Site Coverage in Victoria: Everything You Need to Know

If you are planning to build a new home or renovate an existing one in Victoria, it is important to understand the site coverage regulations. Site coverage refers to the amount of land on a property that is covered by buildings. The Building Regulations 2018 provide guidelines for the maximum site coverage allowed for buildings, depending on the zoning and size of the property.

According to the Building Regulations 2018, if your property is in a specific zone listed in Schedule 6, and the schedule specifies a maximum for buildings, then your buildings must not occupy more of the specified area. If this does not apply to your property, then the maximum site coverage allowed is 60% of the land. It is important to note that site coverage regulations vary depending on the zoning and size of the property, so it is essential to check the regulations that apply to your specific property.

Understanding the site coverage regulations is crucial when planning your building project. Exceeding the maximum site coverage allowed can result in fines and delays in the approval process. It is important to work with a qualified architect or builder who is familiar with the regulations and can help you design a building that meets the requirements. By following the guidelines for site coverage, you can ensure that your building project is compliant with the regulations and avoid any potential issues down the line.

Understanding Site Coverage in Victoria

Site coverage is an important aspect of residential development in Victoria. It refers to the percentage of a site that is covered by buildings and other structures. In this section, we will discuss the key definitions, regulations, and provisions related to site coverage in Victoria.

Key Definitions

Before delving into the regulations and provisions, it is important to understand the key definitions related to site coverage. The following definitions are taken from the Planning and Environment Act:

• Building: any structure, whether temporary or permanent, that is used or intended to be used for human habitation or occupation, or for the storage of goods or materials.
• Site: any land (whether vacant or developed) that is the subject of a planning application or permit.
• Site coverage: the percentage of a site that is covered by buildings and other structures, including any roofed areas, balconies, decks, verandas, and carports.

Regulations and Provisions

Site coverage is regulated by the Building Regulations 2018 and the residential development provisions (ResCode) in Victoria’s planning schemes. The Building Regulations 2018 specify that buildings must not occupy more than 60% of a site, unless a schedule to the zone specifies a lower maximum.

ResCode provides 13 standards for residential development, including site coverage. Standard A5 specifies that the maximum site coverage for a single dwelling on a lot less than 500 square meters is 60%, while Standard B8 specifies that the maximum site coverage for a single dwelling on a lot greater than 500 square meters is 50%. These standards aim to ensure that residential development is compatible with the character and amenity of the surrounding area.

It is important to note that site coverage is not the only factor that is considered in residential development. Other factors such as setbacks, permeability, overshadowing, and overlooking are also taken into account. These factors are discussed in detail in Planning Practice Note 27: Understanding the Residential Development Provisions.

Victoria’s Planning Scheme

Victoria’s planning scheme is a statutory document that sets out objectives, policies, and provisions relating to the use, development, protection, and conservation of land in the area to which it applies. It is guided by the Planning and Environment Act 1987, which defines the meaning of terms such as ‘use’, ‘development’, ‘protection’, and ‘conservation’ of land. The planning scheme seeks to further the objectives of planning in Victoria within the area covered by the scheme.

Zoning and Subdivisions

The planning scheme divides Victoria into zones, each with its own set of planning policies and provisions. The zones are based on the Municipal Planning Strategy, which is developed by each local council in consultation with the community. The zones determine the type of land use and development that is allowed in each area. For example, the Residential 1 Zone is intended for low-density housing, while the Commercial 1 Zone is intended for retail and commercial activities.

Subdivisions are also regulated by the planning scheme. A subdivision is the process of dividing a parcel of land into two or more lots, each with its own title. The planning scheme sets out the requirements for subdivisions, such as minimum lot sizes, access to services, and the provision of open space.

Planning Permits and Applications

If you want to develop or use land in Victoria, you may need a planning permit. A planning permit is a legal document that allows you to carry out a specific use or development on a particular piece of land. The planning scheme sets out the requirements for planning permits, including the types of development that require a permit, the information that must be provided with an application, and the decision-making process.

To apply for a planning permit, you must submit a planning permit application to the local council. The application must include detailed information about the proposed development or use, including plans and drawings, and how it meets the relevant planning policies and provisions. The council will assess the application against the planning scheme and other relevant planning policies and make a decision to grant or refuse the permit.

Design and Construction Regulations

When it comes to building construction in Victoria, there are several regulations that you need to follow to ensure that your building is safe, healthy, and sustainable. These regulations cover everything from building standards to residential development provisions. In this section, we will go over some of the most important regulations that you need to know about.

Building Standards

One of the most important regulations that you need to follow when designing and constructing a building in Victoria is the Building Code of Australia (BCA). The BCA sets out the minimum requirements for building design and construction in Australia, including building height, approved building envelope, and other important factors. The BCA is divided into two volumes: Volume One covers Class 2 to 9 buildings, while Volume Two covers Class 1 and 10 buildings.

