Victoria · Planning guide
Height and setback rules in Victoria
Victoria sets residential height and setback rules in three places that say much the same thing. Clause 54 and Clause 55 of the planning scheme carry the standards where a planning permit is needed, the residential zone carries a mandatory height cap, and Part 5 of the Building Regulations 2018 carries matching siting rules for the building permit where no planning permit applies. A council schedule to the zone can vary most of the numbers, so the parcel's schedule decides.
Sources read on 9 September 2026. Provisions are quoted word for word from the instrument.
Three rule sets, one design
For a single house on a normal lot with no overlay, no planning permit is needed and the Building Regulations siting rules apply through the building permit. For a house on a lot under 300 square metres, a small second dwelling on such a lot, or any second dwelling, a planning permit is needed and Clause 54 or Clause 55 applies. The mandatory height cap in the zone applies in every case.
The standards are written as objectives with a numbered standard. Meeting the standard means the objective is deemed met. Missing it does not mean refusal, it means the council weighs the decision guidelines. The Building Regulations work differently: a design that does not comply needs the report and consent of the council before the building surveyor can issue the permit.
Clause 54 and Clause 55 allow a zone schedule, or an overlay schedule, to modify a standard, and the modified standard then applies. That is why two identical designs in two councils can face different setback numbers.
A permit is required to construct or extend one dwelling on a lot less than 300 square metres.
Read the source · retrieved 9 September 2026
If a zone or a schedule to a zone specifies a standard that modifies the standard set out in this clause, the modified standard in the zone or a schedule to the zone applies.
Read the source · retrieved 9 September 2026
A development must meet all of the applicable objectives contained in this clause. If a development meets a standard: The corresponding objective is deemed to be met; The responsible authority is not required to consider the corresponding decision guidelines. If a development does not meet a standard, the responsible authority must consider the applicable decision guidelines in determining whether the corresponding objective is met.
Read the source · retrieved 9 September 2026
The requirements in this Division apply to— (a) the construction of a single Class 1 building, including a small second dwelling unless the small second dwelling is specifically excluded from any of those requirements; and (b) any associated Class 10a buildings.
Read the source · retrieved 9 September 2026
Building height
The residential zone sets the hard cap. In the General Residential Zone a dwelling cannot exceed 11 metres or 3 storeys unless the schedule says otherwise. In the Neighbourhood Residential Zone the default is 9 metres and 2 storeys. A building may exceed the cap by up to 1 metre where the natural ground slopes more than 2.5 degrees across a section wider than 8 metres, and a basement does not count as a storey.
The Clause 54 and Clause 55 building height standard then applies within the cap. Where the zone, its schedule and any overlay are silent, the standard is 9 metres, or 10 metres on sloping land measured the same way.
The Building Regulations mirror this for building permits: the height in the zone or its schedule applies where one is specified, otherwise 9 metres, or 10 metres on a slope of 2.5 degrees or more.
The Housing Choice and Transport Zone, applied around selected activity centres and stations since 2025, uses a table inside the zone. On HCTZ1 land the cap is 13.5 metres and four storeys, rising to 21.5 metres and six storeys on a large site, and on HCTZ2 land 11 metres and three storeys, rising to 13.5 metres and four storeys on a large site.
If no maximum building height or maximum number of storeys is specified in a schedule to this zone: the building height must not exceed 11 metres; and the building must contain no more than 3 storeys at any point.
Read the source · retrieved 9 September 2026
A building may exceed the maximum building height by up to 1 metre if the slope of the natural ground level, measured at any cross section of the site of the building wider than 8 metres, is greater than 2.5 degrees. A basement is not a storey for the purposes of calculating the number of storeys contained in a building.
Read the source · retrieved 9 September 2026
If no maximum building height or maximum number of storeys is specified in a schedule to this zone: the building height must not exceed 9 metres; and the building must contain no more than 2 storeys at any point.
Read the source · retrieved 9 September 2026
The maximum building height does not exceed the maximum height specified in the zone, schedule to the zone or an overlay that applies to the land. If no maximum height is specified in the zone, schedule to the zone or an overlay, the maximum building height does not exceed 9 metres, unless the slope of the natural ground level at any cross section wider than 8 metres of the site of the building is 2.5 degrees or more, in which case the maximum building height does not exceed 10 metres.
Read the source · retrieved 9 September 2026
If subregulation (1) does not apply, the height of a building must not exceed— (a) 10 m if the slope of the natural ground level at any cross section of the site of the building that is wider than 8 m is 2·5° or more; and (b) 9 m in any other case.
