The VPP have introduced new zones, overlays and codes aimed at accelerating housing delivery in and around key activity centres.
(Gazetted 25 February 2025)
What it does: Creates two new planning tools that work together inside activity-centre catchments:
| VPP |
Where it sits |
Purpose |
Headlines |
| Housing Choice & Transport Zone (HCTZ) |
Clause 32.10 |
Applies to the inner (≈400 m) and outer (≈800 m) catchments around selected centres. |
• Retains existing permit triggers but encourages mixed-density housing.
• Replaces current residential zones in the catchments. |
| Built Form Overlay (BFO) |
Clause 43.06 |
Applies to the activity-centre core. |
• Sets mandatory and discretionary design envelopes.
• Gives a notice-free permit track when every numeric standard is met.
• Lets a schedule trade extra height/FAR for a secured public benefit (e.g. affordable housing) via s 173 agreement.
• Typical height range: 3–12 storeys (up to 20 in the largest centres). |
Roll-out so far: GC252 (11 April 2025) inserted HCTZ and BFO controls into 10 pilot centres: Broadmeadows, Camberwell Junction, Chadstone, Epping, Frankston, Moorabbin, Niddrie (Keilor Rd), North Essendon, Preston (High St) and Ringwood. Land inside some of these cores was also rezoned to Commercial 1 (C1Z) or Residential Growth (RGZ) to match intended outcomes. A further 50 centres along major rail and tram corridors have been earmarked for future rounds.
2. Amendment VC267 – Townhouse & Low-Rise Code
(Gazetted 31 March 2025)
What it does:
| Clause |
Applies to |
Key change |
Effect |
| Clause 55 – Townhouse & Low-Rise Code |
2+ dwellings ≤ 3 storeys |
Old ResCode replaced with new “deemed-to-comply” standards. |
Applications that tick every box are exempt from third-party notice and review. |
| Clause 57 – Four-Storey Apartment Standards |
4-storey apartment developments |
New performance standards (no deemed-to-comply route). |
Third-party rights remain but assessment metrics are clearer. |
Transitional protection – applications that were lodged before 6 March 2025 may continue under the former ResCode if preferred.
3. Amendment VC274 – Precinct Zone (PRZ)
(Gazetted 28 February 2025)
What it does: Introduces Clause 37.10 – Precinct Zone, tailored for large precincts such as Suburban Rail Loop station areas.
| PRZ feature |
How it works |
| Applied zones |
The schedule can “import” use controls from any state-standard zone (e.g. C1Z, RGZ). |
| Built-form standards |
Mandatory or discretionary deemed-to-comply metrics can be set. |
| Master-plan trigger |
A schedule can require an endorsed master plan before any permit issues (similar to a Development Plan Overlay). |
| Notice & review |
Default exemption from all third-party rights; a schedule can selectively “switch on” notice/review if needed. |
| Transitional clause |
Schedules may protect existing applications and permits; if omitted, the PRZ applies immediately. |
| Public-benefit uplift |
Schedules may let height/FAR limits be exceeded in exchange for a defined community benefit secured by s 173 agreement. |
Why these amendments matter
- Developers & landowners – notice-free, time-certain permit pathways now exist for compliant projects in the pilot centres and for well-designed low-rise infill sites across Victoria.
- Councils – assessment templates and public-consultation protocols must be updated to reflect new notice exemptions and clause numbers.
- Communities – clearer, height-controlled envelopes replace ad-hoc character tests, but objector rights are reduced if projects hit the new numeric standards.
Together, VC257, VC267 and VC274 set the statutory foundation for delivering Victoria’s target of 800 000 additional homes by 2034 in locations with existing transport and services.
