On 7 April 2025, the Victorian Government gazetted Amendment VC280, introducing one of the most significant planning approval pathways for residential developers in recent memory. The Great Design Fast Track (GDFT) — now embedded in all Victorian planning schemes as Clause 53.25 — offers eligible apartment and townhouse developments a ministerial approval pathway that bypasses local council assessment and removes third-party VCAT appeal rights entirely. For developers working in Melbourne’s Eastern Suburbs, this may represent a material shift in how mid-rise residential projects are structured, designed, and delivered. For context on how deemed approval provisions interact with this pathway, see our overview of Deemed Approval Provisions.
The pathway is not available to every project. It targets developments of 8 or more dwellings, between 2 and 8 storeys, that meet stringent design and sustainability benchmarks. But for those that qualify, the potential upside is considerable: faster decisions, reduced appeal risk, and greater flexibility on mandatory controls such as building height, setbacks, and car parking. With housing targets now mandated across Eastern Suburbs councils — the City of Monash alone is tasked with delivering a significant number of additional dwellings by 2051 — the GDFT arrives at a critical moment for the development industry.
This article outlines what changed, who is affected, the key eligibility requirements, and the practical steps developers may need to take to position a project for this pathway. SQM Architects has delivered projects across Melbourne’s Eastern Suburbs and has been tracking these reforms closely since the initial consultation phase.
What Changed: Amendment VC280 and Clause 53.25 Explained
Amendment VC280 was gazetted on 7 April 2025 and came into operation immediately. It introduced Clause 53.25 (Great Design Fast Track) into all Victorian planning schemes and amended Clause 72.01 to designate the Minister for Planning — not the local council — as the Responsible Authority for applications lodged under this pathway.
This is a structural change, not merely a procedural one. Under the standard planning permit process, a developer lodges with the relevant council (for example, City of Whitehorse or Manningham City Council), navigates a notice period during which objectors can appeal to VCAT, and waits for a council decision that may itself be appealed. Under the GDFT, the Minister decides, community members may still make submissions during advertising, but no third-party VCAT appeals are permitted once a decision is made. This removes one of the most significant sources of delay and cost uncertainty in the mid-rise residential sector.
The amendment also grants the Responsible Authority the power to waive or vary a range of mandatory controls, including:
- Minimum garden area requirements
- Building height and setback requirements
- Car and bicycle parking requirements under Clauses 45.09, 52.06, and 52.34
- Conditions attached to Section 2 uses in zone schedules
- Application requirements deemed not relevant to the assessment
This flexibility may be particularly valuable on sites constrained by mandatory height limits in Neighbourhood Residential or General Residential zones, where a well-designed project could otherwise be capped at heights that limit feasibility.
Who Is Affected: Eligibility Requirements at a Glance
The GDFT is not a universal fast track. It is specifically calibrated for mid-density residential development that meets defined thresholds across scale, sustainability, and design quality. Developers should assess eligibility carefully before committing resources to this pathway.
Scale and Use Requirements
- Minimum of 8 dwellings (this cannot be reduced after entering the pathway)
- Building height of 2 to 8 storeys
- Dwellings must be townhouses, apartments, or a combination of both
- Mixed-use buildings are eligible where housing is the primary use
- The development must be located where housing is permitted under the applicable planning scheme
Maximum Permissible Heights by Zone
The GDFT does not override all zoning controls uniformly. Indicative height limits under the pathway vary by zone:
- Housing Choice and Transport Zone 2: Up to 4 storeys
- Mixed Use Zone, Commercial 1 Zone, or Special Purpose Zones where dwelling is a Section 1 or 2 use: Up to 8 storeys
Sustainability Requirements (NatHERS)
Meeting the energy performance benchmarks is non-negotiable for GDFT eligibility. The required NatHERS ratings are:
- Apartment developments: 8.0 stars average, with no individual dwelling below 6.5 stars
- Townhouse developments: 7.5 stars minimum for all dwellings
- Effective natural ventilation (cross, single-side, or mechanical) must be provided for each dwelling
The Seven Principles of Great Design
Applications must demonstrate alignment with seven design principles developed in partnership with the Office of the Victorian Government Architect (OVGA). These are published in the State Design Book and are intended as a flexible guide rather than a rigid checklist. The principles are:
- Neighbourly: Respectful of context and neighbouring properties
- Welcoming: Accessible and inclusive for all residents
- Landscaped: Incorporating meaningful canopy and green space
- Sustainable: High energy performance and environmental responsibility
- Healthy: Integrating natural and built environments for wellbeing
- Adaptable: Meeting diverse and changing household needs
- Good Value: Supporting more affordable housing delivery models
The Approval Process: How the GDFT Pathway Works
The GDFT pathway involves a sequence of pre-application steps that differ significantly from a standard planning permit application. Developers should allow time for these steps before formal lodgement.
