Industrial 1 Zone. The majority of
parcels are large allotments, with land improved by large warehouses and
distribution centres. Approximately 1.8 kilometres north of the site is Somerton
Road, providing access to the Roxburgh Park Shopping Centre.
East
East of the site is Sydney Road/Hume Highway, a strategic road corridor which
the site has indirect direct access but no frontage to. The road provides
connections to the Melbourne CBD, and northern regional Victoria. On the
adjacent side of Sydney Road is a continuation of the northern state
significant industrial corridor and located within the Industrial 1 Zone.
Allotments of associated warehouses are smaller than those in direct
proximity to the site. The Merri Creek is located approximately 1.6 kilometres
further east of the subject site.
Figure 3 Adjacent Northern Interface (Link Drive) Figure 4 Sydney Road Interface 100m east
South
An access road forms the immediately adjacent interface to the site’s
southern boundary, which will be constructed as part of the parent lot’s
subdivision. Directly south of the access road are proposes light industrial lots
410 to 424, with sizes ranging from ~2,150 sqm to ~4,815 sqm. The light
industrial lots will provide land use separation to the General Residential Zone
and strip of commercial land, informally known as ‘Fordgate’ south of Barry
Road. The subject site will have approximately 180 metres separation to the
southern sensitive land uses.
West
Link Drive will form the immediate western interface for the subject site
following registration of the subdivision, with several lots located on the
western adjacent side of Link Drive. Further west of the site is the Upfield
Railway Station, currently the northern terminus of the Upfield railway line
which is earmarked for future northern extension. The railway line provides
important public transport access to the subject site and will be connected by
a 5,000 sqm public open space reserve to the south-west of the subdivision
area. west of the railway corridor is a continuation of Industrial 1 zoned land,
with a general residential area approximately 1 kilometre west. Figure 5 Barry Road interface 150m south Figure 6 Upfield Station interface 200m west
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1.4 Surrounding Context
The site is located approximately 16 kilometres north of the Melbourne CBD
and is located within the core northern precinct of state significant industrial
land, as identified in the Melbourne Industrial and Commercial Land Use Plan
(MICLUP). The site has sound access to a range of high-quality transport
infrastructure including Sydney Road, the Metropolitan Ring Road, Hume
Freeway, as well as public transport infrastructure such as the Upfield and
Craigieburn train lines.
Following decommissioning of the Ford Assembly Plant in 2016, the site has
progressively been sold and subdivided for industrial redeveloped. The site is
located on one of the largest remaining intact parcels of the old assembly
plant and is in the process of being subdivided by Subdivision Permit P25910.01
granted by Hume City Council.
Campbellfield itself is a residential and industrial suburb with a multiculturally
diverse population of approximately 5,000 residents. It is bordered by
Somerton and Roxburgh Park to the north, Lalor and Thomastown to the east,
Fawkner and Broadmeadows to the south, and Dallas and Meadow Heights to
the west. The area is characterized by a mix of single-storey homes, low-rise
buildings and an industrial history.
Key locational attributes of the site are as follows:
1. Located adjacent to Hume Highway/Sydney Road
2. Approximately 3km from the Western Ring Road/M80
3. Approximately 250m from Upfield train station
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1.5 Subdivision Permit P25910.01
A subdivision permit was granted by Hume City Council on 5 June 2025,
relating to the subdivision of the land for the broader parent lot shown on this
page. Assembly Broadmeadows Pty Ltd, the current landowner, achieved
planning approval for 29 lots of varying sizes, road reserves, and a 5000sqm
public open space reserve in the south west of the site.
As noted previously, the subject site for the purposes of this application
involve approved Lots 5 & 6 of the endorsed subdivision plan against this
permit. Lots 5 & 6 occupy 22.07 hectares of the broader parent lot.
At the time of lodgement of this application, the vendor is still in the process of
discharging conditions enforced by the subdivision permit P25910.01 and, as
such, the title boundaries remain consistent with the parent lot, outlined in red.
Following discharge of all conditions of the subdivision permit, we anticipate
that new titles will be created for the subject site, being the approved Lots 5 &
6.
1.6 Watson Young Estate Design
Guidelines
In accordance with Condition 4 of the Subdivision Permit, a set of Design
Guidelines has been prepared and endorsed by Hume Council. The design
guidelines provide direction and built form outcomes for the broader estate,
and will be added as a restriction on the estate’s Certificates of Title once
statement of compliance is received and titles are formally issued.
A copy of the endorsed Estate Design Guidelines, prepared by Watson Young
Architects, was sourced during the preparation of this proposal and
architectural plans, to ensure alignment and consistency with the vendor’s
vision of the future estate.
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Various additional access roads and infrastructure are proposed throughout
2 Proposal
the site to support the operation of the subject site as a Data Centre campus,
to be owned and operated by the permit applicant.
2.1 Masterplan Proposal
At a high level, the masterplan incorporates the following components.
Table 3 - Masterplan Proposal Summary
The applicant proposes to use and develop the subject site for a substantial
6-building data centre campus and precinct, to bring a new age to Hume’s
Stage Proposal
industrial future and the former Ford site. The permit applicant seeks to
complete this through a master-planned precinct approval. Total Development 6 x buildings, capable of 336MW
This application seeks approval for the staged development of the Data Total GFA of 211,464sqm
Centre (nested within ‘Utility Installation’) estate, with ancillary ‘Office’ space.
Stage 1 2-storey, 48MW data hall building
The centre will be a critical piece of digital infrastructure for the Hume locality
and the Northern State Significant Industrial Precinct and will assist with future Total GFA of 29,581sqm inclusive of external plant
economic growth and broadly support surrounding business operations. areas
The overall masterplan provides high level information for the estate as a Car Parking for 38 vehicles, 3 motorcycles
whole and seeks approval for a total GFA of 211,464sqm, as well as external 5MW BESS & 66kV substation (Exempt)
plant area, to accommodate a 336MW data centre precinct.
Stage 2 2-storey, 48MW data hall building
The proposed data centre precinct represents a new industrial age for the
Total GFA of 29,490sqm inclusive of external plant
former Ford Assembly Plant site. The proposed Masterplan will continue to
areas
deliver strategically justified industrial uses with a modern twist, providing
critical infrastructure to assist with providing enough network capacity to Car Parking for 27 vehicles
accommodate a digitising city. Future 13,500sqm substation zone to be
In addition to the proposed masterplan, detailed design is provided for Stage developed (kV to be confirmed, in excess of
1, which incorporates a ~29,000sqm two storey data hall building, with 66kv)
capacity for 48 Megawatts (MW).
Stage 3 2-storey, 48MW data hall building
Also within Stage 1 is a proposed 5MW Battery Energy Storage System (BESS),
Total GFA of 31,996sqm inclusive of external plant
and a 66kV substation to be delivered by Jemena. Both of these pieces of
areas
infrastructure fall within the definition of a ‘Minor Utility Installation’ and
Car Parking for 18 vehicles
accordingly are exempt from requiring planning approval under Clause 62.01
and 62.02-1 of the Hume Planning Scheme. An additional second substation Stage 4 2-storey, 48MW data hall building
(kV size to be confirmed) is proposed to be delivered as part Stage 2, however
Total GFA of 28,453sqm inclusive of external plant
is likely to exceed the 66kV threshold. Accordingly, it will be classed as part of
areas
the broader “Utility Installation” land use proposed.
Car Parking for 18 vehicles
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Stage 5 3-storey, 72MW data hall building
Total GFA of 47,840sqm inclusive of external plant
areas
Car Parking for 18 vehicles
Stage 6 3-storey, 72MW data hall building
1-storey, 1,425sqm future administrative building
Total GFA of 44,105sqm inclusive of external plant
areas
Car Parking for 18 vehicles
Figure 8 – Proposed Masterplan Staging.
Source: Greenbox Architecture
2.2 Stage 1 Development
Stage 1 of the proposed development consists the buildings and associated
plant in the area north of the site’s existing drainage easement. As noted
above, this includes a 2-storey, 48MW data hall with associated external plant,
to a total height of 21 metres. Associated roads and a site entry area is
proposed with complementary car parking, and landscaping throughout.
As noted previously, Stage 1 also includes the development of a 66kv
Substation and 5MW BESS, which are exempt under the provisions of Clause
62.01 and 62.02-1 of the Planning Scheme.
Stage 1 has been split into Stage 1 and Stage 1B, to allow for staged occupancy
of the proposed 48MW building through the building surveyor, so as to not
Figure 7 - Indicative Masterplan Render.
delay the first portion of the development ‘coming online’ as soon as its ready,
Source: Greenbox Architecture
providing services to the surrounding residents & businesses.
The proposed data centre will operate 24 hours a day, 7 days per week. The
data centre will work with relevant staff and operational security present at all
times.
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It is noted that the buildings and works proposed as part of Stage 1 will extend
Signage Provision of 2 x signage zones on the building
across the Lot 5 & 6 cadastral boundary line. For information and
facades, as follows:
completeness, it is anticipated that the permit applicant will seek an
▪ 1 x internally illuminated, business
amendment to the Lot boundary alignments during the construction process,
identification signage zone affixed to the
to shift the Lot 5 boundary south to the Easement E-15 location.
northern elevation parapet. Dimensions of
Key details of the proposal are as follows. 1900mm (h) x 4800mm (w), and a clearance
Table 4 – Stage 1 Development Details of 12.6 metres to the underside.
