A Complete Overview of Local Planning Schemes and What They Mean for Developers and Renovators in Victoria

28 Oct

A Complete Overview of Local Planning Schemes and What They Mean for Developers and Renovators in Victoria

Understanding local planning schemes is crucial for anyone looking to develop, renovate, or build in Victoria. These schemes guide how land can be used and developed across different areas, ensuring sustainable, functional, and consistent growth. For developers and renovators, navigating these schemes can mean the difference between a successful project and one mired in red tape, delays, or unexpected costs.

In this overview, we’ll explore what planning schemes are, how they work in Victoria, the key elements you need to know, and tips on navigating the process as a developer or renovator.

What Are Local Planning Schemes?

Local planning schemes are legal documents that set out policies and requirements for land use, development, and zoning within a local government area (LGA). They are designed to manage growth, protect the environment, and ensure the proper use of land. Every municipality in Victoria has its own planning scheme, which aligns with the overarching Victorian Planning Provisions (VPP) — a set of statewide planning guidelines.

Key Functions of Planning Schemes:

Regulate land use: Define how land can be used, such as residential, commercial, industrial, agricultural, or mixed-use.
Control development: Set rules for building design, height limits, lot sizes, setbacks, and other development standards.
Protect the environment: Preserve natural resources, heritage sites, and environmentally sensitive areas.
Guide future growth: Plan for infrastructure, community services, and housing needs.

For developers and renovators, understanding these schemes ensures that projects align with local regulations, which can streamline approvals and reduce the risk of non-compliance issues.

Key Elements of Planning Schemes in Victoria

Victorian planning schemes are made up of several key components, each of which impacts how land can be used and developed. Here’s what you need to know:

1. Zones

Zones define how land within a municipality can be used. Each zone has specific guidelines that dictate the types of activities allowed (e.g., residential, commercial, industrial) and sets parameters for development. Common zones include:

Residential Zones: Determine where homes can be built. Examples include General Residential Zone (GRZ), Residential Growth Zone (RGZ), and Neighbourhood Residential Zone (NRZ). Each has varying levels of density and development controls.
Commercial Zones: Areas designated for shops, offices, and businesses. These include Commercial 1 Zone (C1Z) for retail and mixed-use developments and Commercial 2 Zone (C2Z) for offices, warehouses, and commercial activities.
Industrial Zones: For manufacturing, warehousing, and other industrial uses. Includes Industrial 1 Zone (IN1Z) and Industrial 3 Zone (IN3Z).
Mixed Use Zones (MUZ): Allow for a combination of residential, commercial, and community uses.
Rural and Farming Zones: Zones like Farming Zone (FZ) and Rural Living Zone (RLZ) regulate agricultural use and rural developments.

What It Means for Developers/Renovators: Before purchasing land or starting a project, check the zoning of the property to understand the permitted uses and development restrictions. For more details, you can access the Planning Schemes Online website.

2. Overlays

Overlays add an extra layer of control over land use and development, often related to environmental, heritage, or design considerations. Unlike zones, which focus on the use of land, overlays typically address specific issues that apply across various zones.

Common Overlays in Victoria:

Heritage Overlay (HO): Protects buildings, structures, or areas of cultural, architectural, or historical significance. Renovations in these areas must preserve key heritage elements.
Environmental Significance Overlay (ESO): Applies to areas with environmental sensitivity, such as watercourses, wetlands, or wildlife habitats. Development may require additional permits to mitigate environmental impact.
Design and Development Overlay (DDO): Specifies design requirements, such as building height, appearance, and setbacks, to ensure developments meet local aesthetic and functional standards.
Land Subject to Inundation Overlay (LSIO): Applies to areas prone to flooding, which can restrict development or require flood mitigation measures.

What It Means for Developers/Renovators: Overlays can significantly impact the design, scale, and cost of a project. For example, a Heritage Overlay may limit the extent of modifications you can make to an existing building, while a DDO might dictate building height and facade materials. Understanding overlays early in the planning process can help you design a compliant project and avoid costly adjustments later. Check Planning Maps Online to see which overlays apply to your property.