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Step 1: Ministerial Confirmation
Before lodging a formal application under Clause 53.25, the applicant must obtain written confirmation from the Minister for Planning that the proposed development is "of significance" having regard to the purpose of the clause, the design principles, and the location’s access to services, infrastructure, and community facilities.
Step 2: OVGA Design Advice
The Office of the Victorian Government Architect leads the assessment of applications against the seven design principles. Written advice from the OVGA confirming design quality is a mandatory pre-lodgement requirement. This is the primary quality gateway for the pathway.
Step 3: Invest Victoria Feasibility Advice
Written advice from Invest Victoria confirming the likely feasibility of the proposal is also required. The Department of Transport and Planning (DTP) can assist applicants in obtaining this advice during the pre-application enquiry process under the Development Facilitation Program (DFP).
Step 4: Formal Application and Advertising
Once pre-lodgement requirements are satisfied, a formal planning permit application is lodged with the Minister as Responsible Authority. The application is advertised — neighbours and community members may make submissions — but decisions cannot be appealed to VCAT by third parties.
Eastern Suburbs Context: What This Means for Local Developers
For developers active in the City of Whitehorse, City of Boroondara, Manningham City Council, City of Monash, Knox City Council, and Maroondah City Council, the GDFT pathway may open up sites that were previously constrained by mandatory height limits or where VCAT appeal risk made feasibility marginal.
It is worth noting that councils including City of Boroondara and City of Whitehorse have formally raised concerns about aspects of the broader 2025 planning reform package, particularly around community rights. Developers should anticipate that the pre-application and advertising phases in these areas may attract more community engagement than in other locations, even though third-party VCAT appeals are not available under the GDFT. Thorough community consultation documentation and a robust design response to the seven principles may assist in navigating this environment.
The City of Boroondara has also retained its Parking Overlay in certain areas, which may interact with the GDFT’s car parking waiver provisions. Developers should confirm the applicable overlay controls for any specific site before assuming parking requirements can be varied.
SQM Architects has worked across Melbourne’s Eastern Suburbs councils and may be able to assist developers in assessing whether a specific site is well-positioned for the GDFT pathway, drawing on experience spanning pre-application engagement strategies and design responses to local character requirements.
Timeline and Key Dates
- 7 April 2025: Amendment VC280 gazetted; Clause 53.25 operative in all Victorian planning schemes
- April 2025: GDFT pathway opened to receive applications
- 8 June 2025: Community nominations for Part 2 of the State Design Book closed
- Ongoing: State Design Book shortlisting process underway; final publication expected to provide further design guidance
- January 2026: Planning Amendment (Better Decisions Made Faster) Bill 2025 passed the Legislative Council, introducing the three-tier permit classification system (10, 30, and 60 business day tracks) as a complementary reform
What Developers Should Do Now
The GDFT pathway rewards early preparation. Developers who invest in design quality and sustainability performance from the outset — rather than treating these as compliance exercises — are better positioned to access the pathway’s benefits. The following action items may be relevant for developers with sites in Melbourne’s Eastern Suburbs:
- Assess site eligibility: Confirm zoning, applicable overlays, and whether the site can accommodate 8+ dwellings at 2–8 storeys with convenient access to transport and services
- Commission a NatHERS assessment early: The 8.0-star average requirement for apartments is materially higher than standard compliance thresholds; building orientation, glazing, and mechanical systems may need to be designed around this target from concept stage
- Engage an architect registered with ARBV: The OVGA design review process requires a high standard of design documentation; early engagement with a registered architect familiar with the seven design principles may reduce the risk of OVGA feedback requiring significant redesign
- Initiate the DFP pre-application enquiry: Contact the Department of Transport and Planning to begin the pre-application process, including obtaining Invest Victoria feasibility advice
- Review the State Design Book: Guidance documents published on planning.vic.gov.au outline how the seven principles should be applied; familiarising your design team with this material before concept design commences may save time
- Check housing target obligations: Review the Housing Target Map on planning.vic.gov.au to understand the specific dwelling targets applicable to your LGA, as this context may support a GDFT application’s significance case
Frequently Asked Questions
Can a GDFT application be lodged anywhere in Victoria?