▪ 1 x internally illuminated, business
Element Proposal
identification signage zone affixed to the
western elevation parapet. Dimensions of
Operational Hours 24 hours, 7 days per week
1900mm (h) x 4800mm (w), and a clearance
Staff Numbers 49 inclusive of operational staff & site security of 15.2 metres to the underside.
Total Megawatt 48MW
2.2.1 Landscaping
Capacity
In conjunction with the proposed architectural plans, a comprehensive
Gross Floor Area 29,581sqm
landscaping concept plan has been prepared by Urbis for the site, including
Building Height 2 storeys + roof level both a broad, high level masterplan design and a detailed Stage 1
landscaping plan for endorsement. The landscaping design has been
Maximum 21 metres
prepared around three main principles including greening & cooling;
Minimum Boundary North: 35 metres providing a landscaped setting for staff; and high amenity edges.
Setbacks East: 16 metres to external plant, 44 metres to
The landscaping concept plan proposes a comprehensive greening strategy
building
for the subject site which has taken into consideration operational
West: 18 metres to external plant, 50 metres to
requirements such as security and CCTV cameras.
building
The majority of landscaping are native ground covers, with select canopy
Car & Bicycle Parking 38 car parking spaces trees throughout the site and car parking areas to ensure a cooling effect.
3 Motorcycle spaces Canopy trees and a three metre landscaping strip are proposed along the
14 external bicycle parking spaces. site’s street frontages including to Link Drive. The height, density, and canopy
spread of trees along Link Drive have been carefully selected so as to not
ESD LEED v4.1 Silver Rating
interfere with the line of sight for CCTV cameras. Notwithstanding, the
Stormwater 80.4% reduction – Total Suspended Solids landscaping proposal is considered to address the design suggestions within
Management 65.9% reduction – Total Phosphorus the endorsed estate guidelines.
47.5% reduction – Total Nitrogen
96.2% reduction - Gross Pollutants
300-340 Barry Road, Campbellfield | Planning Permit Application Proposal 15
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2.2.2 Sustainability Initiatives 2.3 Backup Generators & Dangerous
Goods
We acknowledge that in recent months there has been media coverage
relating to the development of Data Centres in Melbourne, and their nature as
Supplying uninterrupted power to data centres is a critical aspect of their
a resource-intensive land use on both energy and water. In this regard, it is
operation. As such, stand-by generators, incorporating the storage of
important to note that the permit applicant, Zerra DC, were originally formed
dangerous goods are a necessity within the development.
as a renewable energy developer. Accordingly, the delivery of a highly
sustainable data centre is at the forefront of the design ethos. A Preliminary Hazard and Risk Assessment has been prepared by Aurecon
and in included with this submission. Notwithstanding, a summary of key
The proposed development represents a ‘community first’ approach to details related to the proposed backup generators and dangerous goods
infrastructure development and responsible resource stewardship. This is storage is provided below.
achieved through water-conscious cooling and grid-supportive energy
It is important to recognise that detailed design has only been carried out for
systems throughout the development.
Stage 1 at this stage with respect to Lithium batteries and fuel storage
locations. While the total quantum of fuel storage has been confirmed for the
In particular, the data halls and internal infrastructure will be designed for
development, these will be verified and further details provided at the
water-resilience, using air-cooled technology that eliminates the water-
endorsement phase for each stage.
based evaporative cooling requirements. This system requires minimal water
consumption and achieves a near-zero water usage effectiveness rating. In Lithium-Ion Batteries
this regard, the development will consume a fraction of the water intake
Approximately 45 tonnes of lithium-ion batteries will be in use within Stage 1 of
which other water-intensive data centres in Melbourne, who use thousands of
the facility, located within 576 battery racks throughout the building and
mega-litres annually. external plant areas.
In addition, Stage 1 of the development will incorporate the construction of a 5 In addition, the site’s 5MW BESS facility to be constructed will contain an
megawatt Battery Energy Storage System (BESS), with capacity in stages 2-6 additional 74 tonnes of lithium ion batteries, distributed throughout five
for the construction additional BESS systems. The benefit of this infrastructure battery enclosures.
will be that the operator can purchase power in non-peak periods and store It is noted that there will be no storage of spare lithium-ion batteries on site.
this locally within the subject site. The battery capacity will support grid As per Dangerous Goods Regulations 2022 regulation 6(c) the Dangerous
stability and will reduce electrical demand during peak periods when the Goods Regulations do not apply to batteries while they are in use.
community demand is highest. If needed, the BESS can also allow discharge
Diesel Fuel Storage
of electricity back into the grid during peak periods, which will allow the data
centre to partially operate as a grid asset, rather than a typical energy In the case of a grid power outage, Stage 1 of the development will also
contain 48 x 20,000L generator belly tanks, and 48 x 1,000L generator day
consumer.
tanks. The Diesel storage volumes are likely to be replicated for each of the
We consider these initiatives will provide a local-industry-leading data centre Buildings in Stages 2 to 6, equalling a total 7,060kL (5,930 tonnes) of diesel fuel
development, that will set a new benchmark for sustainability initiatives. to be stored on-site.
We note the quantities of diesel petrol exceeds the fire protection quantities
listed for Item 7, within Schedule 2 of the Dangerous Goods (Storage and
Handling) Regulations 2022.
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The diesel is required on-site to operate stand-by power generators when 2.6 Significant Economic Development
there is an unexpected (and unlikely) interruption of mains power. As part of
Pathway
this, diesel would operate the generators in the event of a power failure.
Given the short and intermittent periods these would operate in, emissions
will not adversely impact the site’s surroundings. Clause 72.01 of the Hume Planning Scheme has the effect of making the
Minister for Planning the Responsible Authority for applications eligible for
Acknowledging there are sensitive land uses within 300 metres of the subject
assessment under the Clause 53.22 pathway. The Clause 53.22 pathway offers
site, the application will trigger referral to the EPA under Clause 53.10 of the
eligible applications a specialised assessment pathway aimed at facilitating
Hume Planning Scheme. In addition, the project team are pursuing a
Development License Exemption and Operational License through the EPA’s the development of projects that will make a significant contribution toward
separate permissioning processes. Victoria’s economy and provide substantial public benefit including jobs for
Victorians.
2.4 Future Stages
To be eligible for assessment under this pathway, the ‘Data Centre’ proposal
must meet the following requirements:
The permit applicant anticipates that the construction period for the entire
masterplan will occur over a circa 12-year period, consisting of 24 months for ▪ The use must be specified in Table 2 and the condition corresponding
each stage. This may be expedited on the basis of simultaneous stage to that use must be met.
construction.
▪ Must have written advice from the Chief Executive Officer, Invest
Given the long term nature of the site’s construction, detailed design plans are Victoria confirming the likely financial feasibility of the proposal.
yet to be prepared for future stages. Notwithstanding, the key items are
▪ (Corresponding condition from Table 2) The estimated cost of
included for initial endorsement including building layouts and maximum GFA,
development must be at least:
car parking locations and sizes, and internal road layouts.
– $20 million if any part of the land is in metropolitan Melbourne
Detailed design for future stages of the masterplan are proposed to be
approved through endorsement of plans and relevant documentation for In this respect, we confirm the development has addressed the requirements
each building in due course. of Clause 53.22 noting:
1. The proposed ‘Data Centre’ land use is included within Table 2 of
2.5 Management of Balance of Site
Clause 53.22.
The part of the land not required for immediate use will be kept in a clean and 2. A quantity surveyors report is currently being prepared for this
safe condition at all times. New construction hoarding will be installed to the application and will be provided for Invest Victoria at the appropriate
site perimeter and along the internal road boundaries to prevent time, however current estimates for the development indicate a
unauthorised access and maintain the site in a clean and safe condition. proposed development cost of approximately $1.1 billion, well above
the required threshold.
Zerra DC will engage a Property / Facilities Manager to monitor the site and
manage any site cleanliness / safety concerns that may arise during 3. Information demonstrating the likely feasibility of the proposal has
been provided to the satisfaction of the Minister for Planning, including
occupancy of the estate. This will ensure that offsite amenity impacts as a
written advice from the Chief Executive Officer (or delegate) of Invest
result of the interim use of the land are avoided at all times.
Victoria.
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3 Hume Planning Scheme
The relevant sections of the Planning Scheme are summarised below with a
detailed overview of provisions and planning policies provided in Appendix A.
3.1 Zone
The site is located within the Industrial 1 Zone (IN1Z), pursuant to Clause 33.01 of
the planning scheme. The purpose of the IN1Z includes:
▪ To implement the Municipal Planning Strategy and the Planning Policy
Framework.
▪ To provide for manufacturing industry, the storage and distribution of
goods and associated uses in a manner which does not affect the
safety and amenity of local communities
Pursuant to Clause 33.01-1, a planning permit is required to use the land for the
purposes of a Data centre (nested within ‘Utility installation’) as a Section 2
land use.
We note the proposed land use does not constitute a gas holder, sewerage,
refused treatment or disposal works, as per the Section 2 condition listed.