Read the source · retrieved 9 September 2026
Land shown on a planning scheme map as HCTZ 1 The maximum building height is: 13.5 metres ; or i f the building is constructed on a large site, 21.5 metres . The maximum number of storeys at any point is: f our storeys ; or i f the building is constructed on a large site, six storeys . Land shown on a planning scheme map as HCTZ2 The maximum building height is: 11 metres ; or if the building is constructed on a large site, 13 .5 metres . The maximum number of storeys at any point is: three storeys; or if the building is constructed on a large site, four storeys .
Read the source · retrieved 9 September 2026
Street setbacks
The street setback standard is contextual. Where houses exist on both neighbouring lots facing the same street, the new front wall matches the lesser of their setbacks or 6 metres, whichever is less. Where only one neighbour has a house, it matches that setback or 6 metres. Where neither does, the setback is 6 metres on a Transport Zone 2 road and 4 metres on any other street. On a corner the side street setback is the neighbour's or 2 metres for side walls and 3 metres for front walls facing the side street, whichever is less.
Porches, pergolas and verandahs under 3.6 metres high and eaves may encroach up to 2.5 metres into that setback. A council schedule can specify a smaller setback and, where it does, the smaller figure applies.
The Building Regulations use the same contextual method for the building permit but with a 9 metre cap on the neighbour based figure rather than 6, and they add a rule that a house must not be set back more than one third of the lot depth unless the lot is at or above the area stated in regulation 73. A small second dwelling is excluded from that maximum setback rule and instead must sit behind the front wall of the existing house.
Walls of buildings are set back from streets: At least the distance specified in a schedule to the zone if the distance specified in the schedule is less than the distance specified in Table A2-1; or If no distance is specified in a schedule to the zone, the distance specified in Table A2-1. Porches, pergolas and verandahs that are less than 3.6 metres high and eaves may encroach not more than 2.5 metres into the setbacks of this standard.
Read the source · retrieved 9 September 2026
There is an existing building on both the abutting allotments facing the same street, and the site is not on a corner. The same distance as the lesser front wall setback of the existing buildings on the abutting allotments facing the front street or 6 metres, whichever is the lesser. Not applicable There is an existing building on one abutting allotment facing the same street and no existing building on the other abutting allotment facing the same street, and the site is not on a corner. The same distance as the setback of the front wall of the existing building on the abutting allotment facing the front street or 6 metres, whichever is the lesser. Not applicable There is no existing building on either of the abutting allotments facing the same street, and the site is not on a corner. 6 metres for streets in a Transport Zone 2 and 4 metres for other streets.
Read the source · retrieved 9 September 2026
Front walls of new development fronting the side street of a corner site are setback at least the same distance as the setback of the front wall of any existing building on the abutting allotment facing the side street or 3 metres, whichever is the lesser. Side walls of new development on a corner site are setback the same distance as the setback of the front wall of any existing building on the abutting allotment facing the side street or 2 metres, whichever is the lesser.
Read the source · retrieved 9 September 2026
Existing dwellings on adjoining allotments facing the same street The average distance of the setbacks of the front walls of the existing buildings on the adjoining allotments facing the front street, or 9 m, whichever is the lesser
Read the source · retrieved 9 September 2026
A Class 1 building when first constructed must not be set back from the front street alignment more than one-third of the depth of the allotment unless the allotment is equal to or greater than 0·40469 ha.
Read the source · retrieved 9 September 2026
A small second dwelling must be set back behind the front wall of the existing dwelling on the allotment that is facing the front street.
Read the source · retrieved 9 September 2026
Side and rear setbacks and walls on boundaries
The side and rear setback formula is the same in Clause 54, Clause 55 and the Building Regulations. A wall not on the boundary is set back at least 1 metre, plus 0.3 metres for every metre of height over 3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres. Eaves, gutters, chimneys, flues, tanks and services may encroach up to 0.5 metres, and landings under 2 square metres, stairways, pergolas, shade sails and carports may encroach.
Clause 55, for two or more dwellings, adds a second option introduced in 2025. Instead of the formula, a building may be set back at least 3 metres up to 11 metres high and 4.5 metres above that where the boundary is not to the south, or 6 metres and 9 metres where the boundary is to the south. Either option satisfies the standard.
Walls may be built on or within 200mm of a side or rear boundary for a limited length: 10 metres plus 25 per cent of the remaining boundary length, or the length of an existing or simultaneously built wall on the neighbour's side, whichever is greater. A boundary wall may average no more than 3.2 metres high with no part above 3.6 metres unless it abuts a higher existing wall. The Building Regulations carry the same lengths and heights in regulation 80.
