Victoria New Townhouse And Low-Rise Planning Code

The Townhouse and Low-Rise Code is a major reform to Clause 55 of the Victoria Planning Provisions (formerly known as ResCode). It introduces a codified, quantifiable assessment system for multi-dwelling residential developments and apartment buildings up to three storeys, replacing subjective guidelines with measurable standards. 

The code applies to:

• Two or more dwellings on a single lot (e.g., dual occupancies, duplexes, multi-unit townhouses).
• Residential apartment buildings up to three storeys in height across standard residential and mixed-use zones.

"Deemed to Comply" means that if a proposed design meets the specified numeric standards in the code:

• The corresponding planning objective is automatically satisfied.
• The responsible authority (local council) is not required to review subjective decision guidelines or broader local policies for that item.
• Council cannot refuse an application based on a requirement whose standard has been fully satisfied.

When an application fully satisfies the quantitative standards of the code, third-party objector appeal rights are substantially limited. If an objective is deemed to be met, council planners can approve the permit without protracted neighbour dispute delays, giving property owners and developers greater certainty. 

• Reduced Front Setbacks: The baseline front setback has been reduced from 9 metres to 6 metres
• Simplified Rules: Rather than averaging setbacks across adjoining properties, the standard allows referencing the lesser setback of an abutting dwelling.
• Objective Assessment: Subjective neighbourhood character policies have been replaced with clear, codified building envelopes.

Site coverage limits are now differentiated based on residential zoning to encourage housing density near amenities:

• Neighbourhood Residential Zone (NRZ) & Township Zone: 60%
• General Residential Zone (GRZ): Increased to 65%
• Residential Growth Zone (RGZ) & Mixed Use Zone (MUZ): Increased to 70%

To balance land efficiency with usable outdoor space, the minimum secluded private open space requirement at ground level has been adjusted from 40 m² down to 25 m², allowing for more efficient site layouts and compact footprints while maintaining functional outdoor areas. 

The code introduces specific environmental and landscape benchmarks:

• Tree Canopy Coverage: Mandates a minimum canopy cover of 10% of the site area for lots up to 1,000 m² (and 20% for lots greater than 1,000 m²).
• Street Tree Protection: Vehicle crossovers and driveways cannot encroach on a street tree’s Tree Protection Zone (TPZ) by more than 10%.
• Solar & Waste: Protection for existing neighbouring rooftop solar panels, along with dedicated internal and external waste/recycling storage provisions.

If a project cannot meet a specific numeric standard (for example, due to unusual site topography or boundary constraints), it falls back to a performance-based assessment. The council will evaluate whether the design still achieves the overarching objective using the relevant planning decision guidelines. 

 While the new code provides a faster pathway, taking full advantage of the higher site coverages, reduced setbacks, and canopy rules requires precision:

• Maximising Yield: Ensuring townhouses meet every "deemed to comply" threshold to bypass delays and objections.
• Internal Amenity: Balancing tighter footprints with excellent natural daylight, ventilation, functional room sizes, and acoustic performance.
• End-to-End Compliance: Navigating complex zoning overlays, site constraints, and council submissions smoothly from day one.