Understanding Geelong zoning, Clause 55 ResCode rules, and Victoria's recent **Amendment VC253** permit-free secondary dwelling reforms.
With property values in Geelong, the Bellarine Peninsula, and the Surf Coast rising, unlocking land value through a dual occupancy or multi-townhouse subdivision is one of the most effective strategies for homeowners and property developers. However, navigating the council planning maze requires a strong grasp of Victorian ResCode provisions and recent historic legislative reforms.
Under the Victorian Government's recent housing initiative (Amendment VC253), homeowners in residential zones (GRZ, RGZ, NRZ) can now build a Small Second Dwelling (up to 60m² on the same lot) without a planning permit under many circumstances. If the dwelling meets standard building regulations and height limits, you can skip the standard council planning queue completely.
Note: This applies purely to secondary rentals or family accommodation on the same land. If you plan to split the land titles or sell the units individually, you still require a formal **Subdivision & Dual Occupancy Planning Permit**.
Before planning a dual occupancy, you must identify your land's specific zoning under the City of Greater Geelong Planning Scheme. Zoning determines the acceptable density, height limits, and character requirements:
| Zone Code | Subdivision & Height Potential | Key Suburbs |
|---|---|---|
| Residential Growth Zone (RGZ) | Highly supported for multi-unit townhouses. Multi-level heights (3-4 storeys typical) near transport hubs. | Geelong West, South Geelong, Belmont |
| General Residential Zone (GRZ) | Standard zoning. High potential for dual occupancy (side-by-side or front-and-back) up to 2 storeys. | Highton, Grovedale, Newtown, Belmont |
| Neighbourhood Residential Zone (NRZ) | Highly restricted. Strict heritage or environmental character overlays. Single dwellings typical. | Queenscliff, Barwon Heads, parts of Newtown |
If your project requires a planning permit, your architect must design the dual occupancy to comply strictly with Clause 55 of the Victoria Planning Provisions (ResCode). Key metrics include:
Maximum site coverage is typically 60% of the lot. Minimum 20% must remain permeable (lawns, gravel, decks) to prevent stormwater runoff overload.
Each new dwelling requires a minimum of 40m² of private outdoor space, with at least 25m² set aside as secluded private open space directly accessible from living zones.
Walls must be set back from property borders relative to wall heights, and new designs must not cast unreasonable shadows on adjacent neighbors' north-facing windows or private yards.
ResCode mandates 1 car space for 1 or 2-bedroom homes, and 2 spaces for homes containing 3 or more bedrooms, plus dedicated visitor spaces for larger developments.
If you want to secure individual, saleable land titles for each dwelling, you must proceed through five distinct development stages:
Engage an architect to run a detailed layout simulation, and a licensed surveyor to perform site boundary, feature, and level assessments.
Submit your highly-detailed plans, elevations, material specifications, and a formal written ResCode Response report to the City of Greater Geelong.
Council advertises the plans to adjacent neighbors. If no valid objections arise (or once they are legally resolved), council issues a formal Notice of Decision to Grant a Planning Permit.
Have your architect prepare construction drawings, execute structural engineering specs, hire a building surveyor, and secure your formal Building Permit.
After meeting all council permit conditions (such as connection to sewer, power, drainage), council issues a Statement of Compliance. Your surveyor then registers the final plan of subdivision with Land Use Victoria to activate independent titles.
If you want to evaluate your property's development options or require a professional yield strategy before committing capital, explore Zohdy & Associates' comprehensive Existing Property Subdivision Feasibility Studies.
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