Residential Development Provisions

If you are planning to build a residential building in Victoria, you need to be aware of the Residential Development Provisions. These provisions are set out in the Building Regulations 2018 and cover everything from building permits to the certificate of final inspection. The Residential Development Provisions also include requirements for building work, such as fire safety, energy efficiency, and accessibility.

To ensure that your building complies with the regulations, you will need to engage the services of a building surveyor. A building surveyor is responsible for ensuring that your building meets the relevant building standards and regulations. They will also issue a certificate of final inspection once the building work is complete.

Specific Site Coverage Elements

When it comes to site coverage in Victoria, there are specific elements that you need to be aware of. These elements are crucial to ensure that your property is compliant with the regulations and that you avoid any potential fines or legal issues. In this section, we’ll take a closer look at some of these specific site coverage elements.

Swimming Pools and Spas

If you have a swimming pool or spa on your property, it’s important to note that these structures are included in the site coverage calculations. This means that the area covered by the pool or spa, including any decking or paving, will be included in the total site coverage calculation. If you’re planning to install a swimming pool or spa, make sure you take this into account when calculating your site coverage.

Fencing and Boundaries

Fencing and boundaries are also included in the site coverage calculations. This means that the area taken up by your fence will be included in the total site coverage calculation. It’s important to note that the height of your fence will also be taken into account. In most cases, the maximum height for a fence is 2.0 metres. If you’re planning to install a fence, make sure you take this into account when calculating your site coverage.

Verandahs, Patios and Decks

Verandahs, patios, and decks are also included in the site coverage calculations. This means that the area covered by these structures will be included in the total site coverage calculation. If you’re planning to build a verandah, patio, or deck, make sure you take this into account when calculating your site coverage.

In addition to the above, it’s important to note that eaves and fascia are not included in the site coverage calculations. This means that the area covered by your eaves and fascia will not be included in the total site coverage calculation.

Council’s Role in Site Coverage

When it comes to site coverage, the council plays a crucial role in ensuring that the regulations are being followed. In Victoria, councils issue planning permits in accordance with the Planning and Environment Act 1987. Building permits are issued under the Building Act 1983, and can be issued by either a private building surveyor or a municipal (council) building surveyor.

Council’s Approval Process

The council’s approval process for site coverage involves assessing the proposed development against the relevant planning scheme, which includes the Building Regulations 2018. If the development complies with the regulations, the council will grant a planning permit. However, if the development does not comply, the council may refuse the permit or issue a notice of decision with conditions that must be met before the permit can be granted.

Report and Consent

If a proposed development does not comply with the site coverage regulations, an application for report and consent must be submitted to the relevant council. This application must be applied for via Council’s portal along with payment of the application fee.

The application must include a site plan showing all existing buildings, the location of the proposed work, and details of nearby buildings on the adjoining properties (scale 1:200). The council may request additional information to assist with the assessment of the application.

If the council grants report and consent, it means that the development can proceed even though it does not comply with the site coverage regulations. However, the council may impose conditions that must be met before the development can commence.

Understanding Schedules and Tables

When it comes to understanding site coverage requirements in Victoria, it is important to understand the schedules and tables that apply to residential zones. These schedules and tables are used to specify siting and design standards that apply to different types of residential development.

Clause 54 and 55

Clause 54 and 55 of the planning schemes in Victoria specify the requirements for the design and siting of buildings on residential land. These clauses cover a wide range of requirements, including setbacks, building height, and site coverage.

Schedule 6

Schedule 6 is a schedule that applies to specific residential zones in Victoria. This schedule specifies the maximum site coverage that buildings can occupy on a residential allotment. If your allotment is in a zone specified in Schedule 6, then buildings must not occupy more of the allotment than the site coverage specified in that schedule.

Schedules

In addition to Schedule 6, there are other schedules that apply to different residential zones in Victoria. These schedules can change the requirements of specified siting and design standards in Clause 54 and 55 of the planning schemes. An important feature of the schedules is that a change to a value in the schedule will affect all dwellings in the schedule, whether a planning permit is required or not.

Tables

Tables are also used to specify siting and design standards in Victoria. These tables can be found in the planning schemes and provide detailed information on the requirements for residential development. For example, a table may specify the minimum private open space required for a dwelling or the maximum height of a front fence.

Residential Development and Alterations

If you are planning to construct a new dwelling or make alterations to an existing one in Victoria, you need to comply with the residential development standards. These standards, also known as ResCode, are applied through the planning permit or building permit systems and are designed to ensure that residential development is of a high standard, respects the neighbourhood character, and provides adequate amenity for residents.