The GDFT is open to applications anywhere that housing is permitted under the applicable planning scheme, provided the development is 2–8 storeys and includes 8 or more dwellings. However, the maximum permissible height under the pathway varies by zone, so the effective development potential will differ across sites. Developers should confirm the zone and any applicable overlays for a specific site before assuming the full 8-storey envelope is available.
Does advertising still occur under the GDFT pathway?
Yes. Applications under Clause 53.25 are still advertised, and neighbours and community members may make submissions. The key distinction is that decisions made under the GDFT cannot be appealed to VCAT by third parties. This removes a significant source of delay and cost uncertainty compared to the standard planning permit pathway.
What happens if a project cannot meet the NatHERS requirements?
A project that cannot demonstrate the required NatHERS rating — 8.0 stars average for apartments or 7.5 stars for townhouses — would not be eligible for the GDFT pathway. In that case, the developer may need to pursue a standard planning permit application through the relevant council, or consider whether design modifications could bring the project within the required performance thresholds. Early thermal modelling is strongly recommended.
Can the GDFT pathway be used for mixed-use developments?
Yes. Mixed-use buildings where housing is the primary use are eligible for the GDFT pathway. Non-residential uses can be included as part of the overall residential scheme, provided the primary use remains accommodation as defined under the clause.
How does the GDFT interact with the new three-tier permit classification system?
The Planning Amendment (Better Decisions Made Faster) Bill 2025, which passed the Legislative Council in January 2026, introduces a separate three-tier classification system (Type 1: 10 business days, Type 2: 30 business days, Type 3: 60 business days) for standard planning permit applications. The GDFT operates as a distinct ministerial pathway under Clause 53.25 and sits alongside — rather than within — this tiered system. Developers should seek current guidance from the Department of Transport and Planning on how these frameworks interact for specific project types.
Can mandatory height limits be exceeded under the GDFT?
The GDFT grants the Responsible Authority the power to waive or vary building height requirements. This may be particularly relevant on sites in Neighbourhood Residential or General Residential zones where mandatory height limits would otherwise constrain feasibility. However, any variation would be assessed against the zone controls, the seven design principles, and the strategic and physical context of the site. There is no guarantee that a height variation will be approved.
What role does the Office of the Victorian Government Architect play?
The OVGA leads the assessment of all GDFT applications against the seven design principles. Written advice from the OVGA confirming design quality is a mandatory pre-lodgement requirement. The OVGA’s involvement is intended to ensure a consistent and high standard of design across all projects accessing the pathway, and their feedback may require design iterations before a formal application can proceed.
Conclusion: A Genuine Opportunity for Well-Prepared Developers
Amendment VC280 and the Great Design Fast Track represent a meaningful shift in how mid-rise residential development may be assessed in Victoria. By removing third-party VCAT appeal rights, granting flexibility on mandatory controls, and placing decision-making authority with the Minister for Planning, the pathway could materially reduce approval timelines and cost uncertainty for eligible projects. The trade-off is a higher bar on design quality and sustainability performance — one that requires early investment in the right design and technical team.
For developers with sites in Melbourne’s Eastern Suburbs, the GDFT may be worth assessing alongside other available pathways, including the updated Townhouse and Low-Rise Code and the Activity Centres Programme. Having worked with developers across Melbourne’s Eastern Suburbs councils on mid-rise residential projects, SQM Architects may be able to assist you in evaluating whether your site and project parameters align with what the GDFT pathway requires. Book a Free Strategy Session by contacting SQM Architects on (03) 9005 6588.
This article provides general information about Victorian planning for property developers. It does not constitute professional advice. For specific guidance on your project, contact SQM Architects for a complimentary site assessment.