Noting the proposed ‘office’ will be ancillary to the Data Centre operation, we
do not consider any further land use approvals are required.
Additionally, Clause 33.01-4 requires a planning permit to construct a building
or construct or carry out works.
Category 2 signage requirements apply to land within the IN1Z.
Pursuant to Clause 33.01-4, the application for buildings and works is exempt
from public notice as the works are located more than 30 metres from a
residential zone or land used for a hospital or education centre.
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3.2 Overlays
3.2.1 Melbourne Airport Environs Overlay – Schedule 2
(MAEO2)
The site is affected by the Melbourne Airport Environs Overlay – Schedule 2
(MAEO2) pursuant to Clause 45.08 of the Planning Scheme which seeks:
▪ To implement the Municipal Planning Strategy and the Planning Policy
Framework.
▪ To ensure that land use and development are compatible with the
operation of Melbourne Airport in accordance with the relevant airport
strategy or master plan and with safe air navigation for aircraft
approaching and departing the airfield.
▪ To assist in shielding people from the impact of aircraft noise by
requiring appropriate noise attenuation measures in dwellings and
other noise sensitive buildings.
▪ To provide for appropriate levels of noise attenuation depending on the
level of forecasted noise exposure.
Further to the above, Schedule 2 to the Overlay contains the following
purpose:
▪ To identify areas that are or will be subject to moderate levels of aircraft
noise based on the 20-25 Australian Noise Exposure Forecast (ANEF)
contours and to limit use and development to that which is appropriate
to that level of exposure.
Noting that use of the land as a ‘Data centre’ is not listed in Clause 1.0 of
Schedule 2 to Clause 45.08, no planning permit is required for the proposed
use of the land and buildings and works.
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3.2.2 Other Considerations
The broader parent lot (prior to certification of subdivision) is also impacted
by the Special Building Overlay and an area of Aboriginal Cultural Heritage
Sensitivity. Notwithstanding, these areas do not extend in the proposed lot
boundaries of the subject site, which relates to this application.
Accordingly, while the broader parent lot is technically impacted by these
overlays, they have been appropriately responded to by the subdivision
permit P25910.01. Therefore they are not considered to impact on this
proposal.
3.3 General and Particular Provisions
The following general and particular provisions are related to the proposal:
▪ Clause 52.05 – Signs
▪ Clause 52.06 – Car Parking
Figure 9 - Area of Aboriginal Cultural Heritage Sensitivity Extents
▪ Clause 52.29 – Land Adjacent to the Principal Road Network
▪ Clause 52.34 – Bicycle Facilities
▪ Clause 53.18 – Stormwater Management in Urban Development
▪ Clause 53.22 – Significant Economic Development
▪ Clause 65 - Decision Guidelines
▪ Clause 66.02 – Use and Development Referrals
3.4 Municipal Planning Strategy (MPS)
The following Clauses of the PPF are relevant to the proposal:
▪ Clause 02.01 – Context
▪ Clause 02.03-5 – Built environment and heritage
▪ Clause 02.03-7 – Economic development
▪ Clause 02.04-2 – Strategic Framework Plan
Figure 10 – Special Building Overlay Extents
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Of note:
▪ Clause 02.01 - Context establishes the importance of State Significant Broadly speaking, these Clauses aim to:
Industrial Areas along the Hume Highway in meeting the logistics
▪ Support the ongoing viability and productivity of industrial areas and
demands of Melbourne.
business parks by guiding appropriate land use and development.
▪ Clause 02.03-5 – Built environment and heritage seeks to avoid poorly
▪ Promote high quality urban design, architecture, landscaping and site
designed industrial areas, prescribing a high standard of architectural
layouts that enhance amenity and create attractive, functional industrial
and landscape design, stormwater management, car parking provision
environments.
and vehicular access.
▪ Ensure subdivision and building design respond to natural features, key
▪ Clause 02.03-7 – Economic development outlines plans for
gateways, and surrounding landscapes while maintaining visual quality.
development along the Hume Freeway and the ongoing protection of
industrial land for industrial use. ▪ Encourage environmentally sustainable development that minimises
energy and water use, reduces waste, and protects biodiversity.
3.5 Planning Policy Framework (PPF)
▪ Manage industrial land supply by discouraging non-industrial uses that
could disrupt operations or are better suited to commercial zones.
The following Clauses of the PPF are relevant to the proposal:
Of note:
▪ Clause 13.05-1S – Noise Management
▪ Clause 15.01-1L-04 – Industrial areas and business parks includes
▪ Clause 13.07-1S – Land Use Compatibility
objectives that prescribe architectural and urban design strategies to
▪ Clause 15.01-1L-04 – Industrial areas and business parks create attractive business parks.
▪ Clause 15.01-2L-01 – Building design – Hume ▪ Clause 15.01-2L-03 – Environmentally sustainable development –
Hume seeks to achieve best practice in environmentally sustainable
▪ Clause 15.01-2L-02 – Energy and resource efficiency – Hume
development at stages of design, construction and use.
▪ Clause 15.01-2L-03 – Environmentally sustainable development – Hume
▪ Clause 17.03-1L – Industrial land supply aims to discourage non-
▪ Clause 17.01-1L – Diversified Economy – Hume industrial uses that could limit industrial operations or are better suited
to a Commercial 1 Zone.
▪ Clause 17.01-2S – Innovation and Research
▪ Clause 17.03-2S – Sustainable industry aims to ensure the sustainable
▪ Clause 17.03-1L – Industrial land supply
operation of industry by strategically locating activities to minimise
▪ Clause 17.03-2S – Sustainable industry conflict, protect industrial zones and maintain safety and amenity.
▪ Clause 17.03-3S – Significant industrial land ▪ Clause 17.03-3S – Significant industrial land identifies Campbellfield as
▪ Clause 17.03-3R - Regionally significant industrial land - Metropolitan a part of the Northern Industrial Precinct, a state significant industrial
Melbourne - Northern Metro Region precinct. The clause aims to protect state significant industrial precincts
from incompatible uses to safeguard their capacity for future growth.
▪ Clause 19.03-3L – Industrial stormwater management
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3.6 Strategic Documents 3.6.3 Melbourne Industrial and Commercial Land Use
Plan
3.6.1 Plan for Victoria
The Melbourne Industrial and Commercial Land Use Plan was released in
Victorian State Government released the Plan for Victoria (PfV) on 28 February 2020, providing strategic policy support to plan for future employment and
2025, which sets out a long-term strategy for the development and growth of industry needs.
Victoria.
This document outlines the importance of the industrial sector to Melbourne’s
The Plan sets out five pillars underpinning the strategic direction of growth economic development and describes measures to improve economic
and development within Victoria, with Pillar 2 being Accessible Jobs and performance through the protection and retention of industrial land for
Services. Overarchingly, this Pillar seeks to ensure equitable access to industrial uses.
employment opportunities enabling a strong economy for Victoria and
The site is identified as State Significant Industrial Land and within an existing
includes support to enable development of infrastructure which businesses
Industrial precinct in the Northern region. The Plan notes that the consumption
need to thrive.
of industrial land in the Northern Precinct has increased significantly in the
PfV designates the subject site as within a ‘State-significant industrial years preceding the plan.
precinct’, and adjacent the Upfield Train Station which is marked as an
The Plan describes the improvements that major infrastructure projects bring
‘Activity centre – housing choice and station’. Moreover, the Plan emphasises
by enhancing connectivity, reducing business costs and improving access to
the importance for Victoria’s employment precincts to house competitive
markets. The use of the land for a data centre is such a project, the modern
industries, requiring optimal functionality and provision of necessary
equivalent of industry, servicing the needs of the Greater Melbourne area
infrastructure. Action 8 of the Plan is to ensure new industrial and commercial
while allowing traditional forms of industry to continue in the surrounding
land is ready for development, removing barriers and ensuring it can be used
area.
for its intended purpose.
3.6.4 A 10-Year Plan for Industrial Land
3.6.2 Victoria’s Economic Growth Statement
The abovementioned document was released by the Department of
Victoria’s Economic Growth Statement was published in December 2024 and
Transport & Planning in November 2025 in response to some of the key
identifies strategic sectors and actions relating to a vision for a strong and
actions contained in Plan for Victoria, and Victoria’s Economic Growth
prosperous Victorian economy. The plan seeks to cut red tape and stimulate
Statement.
economic growth.
The document sets a 10 year plan for the progressive release and take up of
The plan identifies that Victoria’s digital technology sector as a priority section
Industrial land in Victoria, to drive economic activity and growth. Moreover, to
and is seen as a significant driver of the state economy. The sector employs
strategically time the release of the future 5,805 hectares of greenfield land
30 per cent of the national digital technology workforce. Acknowledging the
identified for future industrial supply, to ensure the economic benefits are fully
plan’s desire to grow and consolidate expenditure in this sector, it identifies
realised.
that infrastructure must exist to support its broader function
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4 Assessment
The following sections of this report provide an assessment of the proposal
against the relevant statutory and strategic provisions of the Planning
Scheme having regard to the site’s physical context.
This assessment focuses on the appropriateness of the following key matters:
1. Masterplan Assessment & Suitability of Land Use
2. Built Form, Siting & Design Considerations
3. Amenity Impacts (Off Site and On-site)
4. Landscaping Response
5. Signage
6. Environmentally Sustainable Development
7. Traffic Considerations
8. Waste Management
9. Stormwater Management
10. Economic Benefits
Each of these matters is dealt with in turn below.