New Dwellings

When constructing a new dwelling, you need to adhere to ResCode’s site coverage standards. This standard limits the proportion of any lot that can be built on to provide outdoor space for residents and protect the amenity and character of neighbourhoods. The site area covered by buildings should not exceed a certain percentage of the lot size, as specified in the relevant planning scheme. For example, if your allotment is in a zone of a planning scheme specified in Schedule 6, the buildings must not occupy more of the allotment than the site coverage specified in that schedule.

In addition to site coverage, ResCode also specifies standards for minimum garden area, private open space, and setbacks from boundaries. These standards ensure that the dwelling is adequately separated from neighbouring properties and that residents have access to outdoor space.

Alterations and Exemptions

If you are making alterations to an existing dwelling, you may be exempt from some of the ResCode standards depending on the nature and extent of the alterations. For example, minor alterations may not require a planning permit and may be exempt from some of the standards. However, if the alterations are significant, you may need to comply with all the relevant standards.

When assessing alterations, ResCode takes into account the impact of the alterations on the neighbourhood character, the amenity of neighbouring properties, and the environmental sustainability of the dwelling. If the alterations are likely to have a significant impact, you may need to provide additional information, such as a landscape plan or an energy assessment.

Legal Aspects of Site Coverage

When it comes to site coverage in Victoria, there are a few legal aspects that you need to be aware of. These include Section 173 Agreements and the Victorian Consolidated Regulations.

Section 173 Agreements

Under the Planning and Environment Act, a Section 173 Agreement is a legal agreement between a landowner and a council. These agreements are used to manage and protect land in Victoria and can be used to regulate site coverage.

If you are planning to build on a site that has a Section 173 Agreement, you will need to ensure that your building plans comply with the terms of the agreement. Failure to do so can result in legal action being taken against you.

Victorian Consolidated Regulations

The Victorian Consolidated Regulations provide a framework for site coverage in Victoria. These regulations set out the maximum amount of land that can be covered by buildings on a site.

According to Regulation 76 of the Building Regulations 2018, the site area covered by buildings should not exceed the maximum site coverage specified in the schedule to the zone. If no maximum site coverage is specified in the schedule to the zone, the site area covered by buildings should not exceed 60% of the total site area.

It is important to note that the Victorian Consolidated Regulations apply to all buildings constructed after the commencement date of the regulations. If your building was constructed before this date, different rules may apply.

Date of Construction

The date of construction of your building can have an impact on site coverage regulations in Victoria. If your building was constructed before the Victorian Consolidated Regulations came into effect, you may be subject to different rules regarding site coverage.

Designated Land

Designated land in Victoria is land that is protected by specific planning regulations. These regulations may include site coverage restrictions that are more stringent than those set out in the Victorian Consolidated Regulations.

Designated Special Area

A designated special area is an area that is protected by specific planning regulations due to its environmental or cultural significance. These areas may have different site coverage restrictions than other areas in Victoria.

Frequently Asked Questions

What is the definition of private open space in Victoria?

Private open space in Victoria refers to the outdoor area within a property that is not covered by a building. This space should be accessible from the living areas of the house and can include a garden, courtyard, balcony, or terrace.

What are the building front setback requirements in Victoria?

The building front setback requirements in Victoria vary depending on the zoning of the property. Generally, the setback distance is measured from the front boundary of the property to the closest point of the building. The setback requirements are specified in the local council’s planning scheme.

What are the overshadowing regulations in Victoria?

Overshadowing regulations in Victoria are in place to ensure that buildings do not cast shadows on neighboring properties that significantly reduce the amount of sunlight that reaches them. These regulations are specified in the local council’s planning scheme and take into account the time of day, season, and the height of the building.

What is the calculation method for site coverage in Victoria?

The calculation method for site coverage in Victoria varies depending on the zoning of the property. Generally, site coverage is calculated by dividing the total area of the building footprint by the total area of the property. The maximum site coverage allowed is specified in the local council’s planning scheme.

What are the overlooking requirements for buildings in Victoria?

Overlooking requirements for buildings in Victoria are in place to ensure that neighboring properties have adequate privacy. These requirements specify the minimum distance between windows and habitable rooms of a building and the boundary of the neighboring property. The requirements are specified in the local council’s planning scheme.

Where can I find information on ResCode Clause 55 in Victoria?

Information on ResCode Clause 55 in Victoria can be found on the Victorian Planning Authority website. ResCode Clause 55 sets out the minimum standards for the design and construction of new residential developments in Victoria, including requirements for site coverage, private open space, overshadowing, and overlooking.

Wrapping Up

Understanding site coverage regulations in Victoria is crucial for successful building projects. Compliance with these regulations ensures a balanced use of land, preserving the aesthetic and environmental qualities of the area. If you have any questions or need expert guidance on site coverage requirements, reach out to SQM Architects. Our dedicated team is ready to assist you in navigating regulations and achieving your project goals. Contact us today for personalised assistance and design solutions tailored to your needs.