ResCode is the set of residential development standards in the Victorian planning system that controls how houses, townhouses and dual occupancies can be built — covering garden area, site coverage, building height, setbacks, overlooking and car parking. It sits in the Victorian Planning Provisions at Clause 54 (one dwelling on a lot), Clause 55 (two or more dwellings) and Clause 56 (residential subdivision), and almost every Melbourne planning permit application is assessed against it. This guide explains what ResCode is, the standards that matter most, and how they change by zone.
What is ResCode?
ResCode is a package of objectives and standards for residential development, introduced in 2001 and embedded in every Victorian planning scheme. It is not a separate law — it lives in the Victorian Planning Provisions as three clauses, as detailed in our ResCode developer’s reference: Clause 54 (a single dwelling on a lot under 300m² or one extra dwelling), Clause 55 (two or more dwellings on a lot — the clause most townhouse and dual occupancy projects are judged on), and Clause 56 (residential subdivision). Each standard has a numeric “deemed-to-comply” figure and a broader objective; meeting the number is the simplest path to approval, but a council (and VCAT) can accept an alternative design that still meets the objective.
The ResCode standards that matter most
For most Melbourne townhouse and dual occupancy projects, four ResCode standards decide what you can build: garden area, site coverage, building height and setbacks. The indicative figures for the General Residential Zone (the most common zone) are:
| Standard | Indicative requirement (GRZ) | What it controls |
|---|---|---|
| Garden area | 35% of the lot (lots above 650m²) | Minimum unbuilt, landscaped open space |
| Site coverage | Up to 60% | Maximum footprint of buildings |
| Permeability | At least 20% | Minimum surface that lets water soak in |
| Building height | 11 metres / 3 storeys | Maximum height (zone- and schedule-dependent) |
| Front setback | Matches adjoining dwellings (often 6–9m) | Distance from the front boundary |
| Side/rear setbacks | From 1m, increasing with wall height | Distance from side and rear boundaries |
Indicative figures based on the Victorian Planning Provisions; the exact requirement depends on your zone, the council schedule and any overlays.
ResCode requirements change by zone
The same ResCode standards apply across Victoria, but the key numbers tighten or loosen with the zone — which is usually the single biggest factor in what you can build.
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- Neighbourhood Residential Zone (NRZ): the most restrictive — 35% garden area, 60% site coverage and a 9m (two-storey) height limit.
- General Residential Zone (GRZ): the workhorse — 35% garden area, 65% site coverage and 11m height.
- Residential Growth Zone (RGZ): the most permissive — no garden area requirement, 70% site coverage and 13.5m height, enabling low-rise apartments.
For a practical breakdown of how zone and lot size interact, see our guide to townhouse development in Victoria or our overview of dual occupancy site requirements in Melbourne.
Garden area: the standard that most often limits yield
For lots above 650m² in most residential zones, ResCode reserves 35% of the site as garden area before any building is drawn — 25% for 400–500m² lots and 30% for 501–650m². On an 800m² lot that locks away roughly 280m² as landscaped open space, which is why an otherwise generous block may only support three townhouses rather than four. Full detail: the minimum garden area requirement in Victoria.
Site coverage and setbacks
ResCode caps the building footprint at 60% of the lot in the Neighbourhood Residential Zone and 65% in the General Residential Zone, and requires side and rear setbacks that start at 1 metre and grow as walls get taller. Together these shape the buildable envelope after the garden area is removed. See site coverage in Victoria and building setbacks and council variations.
How ResCode shapes your development
ResCode is applied in sequence: deduct the garden area, apply the site-coverage cap to the balance, subtract the setbacks, and test the remaining envelope against the height limit and overlooking rules. What survives is your realistic building envelope — and therefore your dwelling yield. Overlays (heritage, significant landscape, vegetation protection) can tighten any of these further, and councils retain discretion to refuse an otherwise-compliant design on neighbourhood character grounds, a decision that can be tested at VCAT.
Frequently asked questions
What is ResCode in Victoria?
ResCode is the set of residential development standards in the Victorian Planning Provisions (Clauses 54, 55 and 56) that govern garden area, site coverage, building height, setbacks, overlooking and car parking for houses, townhouses, dual occupancies and subdivisions across Victoria.
What are the main ResCode standards?
The standards that most often decide a project are garden area (35% of the lot above 650m²), site coverage (60% in NRZ, 65% in GRZ), building height (9m in NRZ, 11m in GRZ, 13.5m in RGZ) and side/rear setbacks (from 1 metre, increasing with wall height).
What is the difference between Clause 54, 55 and 56?
Clause 54 applies to a single dwelling on a lot, Clause 55 applies to two or more dwellings on a lot (most townhouse and dual occupancy projects), and Clause 56 applies to residential subdivision.
Does ResCode apply to my development?
If you are building or subdividing residential land in Victoria, ResCode almost certainly applies. The exact standards depend on your zone, the council schedule and any overlays — confirm these for your specific site before designing.
This article provides general information only. For project-specific guidance, consult with qualified professionals.
Reviewed May 2026 by Sammi Lian, Principal Architect — SQM Architects (ABN 32 600 928 390, ARBV Reg. No. 51498). This article is general information about Victorian planning and development, not personal, legal or financial advice.