A new building not on or within 200mm of a boundary is set back from side or rear boundaries at least 1 metre, plus 0.3 metres for every metre of height over 3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres. Sunblinds, verandahs, porches, eaves, facias, gutters, masonry chimneys, flues, pipes, domestic fuel or water tanks, and heating or cooling equipment or other services may encroach not more than 0.5 metres into the side and rear setbacks. Landings that have an area of not more than 2 square metres and less than 1 metre high, stairways, ramps, pergolas, shade sails and carports may encroach into the side and rear setbacks.
Read the source · retrieved 9 September 2026
B2-3.1: The building is set back at least 1 metre, plus 0.3 metres for every metre of height over 3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres. B2-3.2: If the boundary is not to the south of the building, the building is set back at least 3 metres up to a height not exceeding 11 metres and at least 4.5 metres for a height over 11 metres. If the boundary is to the south of the building, the building is set back at least 6 metres up to a height not exceeding 11 metres and at least 9 metres for a height over 11 metres between south 30 degrees west to south 30 degrees east.
Read the source · retrieved 9 September 2026
A new wall constructed on or within 200mm of a side or rear boundary of a lot or a carport constructed on or within 1 metre of a side or rear boundary of a lot does not abut the boundary for a length that exceeds the greater of the following distances: 10 metres plus 25 per cent of the remaining length of the boundary of an adjoining lot, or The length of existing or simultaneously constructed walls or carports abutting the boundary on an abutting lot.
Read the source · retrieved 9 September 2026
The height of a new wall constructed on or within 200mm of a side or rear boundary or a carport constructed on or within 1 metre of a side or rear boundary does not exceed an average of 3.2 metres with no part higher than 3.6 metres unless abutting a higher existing or simultaneously constructed wall.
Read the source · retrieved 9 September 2026
If subregulation (2) does not apply, the length of the wall, or of the carport, or of the wall and carport, or any of those lengths combined with the length of any existing wall or carport, must not exceed the greater of the following— (a) the length of any existing wall or carport constructed on an adjoining allotment, which is within 200 mm of the boundary of that allotment, if the proposed construction abuts the existing wall or carport; (b) 10 m plus 25% of the remaining length of the boundary of the adjoining allotment, in any other case.
Read the source · retrieved 9 September 2026
Site coverage, front fences and where the schedule bites
Site coverage under Clause 54 and Clause 55 defaults to 60 per cent in the Neighbourhood Residential and Township zones, 65 per cent in the General Residential Zone, and 70 per cent in the Residential Growth, Mixed Use and Housing Choice and Transport zones. A schedule can set a different figure, but only a higher one. The Building Regulations default to 60 per cent for a building permit where the schedule is silent.
Front fences within 3 metres of a street are limited to 2 metres on a Transport Zone 2 road and 1.5 metres elsewhere unless the schedule sets another height. The same figures appear in regulation 89 of the Building Regulations for declared roads and other streets.
The schedule to the zone can specify the street setback, site coverage, front fence and other standards, and where it does the schedule figure applies. Overlays can modify standards too, and a Neighbourhood Character Overlay schedule prevails over the zone schedule. Reading the parcel's own schedules is the only way to know which numbers bind a given site.
The site area covered by buildings does not exceed: The maximum site coverage specified in a schedule to the zone; or If no maximum site coverage is specified in a schedule to the zone, the percentage specified in Table A2-5. If the maximum site coverage is specified in a schedule to a zone, it must be greater than the percentage specified in Table A2-5. Table A2-5 Site coverage Zone Area Neighbourhood Residential Zone Township Zone 60 per cent General Residential Zone 65 per cent Residential Growth Zone Mixed Use Zone Housing Choice and Transport Zone 70 per cent
Read the source · retrieved 9 September 2026
If subregulation (1) does not apply, buildings must not occupy more than 60% of an allotment.
Read the source · retrieved 9 September 2026
A front fence within 3 metres of a street is: The maximum height specified in a schedule to the zone, or If no maximum height is specified in a schedule to the zone, the maximum height specified in Table A2-7. Table A2-7 Maximum front fence height Street context Maximum front fence height Streets in a Transport Zone 2 2 metres Other streets 1.5 metres
Read the source · retrieved 9 September 2026
A schedule to this zone may specify the requirements of: Standards A2-1, A2-5, A2-7 and A3-2 of Clause 54 of this scheme. Standards B2-1, B2-5, B2-8 and B3-5 of Clause 55 of this scheme. If a requirement is not specified in a schedule to this zone, the requirement set out in the relevant standard of Clause 54 or Clause 55 applies.