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4.1 Masterplan Assessment & Suitability of enabling detailed design in accordance with the masterplan approval to be
confirmed progressively over each stage.
Land Use
Stage 1 of the proposed masterplan contains much of the site infrastructure,
The proposed masterplan development and use of the land for a ‘Data including the 5MW BESS, 66kV substation, and site entry/guardhouse facilities.
Centre’ is considered entirely appropriate considering the site’s locational and Stages 2-6 have been considered in a progressive, sequential and logical
policy context. The development will result in a well-considered and highly manner, that takes advantage of the site infrastructure.
detailed data centre campus, that will provide significant benefit to
Given the complexity and structure of the proposed development, the staged
businesses within the surrounding area, improving digital capacity and
masterplan approval is considered the most transparent, effective and time
providing data storage for partner businesses.
efficient way to deliver the critical state infrastructure proposed by this
Noting the site’s locational attributes as being within an area of State application.
Significant Industrial Land, and located on the former Ford Assembly Plant site,
The proposed use of the land addresses the purpose of the IN1Z, and will cater
the proposed development seeks to maintain consistency with the intent of
for the contemporary, new age equivalent of an industrial land use. The
strategic policy documents, including the MICLUP, to provide industrial
proposed ‘Data Centre’ will provide critical infrastructure to the locality and is
developments in designated land, consistent with Clause 17.03-1S and 17.03-
well placed within the IN1Z, recognising the clear separation of the use from
3R.
potentially sensitive land uses.
Acknowledging the scale of the proposed development, being 210,000sqm of
The proposed masterplan and land use will not be adversely impacted by
Gross Floor Area over a 22ha cadastral boundary, it is important to
nearby industries given that once completed, the ongoing operations of the
understand that the site will take some time to develop. The proposal
precinct will be low-intensity.
recommends progression of a ‘masterplan’ planning approval to manage the
complex approval and endorsement process that exists for a development of The Planning Policy Framework outlines the importance of well‑designed,
this size. sustainable and resource‑efficient development that protects industrial
activity and supports economic activity. The proposal delivers a high-quality
The proponent anticipates that Stage 1 of the development can commence,
development that positively responds to its surrounding context and the State
subject to conditional approval, in Q3 of 2026. Following commencement and
and Local Planning Policy, detailed below.
completion of the first 48MW building, the rest of the campus will be
constructed over a circa 12 year period, looking to be completed in between ▪ The proposal presents a contemporary equivalent of industry in the
2032-2034. The proposed masterplan progression is demonstrated in Error! R State Significant Industrial Area along Hume Highway that will contribute
eference source not found. of this report. to Melbourne’s infrastructure demands (Clause 02.01).
We consider the proposed masterplan approval is an appropriate method of ▪ The high standard of architecture, landscape design and response to
progressively scaling and building on the subject site. Staging the proposed the public addresses the direction of Clause 02.03-5 to positively
development across 6 stages, will allow the proposal to be delivered influence impressions of the public and potential investors.
progressively, allowing for changes to building efficiencies, technical
▪ The data centre aligns with the strategic directions of Clause 02.03-7 by
specifications and needs, and construction programming across the life of
facilitating economic growth and employment generation that is
the development. However a masterplan approval will provide certainty
compatible with existing industrial uses in the area.
upfront to all stakeholders of the ultimate development outcome while
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▪ As shown in Clause 02.04-2, the proposal is in an area of existing overwhelming on the broader locality. The proposed site coverage of
employment land. The proposal will continue to contribute to direct and approximately 45%, including built form and external plant area, is considered
indirect employment in the area, generating 49 employment roles in suitable for the proposed development.
Stage 1, and approximately 295 (subject to change) jobs across the
The development has deliberately been broken up into smaller, more
entire development.
manageable built form buildings which provides visual relief and simulates a
▪ The built form incorporates a range of materials, with glass, aluminium traditional industrial built form pattern. The proposed design allows for
and concrete providing an engaging façade (Clause 15.01-2L-01). activation to the development facades that will be most visible from the site’s
public boundaries.
▪ The proposed data centre offers a sustainability response that is unique
in an Australian context. Notably, the development will require minimal
water consumption and utilise a BESS to support grid stability and
reduce electrical demand during peak periods (Clause 15.01-2L-03).
4.2 Built Form, Siting & Design
Considerations
Stage 1 of the proposal delivers a well-considered and highly attractive
architectural building design, ensuring that visual attraction and articulation
are not compromised by the technical and operational requirements of the
broader land use, addressing much of the objectives and strategies within
Clause 15.01-1L-04 and 15.01-2L-01.
While we acknowledge that detailed design plans have only been prepared
for Stage 1 of the development, siting and massing have been interrogated for
the remainder of the proposal to ensure an appropriate design response will Figure 11 - Proposed Site Plan
be delivered throughout the endorsement phase, post approval of the
4.2.2 Setbacks & Interfaces
masterplan. The below sections provide a response to specific components of
the proposed design. The development provides substantially generous setbacks throughout the
entirety of the stie, well in excess of the minimum setbacks required by the
4.2.1 Siting
Planning Scheme and the Assembly Broadmeadows Estate Design Guidelines.
The development’s scale and form have been carefully considered to respond The generous setbacks proposed assist in providing an appropriate built form
to the subject site’s characteristics, responding to core planning policy and scale to the surrounding locality, and one that doesn’t overwhelm the public
the unique characteristics which affect the site. realm.
We consider the proposed layout of the development has thoughtfully The proposed setbacks include:
achieved an appropriate design response to the site interfaces and adjoining ▪ North: 35 metres, in excess of preferred 6 metres.
properties, with appropriate setbacks, scale, and coverage so as to not be
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▪ East: 16 metres to external plant, 44 metres to building, noting no
minimum setback is required.
▪ South: minimum 28 metres, maximum 90 metres, in excess of preferred 6
metres.
▪ West: 18 metres to external plant, 50 metres to building, in excess of
preferred 6 metres.
Acknowledging the scale of the proposed development, substantial
landscape setbacks have been integrated throughout the subject site’s
interfaces to soften massing and visual bulk impacts. Notwithstanding, the
proposed development setbacks are considered consistent with the site’s
industrial context and preferred urban character.
Where the Stage 1 development faces the public realm (northern and western
interfaces), a highly articulated and visually activated façade has been
proposed as demonstrated in the elevation plans prepared. This includes the
Figure 12 - Northern Elevation
proposed external plant areas fronting Link Drive, which have been carefully
articulated with metal screen louvres of varied colour patterns, ensuring visual 4.2.3 Height & Massing
interest and consistency with the estate design guidelines. Moreover, a highly
The proposed scale of the building is considered appropriate within the scale
glazed interface is proposed to the northern elevation, which will serve as the
of the surrounding context, and the anticipated built form for the future
building entry and office area.
industrial precinct. The surrounding context includes larger lots, with
At the time of detailed design development for Stages 2 to 6, the same design warehouses of typically between13-18m plus plant in height.
principles will be incorporated to ensure an appropriate interface is achieved.
The proposed development will incorporate 5 buildings of 2-storeys/21 metres
(including roof plant), and 2 buildings of 3-storeys/ 25 metres (including roof
plant). Given the significant setbacks proposed by the masterplan, as well as
the intended estate vision established by the Assembly Broadmeadows
estate design guidelines, these proposed building scales are thought to fit
comfortably within the future built form.
Being located within an industrial subdivision of substantial lot sizes, and
within a broader state significant industrial precinct, the built form massing is
considered to reflect the typical building footprints and layouts seen within
industrial precincts. The proposed data centre buildings are further broken up
through architectural expression and modulation, ensuring visual interest is
provided throughout the campus’ street expression.
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At the time of detailed design development for Stages 2 to 6, the proposed panels, glazing, and aluminium shading to provide visual and textural variety
building heights, massing and modulation will be further interrogated, throughout the proposed building. Perforated metal screening will be
acknowledging the masterplan currently only proposes basic built form included to the external plant gantries, as well as the Jemena substation,
footprints. acknowledging their direct interface to the Link Drive street interface. The
metal screening will be finished with a painted pattern on the façade to
Overall, the proposed building height and massing of the proposed
provide articulation and ensure variety is included within.
development will achieve an acceptable design response in the context of the
broader estate. The proposed architectural and material finishes are considered to achieve
consistency with the estate design guidelines in that the proposed design
incorporates high provision of glazing where possible, visual activation, and
architectural modulation to achieve a well-considered building appearance.
In addition, the building will be well defined from the street and will address
the estate entry at the northern extremity to provide a prominent landmark
entry. As noted previously, mechanical plant has been screened appropriately
to ensure the estate’s public realm remains attractive and well presented.
We consider the development’s built form response is well considered and will
result in an appropriate industrial design, with a consistent theme across the
campus.
4.3 Amenity Impacts
4.3.1 Noise
To assist with assessment of this submission, an Environmental Noise Report
has been prepared by Aurecon and is attached to this submission, in
Figure 13 - Proposed Masterplan Render. accordance with planning scheme requirements.
