In 2025 we covered Planning Scheme Amendment VC267, the new Townhouse and Low-Rise Code, which introduced changes to the content and processes of the residential design standards (Cl54 & 54) in the Victorian Planning Provisions. We also covered Planning Scheme Amendment GC252 which introduced the new Housing Choice and Transport Zone (HCTZ) and Built Form Overlay (BFO), applying the new zone and overlay to various activity centres in Metropolitan Melbourne. In summary, the amendment:
- Implemented new built form and height controls for the core of each Activity Centre
- Rezoned land within the activity centre core
- Amended the Activity Centre Zone (ACZ) schedules for some activity centres
- Rezoned residential land within walking distance of each activity centre core to HTCZ, with a catchment of approximately 800 metres around the activity centre core (adjusted to reflect walking barriers such as creeks, major roads or freeways).
- Amended or removed some existing overlays which were contrary to the new controls, mainly Design and Development Overlays.
The rezoning enabled greater scope of development, including development of buildings 3-6 storeys, exceeding the previous General Residential and Neighbourhood Residential zone limitations of 2-3 storeys.
The BFO provides “deemed to comply” standards and an assessment pathway which ensures complying applications will be approved (subject to any other planning controls) and removes third party appeal rights from complaint developments.
The State Planning Department is currently consulting on the second stage of the rollout, focussing on 23 existing activity centres around train and tram nodes. Phase 2 of the consultation process will be open for feedback until 22 March 2026.
Draft maps have been prepared which show “core” and “catchment” boundaries for each centre. ‘Core’ areas would provide for building heights up to 4 storeys, increasing to between 6 – 12 storeys on blocks larger than 1000m2. ‘Catchment’ areas are those within 800 metres of the Core and would allow buildings up to three storeys with taller development on blocks larger than 1000m2.
The activities centres which are part of this current consultation phase are around:
- Caulfield, Glen Huntly, Ormond, Bentleigh and Elsternwick stations
- Blackburn, Nunawading and Mitcham stations
- Hawksburn, Toorak, Armadale and Malvern stations and Toorak Village
- Mentone Station
- Riversdale, Willison and Ashburton stations
- South Yarra, Prahran and Windsor stations
- Springvale, Noble Park, Yarraman and Dandenong stations
It is expected that these new HCTZ and BFO controls will be implemented in mid-2026. Practitioners should be aware that these new controls have the potential to significantly increase yield from affected sites.
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