Victorian Planning Zones Explained
Every property in Victoria is assigned a planning zone under the local planning scheme. Your zone is the primary control that determines what you can and cannot do with your land, including what uses are permitted, whether you need a planning permit, and what development standards apply.
Below is a comprehensive guide to all Victorian planning zones. To find out which zone applies to your property, search your address on VicPlan.
Residential Zones
Residential zones determine the type and intensity of housing development permitted on your land. Each zone has different height limits, garden area requirements, and minimum lot sizes.
General Residential Zone
The most common residential zone in Victoria. Allows moderate housing growth and diversity while respecting neighbourhood character.
- •Maximum building height: 11 metres / 3 storeys (unless varied by schedule)
- •Minimum garden area requirement of 35% for lots 400-500 sqm, 30% for lots over 650 sqm
- •Planning permit required for two or more dwellings on a lot
- •Assessed against Clause 55 (ResCode) standards
- •Single dwelling generally does not require a planning permit unless overlay applies
Neighbourhood Residential Zone
Designed to restrict housing growth in areas where neighbourhood character, heritage, or environmental values are important.
- •Maximum building height: 9 metres / 2 storeys (unless varied by schedule)
- •Most restrictive residential zone for development
- •Minimum garden area requirement applies
- •Number of dwellings may be limited by the schedule
- •Strong emphasis on neighbourhood character and vegetation
Residential Growth Zone
Encourages medium to higher density housing in areas identified for growth, typically near activity centres and transport corridors.
- •Maximum building height: 13.5 metres / 4 storeys (unless varied by schedule)
- •No maximum number of dwellings specified in the zone
- •No minimum garden area requirement
- •Encourages a diversity of housing types
- •Often located near train stations, tram routes, and shopping centres
Low Density Residential Zone
Provides for low-density residential development on larger lots, often in rural-residential fringe areas.
- •Typically requires lots of 2,000 sqm or more (varied by schedule)
- •Generally one dwelling per lot unless larger subdivision permitted
- •Often requires connection to reticulated sewerage or on-site treatment
- •Common in outer suburban and semi-rural areas
- •More relaxed building standards than urban residential zones
Township Zone
Provides for residential development and a range of complementary commercial, industrial, and other uses in small towns.
- •Flexible zone allowing residential, commercial, and community uses
- •Building height and setback requirements apply
- •Common in regional and rural townships
- •Allows small-scale shops, offices, and community facilities
Mixed Use Zone
Provides for a range of residential, commercial, industrial, and other uses that complement the mixed-use function of the area.
- •Allows a wide range of uses including residential, office, retail, and light industry
- •No mandatory building height limit in the zone itself (often set by overlay)
- •Common in transitional areas between residential and commercial precincts
- •Encourages active ground floor uses in some locations
Commercial Zones
Commercial zones facilitate business, retail, and office activities. Each zone is designed for different types of commercial activity.
Commercial 1 Zone
The main retail and commercial zone, typically applied to shopping strips, activity centres, and major retail areas.
- •Allows shops, offices, restaurants, entertainment, and accommodation
- •Residential use permitted above ground floor in most cases
- •No specific building height limit in the zone (often set by DDO)
- •Planning permit required for most uses; shop and food/drink at ground floor may be as-of-right
- •Key zone for activity centres and main streets
Commercial 2 Zone
Encourages offices, appropriate manufacturing, and industries in areas with limited retail function.
- •Office and industry focused; limited retail permitted
- •Suitable for business parks, office precincts, and highway commercial areas
- •Some retail (restricted retail, trade supplies) permitted
- •Residential may require a permit or be prohibited depending on schedule
Activity Centre Zone
A comprehensive zone used for significant activity centres, integrating land use and development requirements into a single control.
- •Tailored to specific activity centres with detailed schedule provisions
- •Incorporates built form, land use, and public realm requirements
- •Replaces the need for separate overlays in many cases
- •Used for major centres like Box Hill, Frankston, and Glen Waverley
Industrial Zones
Industrial zones accommodate manufacturing, storage, distribution, and associated activities. Buffer distances to sensitive uses vary by zone.