3. Local Planning Policies

Local planning policies provide guidance specific to the local council’s priorities and goals. These policies align with the overall strategic direction of the municipality and can influence decision-making around permits and developments.

Examples of Local Planning Policies:

Housing strategies: Policies that encourage specific types of housing developments, such as affordable housing or high-density housing in key growth areas.
Sustainability policies: Guidelines promoting energy-efficient designs, green building practices, and water management.
Economic development policies: Encourage commercial and mixed-use developments to stimulate local business and employment.

What It Means for Developers/Renovators: Familiarise yourself with the local planning policies of the municipality where your project is located. These policies can influence everything from preferred housing types to sustainability measures. Aligning your project with these policies can increase the likelihood of a smoother approval process. More information can be found on the Planning Victoria website.

4. Permits and Approvals

To carry out development or renovation work that doesn’t fit within existing planning provisions, you’ll need a planning permit. Planning permits are issued by the local council and are subject to various conditions and requirements.

Types of Permits:

Planning Permits: Required for development, use changes, or alterations that exceed zoning limits or overlays. This might include building extensions, demolitions in heritage areas, or constructing multi-dwelling units.
Building Permits: Separate from planning permits, these are required to ensure construction work complies with safety and building codes. Building permits are often handled by private building surveyors.

What It Means for Developers/Renovators: Navigating the permit process can be complex, especially for larger developments. Always check whether your project needs a planning permit and ensure all conditions are met. It’s advisable to engage with local council planners early in the process to identify any potential issues and seek advice on how to proceed. For more details on the permit process, visit Planning Permits in Victoria.

5. Amendments to Planning Schemes

Planning schemes are not static. They can be amended to reflect new priorities, urban growth strategies, or changing community needs. Amendments might involve rezoning areas, introducing new overlays, or updating local planning policies.

What It Means for Developers/Renovators: Stay informed about proposed amendments to planning schemes in the area you’re investing in. Changes could either create new opportunities (e.g., rezoning land for higher-density residential use) or introduce new restrictions (e.g., new environmental overlays). Participating in local consultations or following council announcements can help you anticipate and adapt to these changes. Keep track of amendments on the Department of Transport and Planning (DTP) website.

How to Navigate Local Planning Schemes in Victoria

Understanding the complexities of local planning schemes is essential for any successful development or renovation project. Here are some tips to navigate the system effectively:

1. Engage With Local Council Early

Before purchasing a property or starting any development, contact the local council’s planning department. Council planners can provide essential insights into zoning, overlays, and permit requirements. Engaging early can help you avoid missteps and streamline the application process.

2. Conduct Due Diligence

Research the property thoroughly to understand all zoning regulations, overlays, and local policies that might impact your project. Check local planning maps and the specific planning scheme documents on the Victorian Planning Schemes Online website. This will help you anticipate any issues and plan your design accordingly.

3. Seek Professional Help

Navigating local planning schemes can be complex, especially for larger or more sensitive projects. Consider engaging professionals such as town planners, architects, and lawyers who are experienced in Victorian planning law. They can provide guidance on compliance, assist with permit applications, and represent your interests in negotiations with the council.

4. Prepare a Comprehensive Planning Application

If your project requires a planning permit, ensure your application is detailed and addresses all relevant policies and guidelines. Include architectural drawings, environmental assessments, and other necessary reports. A well-prepared application can reduce the likelihood of objections and expedite the approval process.

5. Stay Informed About Policy Changes

Local councils regularly update their planning schemes, so it’s important to stay informed about any changes that may affect your project. You can subscribe to updates from the Victorian Government Gazette or attend council meetings and consultations to keep up with the latest developments.

Final Thoughts

Local planning schemes play a critical role in shaping the development landscape in Victoria. For developers and renovators, understanding these schemes is essential for ensuring compliance and maximizing project success. By familiarising yourself with zones

Craig Nichol