4.2.4 Design & Materiality Clause 13.05-1S of State Planning Policy aims to control noise effects on
sensitive land uses and outlines that relevant mitigation strategies should be
The Stage 1 architectural design proposes an expansive suite of material
implemented to ensure no adverse noise impacts are posed to a
finishes, ensuring a high quality and weather resilient architectural finish to
development’s surrounds.
the Stage 1 development. It is anticipated that a similar, yet distinctive, colour
and material palette will be applied to the detailed design of Stages 2 to 6, to Proposed noise emissions from the subject site have been carefully
considered with design amelioration suggestions included to ensure
ensure the design finish remains of a high quality yet also visually unique.
appropriate compliance with the Noise Protocol (EPA Victoria Publication 1826:
The proposed design will incorporate a mixture of aluminium cladding,
Noise limit and assessment protocol for the control of noise from commercial,
precast concrete, perforated security mesh screening, timber finish metal
industrial, and trade premises and entertainment venues).
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Assessment of Stage 1 mechanical plant has been prepared through a 3D maintain compliance with the Noise Protocol to southern adjoining
computational model, with findings contained below. Acknowledging the residences. This will be confirmed in future detailed design stages.
mechanical design of Stages 2-6 are not sufficiently progressed for a detailed
▪ Future stages will incorporate the following potential mitigation
assessment, guiding principles and mitigation strategies have been provided
strategies, as well as any other requirements arising out of detailed
in the report to be incorporated within the future endorsement of these
design assessment:
stages’ design. In addition, it is expected that predictive modelling for future
Stages will be prepared and provided at the RFI stage. – Optimisation of building and plant spatial layouts. Orientate and
position high noise emitting outdoor equipment as far away from
The proposed development is considered to provide an appropriate response
the nearest NSAs as is practical.
and complies with the Noise Protocol, noting the following:
– Quiet selection of all proposed external mechanical and electrical
▪ The maximum noise levels allowable at the subject site were calculated
equipment and associated infrastructure.
through taking background noise measurements at the three nearest
sensitive noise receiver areas; 1. Barry Road, Campbellfield; 2. Doy Street; – Allow for acoustic barriers with absorptive internal lining (NRC 1.0),
Dallas; and 3. Kyabram Street, Coolaroo. and sufficient height (> tallest noise emitting unit) to provide
acoustic screening around all external equipment.
▪ In addition to the above, maximum noise limits have been reduced
contextually to accommodate for any cumulative noise impacts from – Allow for attenuators on both intake and exhaust paths of all
surrounding industries. ventilation paths on the buildings.
▪ Following 3D computational modelling, Section 7.4 identifies that the – Allow for high performing sound attenuation packages for
proposed Stage 1 noise emissions will completely comply with the containerised generator sets.
maximum noise limits for day and night periods, when measured to
4.3.2 Light Spill
each sensitive residential receiving area.
▪ Assessment of the emergency backup generators is not considered External lighting will be provided for security purposes, with lighting provided
necessary given Environmental Protection Regulations exempt to the car parking areas, ensuring security for users and for the data centre
emergency equipment noise emissions from consideration. itself.
Notwithstanding, a general duty exists to minimise the risk of harm as
External lighting provided for access, maintenance and security purposes will
much as practical.
be designed and appropriately baffled in accordance with AS4282-1999:
▪ Section 8 of the report identifies that the development is considered to Controls of the effects of outdoor lighting.
comply with the noise limits set for Sleep Disturbance and Low
Acknowledging the approximate 130 metre separation to the southern
Frequency Noise, regulated through the EPA regulations, and therefore
residential properties on Barry Road, we do not consider the proposed lighting
will not result in unreasonable amenity impacts to adjoining sensitive
arrangements will have any impact on nearby residential properties, however
noise receivers.
any lighting will be designed to be appropriately baffled and prevent external
▪ Based on the noise limits contained within Table 6-3 of the report, it is light spill.
anticipated that noise emissions for Stages 2-6 of the development will
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4.3.3 Dangerous Goods Storage The proposed dangerous goods storage arrangements are considered
acceptable, consistent with the function of the development and the industrial
The proposed storage and use of dangerous goods is appropriate for the
character of the precinct and will not result in unacceptable risk to nearby
nature of the development and the industrial zoning of the site.
uses or the broader Campbellfield locality.
The proposed masterplan development incorporates lithium-ion battery
Detailed operational documents, including the Emergency Response Plan and
systems and standby diesel generators as integral components of data
construction traffic management measures, will be further refined prior to
centre operations. These elements are typical of large-scale data centres and
construction in accordance with standard planning permit conditions.
are necessary to ensure continuity of service in the event of power disruption.
By the nature of their use, data centre components do not easily tolerate 4.4 Landscaping Response
power spikes due to switching from a normal to emergency power supply.
When these components lose power (if only for a fraction of a second), A comprehensive landscaping design response has been formulated by Urbis
various IT systems critical to the facility and the service it provides could be to sensitively respond to the site design and existing conditions. A 3-metre
interrupted. As a result, supplying uninterrupted power to data centres is a landscape setback as well as canopy trees are achieved throughout the site
critical aspect of their operation. boundaries, in accordance with the Estate Design Guidelines. Additional
landscaping is provided elsewhere throughout the site in excess of the
While the proposed BESS facility on-site will usually contain sufficient
minimum requirements.
electricity stored to use in the case of an emergency, stand-by generators
remain necessary to ensure ongoing operation if the BESS cannot cover the Acknowledging that detailed design of Stages 2 to 6 may be tweaked at the
required gap, and power is interrupted for more than a few minutes. time of endorsement, a broad masterplan landscape response and planting
plan has been prepared, which will be built on at the time of future
As part of this, diesel is required to operate the generators in the event of a
endorsement for the respective stages.
power failure. Given the short and intermittent periods these would operate in,
emissions will not adversely impact the surrounding area. The detailed landscaping design response for Stage 1 incorporates a high-
quality landscaping palette which responds to the estate design guidelines
To assist with consideration of the various aspects of dangerous goods
that prioritises native species, perimeter tree planting along Link Drive, and
storage, a Preliminary Hazard Assessment (PHA) has been prepared by
canopy tree planting within car parking areas.
Aurecon to address the land-use safety planning requirements under the
Dangerous Goods (Storage and Handling) Regulations 2022. A diverse planting palette has been selected utilising plants contained in the
Hume preferred species list, and utilising drought-tolerant native species
These assessments have been prepared to inform referral authorities
within the Plains Grassy Woodland EVC where possible, to minimise the
including WorkSafe Victoria, Fire Rescue Victoria, and the Environmental
requirement for irrigation. A total of 60 canopy trees is proposed throughout
Protection Authority, and we understand will be subject to a condition on
the Stage 1 development boundary, ranging in heights from 3 metres (Gold
planning permit.
Dust Wattle Flower) to 20 metres (Red Box) species.
The report finds that, with appropriate mitigation measures and
In order to ensure the campus’ security and CCTV requirements are not
recommendations being adopted, the residual risk rating relating to all
impacted by the planting plan, the canopy trees species have been carefully
dangerous goods will be reduced to medium or low, with rare probabilities.
placed selected, with preference for small canopy spreads. In particular, the
planting density and heights along Link Drive and road interfaces have had to
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be limited, to prevent a potential security intrusion area where trespassers 4.5 Signage
could climb overhanging limbs.
A range of fixtures and material finishes have been proposed throughout the The proposal seeks approval for two internally illuminated business
Stage 1 development for improved visual interest throughout the proposed identification signage zones on the Stage 1 built form of approximately 9
development area, and to ensure a high-quality finish for staff. These include square metres each. We note that the specific content of each sign has not
standard grey-broom concrete, concrete pavers in varied colour finishes, and yet been determined and will be resolved at the detailed design stage.
understorey basalt boulders within the soft-landscaping areas. However, they are likely to include the business branding of Zerra DC, the
permit applicant. The finer grain detail of each sign is as follows:
Furniture including timber-batten benches and stainless-steel table settings
has been proposed in proximity to the office entry, to provide outdoor respite ▪ 1 x internally illuminated, business identification signage zone affixed to
options for staff where they can relax and enjoy lunch breaks. The varied and the northern elevation parapet. Dimensions of 1900mm (h) x 4800mm
comprehensive landscaping response throughout the development is (w), and a clearance of 12.6 metres to the underside. Signage will be
considered to fully satisfy the objectives of the Hume Planning Scheme, and individually cut letters and affixed directly to the building façade.
the estate design guidelines prepared by Watson Young Architects. ▪ 1 x internally illuminated, business identification signage zone affixed to
the western elevation parapet. Dimensions of 1900mm (h) x 4800mm
(w), and a clearance of 15.2 metres to the underside. Signage will be
individually cut letters and affixed directly to the building façade.
At a high level, the proposed signage addresses the requirements of Clause
52.05 and 15.01-1L-05 of the Hume Planning Scheme, in that the proposed
signage zones seek to provide business identification opportunities entirely
within the subject site.
Each sign will be substantially set back from the property boundaries, and
their scales are considered to sit appropriately within the context of the
building façade, and broader Assembly Broadmeadows business park.