Industrial 1 Zone
Standard industrial zone providing for manufacturing, storage, and distribution with some buffer provisions.
- •Allows a wide range of industrial uses
- •Office and restricted retail permitted
- •Accommodation is generally prohibited
- •Some sensitive uses (e.g., childcare) prohibited to protect from industrial impacts
- •Most common industrial zone in metropolitan Melbourne
Industrial 2 Zone
Designed for heavy industry that may have significant off-site impacts requiring greater buffers.
- •More restrictive on sensitive uses than IN1Z
- •Suitable for heavy manufacturing, waste management, and utilities
- •Greater buffer distance requirements from residential zones
- •Office and retail more restricted than IN1Z
Industrial 3 Zone
A transitional industrial zone that allows a mix of industrial and commercial activity, suitable for areas transitioning from industrial to mixed use.
- •More permissive for office and commercial uses than IN1Z or IN2Z
- •Suitable for creative industries, offices, and showrooms alongside light industrial
- •May allow some residential where specified in schedule
- •Common in inner-city industrial areas undergoing transition
Rural Zones
Rural zones manage agricultural and environmental land, balancing productive farming with conservation and limited development.
Farming Zone
Provides for agricultural use and ensures that non-agricultural uses do not adversely affect farming activity.
- •Primary purpose is to protect farming activity
- •One dwelling generally permitted per lot; additional dwellings require a permit
- •Minimum lot sizes for subdivision set by schedule (commonly 40+ hectares)
- •Non-agricultural uses assessed for their impact on farming
Rural Activity Zone
Provides for agriculture and complementary uses including tourism and small-scale rural industry.
- •More flexibility than Farming Zone for tourism and rural enterprise
- •Agriculture remains the primary use
- •Allows accommodation (e.g., B&B, farm stay) with permit
- •Common in areas with mixed farming and tourism potential
Green Wedge Zone
Protects metropolitan Melbourne's green wedge land from inappropriate development while allowing farming and conservation.
- •Prevents urban development on green wedge land
- •Allows agriculture, conservation, and limited rural-type uses
- •Strict controls on subdivision and dwelling construction
- •Part of Melbourne's urban growth boundary strategy
Rural Living Zone
Provides for residential use in a rural environment, with lot sizes typically between 2 and 8 hectares.
- •Larger residential lots in rural settings
- •Minimum lot size set by schedule
- •Allows agriculture and home occupation as secondary uses
- •Common in peri-urban areas and rural townships
Rural Conservation Zone
Protects and conserves the natural environment and biodiversity while allowing compatible agriculture and recreation.
- •Conservation is the primary objective
- •Strict controls on vegetation removal
- •Limited development opportunities
- •Common in areas of high environmental significance
Special Purpose Zones
Special purpose zones are applied to land with unique characteristics or development requirements that don't fit neatly into standard zones.
Special Use Zone
Applied to land used for a specific purpose that doesn't fit into other zones, such as airports, racecourses, or university campuses.
- •Schedule defines permitted uses and development standards
- •Highly tailored to the specific site and use
- •Common for major facilities and infrastructure
Comprehensive Development Zone
Used for major redevelopment sites requiring an integrated approach to planning, such as urban renewal precincts.
- •Detailed schedule sets out development framework
- •Common for large former industrial sites being redeveloped
- •Often includes staging and infrastructure requirements
- •Examples: Fishermans Bend, Docklands
Urban Growth Zone
Manages the transition of land from non-urban to urban use in Melbourne's growth areas.
- •Applied to land within the Urban Growth Boundary identified for future development
- •Development must generally wait for a Precinct Structure Plan (PSP)
- •Infrastructure contributions apply (ICP)
- •Transitions to standard residential/commercial zones once developed
Precinct Zone
A new zone introduced to simplify planning in major redevelopment and urban renewal areas.
- •Detailed controls tailored to specific precincts
- •Replaces multiple zones and overlays with a single control
- •Common in new urban renewal areas
Not Sure What Your Zone Means for Your Project?
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