To achieve housing densities that support compact and walkable neighbourhoods and the efficient provision of public transport services.
To provide higher housing densities within walking distance of activity centres.
To achieve increased housing densities in designated growth areas.
To provide a range of lot sizes to suit a variety of dwelling and household types.
A subdivision should implement any relevant housing strategy, plan or policy for the area set out in this scheme.
Lot sizes and mix should achieve the average net residential density specified in any zone or overlay that applies to the land or in any relevant policy for the area set out in this scheme.
A range and mix of lot sizes should be provided including lots suitable for the development of:
Single dwellings.
Two dwellings or more.
Higher density housing.
Residential buildings and Retirement villages.
Unless the site is constrained by topography or other site conditions, lot distribution should provide for 95 per cent of dwellings to be located no more than 400 metre street walking distance from the nearest existing or proposed bus stop, 600 metres street walking distance from the nearest existing or proposed tram stop and 800 metres street walking distance from the nearest existing or proposed railway station.
Lots of 300 square metres or less in area, lots suitable for the development of two dwellings or more, lots suitable for higher density housing and lots suitable for Residential buildings and Retirement villages should be located in and within 400 metres street walking distance of an activity centre.
","state":{"active":true}},{"id":"20468741","number":"56.04-2","gazettalDate":"2025-09-07T14:00:00Z","amendmentNumber":"VC282","semanticNumber":"56.04-2","title":"Lot area and building envelopes objective","content":"To provide lots with areas and dimensions that enable the appropriate siting and construction of a dwelling, solar access, private open space, vehicle access and parking, water management, easements and the retention of significant vegetation and site features.
An application to subdivide land that creates lots of less than 300 square metres should be accompanied by information that shows:
That the lots are consistent or contain building envelope that is consistent with a development approved under this scheme, or
That a dwelling may be constructed on each lot in accordance with the requirements of this scheme.
Lots of between 300 square metres and 500 square metres should:
Contain a building envelope that is consistent with a development of the lot approved under this scheme, or
If no development of the lot has been approved under this scheme, contain a building envelope and be able to contain a rectangle measuring 10 metres by 15 metres, or 9 metres by 15 metres if a boundary wall is nominated as part of the building envelope.
If lots of between 300 square metres and 500 square metres are proposed to contain dwellings that are built to the boundary, the long axis of the lots should be within 30 degrees east and 20 degrees west of north unless there are significant physical constraints that make this difficult to achieve.
Lots greater than 500 square metres should be able to contain a rectangle measuring 10 metres by 15 metres, and may contain a building envelope.
A building envelope may specify or incorporate any relevant siting and design requirement. Any requirement should meet the relevant standards of Clause 54, unless:
The objectives of the relevant standards are met, and
The building envelope is shown as a restriction on a plan of subdivision registered under the Subdivision Act 1988, or is specified as a covenant in an agreement under Section 173 of the Act.
Where a lot with a building envelope adjoins a lot that is not on the same plan of subdivision or is not subject to the same agreement relating to the relevant building envelope:
The building envelope must meet Standards A2-3 and A2-4 of Clause 54 in relation to the adjoining lot, and
The building envelope must not regulate siting matters covered by Standards A4-1 to A4-4 (inclusive) of Clause 54 in relation to the adjoining lot. This should be specified in the relevant plan of subdivision or agreement.
Lot dimensions and building envelopes should protect:
Solar access for future dwellings and support the siting and design of dwellings that achieve the energy rating requirements of the Building Regulations.
Existing or proposed easements on lots.
Significant vegetation and site features.
To provide good solar orientation of lots and solar access for future dwellings.
Unless the site is constrained by topography or other site conditions, at least 70 percent of lots should have appropriate solar orientation.
Lots have appropriate solar orientation when:
The long axis of lots are within the range north 20 degrees west to north 30 degrees east, or east 20 degrees north to east 30 degrees south.
Lots between 300 square metres and 500 square metres are proposed to contain dwellings that are built to the boundary, the long axis of the lots should be within 30 degrees east and 20 degrees west of north.
Dimensions of lots are adequate to protect solar access to the lot, taking into account likely dwelling size and the relationship of each lot to the street.
To provide a lot layout that contributes to community social interaction, personal safety and property security.
Subdivision should increase visibility and surveillance by:
Ensuring lots front all roads and streets and avoid the side or rear of lots being oriented to connector streets and arterial roads.
Providing lots of 300 square metres or less in area and lots for 2 or more dwellings around activity centres and public open space.
Ensuring streets and houses look onto public open space and avoiding sides and rears of lots along public open space boundaries.
Providing roads and streets along public open space boundaries.
To identify common areas and the purpose for which the area is commonly held.
To ensure the provision of common area is appropriate and that necessary management arrangements are in place.
To maintain direct public access throughout the neighbourhood street network.
An application to subdivide land that creates common land must be accompanied by a plan and a report identifying:
The common area to be owned by the body corporate, including any streets and open space.
The reasons why the area should be commonly held.
Lots participating in the body corporate.
The proposed management arrangements including maintenance standards for streets and open spaces to be commonly held.