Specialists in Mentone's coastal village context. Heritage-sensitive design and Beach Road corridor development.
Reviewed May 2026Mentone sits in Kingston's coastal band, characterised by Victorian, Edwardian, and interwar housing on consistent lot sizes, the Mentone village shopping precinct, the foreshore reserve to the west, and active redevelopment along Beach Road and Como Parade. The combination of Heritage Overlay coverage and coastal-interface controls shapes the development environment.
Mentone has specific planning requirements within Kingston Council. With numerous projects approved across the suburb, we have built relationships with council planners and understand exactly what they look for in applications.
Most residential land in Mentone falls within one of these zone families, each with materially different development outcomes.
Applies across the established residential streets — the most common designation in this suburb.
Applies in denser residential pockets and contemporary townhouse precincts where multi-unit development is most readily achievable.
Applies around the Cheltenham/Southland Activity Centre and along Beach Road and selected main road corridors.
Source: Kingston Planning Scheme, planning-schemes.app.planning.vic.gov.au. Latest amendment C189king, last verified May 2026.
Applied across the older precincts
Applies along Beach Road and the foreshore interface
Applied in selected precincts
Protects mature canopy and coastal landscape
Applies to individual significant trees
Overlay status should be confirmed for any specific site before contract exchange. The planning scheme is the authoritative source — Vicmap Property and the Kingston Property Profile tool are useful starting points.
considered coastal-responsive design, mature canopy retention, sympathetic neighbourhood character response
neighbourhood character, foreshore interfaces, mature vegetation, Beach Road built form, parking
neighbourhood character statement; landscape plan with canopy tree retention strategy
8–10 weeks for first Request for Information (RFI)
Per Feasibly council intelligence data, last verified May 2026.
For Mentone specifically, the council pays particular attention to heritage overlay considerations.
Gazetted current
Implementation of the Kingston Housing Strategy into the planning scheme — refined residential zone schedules and change-area framework across the coastal and inland suburbs
View source →Gazetted earlier
Built-form and structure plan implementation for the Cheltenham/Southland Activity Centre, including refined Design and Development Overlay schedules
View source →Gazetted 6 March 2025
Statewide reform introducing a deemed-to-comply pathway under Clause 55 for multi-dwelling developments of three storeys or less. Where every standard is met, no third-party appeal applies. Operative for applications lodged from 31 March 2025.
View source →[2023] VCAT 575
Tribunal review addressing residential and adjacent-use considerations in Kingston — illustrates the council's assessment framework for multi-dwelling proposals.
Practical implication: Site context and adjacent-use considerations should be documented at intake for Kingston residential applications.
Across recent Mentone dual occupancy and townhouse outcomes, a recognisable pattern of successful applications emerges. While every site differs, the following observations apply to most viable approval pathways in the suburb.
Tribunal decisions on Kingston applications regularly address the council's neighbourhood character framework, particularly along the coastal interface (Mentone, Mordialloc, Parkdale) and around the Cheltenham/Southland activity centre. Mature canopy retention is a recurring criterion in landscape-sensitive contexts.
These patterns indicate typical successful pathways. Site-specific outcomes depend on the particular planning context, design response, and engagement strategy chosen.
Mentone's village character and bayside reserve interface reward considered design. Beach Road apartment opportunities are equally well-established.
Sammi Lian, Principal Architect, SQM Architects
— On developing in Mentone
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Expert dual occupancy designs optimised for Mentone's zoning and character requirements.
Learn more →Apartment developments where Kingston Council zoning permits higher density.
Learn more →Official planning and building information, permit requirements, and lodgement details.
Visit Council WebsiteFull planning scheme ordinance including zones, overlays, and local policies.
View Planning SchemeState government planning guides including ResCode, heritage guidelines, and application requirements.
View Planning GuidesLatest Victorian planning scheme amendments and reform updates affecting residential development.
View Amendments
Written by Sammi Lian, Principal Architect.
SQM Architects | ABN 32 600 928 390 | Architects Registration Board of Victoria, Reg. No. 51498.
210+ projects delivered across Melbourne’s east. 98% planning approval rate.
This page provides general information about engaging architects for property development in Mentone, Victoria. It is not architectural, planning, or financial advice. Site-specific outcomes vary and should be confirmed by qualified professionals after a site-specific assessment. Planning scheme provisions and council practices are subject to change; references on this page were verified May 2026.
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