Read the source · retrieved 9 September 2026
If the land is included in a Neighbourhood Character Overlay and a schedule to the overlay specifies a standard that modifies the standard set out in this clause, or a modified standard in the zone or a schedule to the zone, the modified standard in the schedule to the overlay applies.
Read the source · retrieved 9 September 2026
What changes council by council in Victoria
The state instruments set the frame. These points are set by each council's own instrument or mapping, so the answer for an address depends on which council it sits in.
- The schedule to the residential zone can set the maximum building height and number of storeys, and both bind whether or not a planning permit is needed.
- The schedule to the zone can specify the street setback, site coverage, front fence height and the other standards listed in clause 32.08-8, and the Building Regulations then apply the schedule figures for building permits on land in a Schedule 6 zone.
- Neighbourhood Character Overlay, Design and Development Overlay and other overlay schedules on the council's maps can modify Clause 54 and Clause 55 standards and add their own height and setback controls.
- Which zone applies (General Residential, Neighbourhood Residential, Housing Choice and Transport or another) is set on the council's planning scheme maps, and the default height caps differ between them.
For your address
How the $150 report settles this for one site
A Casa preliminary planning report reads the zone, its schedule and every overlay at the parcel and lists the height cap, setbacks, site coverage and boundary wall limits that bind that site, distinguishing the mandatory zone rules from the Clause 54 and 55 standards a council can weigh. It notes whether the Building Regulations siting rules will govern instead because no planning permit applies. It does not test a particular design against those numbers.
Common questions
How high can I build a house in Victoria?
In the General Residential Zone the cap is 11 metres and 3 storeys unless the schedule says otherwise, and in the Neighbourhood Residential Zone 9 metres and 2 storeys. Within the cap the Clause 54 and 55 standard and the Building Regulations use 9 metres, or 10 metres on land sloping 2.5 degrees or more across a section wider than 8 metres.
What is the side setback for a house in Victoria?
At least 1 metre, plus 0.3 metres for every metre of height over 3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres, unless the wall is built on the boundary under the walls on boundaries standard. A council schedule can specify a different setback.
How long can a boundary wall be?
The greater of 10 metres plus 25 per cent of the remaining boundary length, or the length of an existing or simultaneously built wall on the neighbouring lot. It may average 3.2 metres high with no part above 3.6 metres unless it abuts a higher existing wall.
What is the front setback for a new house?
It depends on the neighbours. Match the lesser of the adjoining front wall setbacks or 6 metres under Clause 54, or the average of them or 9 metres under the Building Regulations, and where there are no adjoining houses 6 metres on a Transport Zone 2 or declared road and 4 metres on other streets.
Do these rules apply if I do not need a planning permit?
Yes. The zone height cap applies whether or not a planning permit is required, and the Building Regulations 2018 Part 5 siting rules apply to the building permit for a single house and its outbuildings, with council report and consent needed for a design that does not comply.
Sources read for this guide
- Victoria Planning Provisions, Clause 54 and sub-clause 54.02 (VPP as amended by VC312, 16 June 2026)read 9 September 2026
- Victoria Planning Provisions, Clause 55 and sub-clause 55.02read 9 September 2026
- Victoria Planning Provisions, Clause 32.08 General Residential Zoneread 9 September 2026
- Victoria Planning Provisions, Clause 32.09 Neighbourhood Residential Zoneread 9 September 2026
- Victoria Planning Provisions, Clause 32.10 Housing Choice and Transport Zoneread 9 September 2026
- Planning scheme API used for every VPP clause (scheme vpp, amendment VC312 gazetted 16/06/2026)read 9 September 2026
- Building Regulations 2018 (Vic), Authorised Version No. 031 incorporating amendments as at 1 September 2026, Part 5 Siting, design and access requirementsread 9 September 2026
- Building Regulations 2018 landing page, legislation.vic.gov.auread 9 September 2026
Not covered here
- The daylight, north facing window, overshadowing and overlooking standards (Clause 54.04, Clause 55.04 and regulations 81 to 84) were read but are not quoted here.
- The Building Regulations Table 79 and regulation 80(4) heights are printed with a middle dot decimal in the authorised PDF and are cited through the matching Clause 54 wording rather than quoted from the PDF text extraction.
- Clause 57 (four to six storeys) and Clause 58 (apartments) height and setback provisions are not covered.
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