With reference to the Decision Guidelines listed in Clause 52.05, we note the
following:
▪ The site is subject to Category 2 signage requirements, being in an area
of low limitation. Additionally, both signs are located more than 30
Figure 14 - Stage 1 Landscaping Design Response
metres from a residential zone, and traffic lights. In this respect, the
quantum of signage is considered suitable.
▪ The locality is of a highly industrial nature and the signage proposed is
consistent with other existing warehouse developments in the locality.
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▪ The signage will appropriately identify the logo for the owner and With respect to each of the focus areas listed in Clause 15.01-2L-03, we note
operator of the development, Zerra DC. Business identification signage of the following key initiatives and responses:
this
Energy Performance
▪ When viewed from the street, the scale of signage will appear
▪ Incorporation of a BESS system to support stability within the broader
appropriately proportioned against the building facades and will not
electricity grid, reduce peak demands on local energy infrastructure,
appear as visually dominant in the surrounding streetscape.
and reduce carbon impacts. In addition, the proponent is able to
▪ As the signage will be affixed directly to the building façade, there will discharge back into the grid at times of peak demand if required,
not be any supporting structures visible from the public realm. providing an asset to the broader community.
▪ The signs will be illuminated sensitively and to comply with Australian ▪ Procurement of energy from renewable sources
Standard AS/4282:2019 pertaining to the control of the obtrusive effects
▪ Including a space allocation on site for the provision of photo-voltaic
of outdoor lighting. In addition, the signage will have significant
solar energy systems, allowing for a portion of energy to be generated
separation to adjoining residential areas.
on-site.
On balance, the proposed signage response for Stage 1 is considered entirely
▪ Design of the building with passive design solutions.
appropriate.
4.6 Environmentally Sustainable
Integrated Water Management
Development
▪ Incorporation of 150kL of rainwater reuse tanks across the 6 stages,
supplying water for tech space amenities and landscape irrigation to
A Sustainability Management Plan (SMP) has been prepared by Aurecon and
offset potable water usage.
is attached to this submission. The SMP is required pursuant to Clause 15.01-
2L-03 of the Hume Planning Scheme, acknowledging that the proposal is for a ▪ The use of air-cooling systems for the data centre infrastructure, making
non-residential building with a gross floor area in excess of 1000 square their operation highly water efficient, and substantially reducing water
metres. The SMP prepared provides a response to the objectives and consumption to almost zero. This is a highly sustainable solution when
strategies contained within the Clause as relating to Stage 1. compared to traditional water-cooled data centres.
The report notes that a sustainability assessment against the relevant ▪ Selection of drought-tolerant and native landscaping to minimise
initiatives will be conducted at the time of detailed design for Stages 2-6 to irrigation requirements.
ensure compliance and a suitable response. Accordingly, we request that this
▪ Use of water efficient fixtures and fittings.
be conditioned into any masterplan permit should one be granted.
Indoor Environment Quality
Section 4 of the SMP demonstrates that Stage 1 of the development will
achieve a minimum Silver rating under the LEED v4.1 Data Centres certification. ▪ Passive mechanical systems will be utilised to minimise pollutant entry
The LEED assessment tool has been utilised over BESS or Green Factor, into the building.
acknowledging that LEED has a specifically tailored assessment pathway for
Data Centre developments.
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▪ Development of the building’s internal areas in accordance with
4.7 Traffic Considerations
acoustic consultant requirements, providing a high level of thermal and
acoustic comfort.
A Traffic Impact Assessment has been prepared by Urbis to accompany the
▪ Use of low-toxicity construction materials and avoidance of CFCs to proposed planning permit application. Acknowledging that detailed design of
ensure comfortable internal environments. Stages 2-6 is yet to be undertaken, the car & bicycle parking provision
assessment has been limited to Stage 1 of the development. However, to
Transport
provide the Department comfort of the overall development outcome, the
▪ Provision of inground infrastructure to allocated 5 spaces in Stage 1 for traffic assessment has been tailored to consider the traffic generation
EV charging spaces. Additional spaces will be EV capable if there is impacts and access layouts for the complete masterplan.
sufficient demand.
4.7.1 Car Parking Provision
▪ Facilities provided on site to encourage active transport to and from the
site, inclusive of bicycle parking and EOT facilities. Pursuant to Clause 52.06, there are no statutory car parking rate requirements
specified for a Data Centre (nested within Utility Installation) land use.
Waste Management
Accordingly, car parking is to be provided to the satisfaction of the
▪ Operation of the site in accordance with the Waste Management Plan Responsible Authority.
prepared, separating waste streams to improve recycling capabilities.
Further to discussions with the proponent, and experience on previous data
▪ Preparation of a construction and demolition waste management plan centre developments, car parking has been provided for Stage 1 at a rate of
to ensure a waste diversion target will be created. 0.75 spaces per staff member, for a total of 38 car parking spaces on site. In
▪ Undertake an embodied carbon assessment to drive materials selection addition, 3 motorcycle spaces will be accommodated.
with carbon reduction. The level of car parking provision is considered acceptable on the basis of the
Urban Ecology expected staff that will be on-site at any one time, the availability of public
transport in the area including the Upfield Train Line, and primary bus services;
▪ Provision of a high quality and extensive landscaping response plan to
and the provision of bicycle parking facilities on site which will encourage
mitigate the urban heat island effect.
active transport options.
The Traffic Report prepared for the proposed development undertakes a car
parking demand assessment against the provisions of Clause 52.06-7, which
provides additional strategic justification and empirical evidence that the
proposed car parking provision for Stage 1 is appropriate for approval. Please
refer to Section 5.2 of the Traffic report for further details.
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4.7.2 Bicycle Parking development will have negligible impacts on these roads and is unlikely to
cause any adverse concerns on the surrounding road network or properties.
Clause 52.34 of the Hume Planning Scheme does not specify the Data Centre
land use within Table 1 of the Clause, and accordingly there is no statutory
4.7.4 Traffic Generation and Impacts
requirement to provide bicycle parking on-site.
A traffic generation assessment has been conducted for the proposed
Notwithstanding and as noted above, 14 bicycle parking spaces will be
development to demonstrate its appropriateness within the locality. As part of
provided within Stage 1 of the development, located to the eastern side of the
this, the traffic report predicts the ultimate traffic generation for the
main car parking area. This has been incorporated noting the proponent’s
subdivision permit P25910.01, to assess the proposal in its broader context.
endeavours to provide sustainable development options, and to encourage
active transport options for staff. The traffic report conservatively predicts a peak traffic demand of 1 trip per
car parking space, during AM and PM peak periods. Based on the masterplan
4.7.3 Access and Layout drawing prepared and contained within the architectural package, this would
roughly estimate a total peak hour traffic volume of 137 vehicle movements
Access to the subject site is proposed via two primary access points; being a
each (274 total) during the AM and PM peak periods. Within the context of the
two-way crossover to Link Drive near the northern boundary of the site, and a
broader subdivision, the proposed traffic generation is considered modest
secondary access point to Connect Drive, along the southern boundary of the
with the parent lot site’s entire generation estimated at 729 total trips
masterplan site. Emergency vehicle access points are proposed along the
expected during peak periods (378 AM peak, 351 PM peak)
site’s western boundary and would only be utilised if required. A vehicle
rejection loop is provided prior to the northern guardhouse to ensure that any Acknowledging the SIDRA analysis undertaken within Section 7.3 of the report,
passenger or heavy vehicles that are not permitted to entire the secure area it is considered the existing road network has sufficient capacity to
of the site can turn around and safely exit in a forward direction. accommodate the proposed traffic generation resulting from the
development.
As noted on the proposed masterplan, a series of internal roadways are
proposed to provide internal circulation to the campus and other data centre The SIDRA modelling results for Stage 1, Stages 2-6, and the ultimate
buildings. The carriageways proposed will incorporate a minimum width of 9 subdivision development demonstrate a degree of saturation of 0.87, 0.88
metres, with a two-metre wide pedestrian pathway allowing for separated and 0.83 respectively. These degrees of saturation are below the desirable
transport modes throughout the site. and maximum tolerable limits of 0.9 and 0.95 and are therefore considered
appropriate for approval.
As part of their assessment, Urbis have confirmed that the proposed access
arrangements and car parking layouts comply with Clause 52.06-9 of the The subject site and saturation on the existing network is benefitted from the
Hume Planning Scheme, and Design Standards 1, 2, and 3. multiple exit routes available through Barry Road, Sydney Road, and Link Drive.
Overall, the analysis determines the proposed masterplan is not expected to
While we acknowledge the subject site triggers a planning permit under
have any significant impact on the safety or operation of the Barry Road / Link
Clause 52.29 of the planning scheme, the subject site is substantially set back
Drive / Cobden Street intersection, or the surrounding road network, and
from Barry Road and Sydney Road. Following registration of the subdivision
therefore warrants favourable consideration.
permit in SPEAR, the site’s cadastral boundaries will no longer be adjacent the
Transport Road Zone 2. Acknowledging this, it is considered the proposed
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4.7.5 Loading Soft plastics waste will have capacity for collection up to 2 times per week,
and hard waste will be collected on an as required basis, given there is no
A loading dock is provided in the north-eastern corner of the Stage 1 building.
steady generation for these waste components. All other waste streams will
This area will primarily facilitate regular waste collection and occasional
be collected by a private contractor once weekly.
delivery of replacement components for the data halls. Waste collection will
occur via private collection using a typical rigid refuse collection vehicle. The ‘Sustainability Victoria Better Practice Guide for Waste Management and
Recycling in Multi-Unit Developments (2019)’ document does not include
In accordance with the estate design guidelines, the proposed loading area is
standard waste generation rates for a Data Centre, and accordingly the
sleeved from public view at the western street frontage to Link Drive, including
expected generation rates have been deduced based on case study data
waste storage and collection areas.
held by Urbis, existing operator data, and the expected uses of the land. The
Deliveries for data hall components will typically be delivered by 12.5-metre- ancillary office component has been calculated using the ‘Commercial Office’
long rigid vehicles or articulated vehicles up to 20 metres in length. Waste generation rates provided within the above document.
collection vehicles will be limited to an 8.8m MRV and collected via the
Tables 9 & 10 of the WMP identify that the proposed waste bin provision will
loading dock. Based on the swept path assessments undertaken, the
accommodate sufficient capacity for the expected waste generated at the
proposed access vehicles will be able to suitably manoeuvre the site, entering
subject site. Moreover, the proposed Waste storage area adjacent the loading
and exiting the cadastral boundaries in forward direction.
area is of a sufficient size to comfortably store and circulate all waste bins
within.
4.8 Waste Management
Section 1.6 of the report identifies a sound waste collection methodology for
A Waste Management Plan (WMP) has been prepared by Urbis in the the Stage 1 building, with all waste to be collected by an 8.8m MRV, entering
preparation of this proposal and provides a detailed breakdown of the an existing the loading dock area via the internal roadway. Moreover, the
proposed waste management to be implemented within Stage 1 of the swept path paths contained within Appendix B demonstrate the vehicle can
development. In accordance with the masterplan proposal, waste safely manoeuvre in and out of the site.
management practices for Stages 2 – 6 will be provided at the endorsement
Noting the above, we consider the waste collection strategy for Stage 1 is
phase for each stage, respectively.
entirely appropriate and warrants favourable consideration.
The report identifies the following waste provision will be accommodated for:
▪ 2 x 1100L general waste bins
▪ 1 x 660L comingled recycling bin
▪ 2 x 1100L cardboard recycling bins
▪ 1 x 1100L soft plastic bin
▪ 2 x 1100L e-waste bins
▪ 7sqm space reserved for hard waste.
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4.9 Stormwater Management ▪ Total Gross Pollutants – 70% target, 96.7% achieved
Acknowledging the requirements of Clause 53.18-5, peak stormwater flows
A Stormwater Management Plan (SWMP) has been prepared by Aurecon for
have been reviewed and tested in Section 7 of the report. The report identifies
the proposed development and assesses the proposed development against
that unmitigated flows would result in an increase to pre-development 10%
Clause 53.18 of the Hume Planning Scheme, and Melbourne Water MUSIC
and 1% AEP max rates, and accordingly on-site detention tanks are required.
Modelling Guidelines 2018.
Table 7-2 of the SWMP identifies that, once mitigated through detention tanks,
The proposed development’s stormwater treatment strategy is to capture
there will be a minor reduction in post-development peak flows complying
surface runoff through proprietary treatment products including an initial
with the objectives and intent of Clause 53.18 of the Hume Planning Scheme,
separation via OceanGuard gross pollutant trap, before going through a
and warrants favourable consideration.
hydrodynamic Cascade separator, prior to discharge to a detention tank.
Stormwater will then be filtered through a tertiary Jellyfish Filter before final Importantly, the report confirms that based on the broader stormwater
discharge to the drainage network. drainage strategy prepared for the broader subdivision of the parent lot, the
proposed development will not result in upgrades being required to the
separate, adjacent tanks with a total capacity of 150kL will be provided
existing stormwater infrastructure on site in line with the Section 173
adjacent to the detention basins for the purposes of rainwater harvesting
Agreement AT905853M.
from roof catchments. The rainwater harvested will be reused by tech space
amenities & landscape irrigation, further assist with stormwater management
& reduction of on-site nutrients. While we acknowledge the rainwater reuse is
not acknowledged in the report’s MUSIC modelling, its inclusion will only
improve the performance figures against best practice management.
The development achieves the performance targets for Best Practice
Stormwater management, confirmed via the MUSIC modelling results below:
Stage 1
▪ Total Suspended Solids – 80% target, 80.8% achieved
▪ Total Nitrogen – 45% target, 66.5% achieved
▪ Total Phosphorus – 45% target, 47.5% achieved
▪ Total Gross Pollutants – 70% target, 96.2% achieved
Stages 2-6
▪ Total Suspended Solids – 80% target, 81.1% achieved
▪ Total Nitrogen – 45% target, 70.8% achieved
▪ Total Phosphorus – 45% target, 55.8% achieved
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ongoing basis, consisting of $78 million direct and $80 million of indirect GVA
4.10 Economic Benefits
contributions. Acknowledging the broader benefits of data centre
infrastructure on Victoria’s digital economy, and the current lack of data
It is acknowledged that Clause 53.22 of the Hume Planning Scheme was
centre capacity within Greater Melbourne, the project will be of generational
introduced to facilitate proposals that will make a significant contribution to
benefit to all Victorians.
Victoria’s economy, and provide substantial public benefit, including jobs for
Victorian’s. The campus will deliver a range of additional benefits to the local economy,
including a range of public, social and off-site benefits including:
It is important to recognise the scale of the proposed development which will
deliver a 336MW data centre, and over 210,000sqm of Gross Floor area across ▪ Supporting high value jobs and economic growth throughout Melbourne,
a 12 year construction timeframe. It is a significant investment into both the acknowledging a study from Oxford University that jobs created by data
Hume municipality and the State of Victoria. centres are around 20%-30% higher than the average wage, thereby
contributing to GDP.
In response to the requirements of Clause 53.22, Urbis have prepared an
economic impact statement which quantifies the capital investment amount, ▪ Data Centres are a more electricity efficient outcome, when compared
number of construction and operational jobs created, and the estimated to the alternative outcome of individual infrastructure for businesses.
economic value to the Victorian economy.
▪ The placement of the data centre within the northern industrial precinct
As noted previously, the proposed development will have an estimated will provide critical infrastructure for a growing job region and assist with
construction cost of $1,106,150,000 which represents a significant capital a diversified economy.
investment to the State of Victoria.
▪ The proposal will provide government-level standards to protect
The proposed data centre campus is estimated to generate approximately sensitive data through strict physical security requirements.
168 direct FTE jobs per annum, and another 239 indirect FTE jobs per annum
throughout the proposed construction period.
Following completion of construction, the expansion of Project Dune will
support roughly 255 direct FTE jobs per annum, as well as 239 indirect FTE jobs
per annum on an ongoing basis. Given the project’s location and the City of
Hume’s large and diverse employment base, it is likely that the majority of
roles created will be through Hume’s local employment base, resulting in a
total of 670 additional FTE jobs per year for local residents.
The construction jobs created will provide an approximate $27 million direct
Gross Value Added (GVA), and another $39 million of indirect GVA per annum
for the State of Victoria. This would equal $66 million in GVA to the State of
Victoria throughout the construction period.
Following completion of the development, the data centre campus will
contribute an estimated $158 million GVA to the Victorian economy on an
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5 Conclusion
For the reasons outlined within this report, it is clear that the proposal is an
excellent response to the provisions of the Hume Planning Scheme and is
worthy of support. Specifically:
▪ The proposed masterplan has been well considered within the context of
the Assembly Broadmeadows estate and presents a high quality piece
of critical infrastructure that will deliver important services to the
broader locality.
▪ The proposed ‘Data Centre’ land use is a highly appropriate land use for
the precinct, considered a modern and contemporary interpretation of
an industrial land use. Accordingly, the development will continue the
subject site’s rich industrial history.
▪ The proposed site layout and building massing is well considered and
will not result in an overly intensive development of the land, respectful
of adjacent properties.
▪ The proposed detailed design and architectural concepts of Stage 1 will
result in a highly articulated and high quality façade concept, that will
provide a landmark within the future subdivided estate.
▪ The proposed Data Centre development will represent a landmark
progression in the sustainability initiatives pursued by these critical
pieces of infrastructure, utilising air cooling to reduce water reliance, and
a Battery Energy Storage System which will reduce the demand on the
regional electricity grid at peak periods.
▪ The development has been demonstrated to have an appropriate and
low impact on the surrounding traffic network, with sufficient car parking
provided to address staff needs.
▪ The proposal will present an appropriate response to potential on-site
and off-site amenity impacts through design intervention, including
acoustic noise emissions, and light spill.
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Disclaimer
This report is dated 23 June 2026 and incorporates information and events up Whilst Urbis has made all reasonable inquiries it believes necessary in
to that date only and excludes any information arising, or event occurring, after preparing this report, it is not responsible for determining the completeness or
that date which may affect the validity of Urbis Ltd (Urbis) opinion in this report. accuracy of information provided to it. Urbis (including its officers and
Urbis prepared this report on the instructions, and for the benefit only, of Zerra personnel) is not liable for any errors or omissions, including in information
DC (Instructing Party) for the purpose of Planning Approval (Purpose) and not provided by the Instructing Party or another person or upon which Urbis relies,
for any other purpose or use. To the extent permitted by applicable law, Urbis provided that such errors or omissions are not made by Urbis recklessly or in
expressly disclaims all liability, whether direct or indirect, to the Instructing Party bad faith.
which relies or purports to rely on this report for any purpose other than the
This report has been prepared with due care and diligence by Urbis and the
Purpose, and to any other person which relies or purports to rely on this report
statements and opinions given by Urbis in this report are given in good faith
for any purpose whatsoever (including the Purpose).
and in the reasonable belief that they are correct and not misleading, subject
In preparing this report, Urbis was required to make judgements which may be to the limitations.
affected by unforeseen future events, the likelihood and effects of which are
not capable of precise assessment.
All surveys, forecasts, projections and recommendations contained in or
associated with this report are made in good faith and on the basis of
information supplied to Urbis at the date of this report, and upon which Urbis
relied. Achievement of the projections and budgets set out in this report will
depend, among other things, on the actions of others over which Urbis has no
control.
In preparing this report, Urbis may rely on or refer to documents in a language
other than English, which Urbis may arrange to be translated. Urbis is not
responsible for the accuracy or completeness of such translations and
disclaims any liability for any statement or opinion made in this report being
inaccurate or incomplete arising from such translations.
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Appendix
A
Hume Planning Scheme
Hume Planning Scheme 39
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General and Particular Provisions
The following particular provisions are of relevance to this application: ▪ Clause 53.22 – Significant Economic Development Clause 53.22
Significant Economic Development seeks to prioritise and facilitate the
▪ Clause 52.05 – Signs aims to regulate signage, so it is compatible with
planning and delivery of projects deemed to be making a significant
an area’s character, avoids visual clutter, protects amenity and the
contribution to the Victorian economy. The Responsible Authority may
environment, and does not compromise road safety or appearance. The
waive or vary any application requirement, building height requirement
site is subject to Category 2 signage requirements. An internally
or setback requirement, for a proposal qualifying under this application
illuminated business identification sign requires a planning permit if the
pathway. An application under this pathway is exemption from the
display area exceeds 1.5 square metres and must be located more than
decision requirements of sections 64(1), (2) and (3), and the review
30 metres from a residential zone or pedestrian or traffic lights.
rights of sections 82(1) of the Act.
▪ Clause 52.06 – Car Parking aims to ensure that car parking that meets
– The proposal qualifies for this pathway as a ‘Category 1’ application
local demand, supports sustainable transport, is efficiently designed and
incorporating a Data Centre with a development cost greater than
located, and maintains the safety, quality, and amenity of the area. This
$20 million.
Clause does not specify a statutory requirement for a Data Centre land
use, therefore car parking provision is to the satisfaction of the ▪ Clause 65 - Decision Guidelines specifies a range of general ‘Decision
Responsible Authority. Guidelines’ that the responsible authority must consider prior to deciding
on any application.
▪ Clause 52.29 – Land Adjacent to the Principal Road Network seeks to
ensure appropriate access to the Principal Road Network or land ▪ Clause 66.02 - Use and Development Referrals & Clause 66.03 –
planned to form part of the Principal Road Network, as well as the Referral of Permit Applications under other State Standard Provisions,
appropriate subdivision of land adjacent to the existing or planned sets out criteria under which an application must be referred to specific
network. Barry Road and Sydney Road are both located within the persons or bodies, as a referral authority. It is noted that this application
Transport 2 Zone, and pursuant to Clause 52.29-2, a permit is required to is likely to require referral to the Victorian WorkCover Authority and
create or alter access to a road in a Transport 2 Zone. Transport for Victoria. The referral requirement to the Victorian
WorkCover Authority is being confirmed through a preliminary hazard
▪ Clause 52.34 – Bicycle Facilities aims to encourage cycling as a mode
assessment, which will be provided following lodgement.
of transport by providing secure, accessible and convenient bicycle
parking spaces and end of trip facilities. Pursuant to Clause 52.34-5, a
Planning Policy
Data Centre use (nested under Utility Installation), is not listed within
Table 1 of the clause. Therefore, bicycle facilities are not required for this
Municipal Planning Strategy
element of the proposal.
▪ Clause 53.18 - Stormwater Management in Urban Development The Municipal Planning Strategy sets out the following vision and strategic
outlines the relevant requirements for developments to ensure the directions to guide development in the City of Hume within the Hume Planning
impacts of stormwater on the environment, property and public safety Scheme.
are managed and mitigated. This Clause further stipulates objectives ▪ Clause 02.01 – Context outlines the importance of industrial uses to
and standards for developments to meet, in this regard. Hume, underpinned by State Significant Industrial Areas along major
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transport corridors, supporting manufacturing, transport and logistics Planning Policy Framework
operations that play a vital role in Melbourne’s supply chains and
regional employment. The State Planning Policy Framework (SPPF) seeks to develop objectives for
planning in Victoria to foster high level land use and development strategies
▪ Clause 02.03-5 – Built environment and heritage highlights the need
which are the same for each municipality in the State. Generally, the SPPF
for better urban, industrial and building design to improve visual appeal,
contains objectives for particular policy areas with strategies of how the
attract investment and ensure environmental resilience. It emphasises
objectives are to be achieved.
the importance of high‑quality architecture, landscaping and
infrastructure in industrial and commercial areas, alongside sustainable ▪ Clause 13.05-1S – Noise management seeks to manage noise impacts
building practices that respond to climate change and reduce long‑term from transport and industrial sources by ensuring sensitive land uses are
cost. appropriately sited and designed so that industrial operations can
continue without compromising community amenity or human health.
▪ Clause 02.03-7 – Economic development describes the importance of
State Significant Industrial Land to the region, and the need to protect ▪ Clause 13.07-1S – Land use compatibility aims to safeguard the
industrial land from incompatible uses, improving functionality through operation of commercial and industrial activities by preventing
site integration and applying best‑practice management to minimise incompatible land uses nearby, minimising adverse off‑site impacts and
environmental and community impacts while supporting long‑term protecting employment‑generating uses from encroachment that could
industrial growth. limit their safe and effective functioning.
▪ Clause 02.04-2 – Strategic Framework Plan identifies the site as existing ▪ Clause 15.01-1L-04 – Industrial areas and business parks intends to
employment land, highlighted by the Red Star below. ensure industrial subdivisions and developments in Hume are
well‑designed, functional and visually appealing, with appropriate lot
sizes, high‑quality architecture, materials, landscaping and site layouts
that support safe operations, protect amenity and enhance the city’s key
gateways and industrial precincts.
▪ Clause 15.01-2L-01 – Building design – Hume seeks to ensure Hume’s
industrial precincts deliver well‑planned, high‑quality developments with
appropriate lot sizes, strong architectural and landscape standards, and
functional layouts that support safe operations, protect amenity, and
enhance the city’s key gateways.
▪ Clause 15.01-2L-02 – Energy and resource efficiency – Hume intends to
improve the sustainability of industrial and other developments in Hume
by promoting passive solar design, sustainable and adaptable building
practices, vegetation retention, permeable surfaces, and landscaping
that enhances canopy cover and environmental resilience
▪
Figure 15 - Strategic Framework Plan
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▪ Clause 15.01-2L-03 – Environmentally sustainable development – manufacturing, and to support the strategic transition of some
Hume seeks to embed best‑practice environmentally sustainable design manufacturing areas to other employment uses.
in non‑residential development by minimising energy and water use,
▪ Clause 19.03-3L – Industrial stormwater management seeks to ensure
improving indoor environmental quality, supporting sustainable
industrial and warehouse developments incorporate stormwater
transport, reducing waste, enhancing biodiversity, and requiring formal
treatment and litter‑prevention measures to protect water quality and
sustainability assessments for larger projects.
reduce impacts on waterways.
▪ Clause 17.01-1L – Diversified economy – Hume aims to improve the
functionality of existing employment areas through site consolidation
and to support clusters of similar businesses.
▪ Clause 17.01-2S – Innovation and research seeks to expand logistics
and communications infrastructure, supporting business clusters and
enterprise precincts, promoting connected and high‑amenity
environments, providing infrastructure and affordable premises for
innovation and start‑ups and improving access to community‑based
learning and training.
▪ Clause 17.03-1L – Industrial land supply intends to strengthen logistics,
communications and community infrastructure to support business
clusters, enterprise precincts, and accessible, well‑connected
environments that foster innovation, skills development and the growth
of emerging industries.
▪ Clause 17.03-2S – Sustainable industry aims to ensure the sustainable
operation of industry by strategically locating activities to minimise
conflict, protect industrial zones from incompatible uses, maintain safety
and amenity, and optimise access to freight infrastructure.
▪ Clause 17.03-3S – Significant industrial land identifies Campbellfield
being part of the state significant Northern Industrial Precinct. The clause
seeks to protect significant industrial land by safeguarding
state‑important precincts, ensuring adequate supply for major industry,
and maintaining buffers to prevent conflicts with sensitive uses.
▪ Clause 17.03-3R - Regionally significant industrial land - Metropolitan
Melbourne - Northern Metro Region aims to protect regionally
significant industrial land while facilitating growth in freight, logistics and
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